subdivision of lot 10. this condition is described as ... daps/mid-west wheatbelt...sheet title:...

subdivision of Lot 10. This condition is described as being an ‘ambulatory condition’ which is requires an applicant to undertake action to the satisfaction of a third party (clearing authority) with the clearing authority responsible for certifying compliance with those conditions. Amalgamation of residential dwellings with site amenities: Altering the design of the proposed managers dwellings to encompass facilities including but not limited to a for example, a manager’s office or a first aid room will confirm the proposed dwelling is not a separate use and opposed to rather an ancillary. This would then extinguish the requirement for subdivision to occur so as each dwelling is located on a single lot. If this method was chosen, it would be a condition of approval to amend the dwelling design to incorporate workers amenity within the building such as those mentioned above. The applicant has expressed their reluctance towards altering the configuration of the managers dwelling as it is anticipated the individual families living within the house will not wish to share their place of residence with additional employees. Having regard to all three, and based on the advice provided, the preferable outcome is via subdivision. Accordingly, as a condition of approval, it is recommended that the property be subdivided into separate titles prior to first occupation. Options/Alternatives: There are no alternative recommendations requested. Conclusion: Poultry farms are not subject to environmental regulations and as a result, it is the role of the planning decision maker to consider environmental impacts and potential land use conflicts. The proposed broiler poultry farm at Lot 10 Mogumber Road West, Mogumber is deemed to be generally compliant with relevant state planning policy objectives and measures outlined in SPP 2.5 – Rural Planning and SPP 3.7 – Planning for Bushfire Prone Areas. Both these policies were read in conjunction with their relevant guiding documents to assist in assessment of the proposal. In addition to the above, the Code of Practice for Poultry in Western Australia was a key document utilised in determining whether the proposal was compliant in regards to site management. With regard to the Shire of Victoria Plains LPS5, the poultry broiler farm remains non-compliant due to the proposed managers’ dwellings. Consequently, the report recommends this non-compliance be addressed through the subdivision process which would allow all proposed dwellings to exist on separate properties encompassing individual farms. In summary, the officer supports the approval of proposed broiler poultry farm with the exception of five of the farm managers’ dwellings where approval should be subject to future subdivision.

MANAGER'S DWELLING

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job no:

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scale (A0): drawing no:

sheet title:

drawn by:

SANTREV PTY LTDPO Box 95, Ipswich

Queensland Australia 4305

Project Address:

For:

REV DESCRIPTION DATE

© COPYRIGHT 2012 - SANTREV PTY LTD

THE IDEAS AND CONCEPTS CONTAINED WITHIN THIS

DOCUMENT AND THE DOCUMENT ITSELF REMAIN THE

INTELLECTUAL PROPERTY OF SANTREV PTY LTD AND

MAY NOT BE COPIED OR REPRODUCED IN PART OR IN

WHOLE WITHOUT EXPRESSED WRITTEN PERMISSION

FROM THE DIRECTORS OF SANTREV PTY LTD.

Phone: 1300 815 888 (+61) 07 3281 3200Fax: 1300 816 888 (+61) 07 3281 8295Email: [email protected]: www.santrevpoultry.com

ABN: 43 124 970 878BSA QLD: 1145296OCBA SA: BLD211630BC VIC: CB-L31372

00 DRAWINGS FOR DA REVIEW 17/01/2017

01 REVISED DRAWINGS FOR DA REVIEW 08/02/2017




1 : 6000

SITE PLAN

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PROPOSED NEW CONSTRUCTION - preliminary drawings

A. SENARATH

MOGUMBER RD, RED GULLY

WESTERN AUSTRALIA

INGHAMS

WA INGHAMS POULTRY PROJECT

Insert title of report here Development Application – Broiler Poultry Farms

Prepared for SBT Property Pty Ltd Page 1

Lot 10 MogumberRoad West,MogumberDevelopmentApplication – BroilerPoultry Farms

Prepared for SBT PropertyPty Ltd17 January 2017

Contact InformationCardno (WA) Pty LtdTrading as CardnoABN 77 009 119 000

11 Harvest Terrace, West Perth WA 6005

Telephone: 08 9273 3888Facsimile: 08 9486 8664International: +61 8 9273 3888

[email protected]

Author(s): Ashwin SubramaniamSenior Town Planner

Approved By: Denise MorganManager Planning

Document InformationPrepared for SBT Property Pty LtdProject Name Development Application –

Broiler Poultry FarmsFile Reference CW953800-PL-RP-001-

DevelopmentApplication-B.docx

Job Reference CW953800Date 17 January 2017

Revision Number B

Effective Date 17 January 2017

Date Approved: 17 January 2017

Document HistoryRevision Effective Date Description of Revision Prepared by: Reviewed by:

A 16 January2017

Draft for client review Ashwin Subramaniam Denise Morgan

B 17 January2017

DA for issue Ashwin Subramaniam Denise Morgan

© Cardno. Copyright in the whole and every part of this document belongs to Cardno and may not be used, sold, transferred, copied orreproduced in whole or in part in any manner or form or in or on any media to any person other than by agreement with Cardno.

This document is produced by Cardno solely for the benefit and use by the client in accordance with the terms of the engagement.Cardno does not and shall not assume any responsibility or liability whatsoever to any third party arising out of any use or reliance byany third party on the content of this document.

Table of Contents1 Introduction 12 The Site 32.1 Title Details 32.2 Site Description 32.3 Site Context and Surrounding Development 52.4 Site Selection 63 Description of Proposed Development 83.1 Overview - Broiler Poultry Farming 83.2 Broiler Sheds 103.3 Buildings 103.4 Vehicle Access and Parking 103.5 Infrastructure and Servicing 113.6 Operation and Management 123.7 Signage 123.8 Staging 133.9 Proposed Subdivision 134 Planning Framework 154.1 Wheatbelt Planning and Infrastructure Framework 154.2 State Planning Policy 2.5 - Rural Planning Policy 154.3 State Planning Policy 3.7 – Planning in Bushfire Prone Areas 164.4 Shire of Victoria Plains Strategic Community Plan 164.5 Shire of Victoria Plains Local Planning Scheme No. 5 174.6 Other Guidelines 185 Noise, Dust and Odour 216 Traffic Impact 237 Bushfire Management 248 Environmental Assessment 259 Visual Impact 3110 Social Impact 3311 Conclusion 34

List of FiguresFigure 1: Cadastral Plan 4Figure 2: Lot 10 Contours Plan 5Figure 3: Site Context Plan 6Figure 4: Ingham's Operations Location Plan 7Figure 5: Bushfire Prone Mapping 17Figure 6: Proposed Bushfire Management Strategy Plan 24Figure 7: Aerial Photo 26Figure 8: Wetlands Location Plan 28Figure 9: Location of viewpoints 31

List of TablesTable 1: Poultry farm buffers ............................................................................... 19Table 2: Fauna in the area .................................................................................. 26Table 3: Wetland Classifications ......................................................................... 27

AppendicesAppendix A Certificate of TitleAppendix B Site and Layout PlansAppendix C Elevation PlansAppendix D Dwelling Site PlanAppendix E Farm and Environment Management PlanAppendix F Dust AssessmentAppendix G Odour AssessmentAppendix H Traffic Impact AssessmentAppendix I Bushfire Management PlanAppendix J Flora and Fauna SurveyAppendix K Viewsheds

Lot 10 Mogumber Road West, Mogumber Development Application – Broiler Poultry Farms


1 IntroductionThis application is made by Cardno on behalf of SBT Property Pty Ltd, for planning approval of aproposed broiler (meat) poultry farming operation on Lot 10 Mogumber Road West, Mogumber(“Lot 10”) in the Shire of Victoria Plains. SBT Property Pty Ltd has a contract for purchase of Lot 10subject to approval of this application.

The proposal comprises six (6) chicken broiler farms, each comprising 6 - 8 sheds, spread acrossthe 1,560 hectare site. In addition to the growing sheds, each farm includes ancillary storagefacilities and a manager’s dwelling. Each farm will house a maximum of approximately 400,000birds. The proposal includes shared internal access and water supply.

The farms will trade as ‘Western Riverlands Poultry’ and represent a significant investment inWestern Australian agriculture.

This proposal is being driven by consumer demand for quality chicken meat by the mainsupermarket retailers, being Woolworths and Coles. The qualification for the stocking of chickens issubject to obtaining accreditation under the RSPCA Approved Farming Scheme or other ApprovedFarming Scheme. Minimum standards must be provided, all of which are to be met by theproposed development.

This site has been selected by Western Riverlands Poultry as being suitable to meet such demandfor several key reasons. One is that there is sufficient sized land area available to cater for thesignificant development, whilst also being able to achieve sufficient buffers from sensitive receiversthus meeting minimum odour and noise standards.

The other main reason is the strategic location of this site. The Ingham Feedmill and Hatchery islocated at Wanneroo, less than 100 kilometres south-west of this site, accessible via the sealedBrand Highway or Bindoon-Moora Road.

It is intended that the farms will be constructed according to an agreed staging plan with Ingham,the company for which the chickens will be grown. Stage 1 of the proposal will involve theconstruction of:

> Farm 1 – construction of sheds 1 to 3 to be completed by 6th May 2017;> Farm 2 – construction of sheds 1 to 4 to be completed by 15th July 2017.

This report describes the proposed development in detail and provides a rationale for its approvaltaking into account the environmental, economic and planning context. The manner in which theproposal is consistent with the local planning scheme and relevant State planning policy andstrategy is outlined.

The proposal represents a significant economic development opportunity for the Shire of VictoriaPlains and surrounding district in general, and for the town of Mogumber in particular. Thedevelopment will comply with all planning requirements and industry codes of practice andaddresses all potential concerns relating to the natural environment, odour and dust emissions,visual and traffic impact and animal welfare.

Approval of the proposal as soon as is respectfully requested.



Inside a similar shed as those proposed. Image supplied by Santrev.



2 The Site2.1 Title Details

The property subject to this application is legal described as Lot 10 on Plan 30340; Certificate ofTitle Volume 1266, Folio 322. A copy of the Certificate of Title and Deposited Plan is included inAppendix A.

Lot 10 is subject to two encumbrances, namely Transfer 21873/1960 and a profit á pendre, DeedH517571.

The land was formerly owned by the now defunct Midland Railway Company. When the land wassold to private individuals in 1960, Transfer 21873/1960 ensured that the rights to “any mines ofcopper, tin, lead, coal, ironstone, phosphatic rock, other metals, ores, minerals, all substancescontaining minerals or phosphate, gems, precious stones and mineral oil found on the site” stayedwith the company. The Midland Railway Company was purchased by Western AustralianGovernment Railways in 1964, hence these rights transferred back to the Crown. Thisencumbrance therefore does not affect the development of the land.

Deed H517571 (Timber Sharefarming Agreement) exists over the subject site as well as Lot 11 onthe opposite side of Red Gully Road which was at one time part of the same parcel of land. Theagreement exists between the landowners and the then Department of Conservation and LandManagement (CALM) was executed on 1 January 2000 and is valid until 1 January 2040. CALM nolonger exists and its functions relating to forestry and plantations are now performed by the ForestProducts Commission (FPC), a statutory trading arm of the Western Australian Government.

The agreement grants CALM (FPC) the right to access, plant, maintain, harvest, and sell timberwithin the nominated areas to the exclusion of the owner, and grants other rights and obligations onboth CALM and the owner. The locations of the harvest areas within the agreement are consistentwith the plantations that currently exist on site.

The siting of the proposed farms does not affect the plantations or access to the plantations in anyway.

2.2 Site DescriptionLot 10 is located on the western side of the intersection of Red Gully Road and Mogumber RoadWest. The lot has a frontage to Mogumber Road West of 5.6 kilometres, and to Red Gully Road of5.2 kilometres (refer to Figure 1).

The western (4.3 kilometres) and southern (2.0 kilometres) lot boundaries form part of the borderbetween the Shires of Victoria Plains and Gingin. Lot 10 is one of the larger lots in the area.

The site has an area of 1,560.6558 hectares and is approximately 50% cleared, with the balancebeing remnant vegetation and pine plantation in good to degraded condition.

The site is gently undulating, with a high point in the south-western sector of about 220 metresAHD.

The low point is in the north-easterly sector towards the corner of Red Gully Road, where there is adepression at around 170 metres AHD. The area is draining towards the Moore River andassociated wetlands and damplands, to the north and north-east. Generalised site contours forLot 10 are shown in Figure 2.



Figure 1: Cadastral Plan



Figure 2: Lot 10 Contours Plan

2.3 Site Context and Surrounding DevelopmentThe site is located around 100 kilometres north of Perth city centre on the south-western corner ofMogumber Road West and Red Gully Road, Mogumber, in the Shire of Victoria Plains. Locatedapproximately 3.5 kilometres west of the small township of Mogumber, the site lies between theBrand Highway and Great Northern Highway. Mogumber is the location of a former railway stationon the former Midland Railway line. The town comprises a post office, tavern, wheat bin and CBHoffice, and a few houses. Figure 3 shows the location of the site relative to Mogumber Townsite.

Surrounding land is used for a variety of mostly rural purposes. The 1,360 hectare lot immediatelywest of the subject site in the Shire of Gingin, is partly developed as a commercial olive grove(approximately 320 hectares planted).

Diagonally to the north-west of the site is Mogumber Farm (Aboriginal Reserve 16833), formerlythe Moore River Native Settlement and cemetery. Lot 3109, opposite Lot 10 on the north side ofMogumber Road West, is used as ‘Dirt Rider Heaven’ motocross.

The general locality is a combination of cleared farming and remnant vegetation. Three existingdwellings on surrounding lots to the east and south of the site are located within one kilometre ofthe site’s boundaries. The proposed farms have been positioned to be located outside of the onekilometre radius of these surrounding dwellings.



Figure 3: Site Context Plan

2.4 Site SelectionThis site has been selected as it meets many of the very specific locational criteria that must bemet for poultry production facilities. In the first instance, intensive chicken farms need to be withinabout one hour of processing sites. Farms also need to be close to feed supplies and hatcheries,as they are run as highly integrated systems. This limits the areas within which sites can be sought.

SBT Properties Pty Ltd has entered into a broiler growing agreement with Ingham, therefore siteselection for the broiler farm has been cognisant of proximity to the current Ingham feedmill andhatchery. These Ingham facilities are situated in Sinagra within the Shire of Wanneroo,approximately 80 kilometres south of Lot 10. The Ingham processing plant is located in OsbornePark, as illustrated in Figure 4.

Proximity to existing and proposed freight routes was also an important consideration whenidentifying this site. Lot 10 is located between the Brand Highway and Great Northern Highways,the two major routes to Perth. Mogumber Road West is part of the Restricted Access Vehicle(RAV) network and is classified as Network 4. This allows vehicles less than 27.5 metres in length,up to 87.5 tonnes, and with up to five axels. This will be more than adequate for the vehicles thatwill visit the proposed farms.

At just over 1,560 hectares, the site is large enough to accommodate the proposed farms, includingrequisite setbacks and buffer distances, whilst not impacting remnant native vegetation or sensitiveland uses.



Figure 4: Ingham's Operations Location Plan



3 Description of Proposed DevelopmentThe application for planning approval comprises six (6) poultry broiler farms, each comprising 6 - 8broiler sheds, spread across the 1,560 hectare site. The development comprises the following keycomponents:

> Six independently operated farms, 5 served by 8 sheds and 1 served by 6 sheds;> Forty six chicken sheds, each 160.4m long x 17.30m wide (2,774.92m2), all orientated ‘east

– west’ and having a roofed area of 108,494m2;> Each shed will have 40 internal bays with 9 cooling bays;> Each shed will have 16 to 20 axial fans, allowing discharge of air on the western side with

evaporative cooling pads on the eastern side;> Spacing between each shed is 26m; this will allow for possible future conversion to free

range production;> Retention of existing native and mature vegetation as far as possible;> Stocking capacity of 53,146 birds per shed (19.2 birds per m2);> Total of 2,444,716 birds maximum capacity;> Two individual water tanks per farm (375,000L each);> Sixty nine feed storage silos (5m high) – 3 per every 2 sheds;

> Six farm managers, residences (1 per farm) of brick veneer construction with Colorbond roof,alfresco and double garage (under main roof);

> Individual on-site effluent disposal system per dwelling> Six firefighting pumps (non-electric) servicing each dwelling

> Six amenities buildings (including lunchroom and shower) – 1 per farm, connected toindividual on-site effluent disposal systems;

> Five generator sheds;> One machinery shed (approximately 17m x 40m);> 4 x main feeder tanks;> Provision of bio-bins for mortality disposal;> Freestanding advertisement adjacent the access entrance.

Proposed development plans are provided in Appendix B. for a site layout plan of the proposeddevelopment and indicative farm layout plans. The following provides an outline of operationaldetails pertaining to the proposed development.

3.1 Overview - Broiler Poultry FarmingBroiler chicken farms typically operate using sheds for the housing of birds. The shed floor isprovided with a thick layer of clean and fresh straw which is spread across the floor for bedding ofthe birds. This material sits upon a compacted impervious floor.

The sheds are ventilated by large fans encouraging air flow, and evaporative cooling systems ableto cool the birds in hot conditions. Shed temperature, humidity and air quality are electricallycontrolled.

Birds are usually harvested three times during the growing period with 55% of the birds removed atday 31 and 35 days and the balance by day 48-52. The birds are harvested at night when the birdsare more settled. They are caught by hand and placed into plastic crates or aluminium modules,designed for good ventilation and safety from bruising during transport. They are then transportedto the Ingham Osborne Park processing plant.

Typically there is a one to two week break between batches. At the completion of the batch, theshed floor is cleaned and prepared for its next batch. Litter is removed, floors are brushed, feedpans are scrubbed, water lines cleaned and fan blades scrubbed. High pressure cleaners are usedto clean the shed back to its original condition.



The following information has been derived from “Poultry Hub”, a web-site developed by the PoultryCooperative Research Centre (CRC) in Australia.1 It briefly describes the process of rearingchickens for meat production in Australia, and reflects the processes that will take place in each ofthe proposed farms.

3.1.1 Meat Chicken Farm Sequence

1. Newly hatched chicks are transported to broiler farms in ventilatedchick boxes aboard air-conditioned trucks that are specificallydesigned to carry chicks. It is important that chicks receive feed,water and warmth soon after hatching, however the remains of theyolk sac can sustain each chick for up to 72 hours post-hatch.

2. On arrival at the broiler farm, day-old chicks are placed onto thefloor of the shed, where they are initially confined to an area ofbetween a half to one third of the total shed area (the ‘broodingarea’) and given supplementary heating from gas heaters or heatlamps for about three weeks. The air temperature should initially be35oC and reduced by 1-2oC per day until it reaches 23oC when thechickens are approximately three weeks of age. High protein starterrations are fed to young meat chickens to ensure they grow asmuch as possible early in life. This may be continued for 18-24days.

3. After the brooding stage has passed a diet that is lower in protein isfed to the chickens for the remainder of their life, usually until 42days of age. Heavy weight birds that are required for chicken filletsare slaughtered at up to 56 days of age. Some meat chickens gothrough a separate rearing stage, with a special rearing ration beingfed to them before they are placed on a finisher feed, but most gostraight from starter to finisher feed.

4. Most catching (harvesting) is done at night when the birds arequieter, which results in less delay and therefore stress beforeslaughter. Birds are placed into plastic crates or aluminium modulesdesigned for good ventilation and safety from bruising duringtransport. These crates or modules are handled by specialist forkliftequipment and loaded onto trucks for transport to the processingplant. In Australia, a percentage of chickens are harvested at up tofour different times depending on the need for light or heavy birds.The first harvest can occur as early as 30-35 days and the lastharvest at 55-60 days.

5. Once all the birds have been harvested (after approximately 60days), the shed is cleaned and prepared for the next batch of dayold chicks, which generally arrives five days to two weeks after theprevious harvest. The time between batches is used to clean theshed, but it also reduces the risk of common ailments being passedbetween batches as many pathogens die off in this time. Manyfarms undertake a full cleanout after every batch. This involvesremoving bedding, brushing floors, scrubbing feed pans, cleaningout water lines, scrubbing fan blades and other equipment, andchecking rodent stations. High pressure hoses clean the whole shedthoroughly. The floor bases are usually rammed earth and becauselow water volumes are used, there is little water runoff.

1 http://www.poultryhub.org/production/industry-structure-and-organisations/chicken-meat/meat-chicken-farm-sequence/



Once the shed has been thoroughly cleaned it is disinfected. This involves low volumes ofdisinfectant sprayed throughout the shed. If insects were a problem in the previous batch aninsecticidal treatment may also be used. Any disinfectant or insecticide that is used must beapproved by the Australian Pesticide and Veterinary Medicines Authority as safe and fit for use inbroiler sheds. After a full cleanout, company veterinarians or service personnel will test the shed toconfirm that it has been adequately cleaned and any potential disease agents removed.

3.2 Broiler ShedsThe application proposes six poultry farms, comprised of six or eight broiler sheds. Each broilershed is 160m x 17.3m each, and can accommodate approximately 50,000 chickens per shed,totalling approximately 400,000 chickens per farm. Each shed is separated by a distance of 26metres. Appendix C contains floorplan and elevations of the proposed broiler sheds.

Sheds will be constructed from fabricated hot-dipped galvanised steel, with concrete floors toIngham’s specifications. All sheds have clean skin ceilings which have the following benefits forthe operation of the broiler sheds:

· All structural components are contained within the roof ceiling space and uncontrolled airflow resistance is minimised. This design feature leads directly to better environmentcontrol and a reduction in power consumption due to the resulting use of smaller, moreefficient, ventilation fans.

· The lack of clutter in the air space and the smooth finish of the ceiling minimises surfacesthat collect dust. This helps repress disease contagions promoting better bird healthresulting in better production.

· Clean skin ceiling makes the interior space very easy to clean and sterilize at the end ofeach batch, dramatically reducing turn-around times and cleaning costs.

All sheds are mechanically ventilated, both tunnel ventilation and side ventilation. Tunnelventilation is achieved using 10 x 1.4m diameter exhaust fans. Shed are constructed to be fullyintegrated with cooling, heating, feeding and watering systems.

3.3 BuildingsAside from the Broiler Sheds, each farm will contain a Manager’s Dwelling and associatedbuildings. Appendix D contains a typical floor plan of a manager’s dwelling.

All dwellings are located within a 100m bushfire buffer accommodating the required AssetProtection and Hazard Separation Zones. In addition, dwellings are setback 150m from the broilersheds to maintain adequate separation between domestic and farm operations. All dwellings havetheir own vehicular access to maintain separation between domestic and farm traffic.

Other structures will include:

> Six amenities buildings (including lunchroom and shower) – 1 per farm, connected toindividual on-site effluent disposal systems;

> Six generator sheds – 1 per farm;> Six pump sheds – 1 per farm;> Once central storage pump shed;> One machinery shed (approximately 17m x 40m);> 6 x main central water storage tanks;> 12 x storage tanks – 2 per farm;> Freestanding advertisement adjacent the access entrance.

3.4 Vehicle Access and ParkingTraffic generated by the proposed development arise from:

> Resident farm managers;> Staff vehicles;



> Delivery trucks.

To minimise impacts on the local road network and maximise operational efficiencies it is proposedthat the farm operations will be serviced from a single access point from Mogumber Road West,which is part of the Restricted Access Vehicle (RAV) network. The access will be located at or nearthe current main gate close to the powerlines, whilst still maintaining a 6m wide buffer from thetransmission line corridor. This location enjoys good sight lines and is considered to be a safelocation for access and egress.

The access point will allow simultaneous entry and exit of vehicles.

It is proposed that this truck and service vehicle entrance be 10m in width with a central 3mbitumen layer in the section where all trucks will be travelling – from the Mogumber Road Westentrance until the first fork. The remainder of the internal access road will be constructed toprovide for all-weather access. The exact location of internal roads will be subject to detailedsurvey. However, where possible, the internal road has been located to follow existing firebreaksor vehicle tracks. This will minimise the need for additional clearing and disturbance to existingvegetation. The internal network will provide a loop track that allows all vehicles to leave the site ina forward direction.

Farm managers’ dwellings will be provided with individual driveways, 4m in width, for domestic use.These driveways will be designed to meet the standards required to permit access and turnaroundby fire fighting vehicles as required by WAPC’s Guidelines for Planning in Bushfire Prone Areas.Each house will have a private access track between to its farm.

Farm workers will comprise two assistants per farm and 5 – 7 maintenance workers for all six farmscombined. All of these workers will use light vehicles and access the site via the main entry. It isestimated that this will generate 50 trips per day (ie: 25 light vehicles entering and exiting theproperty each day). Parking for staff will be provided on hard-stand rubble parking areas adjacentto the amenity areas on each farm.

Visitor numbers will be minimized to promote biosecurity, however sufficient car parking forworkers, visitors and maintenance vehicles can be accommodated in an orderly and acceptablemanner.

Any truck parking will only be short term and the width of the internal road network will allow trucksto temporarily park within the internal road network with sufficient room for any moving vehicles toeasily manoeuvre around any parked truck.

3.5 Infrastructure and Servicing

3.5.1 Water

Each shed will require a supply capable of providing approximately 6 ML/year. The proposeddevelopment will generate the following demands for water:

> Drinking water for the birds;> Cooling of ventilation systems;> Irrigation of pastures/vegetation;> Supply of water to dwellings and amenity buildings;> Cleaning out of sheds;> Dust suppression (if/when/where required).

Six central water storage tanks are proposed to be located as per the development plans, whichwill hold water drawn from the bores via the pump and pipeline. These tanks will be designed toprovide sufficient capacity to allow the facility to run for a period of at least 2 days. Individual pipeswill then distribute water to the individual farms and worker housing.

In addition to the central water tanks, individual tanks (two per farm) will provide storage for thechicken sheds (6-8 per farm) to be used for the various purposes mentioned above.



The Department of Water has confirmed there is water allocation available within the twounderlying aquifers in sufficient quantities to meet the requirements of the development. Theseinclude:

> Surficial aquifer; and> Mirrabooka aquifer

Western Riverlands Farms (SBT Properties) has secured access to a total of 450ML/annum ofwater via a 'Licence to Take Water’. The ‘Licence to Take Water’ allows Western Riverlands Farmsto extract 300ML/annum from the Mirrabooka aquifer and 150ML/annum from the surficial aquifer.The water will be supplied by bores and treated in line with the guidelines set in the National WaterBiosecurity Manual Poultry Production to ensure it is suitable for Stock (Poultry) use.

3.5.2 Electricity

A preliminary technical assessment of the proposed development has been undertaken by WesternPower. The assessment concluded that the proposed development load can be connected to theRGN610 feeder by extending the feeder backbone at suitable locations.

Apart from the network extension to connect the new loads, there is no network reinforcementrequired.

3.5.3 Sewerage

The proposed manager’s dwellings and poultry farms will be serviced by Council approvedindividual on-site effluent disposal systems.

3.5.4 Drainage

The site is within a low to moderate rainfall area receiving an average of 584.5 mm per annum.Existing ground conditions are likely to encourage infiltration during typical low intensity shortevents, which will limit surface overland flow runoff leaving the proposed development area.Furthermore, due to the significant portion of remaining undeveloped land across the site(approximately 94%), it is unlikely that management of stormwater will be a significant issue. Theoperation will generate minimal waste water. To manage the operation of the poultry farm tominimize the generation of wastewater and contaminated stormwater, to ensure no contaminatedwater is discharged or released from the site, the following actions will be taken:

> Contain water used in the cleaning of sheds within the shed allowing it to evaporate with nodischarge occurring;

> Run-off arrangements form hardstand areas and detention basins;> Minor storage of oils, acids and various chemicals will be appropriately stored in a

containment building 200m from any significant wetland or waterway;> The storage, use, application, transportation and disposal of pesticides are to be in

accordance with the Health (Pesticides) Regulations 1956;> Spill kits, absorbent material and other containment equipment must be maintained in clearly

identified and unobstructed locations ready for use in the event of a spill;> Visual inspections shall be carried out during significant rainfall events in order to identify any

visible signs of contaminated stormwater or contaminated run-off leaving the site.

3.6 Operation and ManagementA farm management plan has been prepared which proposes that best management practices areadopted in the operation of the proposed poultry farms. A copy of this management plan is includedwithin Appendix E. The manager plan is intended to minimise the risk of any adverse event withpotential to impact on stock, the environment and surrounding residents. I

3.7 SignageA single freestanding advertisement is proposed next to the access points for each farm offMogumber Road and Red Gully Roads. This sign will be located on private land adjacent theMogumber Road and Red Gully Road boundaries.



The sign will be 3m high, with the sign display area having dimensions of 2m x 1.5m (3m2). Thesign display will be held up by two vertical posts, made of rectangular hollow steel or similar. Thesign display will not move, flash or be illuminated.

3.8 StagingThe development of the farms will be staged so that production can be expanded gradually to meetconstruction timeframes and market demand. Ingham requires the sheds to follow the followingconstruction timetable:

> Farm 1 [Sheds 1 to 3] - construction to be completed by 6 May 2017> Farm 2 [Sheds 1 to 4] - construction to be completed by 15 July2017> Farm 1 [Sheds 4 to 6] - construction to be completed by 31 October 2017> Farm 2 [Sheds 5 to 6] - construction to be completed by 31 October 2017> Farms 3 to 5 by end 2019 (estimated)

Managers’ houses, ancillary buildings and access roads will be constructed concurrent with the firststage of each farm.

Water supply infrastructure will be installed concurrent with the first stage, and connections toindividual farms made at the time of construction of each farm.

3.9 Proposed SubdivisionAlthough the farms are intended to be operated cooperatively, each will be independentlymanaged. It is proposed to seek subdivision approval so that each farm is located on a separatelot. The main reason for this is to ensure the financial sustainability of the operations. It is acommercial requirement of both the buyer (Ingham) and the financiers that each farm be on its owntitle.

An indicative subdivision layout is shown on the Overall Site Plan in Appendix B. Although subjectto a separate application, it is relevant because the siting of the proposed farms on Lot 10 hastaken into account future lot boundaries so that each farm will comply with relevant setbacks andseparation distances even after subdivision.

Clause 5.10.1 of LPS 5 states that the local government or the Western Australian PlanningCommission (WAPC) may require the preparation of an outline development plan (ODP) prior toconsidering any subdivision or development proposal in any zone. An ODP is also referred to as astructure plan.

Requirements for structure plans are contained in Schedule 2 Part 4 – also known as the DeemedProvisions - of the Planning Regulations 2015. Clause 16(1)(c) of the Deemed Provisions state thatunless otherwise agreed by the WAPC, a structure plan must set out the following information:

i) the key attributes and constraints of the area covered by the plan including the naturalenvironment, landform and the topography of the area;

(ii) the planning context for the area covered by the plan and the neighbourhood and regionwithin which the area is located;

(iii) any major land uses, zoning or reserves proposed by the plan;

(iv) estimates of the future number of lots in the area covered by the plan and the extent towhich the plan provides for dwellings, retail floor space or other land uses;

(v) the population impacts that are expected to result from the implementation of the plan;

(vi) the extent to which the plan provides for the coordination of key transport and otherinfrastructure;

(vii) the proposed staging of the subdivision or development covered by the plan.

subdivision of lot 10. this condition is described as ... daps/mid-west wheatbelt...sheet title:...

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