shire of ashburton local planning scheme no.7 ... amendment 17...within the ansia to undertake...

perthsydney

Shire of AShburton

LocAL PLAnning Scheme no.7

Amendment no.17

711-185MAY 2012

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TPG reports are printed on:

MinisTer for PlanninG

ProPosal to amend a local Planning scheme

1. Local Authority: Shire of Ashburton

2. Description of Local Planning Scheme: Local Planning Scheme No. 7

3. Type of Scheme: Local Planning Scheme

4. Serial No. of Amendment: 17

5. Proposal: 1. Rezone all or portions of Lots 152, 153, 350, 505, 508, 518, and Lots 500, 506, 507, 509, 519, 520, 540 and 541 from ‘Rural’ zone and ‘Conservation, Recreation and Natural Landscapes’ reserve to ‘Strategic Industry’ zone.

2. Reserve a portion of Lot 152 for ‘Other Purposes – Infrastructure’.

3. Rezone a portion of Lot 152 from ‘Rural’ zone to ‘Special Use – Transient Workforce Accommodation’ zone.

4. Inserting after Clause 6.11.10 of the Scheme, provisions relating to the ANSIA Industrial Development Plan.

5. Amending the Scheme Maps accordingly.

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PLAnning And deVeLoPment Act 2005

reSoLution deciding to Amend A LocAL PLAnning Scheme

Shire of AShburton

LocAL PLAnning Scheme no. 7

Amendment no. 17

RESOLVED that the Council, in pursuance of Section 75 of the Planning and Development Act 2005, amend the above Local Planning Scheme by:

1. Rezone all or portions of Lots 152, 153, 350, 505, 508, 518, and Lots 500, 506, 507, 509, 519, 520, 540 and 541 from ‘Rural’ zone and ‘Conservation, Recreation and Natural Landscapes’ reserve to ‘Strategic Industry’ zone.

2. Reserve a portion of Lot 152 for ‘Other purposes - Infrastructure’.

3. Rezone a portion of Lot 152 from ‘Rural’ zone to ‘Special Use – Transient Workforce Accommodation’ zone.

4. Inserting after Clause 6.11.10 of the Scheme the following:

LandCorp ANSIA Industrial Development Plan

6.11.11 For Lot 152 and portions of Lot 153 Onslow Road and portion of Lots 350, 505, 508, 509, 518 and 519 and Lots 500,506,507,520, 548 and 541 zoned ‘Strategic Industry’ within the Ashburton North Strategic Industrial Area, all development shall be in accordance with the LandCorp ANSIA Industrial Development Plan. Works associated with the development of land shall only be undertaken with the written approval of the Local Government in accordance with Part 5 of this Scheme and following the referral of development proposals within the Strategic Industry zone to the Environmental Protection Authority in accordance with s38 of the Environmental Protection Act 1986.

6.11.12 All use and development shall be in accordance with the LandCorp ANSIA Industrial Development Plan.

5. Amend the Scheme Maps accordingly.

Dated this ………………….. day of ……………………………………….. 20 ………

…………..…………………………………

Chief Executive Officer

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Amendment rePort

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This page has been left blank intentionally.

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contentS

1. introduction 1

1.1 Background 1

1.2 LocationandContext 2

1.3 LegalDescription 4

1.4 Development 5

2. AShburton north StrAtegic induStriAL AreA PLAnning frAmework 7

2.1 StatutoryPlanningFramework 7

2.2 StatePlanningFramework 12

2.3 RegionalandLocalPlanningFramework 16

3. PLAnning conSiderAtionS 21

3.1 ExistingOnslowStrategicIndustrialArea 21

3.2 LandAvailability 21

3.3 SocialInfrastructureandCommunityServices 22

3.4 LandAssemblyandAdministration 23

4. enVironmentAL conSiderAtionS 25

4.1 AcidSulfateSoils 25

4.2 FloraandFauna 25

4.3 CurrentEPAMinisterialApprovalStatement 27

5. engineering conSiderAtionS 29

5.1 Geotechnical 29

5.2 MovementNetworkandAccess 30

6. ProPoSed Amendment 33

6.1 ProposedZonesandReservations 33

7. PLAnning JuStificAtion 37

7.1 NeedforSchemeAmendment 37

7.2 NeedfortheMUAIC 37

7.3 NeedforTransientWorkforceAccommodation 38

7.4 LandUseBufferRequirements 39

7.5 SocialImpactAssessment 39

7.6 ENvironmentalimpactassessment 39

8. concLuSion 41

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APPendix 1 49

ANSIAStructurePlan(October2011) 49

APPendix 2 51

LandcorpSocialImpactStatement(May2012) 51

APPendix 3 53

AcidSulfateSoil(Ass)Assessment(January2012) 53

APPendix 4 55

BiologicalDesktopReview(January2012) 55

APPendix 5 57

LevelTwoFloraandVegetationAssessment(January2012) 57

APPendix 6 59

LevelOneFaunaAssessment(January2012) 59

APPendix 7 61

PreliminaryFoundationAssessment(June2011) 61

APPendix 8 63

ANSIAAccessRoadCorridorStudyPartA:RouteSelectionStudy(May2011) 63

APPendix 9 65

ANSIAAccessReview(June2010) 65

APPendix 10 67

CurrentEPAMinisterialApprovalStatement(October2010) 67

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1. introduction

This report has been prepared on behalf of LandCorp, in support of a request to initiate an amendment to the Shire of Ashburton Local Planning Scheme No. 7 (LPS7) to facilitate the development of portions of the Ashburton North Strategic Industrial Area (ANSIA).

This report outlines the relevant planning and site considerations for the proposed amendment, which has been prepared in consideration of LPS7 and the State and local planning framework applicable to the site.

This report has been prepared with input from the following:

• Department of State Development (DSD) – Lead Agency;

• LandCorp – Project Manager/Land Developer;

• TPG Town Planning and Urban Design (TPG) – Statutory Planning;

• ENV Australia (ENV) - Environmental;

• Riley Consulting – Traffic and Transport;

• Galt Geotechnics (Galt) – Geotechnical; and

• Climate Change Response – Industrial Ecology.

1.1 bAckgroundIn October 2009 the State Government endorsed the commencement of investigations to create a Strategic Industrial Area at Ashburton North to cater for proposed Liquefied Natural Gas (LNG) and domestic gas processing as well as related downstream processing opportunities. The ANSIA will promote regional development, provide a gas hub to monetise gas fields in the Carnarvon Basin, and promote more diverse sources of domestic gas.

The State, through the DSD, has currently allocated land to three foundation proponents within the ANSIA to undertake investigatory works associated with the development of the following projects:

• Wheatstone LNG Project (413 Hectares) – Chevron;

• Scarborough LNG Project (344 Hectares) – ExxonMobil and BHP Billiton Petroleum (BHPBP) Joint Venture; and

• Macedon Domestic Gas Project (218 Hectares) – BHPBP.

In February 2010, the Shire of Ashburton (the ‘Shire’) took the final step in formalising the location of the ANSIA by initiating a scheme amendment (Amendment No. 9) to LPS7 to classify the designated area as a ‘Special Control Area’ and thereby establishing clear criteria required to progress more detailed zoning and development proposals. A major requirement identified under the amendment is for a structure plan to be prepared and adopted by the Shire and the Western Australian Planning Commission (WAPC) to guide the integration of all development in the ANSIA.

In 2010, a Structure Plan prepared for the whole of the ANSIA project was formally lodged with the Shire. The Structure Plan (referred to as the ANSIA Structure Plan) ensures development within the ANSIA is consistent with a clear and coordinated strategy. The Structure Plan was adopted by the Council at its Special Meeting of 5 October 2011 and subsequently endorsed by the WAPC on 31 October 2011.

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The ANSIA Structure Plan divides the project area into several stages due to the staging and timeframe requirements associated with development of the various project components. Stage 1 consists of the land subject of known development interests as required by the foundation proponents as well as the development of a Future Industry Area (FIA) incorporating downstream gas processing industries and other uses. Land with no current development intention in the short to medium term and therefore set aside for future strategic industrial expansion is referred to as Stage 2.

Stage 1 is further demarcated into sub-stages primarily due to the advanced planning for Chevron’s Wheatstone project. Stage 1A comprises the Wheatstone project, a port and Common User Coastal Area (CUCA), (which will be managed by the Dampier Port Authority), and a Multi User Access and Infrastructure Corridor (MUAIC) for the purpose of shared transport and infrastructure.

Stage 1B comprises the development of the Macedon Domestic Gas Project, portions of land associated with the FIA and a second Transient Workforce Accommodation (TWA) precinct. Stage 1B also provides for the potential development of the Scarborough LNG plant (Lot 540), however this would be subject to a separate Scheme Amendment.

Stage 1B also includes a truncation at the corner of the eastern MUAIC to allow for safe and efficient access along the MUAIC.

Stage 1C comprises the balance of Stage 1 identified for General Industry development for which further detailed planning can be expected in the future.

This Amendment seeks to amend the zoning and reservation of land comprising Stage 1B under LPS7 specifically as follows:

• Rezone all or portions of Lots 152, 153, 350, 505, 508, 518, and Lots 500, 506, 507, 509, 519, 520, 540 and 541 from ‘Rural’ zone and ‘Conservation, Recreation and Natural Landscapes’ reserve to ‘Strategic Industry’ zone.

• Reserve a portion of Lot 152 for ‘Other purposes - Infrastructure’.

• Rezone a portion of Lot 152 from ‘Rural’ zone to ‘Special Use – Transient Workforce Accommodation’ zone.

1.2 LocAtion And contextThe ANSIA comprises approximately 8,000 hectares of Crown land situated approximately 11 kilometres south-west of Onslow and 2 kilometres east of the Ashburton River on the Pilbara Coast (refer to Figure 1). Exmouth is some 100 kilometres to the south-west, whilst Karratha/Dampier are situated some 310 kilometres by road to the north-east. Access to the site is via the North-West Coastal Highway and Onslow Road.

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Figure 1: location Plan

Lot 152

Lot 152

Lot 153

Lot 500

Lot 350

Lot 540

Lot 508 Lot 518Lot 152

Lot 507

Lot 506

Lot 153

Lot 505

Lot 541

Lot 509

Lot 519

Lot 520

Lot 152

Lot 152

This concept has been prepared for the purpose of meeting client specifi cations. The drawing does not constitute an invitation, agreement or contract (or any part thereof) of any kind whatsoever.

Although care has been taken in the compilation of this drawing by The Planning Group WA Pty Ltd, allparties associated with the proposed property development disclaim all responsibility for any errors or omissions. The right is reserved to change the plan at any time.

Liability is expressly disclaimed by The Planning Group WA Pty Ltd for any loss or damage which may besustained by any person acting on any visual impression gained from this drawing.

Level 7, 182 St Georges TerracePerth Western Australia 6000

PO Box 7375 Cloisters SquarePerth Western Australia 6850

Telephone +61 08 9289 8300Facsimile +61 08 9321 4786www.tpgwa.com.au

The Planning Group WA Pty LtdABN 36 097 273 222The Planning Group WA Pty Ltd©

Location PlanFigure 1

ANSIA Stage 1BLC:rengiseD:etaD

Drawn: LCScale:

Drawing No.

3rd May 2012

NTS @ A4

711-185 PL1A Location 1B 030512.ai

Subject Site

Subject Site

Exmouth

Onslow

Karratha

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1.3 LegAL deScriPtionThe table below summarises the land and legal particulars subject of this amendment.

Lot Plan / Diagram Volume / Folio Registered Proprietor / Interest Holder

Pt Lot 152 P220265 LR3098-710 / (Lot 505 CL56-1967) State of WA / Forrest & Forrest Pty Ltd

Pt Lot 153 P220110 LR3135-585 / (Lot 503 CL330-1967) State of WA / (BHPB Australia Pty Ltd)

Pt Lot 350 P105914 LR3159-154 State of WA

Pt Lot 500 DP69197 2750-209 WA Land Authority


Lot 506 P69197 LR3159-679 / (Lot 503 CL330-1967) State of WA / (BHPB Australia Pty Ltd)




Lot 518 DP69197 LR3159-682 / (Lot 503 CL330-1967) State of WA / (BHPB Australia Pty Ltd)




Lot 541 P69197 LR3159-687 State of WA

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1.4 deVeLoPmentAs stated previously, Stage 1B comprises the development of the Macedon Domestic Gas Project, portions of land associated with the FIA as well as land comprising Transient Workforce Accommodation (TWA). Stage 1B also provides for the potential development of the Scarborough LNG plant, however this would be subject to a separate Scheme Amendment.

Stage 1B also includes a truncation at the corner of the eastern MUAIC to allow for safe and efficient access along the MUAIC.

The Macedon Domestic Gas Project represent the core operational component of the ANSIA, comprising facilities and infrastructure for the production and processing of LNG and domestic gas.

The FIA is to be developed as a multi-user industrial estate comprising a number of synergistic services and facilities with the potential for core LNG industries, subject to further Scheme Amendment processes. These will include hydrocarbon-related industries, such as urea, ammonia and ammonium nitrate plants, methanol plants, and refinery industry. There will also need to be an area set aside for use by Supply Base Operators as storage and lay down areas to reduce congestion in the CUCA. The FIA is also proposed to include public utility infrastructure including electricity generation, water desalination and supply and waste water treatment which will service the ANSIA.

The proximity of the FIA area to the LNG industries provides the opportunity for development of industrial activities that directly benefit from their proximity to these industries as well as the proposed CUCA, port and MUAIC.

A TWA site is proposed situated approximately 4 kilometres south-west from the FIA and 6 kilometres from the nearest gas production site. The TWA will provide accommodation for workers associated with the construction of development and infrastructure associated with the future industries within the FIA and the Scarborough LNG project should it be sought and appropriately zoned. As identified under the ANSIA Structure Plan, the camp will also accommodate casual workers that may be associated with contractors but not directly aligned with the proponent.

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2. AShburton north StrAtegic induStriAL AreA PLAnning frAmework

2.1 StAtutory PLAnning frAmework

2.1.1 shire oF ashburton local Planning scheme no. 7 - aPPendix 11

Appendix 11 of LPS7 outlines the requirements for planning of the ANSIA. Specifically, Appendix 11 comprises a ‘Policy Statement’ and a set of ‘Planning Requirements’ required to be addressed as part of structure planning and rezoning of the area.

Provision 1 under the ‘Planning Requirements’ states that “An ANSIA Structure Plan shall be prepared prior to or in association with the rezoning of land, within the ANSIA, to “Strategic Industry” or other zone or reservation identified within the Structure Plan”.

The ANSIA Structure Plan was formally lodged with the Shire in 2010. The Structure Plan ensures development within the ANSIA is consistent with a clear and coordinated strategy. The Structure Plan was adopted by Council at its Special Meeting of the 5 October 2011, and was subsequently endorsed by the WAPC on 31 October 2011.

Provision 9 states “When considering a request to initiate rezoning of land within the ANSIA to “Strategic Industry” or other zone or reservation identified within the ANSIA Structure Plan, the local government shall only initiate an Amendment when it is satisfied that the proponent has prepared a structure plan dealing with the following matters:

a. The area to which the Amendment applies;

b. The need to extend outside the area of the ANSIA;

c. Key opportunities and constraints of the site including landform, topography, hydrology, landscape, vegetation, soils, conservation and heritage values, ownership, land use, roads and services;

d. State Planning Policies (in particular, SPP 2.6 State Coastal Planning Policy);

e The planning context for the site including relevant strategies, Scheme provisions and policies, indicating how the Amendment is to be integrated into the surrounding area;

f. Proposed major land use/s;

g. Planning of the multi-user infrastructure corridor/s in its totality and reflecting the needs defined in the Policy Statement and representing the known needs of all users;

h. Industrial buffers both within and outside the site (where buffers are proposed outside the boundary of the site, the method of control and ownership of land affected by the buffer will be required to be addressed);

i. The proposed indicative lot pattern (if appropriate) and general location of any major buildings;

j. Estimates of future employment numbers;

k. The provision of suitable short and long term workers accommodation;

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l. The provision for major infrastructure, including main drainage, sewerage, water supply and other key infrastructure services;

m. The proposed road networks;

n. Preparation of a District Water Management Strategy that should include, but not be limited to:

− Site constraints;

− Description of existing storm water management infrastructure;

− Flood risks;

− Water management;

− Fit-for-purpose water source planning;

− Design and management objectives; and

− A commitment to prepare a Local Water Management Strategy in conjunction with a development applications for any works; and

All in consultation with the Department of Water;

o. Undertaking an archaeological and ethnographic survey reflecting Aboriginal heritage issues and obligations of developers all in consultation with the Department of Indigenous Affairs;

p. The timeframe and staging of development along with anticipated schedule for decommissioning;

q. Undertaking a social impact assessment identifying pressures on community facilities and services within Onslow, along with the method of implementing funding by developer contributions identified in the ANSIA;

r. Should Hooley’s Creek be unavailable for the community to freely access, suitable alternative arrangements providing unlimited community access to the coast shall be determined; and

s. Such other information as may be required by the Scheme, local government or any relevant referral agency”.

A Development Plan has been prepared for the Stage 1B and 1C areas and has been lodged concurrently with Scheme Amendments 17 and 18.

2.1.2 ansia structure Plan (august 2011)

The ANSIA Structure Plan provides an integrated planning framework to ensure that development and land use by the various stakeholders is properly integrated in order to fulfill the project objectives in the most effective and sustainable manner. The Structure Plan also ensures an equitable approach to the provision of community services and infrastructure made necessary by development, within both the ANSIA and Onslow Township.

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Preparation of the Structure Plan has been guided by a Working Group comprising:

• Chevron;

• Shire of Ashburton;

• Department of Planning;

• Environmental Protection Authority;

• Department of State Development;

• LandCorp;

• Dampier Port Authority; and

• Consultants to Chevron.

Specific technical input has been sought from:

• Department of Environment and Conservation;

• Main Roads Western Australia;

• Department of Transport;

• Water Corporation;

• Horizon Power; and

• Department of Water.

The Structure Plan identifies a number of discrete planning precincts that are generally distinguished by different land use functions, as follows:

• Port/common user coastal Area (Port/cucA): this area comes under the jurisdiction of the DPA. The DPA will prepare a Port of Onslow Development Plan, and a Port of Ashburton Infrastructure and Land Use Master Plan to guide development within this area.

• hydrocarbon industry: consisting of dedicated proponent sites and some unallocated land areas.

• future industry: a proposed multi-user estate for other industrial uses for the downstream processing of domestic gas and/or industries offering synergistic services and/or facilities to existing and potential operations within the region.

• transient workforce Accommodation: two transient workforce accommodation sites for construction workers are provided for the hydrocarbon industry and general industry.

• general industry: two multi-user estates for general industrial uses that support the key industries of the ANSIA.

• multi-user Access and infrastructure corridor(s): including transport corridors, domgas pipeline(s) and services.

• unallocated Land: additional land set aside for future potential industrial expansion (Stage 2) if and when the demand arises.

The Structure Plan also classifies the precincts through reference to Local Scheme Zones and Reservations. The land subject of this Amendment falls within the ‘Strategic Industry’ zone (‘Hydrocarbon Industry’ and ‘Future Industry’ precincts), and the ‘Special Use – STWA’ zone (‘Transient Workforce Accommodation’ precinct) (reFer to Figure 2).

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Condition 2 of the Structure Plan states that “Prior to the commencement of any use, subdivision or development the proponent shall prepare an amendment to the LPS7 and request the local government to initiate the amendment pursuant to the Planning and Development Act 2005. Such LPS7 Amendments shall reflect the ANSIA Structure Plan demonstrating to the satisfaction of the EPA/DEC, conformance to the Risk, Noise and Air Quality Buffer, as defined in ANSIA Structure Plan report (Figure 12) and/or to the minimum requirement for the described sensitive land use, for risk and noise as prescribed in the following documents:

1. Risk – Guidance Statement No. 2 - Guidance for Risk Assessment and Management: Offsite individual risk from Hazardous Industrial Plant.

2. Noise – Environmental Protection (Noise) Regulations 1997 Air Quality – Draft State Environmental (Air Quality) Policy 2009.”

Section 6.7 of the ANSIA Structure Plan describes the application and requirements of buffers within the ANSIA. Specifically the Structure Plan includes a general 3000m ‘Risk, Noise and Air Quality’ buffer around the Strategic Industrial Area and a standard 1000m ‘Land Use Sensitivity’ buffer around the Transient Workforce Accommodation sites.

This Amendment conforms to the land use and therefore buffer requirements identified under the Structure Plan.

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Figure 2: ansia structure Plan (extract)

Source: TBB

Subject Site

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2.1.3 develoPment Plans

The ANSIA Structure Plan identifies that the detailed planning for specific sites within the ANSIA Structure Plan will be guided by Development Plans prepared in accordance with the requirements of clause 6.4, Appendix 7 and Appendix 11 of LPS7 and will address the intended development and use of the site and shall have particular regard (but not limited) to:

• Preparation of studies to identify and resolve environmental issues;

• Integration with Port/CUCA (where applicable) and the ‘Other Purposes – Infrastructure’ reserve (MUAIC);

• Water Management;

• Assessment/mitigation of traffic impacts;

• Servicing/Staging; and

• Any other information considered relevant or complementary for future Planning Applications”.

A Development Plan has been prepared for the Stage 1B and 1C areas and has been lodged concurrently with this Scheme Amendment.

2.2 StAte PLAnning frAmework

2.2.1 statement oF Planning Policy no. 1 – state Planning Framework Policy

The State Planning Strategy, prepared by the WAPC in 1997 sets out the key principles relating to environment, community, economy, infrastructure and regional development which should guide the way in which future planning decisions are made. It also provides a range of strategies and actions which support these principles generally and for each of the ten regions of the State.

The State Planning Strategy provides the overall vision and will be further articulated and applied by policies and plans dealing with particular planning issues or regions of the State.

Statement of Planning Policy No. 1 unites existing State and regional policies, strategies and guidelines within a central framework that provides a context for decision-making on land use and development in Western Australia. The Policy informs the WAPC, local government and others involved in the planning process on those aspects of State level planning policy that are to be taken into account, and given effect to, in order to ensure integrated decision-making across all spheres of planning.

The policies and strategies relevant to this Amendment are discussed below.

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2.2.2 state Planning Policy no. 2 – environment and natural resources Policy

This Policy seeks to inform local governments of those aspects of State level planning policy concerning the environment and natural resources which should be taken into account in planning decision-making, while acknowledging that decision-making will often be based on balancing conflicting needs to ensure the best outcome for the community, environment and the economy.

• The objectives of the Policy are:

• To integrate environment and natural resource management with broader land use planning and decision-making;

• To protect, conserve and enhance the natural environment; and

• To promote and assist in the wise and sustainable use and management of natural resources.

This Policy recognises the importance of minerals and petroleum resources in the State, stating that “The Western Australian Petroleum Industry accounts for a substantial portion of the State’s earnings from resources development. Onshore gas fields and pipelines carrying gas to domestic markets, processing plants and other industrial sites require protection in the form of setback distances and dedicated easements that safeguard the infrastructure and the safety of local

communities. The activities of the oil and gas industries are administered by the Department of Mineral and Petroleum Resources (now Department of Mines and Petroleum), using petroleum legislation and regulations.”

The Policy states the following with regard to planning schemes and decision-making which are relevant to this Amendment should:

• Identify and protect important and economic mineral resources to enable mineral exploration and mining in accordance with acceptable environmental standards;

• Support sequencing of uses where appropriate to maximise options and resultant benefits to community and the environment; and

• Support, where possible, improved efficiencies in the production and consumption of mineral and basic raw material resources to ensure their availability for future environmental and human uses.

The ANSIA project area is already recognised and protected for industrial development under LPS7. The land subject of this Amendment is situated well away from urban development (some 10 kilometres from Onslow), which ensures the adequate protection and the long term security of future industrial development as well as adequate separation distances from sensitive land uses.

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2.2.3 state Planning Policy no. 3.4 – natural hazards and disasters

The purpose of this Policy is to encourage local governments to adopt a systematic approach to the consideration of natural hazards and disasters when performing their statutory or advisory functions.

The objectives of this Policy are to:

• Include planning for natural disasters as a fundamental element in the preparation of all statutory and non-statutory planning documents, specifically town planning schemes and amendments, and local planning strategies; and

• Through the use of these planning instruments, to minimise the adverse impacts of natural disasters on communities, the economy and the environment.

A specific requirement of the Policy relevant to planning for the ANSIA project includes the requirement “for structures to be able to withstand cyclonic winds and rain are contained within the Building Code of Australia”.

Future development within the ANSIA project will be required to be constructed in accordance with relevant building codes and Australian Standards as required.

2.2.4 state Planning Policy no. 4.1 – state industrial buFFer Policy

This Policy seeks to provide a consistent Statewide approach for the protection and long-term security of industrial zones, transport

terminals (including ports) other utilities and special uses.

The Policy states that “Resource processing industries and infrastructure very often need to be at strategic locations, for example, close to infrastructure such as port facilities and key transport connections. These industries will also need to be near their workforce and other industries with which synergies have developed. The present location of many established industries therefore represents a vital land use to the State. Similarly, infrastructure, particularly ports, may have significant locational constraints. This type of infrastructure is restricted to only a few locations which are suitable in WA. It is therefore necessary to recognise the locational constraints of these facilities, the significant investments they represent and to fully consider the costs to the community when determining the highest and best use of surrounding buffer land.”

The objectives of the Policy are:

• To provide a consistent State-wide approach for the definition and securing of buffer areas around industry, infrastructure and some special uses;

• To protect industry, infrastructure and special uses from the encroachment of incompatible land uses;

• To provide for the safety and amenity of land uses surrounding industry, infrastructure and special uses; and

• To recognise the interests of existing

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landowners within buffer areas who may be affected by residual emissions and risks, as well as the interests, needs and economic benefits of existing industry and infrastructure which may be affected by encroaching incompatible land uses.

The Policy requires most industries and infrastructure to be separated from sensitive uses with a buffer area to ensure that amenity (environmental quality, health and safety standards) is maintained at acceptable levels.

2.2.5 state Planning Policy no. 4.1 – state industrial buFFer (amended) (draFt)

Following a review of SPP4.1 in 2004, a draft policy was released for comment and subsequently updated in 2009 however to date, it has yet to be finalised.

The draft Policy is based on the assumption that routine industrial emissions and risk factors are identified during planning and environmental assessment processes and managed in accordance with licence conditions or statutory environmental conditions. Where licences and statutory environmental conditions are not applicable, high standards of environmental management should be adopted by industry and infrastructure providers.

The objectives of the Policy are to:

• Avoid conflict between industry and/or essential infrastructure and sensitive land uses;

• Protect industry and/or essential infrastructure from encroachment by those land uses that

would be sensitive to impacts and adversely impact the efficient operations;

• Provide for the development of industry and/or the provision of essential infrastructure in a way that maximises amenity, minimises environmental and health impacts and takes account of risk to nearby sensitive land uses; and

• Promote compatible uses within areas affected by off-site impacts of industry and/or essential infrastructure.

The Policy is aimed at creating adequate distances between industry and sensitive uses which may necessitate buffers around industrial uses. Proposals that satisfy recommended buffer distances in Guidance for the Assessment of Environmental Factors No 3 Separation distances between industrial and sensitive land uses (Environmental Protection Authority, June 2005) are deemed to comply with the objectives of the Policy.

If buffers are proposed to be reduced or for industrial sites not specified in the EPA Guidance Statement, the Policy recommends a technical analysis of the effects of industrial activities.

2.2.6 statement oF Planning Policy 2.6 – state coastal Planning Policy

The State Coastal Planning Policy (SPP2.6) provides guidance for planning in coastal environments and applies throughout Western Australia to land use and development abutting the coast.

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The objectives of the State Coastal Planning Policy are to:

• protect, conserve and enhance coastal values, particularly in areas of landscape, nature conservation, indigenous and cultural significance;

• provide for public foreshore areas and access to these on the coast;

• ensure the identification of appropriate areas for the sustainable use of the coast for housing, tourism, recreation, ocean access, maritime industry, commercial and other activities; and

• ensure that the location of coastal facilities and development takes into account coastal processes including erosion, accretion, storm surge, tides, wave conditions, sea level change and biophysical criteria.

SPP2.6 provides guidance for new development on the Western Australian coastline. SPP2.6 outlines the recommended criteria for use in determining the appropriate Physical Processes Setback (PPS). The PPS should provide a low level of risk to the development from coastal erosion over a 100 year planning horizon.

The subject area is not located on the coast, however is subject to flooding in certain areas. Based on hydrological studies undertaken as part of the Development Planning process, a finished floor level of 0.5 metres about the 1 in 100 year flood level is to be adhered to in order to ensure adequate flood protection within the subject area.

2.3 regionAL And LocAL PLAnning frAmework

2.3.1 Pilbara Planning and inFrastructure Framework (draFt)

The Draft Pilbara Planning and Infrastructure Framework, prepared by the WAPC, sets out the strategic direction for the future development of the region over the next 25 years. The document provides a framework for public and private sector investment, as well as context for the preparation of local planning strategies and local planning schemes by local authorities.

The Framework identifies Onslow as a ‘major town’, its future “largely dependent on the construction of processing facilities for off-shore hydrocarbons at the proposed Ashburton North Strategic Industrial Area. While a permanent workforce in Onslow is encouraged, growth will be largely dependent on the proportion of fly-in fly-out workers during the construction and operations phases. Onslow will continue to depend on Karratha for higher order community and commercial facilities.”

The document identifies a number of priorities required to support population and economic growth in the Pilbara region. Those priorities specific to Onslow include:

• “Identify new water source − Cane River borefields, Birdrong aquifer or an alternative − to service Onslow.

• Expand power generation at Onslow.

• Expansion of Onslow Primary School to a District High School.

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• Provision of a swimming pool in Onslow.

• Investigate upgrading Onslow Airport to service Ashburton North Strategic Industrial Area.

The Framework also notes: “The Wheatstone LNG and gas project is being developed by Chevron Australia. An LNG processing plant is planned to be located at Ashburton North 12 kilometres to the west of Onslow. The plant will initially comprise two LNG trains, each with a capacity of 4.3 Mtpa, together with a domestic gas plant. Supplied from the Wheatstone and Iarge offshore gas fields, it will eventually have a 15 Mtpa processing capacity.”

2.3.2 onslow townsite strategy (2011)

The Onslow Townsite Strategy (2011) sets out Council’s vision and the longer-term directions for land use and development in and around Onslow. The Strategy forms the basis for land use, zoning, subdivision and development, implemented through the statutory planning framework.

The Strategy states that due to the development of the ANSIA project, “Onslow will experience significant population growth” and therefore a “significant reorientation of Onslow’s urban structure will be required to accommodate the residential, community and civic needs of the anticipated residential population expansion.”

The Strategy seeks to balance the establishment of new living areas with the need to revitalise and, where appropriate, restructure the existing residential precincts. The Strategy identifies some 140 hectares of land for the potential development of new residential areas subject

to structure planning and further detailed investigations.

These potential future residential areas however comprise Unallocated Crown Land parcels and are subject to resolution of native title considerations. In addition, issues associated with flooding, airport, noise and buffer constraints will likely impact on the ability to assemble and provide unencumbered residential land to meet demand in a timely manner.

The Strategy also makes reference to the provision of TWA development. Specifically an objective under the area of ‘Economic Vitality’ is to “Provide for ‘transient workforce accommodation’ only where it ensures social, amenity and architectural cohesion”.

With regard to TWA, the Strategy further states “Currently within the Onslow townsite and under the Shire of Ashburton LPS7, only the Residential and Tourism zones provide the opportunity to develop land for TWA. The Scheme does not provide guidance as to the form such development may take. Experience elsewhere has generally resulted in the blighted development of villages of questionable quality and poor social interface with the existing community.

Development Principles

• It is appropriate that any such Transient Workforce Accommodation be of a very high quality for the benefit of occupiers, as well as the community.

• Motel style development, with significant

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landscaping, quality design and materials, will be encouraged.

• A limitation on the overall proportion (%) of Transient Workforce Accommodation within a development should also be a consideration.

Desired Future Character

A modification to the Scheme to reflect this desired outcome of design and development is recommended. In addition, it is noted that the Commercial and Civic zone prohibits Transient Workforce Accommodation. In this regard, it is appropriate that the Shire consider amending the Scheme to allow Transient Workforce Accommodation in this zone on the basis referred to above”.

In this regard, Council has resolved to initiate an amendment to LPS7 (Amendment No. 14) on the basis referred to above. At the time of writing this report, the formal advertising process had just been completed.

In addition, Appendix 11 to the Scheme includes the following under the ‘Policy Statement’:

“The intent of local government is for all transient workforce accommodation within the ANSIA to be for construction purposes associated with development of the ANSIA. Permanent or operational staff will be housed in Onslow. In accordance with the adopted Onslow Townsite Strategy, such accommodation in Onslow is expected to be of a very high quality motel style development, with significant landscaping, quality design and materials for the benefit of occupiers, as well as the community.”

In this regard, the ANSIA Structure Plan identifies two areas for TWA development. The Structure Plan requires the preparation of a Workforce Management Plan (WMP) that “addresses the impact of the overall development on Onslow (in particular on services and accommodation) and implements appropriate contributions”. The WMP “will be required to be prepared as part of a Development Plan and detailed in any subsequent planning application. The WMP will address the impacts from the extensive numbers of workers associated with the development of the LNG facilities, CUCA and general industry on Onslow and clearly demonstrate that the proponent is responsible to ensure that all workers under their respective control (including the direct workforce, contractors, sub-contractors and authorised visitors who have direct involvement with the development) are housed either at the ANSIA or in Council approved accommodation”.

This Amendment seeks to rezone land to facilitate the ‘Secondary TWA’ area identified under the ANSIA Structure Plan.

2.3.3 shire oF ashburton local Planning scheme no. 7

LPS7 is the primary statutory control for land use and development within the Shire of Ashburton. The land subject of this Amendment is predominantly zoned ‘Rural’ with the north-west portion reserved for ‘Conservation, Recreation and Natural Landscapes’. The ANSIA project area is identified within a ‘Special Control Area’ (refer to Figure 3).

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Natural Landscapes

Rural

Ashburton North Strategic Industrial Area

Onslow Strategic Industrial

LOCAL SCHEME RESERVES

LEGEND

ZONES

OTHER

Special UseTransient Workforce

SU2

Other PurposesDenoted as Follow:InfrastructureI

Strategic Industry

Source: WAPC

Subject Site

Figure 3: lPs7 (extract)

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2.3.4 shire oF ashburton lPP no.13 – transient workForce accommodation

This Policy seeks to provide guidance on the design and location of TWA camps as well as matters relating to the management and operation of such facilities.

The Policy states that “Council does acknowledge that there will be circumstances such as remoteness and limited life of a particular mining or industrial activity that result in a need for Transient Workforce Accommodation camps to be established. This Policy seeks to address the establishment of such camps. It also addresses matters of amenity, both for camp residents and those who live in proximity of such establishments”.

In this regard the Policy identifies two types of TWA camps of which one are those camps “which are more remote from existing urban or resident populations, typically on land zoned rural or pastoral uses. These camps include exploration and fly camps, remote construction camps and remote operational villages. By their nature and location, these camps operate largely independently of existing permanent urban settlements”.

This Amendment seeks to rezone land to facilitate the ‘Secondary TWA’ area identified under the ANSIA Structure Plan.

2.3.5 shire oF ashburton lPP no.17 – consultation For Planning ProPosals

This Policy seeks to ensure the community is provided with adequate and appropriate

opportunities to be kept informed, comment on and respond to land use and development proposals. In this regard, the Policy defines the different levels of consultation that the Shire will undertake based on the likely extent of the impact on the community or the interest likely to be generated by the community with respect to land use and development proposals.

2.3.6 shire oF ashburton lPP no.20 – social imPact assessment

This Policy requires the preparation of a Social Impact Statement (SIS) for land use and development proposals which are subject to a community consultation/advertising process including “all proposals for rezoning or amending the Scheme”.

The Policy states that an analysis and subsequent preparation of a SIS can assist in revealing and subsequently a means of addressing issues relevant to land use planning decisions thereby resulting in a more environmentally, economically and socially sustainable environment.

The Policy outlines the guiding principles and matters required to be addressed in the preparation of a SIS.

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3. PLAnning conSiderAtionS

3.1 exiSting onSLow StrAtegic induStriAL AreA

The development of the ANSIA will generate significant demand for strategic industrial land for the LNG proponents and other related hydrocarbon-based processing industries.

The existing Onslow Strategic Industrial Area (SIA) comprises some 475 hectares situated to the south-west of the Onslow townsite. The SIA is currently zoned ‘Strategic Industry’ under LPS7 and is encompassed by a 3000 metre buffer area from the boundary of the zone. It is noted that this buffer lies in proximity to the Onslow townsite and therefore impacts on the ability for the townsite to expand to the south-west.

The Onslow Townsite Strategy (2011) states:

“Onslow is a strategic location of interest to resource companies due to factors such as its location, deep-water access and proximity to offshore gas reserves. A number of industry feasibility studies have identified the Onslow area in their assessments. The recent proposal to locate LNG facilities at the Ashburton North Strategic Industrial Area provides the impetus for a significant expansion of the town to accommodate LNG plant workers and their families. The ultimate development of Ashburton North will include a new port and general industry area that will provide the support to the LNG facilities, port and Onslow”.

The Strategy further states “the Council does not support two strategic industrial areas associated with Onslow. The Council believes that existing Onslow strategic industrial area is not required and its removal will allow opportunities for further town expansion and a mix of other uses including: light industry, large scale community uses and rural uses to be defined through the structure plan process” and that “the Shire will initiate an Amendment for the removal of the existing SIA and establishment of the Special Use zone in parallel with any zoning Amendment initiated for the Ashburton North SIA”.

The Council, at its Ordinary Meeting of 15 December 2010, formally resolved to initiate the rezoning of the Onslow SIA to include the land within the ‘Rural’ zone and remove the associated buffer area (proposed Amendment No. 11).

The Council, at its Special Meeting of 5 October 2011, resolved to adopt Amendment No. 11, and the amendment has subsequently been referred to the WAPC for assessment.

3.2 LAnd AVAiLAbiLityThe development of the ANSIA project will result in a significant increase in population and therefore a demand for future residential dwellings. New accommodation will need to be built for the various operational workforces generated by the ANSIA. It is acknowledged that the Shire’s position for the future workforce is to be accommodated within the Onslow townsite.

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Currently the Onslow property market offers limited housing opportunities (either for sale or for rent). Additionally the provision of land for residential development (Greenfield and infill) is also limited primarily due to limitations on reticulated water within the town, and various issues (native title, major upgrades servicing infrastructure, buffers) which impact on the ability of the townsite to expand. For this to be improved, a coordinated approach and funding from all levels of government and public and private sector stakeholders will be required.

In 2010, the Shire and LandCorp commenced the preparation of a plan and land delivery program for Onslow that will largely assist with the forecasted growth of the townsite. The plan will guide the development of residential, commercial, recreational and industrial activities and facilitate the realisation of the Shire’s Onslow Townsite Strategy vision.

The plan targets key priority areas such as ‘infill’ residential lots and broad scale residential expansion opportunities, as well as the town centre, main street and foreshore areas.

The Shire and LandCorp will continue to work with key stakeholders and government to ensure much needed services and infrastructure are improved and upgraded to accommodate future growth within the town. LandCorp will assist with the delivery of infill residential lots as well as work collaboratively with industry and others to deliver land to accommodate population growth.

It is considered that land will become available for the operational workforce within a reasonable time frame however there will be a need to accommodate the construction workforce in the short term.

For this reason, the ANSIA Structure Plan identifies two areas for TWA development. This Amendment seeks to rezone land identified as the ‘Stage 1B (Secondary TWA)’.

3.3 SociAL infrAStructure And community SerViceS

Appendix 11 of LPS 7 requires, (among other things), the following requirements to be addressed in support of the rezoning and development of the area:

“7. Developer(s)/Proponent(s) shall be required to identify social impacts of their proposals including assessment of potential pressures on community facilities and services on Onslow prior to development occurring or rezoning being considered. Where necessary, these assessments must include strategies to mitigate identified issues.”

“9) When considering a request to initiate rezoning of land within the ANSIA to “Strategic Industry” or other zone or reservation identified within the ANSIA Structure Plan, the local government shall only initiate an Amendment when it is satisfied that the proponent has prepared a structure plan dealing with the following matters:

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q) Undertaking a social impact assessment identifying pressures on community facilities and services within Onslow, along with the method of implementing funding developer contributions as identified in the ANSIA.”

At the time of writing this report, the exact nature and requirements of development within the Scheme Amendment area are unknown. Accordingly it is anticipated that site specific SIS’s will be prepared by individual proponents as part of future planning applications.

LandCorp have prepared a Social Impact Statement (SIS), which provides a summary of the potential social impacts associated with the development of the ANSIA and subsequent Scheme Amendments No. 17 and 18 (reFer to aPPendix 2).

3.4 LAnd ASSembLy And AdminiStrAtion

Draft Amendment No. 10 to LPS7, prepared by Taylor Burrell Barnett (TBB) identifies the proposed approach to land assembly and administration/governance within the ANSIA Structure Plan area. The following table summarises the land tenure arrangements as they relate to Stage 1B.

SIA Component Principal Tenure Encumbrances

SIA Land Allocation Freehold to LandCorp 1. Leases from LandCorp to each individual proponent.

Transient Workforce Accommodation

Freehold to LandCorp 1. Leases from LandCorp to each individual proponent.

Multi-User Access and Infrastructure Corridor

Freehold to LandCorp. Road within corridor - Dedicated Road Reserve and/or Access Agreement and Easement

1. Public Road under care control maintenance of Main Roads and/or Access Agreement with LandCorp/Dampier Port Authority in respect of individual proponents.

Pipelines within corridor – Pipeline Easements or leases/ licenses

2. Pipeline corridor easements or leases/licenses in favour of individual proponents.

Utilities within corridor – Utilities Easement or leases/ licenses

3. Utilities easements or leases/licenses in favour of individual proponents.

source: tbb (2011)

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4. enVironmentAL conSiderAtionS

4.1 Acid SuLfAte SoiLSENV have undertaken a Preliminary Acid Sulfate Soil (ASS) assessment of the subject area (reFer to aPPendix 3). The report concludes the following:

• ASS is variably present across all the geologic units of the ANSIA precinct;

• Testing for ASS in ‘gap (or untested) areas’ by a broad approach would not provide greater confidence of ASS risk as lithologies are highly variable within the same geologic units. PASS testing in ‘gap areas’ would be a costly expense without merit if performed broadly;

• Focused ASS testing is recommended when specific design plans are available. Such ASS work is focused on subsurface utility corridors and such, could be coordinated with the geotechnical testing work to achieve cost saving efficiencies;

• Fill sources (Borrow Sites) - ASS was identified in the clays and silts within the sands in ALL borrow areas; and

• Most suitable borrow materials are located above the water table (greater than approximately RL 1.5 m) and are dry.

4.2 fLorA And fAunAENV have undertaken a biological desktop review of the subject area (reFer to aPPendix 4). The review concluded that:

• “One species of flora listed under the Environmental Protection and Biodiversity Conservation Act 1999, Eleocharis papillosa, potentially occurs within the study area;

• No flora gazetted as Declared Rare Flora under the Wildlife Conservation Act 1950 is expected to occur;

• Four Priority Flora listed by the Department of Environment and Conservation are considered likely to occur;

• Twelve introduced species (weeds) potentially occur;

• Ten vegetation associations have been previously mapped;

• No Threatened Ecological Communities are known to occur as listed by the Environmental Protection and Biodiversity Conservation Act 1999;

• No Environmentally Sensitive Areas occur as declared under the Environmental Protection Act 1986;

• No Priority Ecological Communities as listed by the Department of Environment and Conservation are known to occur;

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• Forty four fauna species of conservation significance have previously been recorded within 50 km of the study area, either of these are considered “likely” to occur in the study area; and

• Ninety two zooplankton and macro-invertebrate taxa have been recorded in the claypans survey of the Ashburton area. All of these species were widespread in the Onslow area.”

4.2.1 Flora

Further to the above, ENV have undertaken a Level Two Flora and Vegetation assessment of the study area (reFer to aPPendix 5). The assessment identified a total of 131 taxa from 88 genera and 33 families. Average species richness was 15.7 taxa per quadrat ± 6.1 from a total of 22 quadrats.

No species listed under the Environment Protection and Biodiversity Conservation Act 1999 or gazetted as Declared Rare Flora under the Wildlife Conservation Act 1950, were recorded in the study area.

One Priority Flora listed by the Department of Environment and Conservation was recorded in the study area: Eremophila forrestii subsp. viridis (Priority 3).

Six introduced species were recorded in the study area. One of these species, Mesquite (*Prosopis glandulosa), is listed as a Declared Plant under the Agriculture and Related Resources Protection Act 1976.

Five vegetation associations were mapped in the study area. None of the vegetation associations recorded are listed as Threatened Ecological Communities under the Environment Protection and Biodiversity Conservation Act 1999, as Environmentally Sensitive Areas under the Environmental Protection Act 1986, or as Priority Ecological Communities by the Department of Environment and Conservation.

Vegetation condition ranged from Excellent to Completely Degraded, with most of the study area being described as being in Very Good to Good condition. Disturbance to vegetation within the study area included the presence of cattle, introduced species, tracks, previous clearing and dumped rubbish.

The flora and vegetation present or likely to be present within the ANSIA do not appear to form any statutory constraint to development.

4.2.2 Fauna

ENV have undertaken a Level One Fauna assessment for the study area (reFer to aPPendix 6). The study area consisted of three main fauna habitat types: samphire, shrubland of Acacia species over hummock grassland and claypan. These habitats are considered to be of moderate value. The samphire wetland is seasonally likely to host a range of resident and visiting waterbirds and shorebirds, the shrubland is rich in reptiles and the claypan habitat provides drinking opportunities for birds, especially abundant granivorous species such as finches and parrots, as well as macropods and bats.

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A total of 34 vertebrate fauna species were recorded during the survey comprising five reptiles, four mammals and 25 bird species. A total of 273 vertebrate fauna were identified by database searches as having been recorded previously within the vicinity of the study area. This includes five amphibian species, 69 reptile species, 170 bird species and 29 mammal species. Many of the species identified from database searches are unlikely to occur in the study area on a regular basis as these records are from a large area encompassing a wide range of habitats, many of which are absent from the study area.

A total of 44 conservation significant fauna (one reptile, four mammals and 39 bird species) were identified as having the potential to use the habitats present within the study area. Twenty two of these species were considered as ‘Unlikely’ to occur within the study area. Thirteen of the 44 species are considered as ‘Possible’ to occur within the study area. A further seven species were considered as ‘Likely’ to occur and two species were noted as ‘Present’ in the study area.

Two bird species of conservation significance were recorded during the survey: the Australian Bustard (Ardeotis australis) is listed as a Priority 4 species and the Rainbow Bee-eater (Merops ornatus) is listed by the Environmental Protection and Biodiversity Conservation Act 1999 as migratory, though it also breeds in the vicinity of the study area.

The fauna present or likely to be present within the ANSIA do not appear to form any statutory constraint to development.

4.3 current ePA miniSteriAL APProVAL StAtement

The EPA has conducted a preliminary assessment of the proposed Macedon LNG and Domestic Gas Plant, located within the Stage 1B area of the ANSIA. The proposal includes the construction and operation of a subsea pipeline, onshore gas treatment and compression plant and sales gas pipeline. The subsea pipeline from the Macedon Gas Field connects to the onshore gas treatment and compression plant, located within the Stage 1B area. The sales gas pipeline connects the onshore facility to the Dampier to Bunbury Natural Gas Pipeline.

The Ministerial Approval Statement has been issued under Section 45(5) of the Environmental Protection Act 1986 and includes a list of conditions for implementation which specifically relate to the Macedon plant (reFer to aPPendix 10).

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5. engineering conSiderAtionS

5.1 geotechnicALGalt have undertaken a geotechnical desk study review of the subject area (reFer to aPPendix 7). The study identifies soil and rock stratigraphy across the area comprising the following geological units as defined by Coffey Geotechnics and subsequently refined by Golder Associates (Golder)1:

“Unit 1 (SUrface to ~rL -4 m aHD)

Aeolian sand (with clayey and gravelly strata), loose to medium dense, thickness varies from 0 m to >15 m; and

Calcareous rocks (calcarenite, sandstone, caprock and beachrock), typically low to high strength rock, thickness varies from 0 m to about 10 m; overlying

Unit 2 (marine anD aLLUviaL DepoSitS) (SUrface to ~rL-1m aHD)

The Unit 2 soils are either exposed in the tidal mudflats or underlie the edges of the Unit 1 sand layers. The Unit 2 soils comprise:

Unit 2a - very soft and soft silt and clay with varying amounts of organics, can be up to about 3 m thick; and

Unit 2b – very loose to dense granular deposits (sand, shells and gravels).

1 Golder Associates Report Reference 097642446-018-R-Rev1: Wheatstone Phase 3 Downstream Geotechnical Investigation – Final Evaluation Report – Onshore, prepared for Chevron, dated 18 February 2011

Unit 3a (aSHbUrton reD beDS – SoiL) (~rL-4 m to ~rL -10 m)

Clayey sand and sandy clay, stiff and very stiff, low to medium plasticity becoming high plasticity with depth, cemented rock‐like lenses in places, extending to about RL -10 m AHD; overlying

Unit 3b (aSHbUrton reD beDS – Weak rock) (~rL-10 m to ~rL -25m)

Claystone, sandstone, siltstone and conglomerate (typically cemented Unit 3a soils), extremely low to medium strength (with soil-like lenses); overlying;

Unit 4 (carbonate rockS) (~rL-25 m to ~rL-70m)

This unit comprises a variety of carbonate rocks of very low to high strength. A 5 m thick weathered zone occurs near the top of the stratum (possibly related to a historical water table or sea‐level). This unit is distinguished from the Unit 3b rocks by the pale colours and high carbonate content. This unit extends to about RL -70 m and overlies;

Unit 5 (GLaUconitic rockS) (~>rL-70m)

Claystone, siltstone and sandstone, very low to low strength rock, greenish in colour.”

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The report identified that the developable areas can be divided into two distinct geotechnical zones:

• Dune Zone – “characterised by surface levels typically higher than about RL 4 m and is underlain by Unit 1 (soils and rock) (more than about 8 m thick) followed by the Unit 3, 4 and 5 strata”; and

• Sandplain – “typically has a thinner layer of Unit 1 Sand which is generally underlain by Units 3, 4 and 5. However, localised Unit 2 lenses (i.e. soft / loose deposits) can be present below the Unit 1 sand. These typically occur near the edges of the mudflats or the claypans”.

The report states that footings or piling will likely be required however it is dependent on the ground conditions and the ultimate nature of the development. The best areas for development (geotechnically) are the higher-lying Dune Zones in which it is unlikely that piling will be required except, possibly, for highly loaded or highly settlement-sensitive structures / plant. The sand and rock in these areas is likely to be suitable for use as a relatively good quality fill.

5.2 moVement network And AcceSS

5.2.1 western muaic

BG&E Pty Ltd (BG&E) were commissioned by LandCorp to undertake a desktop route selection study of the proposed Western MUAIC (reFer to aPPendix 8). The study evaluated six options for the western corridor. These alignment options have been selected based on a preliminary desktop study.

A desktop assessment of the constraints and opportunities was undertaken against the following four key criteria;

• Land Use;

• Engineering;

• Proximity to proponents’ plant Risk Zones; and

• Cost.

An assessment of the impact each route has on the hydrology of the surrounding area was also made. The key criteria were identified via stakeholder consultation undertaken with a number of government agencies. This provided input to a simplified multi criteria assessment which identified a preferred alignment.

Based on strategic advantages, multi criteria assessment and cost comparisons, Alignment Option E (as presented in the study) is supported as the preferred alignment option as it serves to favourably connect the whole western part of the site along its length, providing good access to the middle and western portions of the site.

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The alignment also has a low severance impact and result in a moderate earthworks deficit and moderate construction cost. The timing of construction of the Western MUAIC will be subject to demand.

The MUAIC alignment identified in this Amendment is consistent with Alignment Option E.

Future access roads, traffic and transport considerations associated with development of future potential LNG Projects, the FIA and the TWA precinct will be identified and addressed at the Development Plan / Development Application stage.

5.2.2 access

Riley Consulting has undertaken a preliminary assessment of design requirements with regard to access from the MUAIC to new development within the study area (reFer to aPPendix 9). The report identified the following design requirements based on a speed limit of 110kph for the MUAIC:

• A turn lane for any development of >6ha site area;

• Right turn lane lengths of 275 metres;

• Left turn lane lengths 205 metres;

• Right – Left accesses to be spaced at least 40 metres apart;

• Left – Right access to be spaced at least 550 metres apart; and

• Clear zones of 9 metres should be provided.

Riley Consulting’s report identifies possible access locations into the GIA’s (subject to approval by MRWA). The access locations ensure sufficient separation, turn lane lengths, and appropriate access points can be provided whilst maintaining appropriate levels of safety and traffic movement efficiency along the MUAIC.

In accordance with Clause 6.4 of LPS7, more detailed planning of the GIA indicating internal movement systems and lot layout will be addressed at the Development Plan / Development Application stage.

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6. ProPoSed Amendment

This amendment seeks to rezone portions of LPS7 consistent with the ANSIA Structure Plan as follows:

• Rezone all or portions of Lots 152, 153, 350, 505, 508, 518, and Lots 500, 506, 507, 509, 519,520, 540 and 541 from ‘Rural’ zone and ‘Conservation, Recreation and Natural Landscapes’ reserve to ‘Strategic Industry’ zone.

• Reserve a portion of Lot 152 for ‘Other Purposes – Infrastructure’.


Outlined below, is an overview of the various land use components comprising the amendment. The proposed land use and development will be described in more detail within future Development Plan/s prepared in accordance with the ANSIA Structure Plan.

6.1 ProPoSed ZoneS And reSerVAtionS

6.1.1 strategic industry

The Amendment includes the rezoning of the land comprising the Macedon Dmestic Gas project as well as land comprising the downstream gas processing facilities to the ‘Strategic Industry’ zone. Rezoning of the Macedon was a condition of its planning approval and subject to an agreement with the Shire.

This zone also includes the ‘Secondary Link Access Road’ as identified under the ANSIA Structure Plan. This road will provide an east-

west road connection between the main eastern MUAIC, and the secondary western MUAIC. This road is proposed to be a local road providing public access between the Eastern and Western MUAIC’s to facilitate permeable vehicle access at the northern end of ANSIA.

This zone includes land comprising a 300 metre wide access and infrastructure corridor, being the ‘Western MUAIC’ on the ANSIA Structure Plan. The 300 metre corridor width is required to accommodate the separation standards between public utilities, an access road and transmission infrastructure required for the LNG facilities and the various operators proposed to establish within the FIA.

The alignment of the MUAIC has been determined based on a number of requirements including response to landform, engineering factors, cost and ultimate land use requirements including those specifically required for Macedon and potentially Scarborough (as outlined in section 5.2.1).

6.1.2 other PurPoses – inFrastructure

This amendment includes land comprising a truncation located on the northern corner of the ‘Eastern MUAIC’ as shown in the ANSIA Structure Plan. The Eastern MUAIC contains the primary road connecting all industrial uses with the Port/CUCA facilities, the TWA’s and the regional road network. The truncation is necessary to allow for safe and efficient access for vehicles travelling along the Eastern MUAIC, without compromising the ability to accommodate the necessary infrastructure within the corridor.

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6.1.3 sPecial use – transient workForce accommodation

This Amendment includes land required for the construction of a second TWA site (in addition to that identified to meet the requirements of the Wheatstone project and currently subject of a proposed scheme amendment (Amendment No. 10). The second TWA is intended to act as an ‘overflow’ for the Wheatstone TWA, and is only to be developed if demand necessitates it. If required, the second TWA is to be constructed by future proponents within the ANSIA.

The second TWA site, situated approximately 4 kilometres south-west from the FIA and 6 kilometres from the future LNG production facilities, will provide accommodation for workers associated with the construction of development and infrastructure associated with future industries within the FIA. As identified under the ANSIA Structure Plan, the camp will

also accommodate casual workers that may be associated with contractors but not directly aligned with the proponent.

6.1.3.1 special Use Provisions

In accordance with the requirements of the ANSIA Structure Plan, this Amendment will facilitate the development of the secondary TWA with restrictions prohibiting non-construction workforce from being housed within future development.

The following table outlines the Special Use provisions identified under Amendment No. 10 and proposed to be included within the zone.

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No. Provision Purpose/Outcome

1 Land use and development shall generally be in accordance with a Structure Plan and Development Plan approved by the local government and the Western Australian Planning Commission which addresses those matters defined in Clause 7.9 and Appendix 11 as it relates to the Ashburton North Strategic Industrial Area and specifically, provides details on the layout, staging, operational period of the use, accommodation of operational workforce, transport, access, landscaping, management and environmental issues associated with the development and the use of the land.

This provision reinforces that the primary purpose of the Special Use zone (SU) to plan for construction workers accommodation and that operational staff will not be housed in the ANSIA.The adopted ANSIA Structure Plan requires the preparation and adoption by the Shire of a Workforce Management Plan (’WMP’). In this regard, the WMP will require the Proponent to be totally responsible for housing its own direct construction employees, along with its contractors, subcontractors and authorised visitors associated with the infrastructure construction, facilities and CUCA.

2 All transient workforce accommodation shall be considered a ‘D’ use under the Scheme.

This provision ensures that land use and development within the village is not ‘as of right,’ and must address a range of considerations as provided for in Amendment No. xx and the adopted ANSIA Structure Plan.Under LPS 7, ‘D’ means that the use is not permitted unless the Local Government has exercised its discretion by granting planning approval.

3 Transient workforce accommodation shall only be used for accommodation of a workforce directly involved in the construction or maintenance of those uses and developments approved in writing by the local government.

This provision provides control on the finite life of the TWA facility, whereby should it not be required by proponents for housing construction workforce, that it can then be removed and the land possibly rezoned.

4 Transient workforce accommodation for operational purposes of any use or development is prohibited.

This provision clarifies that use of the TWA facility for operational purposes is prohibited.

5 The local government may require the preparation of a legal agreement in relation to the use and operation of the transient workforce accommodation and to ensure that only those persons involved in the construction or maintenance of those uses and developments approved in writing by the local government.

The Shire may require a legal agreement with the Proponent in relation to the use and operation of the TWA to ensure that only those persons involved in the construction or maintenance of approved uses and developments are based within the village.

source: tbb

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7. PLAnning JuStificAtion

The land subject to the Amendment forms part of a strategic industrial site of national significance. This Amendment forms part of several planning processes relating to the ANSIA (including the ANSIA Structure Plan, Scheme amendments and Development Plans) and which will facilitate the creation of the industrial area.

7.1 need for Scheme Amendment

To facilitate the future development of Stage 1B of the ANSIA, the preparation of a Scheme Amendment is required in accordance with the Policy Statement and Planning Requirements of Appendix 11 to LPS7 and the draft ANSIA Structure Plan.

The Amendment recognises the development of the Macedon Domestic Gas plant and will facilitate downstream gas processing industries and other uses to occur.

Clause 7.9.1 of LPS7 requires any rezoning to be consistent with the ANSIA Structure Plan. The zonings proposed by this Amendment are compatible with land uses zones and reservations identified in the ANSIA Structure Plan. The implementation of an appropriate zoning provides certainty to proponents, decision makers and the community. The rezoning of the land is an important step in making the land available for its intended purpose and is consistent with the objectives of LPS7.

7.2 need for the muAicAs the ANSIA will comprise a range of proponents, there is a need to make provision for common infrastructure and access to minimise costs and land impacts as well as maximise efficiencies and access.

An indicative alignment for the Western MUAIC is identified in the Ashburton North Strategic Industrial Area Structure Plan (Figure 2). The Western MUAIC is an important link road within the context of the ANSIA development as the northern portion of the eastern corridor may come with encumbrances on the types of goods transported along it due to its proximity to the Onslow Salt facility and the potential for contamination of the salt, some of which is processed for human consumption. The eastern corridor will be constructed by foundation proponents BHP Billiton and Chevron as the first access road. Accordingly the Western MUAIC will allow unfettered access to the CUCA by cargoes.

The Western MUAIC will provide alternative road access for future LNG facilities, the various industrial uses, as well as the CUCA/Port facilities, and will accommodate infrastructure associated with the transmission of products generated by these industries and public utility infrastructure.

The transmission infrastructure will primarily comprise pipelines to transfer feedstock from gas processing plants to the site, and to the Port for export.

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Due to the need to refine the ultimate configuration of the lease areas, this Amendment does not propose to set a hard and fast alignment for the corridor but rather, includes the Western MUAIC within the Strategic Industry zone as the range of services which will be located within the alignment are permitted uses within the zone.

This Amendment sets an alignment for the corridor, along with a reservation that provides for the range of services which will be located within the alignment.

7.3 need for trAnSient workforce AccommodAtion

The TWA camp is envisaged to be developed in stages, accommodating between 3,000-5,000 construction workers at peak, however it may be utilised to accommodate workers associated with infrastructure construction such as the airport upgrade, power, roads etc, which may result in an additional 1-2,000 workers at peak construction times. It is anticipated that the construction personnel will work a fly-in, fly-out roster, commuting to and from the project area.

The TWA camp is necessary to accommodate the relatively large construction workforce required as well as limit the impact on Onslow, which is unable to provide the available land, housing and facilities. The TWA camp will likely be a self-contained development incorporating appropriate services, and recreational/entertainment facilities, and designed to enable

the safe retention and protection of personnel during cyclonic events.

The ANSIA Structure Plan requires the preparation of a Workforce Management Plan (WMP) that “addresses the impact of the overall development on Onslow (in particular on services and accommodation) and implements appropriate contributions”.

Specifically the ANSIA Structure Plan states that a WMP “will be required to be prepared as part of a Development Plan and detailed in any subsequent planning application. The WMP will address the impacts from the extensive numbers of workers associated with the development of the LNG facilities, CUCA and general industry on Onslow and clearly demonstrate that the proponent is responsible to ensure that all workers under their respective control (including the direct workforce, contractors, sub-contractors and authorised visitors who have direct involvement with the development) are housed either at the ANSIA or in Council approved accommodation”.

This Amendment will set the location for the site. Detail regarding the provision and management of the TWA camp will be provided as part of future Development Plans and subsequent Development Applications.

7.4 LAnd uSe buffer requirementS

Section 6.7 of the ANSIA Structure Plan describes the application and requirements of buffers within the ANSIA. Specifically the Structure Plan includes a general 3000m

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‘Risk, Noise and Air Quality’ buffer around the Strategic Industrial Area and a standard 1000m ‘Land Use Sensitivity’ buffer around the Transient Workforce Accommodation sites.

The Structure Plan states that the buffer distances have been informed by the requirements of the EPA’s Guidance Statement No. 3 in reference to the potential and proposed industrial uses within the ANSIA and are deemed to meet the acceptable limits.

This Amendment conforms to the land use and therefore buffer requirements identified under the Structure Plan.

7.5 SociAL imPAct ASSeSSment

It is widely recognised that the expansion of Onslow and the development of the ANSIA are inextricably linked. The GIA is to be developed by LandCorp as part of the ongoing development (including the Onslow Townsite expansion) that will support the activities to be established in the ANSIA and reduce the impact on the town of Onslow.

Based on extensive discussions with the Shire and WAPC, LandCorp has prepared a Social Impact Statement (SIS) in accordance with the Shire’s Local Planning Policy (reFer to aPPendix 2). The SIS addresses the potential social impact of development of future industrial development at the ANSIA and defines the commitment of LandCorp to undertake a significant planning and land release to allow for the creation of 1500+ residential lots in Onslow.

This will culminate in a town based Development Plan being lodged in mid 2012 with an aim to have it approved early 2013. In parallel, LandCorp is also undertaking a land rationalisation exercise throughout the existing townsite to develop and release a number of vacant land parcels that will provide for approximately 30 dwellings at the end of 2012.

Furthermore, site specific SIS’s may also be required to be prepared by individual proponents as part of future planning applications, which will demonstrate specific social infrastructure contributions for Onslow.

7.6 enVironmentAL imPAct ASSeSSment

The land subject to this Scheme Amendment has been assessed in terms of the environmental constraints in the areas of flora, fauna and acid sulfate soils. The land has been the subject of a broad geotechnical assessment and hydrological study from which a Local Water Management Strategy has been prepared.

The Development Plan lodged concurrently with this Scheme Amendment identifies those areas in Stage 1B and 1C that have been deemed as suitable for development as a result of these assessments. The Development Plan is to be read concurrently with this Scheme Amendment as it clearly identifies the extent of land within the Scheme Amendment area that is capable of development.

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The Development Plan requires eventual proponents within Stage 1B to refer such proposals to the EPA for assessment in accordance with s38 of the Environmental Protection Act 1986 prior to lodging the Development Application with the Shire.

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8. concLuSion

This report seeks to initiate an amendment to the Shire of Ashburton Local Planning Scheme No. 7 to facilitate future development within Stage 1B of the ANSIA. Specifically the Amendment proposes to amend the zoning and reservation of land as follows:

• Rezone all or portions of Lots 152, 153, 350, 505, 508, 518, and Lots 500, 506, 507, 509, 519, 520, 540 and 541 from ‘Rural’ zone and ‘Conservation, Recreation and Natural Landscapes’ reserve to ‘Strategic Industry’ zone.

• Reserve a portion of Lot 152 for ‘Other Purposes – Infrastructure’


Justification for the proposed amendment can be summarised as follows:

• It is consistent with the vision and objectives of the State Government ANSIA project;

• It recognises the development of the Macedon Domestic Gas Plant as well as provides the opportunities for complimentary industries to operate within the ANSIA;

• It is in accordance with the State and local planning framework including Appendix 11 of LPS7, the ANSIA Structure Plan and relevant Statements of Planning Policy;

• Environmental assessments have revealed that the fauna, flora and vegetation present or likely to be present within the ANSIA do not appear to form any statutory constraint to development; and

• The land is geotechnically capable of being developed for the types of land use and activity envisaged under the Amendment.

The proposed Amendment relates directly to the proposed Development Plan which has been prepared and lodged concurrently with this Scheme Amendment. It is expected that these two documents, as well as Amendment No. 18, will be considered contemporaneously. The objective of the Development Plan is to provide the Shire with a comprehensive plan and associated report to facilitate the future subdivision and development of Stage 1B of the ANSIA.

The Amendment will facilitate the development of a strategic industrial area of national significance comprising LNG and domestic gas processing and related downstream industries.

Considering these factors, it is respectfully requested that Council initiate the proposed scheme amendment within the Ashburton North Strategic Industrial Area under the Shire’s Local Planning Scheme No.7.

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PLAnning And deVeLoPment Act 2005

Shire of AShburton

LocAL PLAnning Scheme no. 7

Amendment no. 17

The Shire of Ashburton under and by virtue of the powers conferred upon it in that behalf by the Planning and Development Act 2005, hereby amends the above Local Planning Scheme by:

1. Rezone all or portions of Lots 152, 153, 350, 505, 508, 518, and Lots 500, 506, 507, 509, 519, 520, 540 and 541 from ‘Rural’ zone and ‘Conservation, Recreation and Natural Landscapes’ reserve to ‘Strategic Industry’ zone.

2. Reserve a portion of Lot 152 for ‘Other Purposes – Infrastructure’

3. Rezoning a portion of Lot 152 from ‘Rural’ zone to ‘Special Use – Transient Workforce Accommodation’ zone.

4. Inserting after Clause 6.11.10 of the Scheme the following:

LandCorp ANSIA Industrial Development Plan

6.11.11 For Lot 152 and portions of Lot 153 Onslow Road and portion of Lots 350, 505, 508, 509, 518 and 519 and Lots 500,506,507,520, 548 and 541 zoned ‘Strategic Industry’ within the Ashburton North Strategic Industrial Area, all development shall be in accordance with the LandCorp ANSIA Industrial Development Plan. Works associated with the development of land shall only be undertaken with the written approval of the Local Government in accordance with Part 5 of this Scheme and following the referral of development proposals within the Strategic Industry zone to the Environmental Protection Authority in accordance with s38 of the Environmental Protection Act 1986.

6.11.12 All use and development shall be in accordance with the LandCorp ANSIA Industrial Development Plan.

5. Amend the Scheme Maps accordingly.

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AdoPtion

Adopted by resolution of the Council of the Shire of Ashburton at the …………………………. Meeting of the Council held on the ………………… day of …………………… 20 ……

……………………………………………………..

Shire President

……………………………………………………..


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Other Purposes:

InfrastructureI

SU2

ADOPTIONADOPTED BY RESOLUTION OF THE SHIRE OFASHBURTON AT THE ORDINARY MEETING OF THE COUNCIL HELD ON THE _________ DAYOF _________ 201_____

______________________________________SHIRE PRESIDENT

______________________________________CHIEF EXECUTIVE OFFICER

SEAL

FINAL APPROVAL

1. ADOPTED FOR THE APPROVAL OF THE SHIRE OF ASHBURTON AT THE ORDINARY MEETING OF THE COUNCIL HELD ON THE _______ DAY OF _________ 201____THE COMMON SEAL OF THE SHIRE OF ASHBURTON WAS HEREUNTO AFFIXED BY AUTHORITY OF A RESOLUTION OF THE COUNCIL IN THE PRESENCE OF

______________________________________SHIRE PRESIDENT

2. RECOMMENDED/ SUBMITTED FOR FINAL APPROVAL BY THE WESTERN AUSTRALIAN PLANNING COMMISSION

__________________________________DELEGATED UNDER S.16 OF THE P&D 2005

3. FINAL APPROVAL GRANTED

______________________________________MINISTER FOR PLANNING

_________________________________CHIEF EXECUTIVE OFFICER

________________DATE

________________DATE

PLANNING AND DEVELOPMENT ACT 2005

SHIRE OF ASHBURTON

TOWN PLANNING SCHEME NO.7

AMENDMENT NO.17

EXISTING ZONING

Conservation, Recreation &Natural Landscapes

Rural

Ashburton North Strategic Industrial Area

Onslow Strategic Industrial Buffer - SCA

LOCAL SCHEME RESERVES

LEGEND

ZONES

OTHER

711-185 RZ2A 140911.ai

Strategic Industry

Special UseTransient Workforce Accomodation

SU2

PROPOSED ZONING

finAL APProVAL

Adopted for final approval by resolution of the Council of the Shire of Ashburton at the …………………………. Meeting of the Council held on the ………………… day of …………………… 20 …… and the Common Seal of the Shire was hereunto affixed by the authority of a resolution of the Council in the presence of:

……………………………………………………..

Shire President

……………………………………………………..


Recommended / Submitted for Final Approval

……………………………………………………..

Delegated under s. 16 of the PD Act 2005

……………………………

Date

Final Approval Granted

……………………………………………………..

Minister for Planning

……………………………

Date

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aPPendix 1

ansia sTrUcTUre Plan (ocTober 2011)

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aPPendix 2

landcorP social iMPacT sTaTeMenT (May 2012)

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aPPendix 3

acid sUlfaTe soil (ass) assessMenT (JanUary 2012)

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aPPendix 4

bioloGical deskToP review (JanUary 2012)

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aPPendix 5

level Two flora and veGeTaTion assessMenT (JanUary 2012)

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aPPendix 6

level one faUna assessMenT (JanUary 2012)

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aPPendix 7

PreliMinary foUndaTion assessMenT (JUne 2011)

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aPPendix 8

ansia access road corridor sTUdy ParT a: roUTe selecTion sTUdy (May 2011)

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aPPendix 9

ansia access review (JUne 2010)

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aPPendix 10

cUrrenT ePa MinisTerial aPProval sTaTeMenT (ocTober 2010)

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shire of ashburton local planning scheme no.7 ... amendment 17...within the ansia to undertake...

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