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Lot 283 Broome Road, Roebuck Application for Planning Approval Transient Workers’ Accommodation

EARLY ARTIST’S IMPRESSION

Prepared for Decmil Group Ltd January 2013

Lot 283 Broome Road, Roebuck Application for Planning Approval Transient Workers’ Accommodation EARLY ARTIST’S IMPRESSION Prepared

Copyright Statement 2013

© Planning Solutions (Aust) Pty Ltd

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No express or implied warranties are made by Planning Solutions (Aust) Pty Ltd regarding the information and analysis contained in this report. In particular, but without limiting the preceding exclusion, Planning Solutions (Aust) Pty Ltd will not verify, and will not assume responsibility for, the accuracy and completeness of information provided to us.

This report has been prepared with particular attention to our Client’s instructions and the relevant features of the subject site. Planning Solutions (Aust) Pty Ltd accepts no liability whatsoever for:

  • 1. A third party’s use of, or reliance upon, this report.

  • 2. Use of, or reliance upon, this report in relation to any land other than the subject site.

  • 3. The Client’s implementation, or application, of the strategies recommended in this report.

Direct all inquiries to:

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Phone:

08 9227 7970

Fax:

08 9227 7971

E-mail:

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Project details

Job number

3040

Client

Decmil Group Ltd

Prepared by

Planning Solutions

Consultant Team

Architecture Traffic Engineering Civil Engineering Electrical/Hydraulic Engineering Landscaping Environmental Feature Survey Geotechnical Survey

Peter Hunt Architect Pty Ltd Donald Veal Consultants Pty Ltd Robert Bird Group Pty Ltd Robert Bird Group Pty Ltd Outback Trees of Australia Pty Ltd Endemic Pty Ltd McMullen Nolan Group Pty Ltd Douglas Partners Pty Ltd

Document control

Revision number

File name

Document date

Rev 0

130108 3040 DA Report

8 January 2013

Rev 1

   

Development Application Transient Workers’ Accommodation

Contents

  • 1 Executive Summary

3

  • 2 Preliminary

6

Introduction

  • 2.1 ..............................................................................................................................

6

Background

  • 2.2 ..............................................................................................................................

6

  • 2.3 Indigenous Facilities and Opportunity

8

Legacy

  • 2.4 ......................................................................................................................................

8

  • 2.5 Preliminary Summary

9

  • 3 Site Details

10

Land Description

  • 3.1 ....................................................................................................................

10

Location

  • 3.2 ..................................................................................................................................

10

  • 3.2.1 Regional Context ....................................................................................................................

10

Local Context

  • 3.2.2 .........................................................................................................................

10

  • 3.3 Land Use and Topography

10

  • 4 Surrounding Land Uses and Precedent

16

  • 4.1 Temporary Offsite Workers’ Camp – Lot 301 Broome Road, Roebuck

16

  • 4.2 Temporary Workers’ Accommodation – Lot 2 Broome Road, Skuthorpe

19

  • 4.3 Caravan Park – Lot 3000 Broome Road, Skuthorpe

19

  • 5 Proposed Development

20

Overview

  • 5.1 ................................................................................................................................

20

  • 5.2 Development Details

21

Indicative Images

  • 5.3 ...................................................................................................................

22

  • 5.4 Transport, Access, Parking and Wayfinding

24

  • 5.5 Environmentally Sustainable Design

24

  • 5.6 Height, Massing and Appearance

25

  • 5.7 Design Philosophy

26

  • 5.8 Landscaping

28

  • 5.9 Operational Details .................................................................................................................

29

  • 5.10 Possible Future Modification and Legacy

30

  • 5.11 Proposed Development Drawings and Accompanying Supporting Information

31

  • 6 Strategic Planning Framework

32

  • 6.1 Shire of Broome Scheme Report (Local Planning Strategy)

32

  • 7 Statutory planning framework

33

  • 7.1 Statement of Planning Policy No. 1 - State Planning Framework (Variation No. 2)

33

  • 7.2 Shire of Broome Town Planning Scheme No. 4

33

  • 7.2.1 Land Use and Zoning

33

  • 7.2.2 Objectives for the ‘Skuthorpe Rural Agriculture Zone’ SCA

36

  • 7.2.3 Development Standards – Town Planning Scheme No.4

38

  • 7.2.4 Matters to be Considered by Council

41

7.3

Transient Workers’ Accommodation Policy

47

  • 7.3.1 Development Standards – Transient Workers’ Accommodation Policy

47

  • 7.3.2 Other Policy Considerations

50

  • 7.3.3 Matters to be Considered by Council

52

7.4

Shire of Broome Local Planning Policy 8.10

53

  • 7.4.1 Parking Areas .........................................................................................................................

54

  • 7.4.2 Storage/General Use Areas

54

Development Application Transient Workers’ Accommodation

7.4.3

Drainage

54

  • 7.5 Draft Shire of Broome Local Planning Scheme No.6

54

  • 8 Demand and Location

55

Demand

  • 8.1 ..................................................................................................................................

55

Location

  • 8.2 ..................................................................................................................................

55

  • 9 Servicing and Engineering

57

Power

  • 9.1 .....................................................................................................................................

57

Water

  • 9.2 ......................................................................................................................................

57

Effluent Disposal

  • 9.3 ....................................................................................................................

58

Drainage

  • 9.4 .................................................................................................................................

58

  • 9.4.1 Drainage Design Principles

58

  • 9.4.2 Developed Drainage Strategy

58

9.5

Telecommunications

59

  • 10 Operations

60

  • 11 Possible Future Adaptation and Legacy

62

  • 11.1 Indigenous Investment, Employment and Training

.................................................................

62

  • 11.2 Built Form Modifications

62

 
  • 12 Conclusion

63

Figures

Figure 1:

Regional context

Figure 2:

Local context

Figure 3:

Aerial photograph

Figure 4:

Land use context plan 1

Figure 5:

Land use context plan 2

Figure 6:

Landscaping plan

Figure 7:

Landscape plant selection

Figure 8:

Example images of similarly landscaped facilities

Appendices

Appendix 1:

Certificate of Title

Appendix 2:

Feature Survey

Appendix 3:

Proposed development drawings

Appendix 4:

Indicative Concept Landscape Plan

Appendix 5:

Traffic Statement

Appendix 6:

Geotechnical Survey

Appendix 7:

Civil Engineering and Site Services Report

Development Application Transient Workers’ Accommodation

  • 1 Executive Summary

    • 1.1. Planning Solutions, on behalf of Decmil Group Ltd in partnership with Nyimarr Ltd (the proponent), seeks planning approval to develop an 857-person temporary transient workers’ accommodation village (TWA) on Lot 283 Broome Road, Roebuck (subject site).

    • 1.2. A fly camp for 100 workers will be established on the subject site initially. These initial 100 workers will undertake the construction of the TWA.

    • 1.3. Approval is sought for the TWA for a temporary period of 5 years, commencing upon occupation.

    • 1.4. The TWA will be developed as a private investment by the proponent and will then be leased to a tenant who will occupy the facility for the lifespan of the facility (5 years).

    • 1.5. Woodside has confirmed interest in leasing the facility from the proponent in order to service the Browse LNG Project, subject to strategic investment decisions being made by Woodside.

    • 1.6. If approved, the proposed TWA is intended serve as a replacement for the facility previously granted Development Approval at Lot 301 (Reserve 27516) Broome Road, Roebuck on 14 April 2011. In accordance with clause 10.5 of the Shire of Broome Town Planning Scheme No.4 (TPS4), it is understood the Lot 301 approval will have lapsed if not substantially commenced before 14 April 2013.

    • 1.7. The Shire’s Council has previously resolved to approve ‘Temporary Workers Accommodation’ on Lot 2 Broome Road, Skuthorpe, approximately 4.4km (3 minutes’ drive) to the east of the subject site. As with the subject site, Lot 2 Broome Road is located within the ‘Rural Agriculture’ zone and the ‘Skuthorpe Rural Agricultural Zone’ Special Control Area.

    • 1.8. The proponent has extensive experience in design, construction, investment and management of large accommodation projects across Australia. It understands it is imperative an appropriate strategy is implemented by both large private companies and local communities to service large construction projects.

    • 1.9. The development of the proposed TWA will help to ensure that transient workers associated with Browse LNG do not:

Adversely impact on Broome hotel and tourist accommodation availability.

Adversely impact on housing availability and affordability.

  • 1.10. The subject site is located out-of-town, yet in proximity to Broome, such that it facilitates:

Appropriate location of transient workers within the wider community.

Removal of the visual impact of large volumes of workers in town.

Significant local economic benefits and opportunities to the town.

  • 1.11. The TWA will be separated from Broome Road by a vegetated nature strip approximately 50m in width, and a 180m mango plantation (total 230m visual buffer). The TWA will be largely hidden from sight from Broome Road by the mango plantation which will be retained and which is proposed to be developed as an Indigenous business.

  • 1.12. The proposal has been developed as an integrated Indigenous Investment, Employment and Training solution with the aim of maximising Indigenous opportunities. The facility will provide construction and facility management training to Indigenous trainees, both as part of the construction process and during the day to day operation of the TWA.

Development Application Transient Workers’ Accommodation

  • 1.13. The TWA will be managed by a Facility Services Contractor who will be responsible for:

Site security and emergency management services.

Medical and health management services.

Environmental and waste management services.

Accommodation administration and management services.

Catering services.

Facility cleaning, grounds, laundry and housekeeping services.

Facility entertainment services.

Wet mess and recreational services.

Utilities management services.

Lifestyle and events coordinator services.

  • 1.14. Appropriate management of workers’ appearance will be employed to limit any visual impact on the Shire, including from high visibility clothing.

  • 1.15. Workers’ movements to and from the work site, the airport and the TWA will be closely and carefully managed. Buses will be used to transport workers. Due to the location of the TWA, buses will not need to pass through the town to access the work site.

  • 1.16. A Traffic Statement (Appendix 5) and Civil Engineering and Site Services Report (Appendix 7) prepared in support of the Development Application have determined the proposal will have no significant adverse impact of the capacity and safety of the surrounding road network and is capable of being suitably serviced.

  • 1.17. The TWA will include stand-alone infrastructure services (power, water and sewerage) and will not be connected to the existing town services. This will ensure the facility does not impact on the existing Broome infrastructure as well as enabling all infrastructure to be modularised and therefore removable post the 5 year operation.

  • 1.18. The design limits any impact on the subject site with no additional site fill required. This ensures the facility, post its 5 year use, is removable and the site easily reinstated to its original state.

  • 1.19. A high level of environmental design is incorporated within the facility with Class A grey water recycling proposed, energy efficient fixtures and fittings, smart card energy management and water efficient design.

  • 1.20. The TWA uses a fully modular design that will enable efficient construction and use during the temporary 5 year period, and that will also enable efficient demobilisation.

  • 1.21. After the initial 5 year period of use, all works associated with the development will be removed from the site at the time of the ceasing of the use for TWA. It is envisaged, however, a separate request may be made for approval to retain a small number of select facilities on the site to serve as a lasting Indigenous Training and Employment Academy. It is acknowledged that any ongoing use of the site after the 5 year temporary period would be contingent on all necessary approvals being applied for, and granted, at a later date.

  • 1.22. As detailed in this report, the proposed development satisfies all applicable statutory planning requirements, including the provisions of:

Shire of Broome Town Planning Scheme No.4.

Shire of Broome Local Planning Policy 8.8 - Transient Workers Accommodation.

Development Application Transient Workers’ Accommodation

  • 1.23. The proposal may be considered and approved by Council under the ‘Use Not Listed’ provisions of TPS4, in accordance with the guidance provided by the Shire’s TWA Policy 8.8.

  • 1.24. The development will be sited within the northern portion of the subject site so as to retain the existing mango plantation in the southern portion of the site. The retention of the mango plantation ensures the continuing horticultural use of the site, maximises the setback from Broome Road and results in a substantial visu al barrier between Broome Road and the proposed TWA.

  • 1.25. The total area of horticulture/agriculture on the site will be increased from its current area of approximately 45,000m 2 (mango plantation) to include productive bush food, medicine and horticultural training of approximately 25,000m 2 , and an additional mango planation area of approximately 5,000m 2 . The proposal will therefore increase the overall horticulture/agriculture use of the site by 67% to a total of 75,000m 2 .

  • 1.26. The proposal is consistent with the stated objectives of the ‘Rural Agriculture’ zone, and the ‘Skuthorpe Rural Agriculture Zone’ Special Control Area.

  • 1.27. The proposal is capable of approval, meets the requirements of statutory, strategic and policy planning controls, and warrants the full support of the planning authorities.

Development Application Transient Workers’ Accommodation

  • 2 Preliminary

  • 2.1 Introduction

Planning Solutions acts on behalf of Decmil Group Ltd in partnership with Nyimarr Ltd (the proponent)

in relation to the proposed development of Lot 283 Broome Road, Roebuck (subject site).

Planning Solutions has prepared the following report in support of an Application for Approval to

Commence Development for an 857-person temporary transient workers’ accommodation village

(TWA) on the subject site.

The following report addresses various issues pertinent to the proposal, including:

Site details.

Surrounding land uses and precedence.

Proposed development.

Statutory planning framework.

Demand and location.

Servicing and engineering.

Operations.

Future adaptation and legacy.

The proposed TWA will have capacity to accommodate up to 857 persons. The TWA will include

ancillary training and education facilities, in addition to other associated facilities including:

Administration building, medical security and emergency response building.

Supporting amenities - restaurant, tavern and beer garden.

Maintenance building and utilities area.

Indoor and outdoor recreational facilities.

A fly camp for 100 workers will be established on the s ubject site initially. These initial 100 workers will

undertake the construction of the TWA. By accommodating the initial workers in an on-site fly camp the

proposed development will reduce impacts on in-town Broome accommodation facilities. Upon

completion of the TWA, the fly camp will be removed.

Approval is sought for the TWA development for a temporary period of 5 years, commencing upon

occupation.

  • 2.2 Background

The TWA will be developed and owned as a private investment by the proponent and will be leased to

a tenant who will utilise the facility for the lifespan of the facility (5 years).

The proponent has extensive experience in design, construction, investment and management of large

accommodation projects across Australia. It understands it is imperative an appropriate strategy is

Development Application Transient Workers’ Accommodation

implemented by both large private companies and local communities to service large construction

projects.

Woodside has confirmed interest in leasing the accommodation facility for a 5 year period.

The establishment of the proposed facility is depende nt on strategic investment decisions being made

by Woodside (the intended lessee) in relation to the development of an LNG facility at the Browse LNG

site.

If Development Approval is granted, Woodside has confirmed the proposed TWA will serve as a

replacement for the facility previously granted Development Approval at Lot 301 (Reserve 27516)

Broome Road, Roebuck on 14 April 2011. In accordance with clause 10.5 of the Shire of Broome Town

Planning Scheme No.4 (TPS4), it is understood the Lot 301 approval will have lapsed if not

substantially commenced before 14 April 2013.

The proposed development will therefore establish the first substantial TWA in Broome.

The proposal addresses TPS4 and relevant statutory requirements. The proposal also addresses the

Shire’s Local Planning Policy Policies and the Shire’s strategic studies and their objectives. Importantly,

the proposal has taken into account social impact concerns outlined within various State Government,

Shire of Broome and industry publications. Notably:

The facility is located out-of-town, yet in proximity to Broome, such that it facilitates:

o

Appropriate location of transient workers within the wider community.

o

Removal of the visual impact of large volumes of workers in town.

o

Significant local economic benefits and opportunities to the town.

Appropriate management of workers’ appearance will be employed to limit any visual

impact on the Shire, including from high visibility clothing.

Workers’ movements to and from the work site, the airport and the TWA will be closely

and carefully managed. Buses will be used to transport workers. Due to the location of the

TWA, buses will not need to pass through the town to access the work site.

The development of the proposed TWA will help to ensure that transient workers

associated with Browse LNG do not:

o

Adversely impact on Broome hotel and tourist accommodation availability.

o

Adversely impact on housing availability and affordability.

The TWA will be separated from Broome Road by a vegetated nature strip approximately

50m in width, and a 180m mango plantation (total 230m visual buffer). The TWA will be

largely hidden from sight from Broome Road.

The TWA uses a fully modular design that will enable efficient construction and use during

the temporary 5 year period, and that will also enable efficient demobilisation.

The proposal will maintain the existing agricultural / horticultural use on the site (mango

plantation), which is proposed to be developed as an Indigenous business.

The proposal has been developed as an integrated Indigenous Investment, Employment

and Training solution with the aim of maximising Indigenous opportunities. The facility will

provide construction and facility management training to Indigenous trainees, both as part

of the construction process and during the day to day operation of the TWA.

Development Application Transient Workers’ Accommodation

  • 2.3 Indigenous Facilities and Opportunity

The design of the TWA facility incorporates ancillary Indigenous Employment and Training facilities,

including:

Up to 57 Indigenous, staff and trainee accommodation rooms.

3 Indigenous training rooms/class rooms.

An Indigenous training kitchen located adjacent to the mess kitchen.

An Indigenous workshop facility for building and maintenance training.

The Indigenous Partner, Nyimarr, will manage the Indigenous training facilities over the 5 year term of

the facility.

As a ‘Build Own Operate’ investment, the proponent will provide local and Indigenous businesses,

suppliers and individuals with significant economic opportunity; not only during the construction period,

but also through longer-term Facility Management contracts over the 5 year lifespan.

  • 2.4 Legacy

After the initial 5 year period of use, all works associated with the development will be removed from the

site at the time of the ceasing of the use for TWA.

It is envisaged, however, a separate request may be made for approval to retain a small number of

select facilities on the site to serve as a lasting Indigenous Training and Employment Academy. The

determination of this would be in the hands of the local planning authority at the time.

The village has been designed with careful consideration to this possible future function, and is highly

adaptable due to its modular design.

It is anticipated it will be possible to provide the following local community and Indigenous benefits

through the appropriate design, construction and then residual use of the remaining assets post the 5

years (subject to separate approvals). These benefits will include:

Indigenous investment.

Indigenous construction (employment and training) through a Nyimarr Decmil Joint

Venture.

Indigenous Facility Management (5 year employment strategy and training).

Ongoing training and mentoring facilit y for the approved 5 year term.

Subject to further approvals, the ongoing training and mentoring opportunities through use

of the residual assets as a training academy.

It is acknowledged that any ongoing use of the site after the 5 year temporary period would be

contingent on all necessary approvals being applied for, and granted, at a later date.

Development Application Transient Workers’ Accommodation

  • 2.5 Preliminary Summary

As detailed in this report, the proposed development satisfies all applicable statutory planning

requirements, including the provisions of:

  • 1. Shire of Broome Town Planning Scheme No.4 (TPS4).

  • 2. Shire of Broome Local Planning Policy 8.8 - Transient Workers’ Accommodation (TWA Policy).

The proposal may be considered and approved by the Kimberly Joint Development Assessment Panel

under the ‘Use Not Listed’ provisions of TPS4, in accordance with the guidance provided by the Shire’s

TWA Policy.

The existing mango plantation on part of the subject site will be retained and maintained throughout the

life of the TWA. Further, additional horticultural activities have been integrated into the design of the

TWA. The total area of horticulture/agriculture on the site will be increased from its current area of

approximately 45,000m 2 (mango plantation) to include productive bush food, medicine and horticultural

training of approximately 25,000m 2 , and an additional mango planation area of approximately 5,000m 2 .

The proposal will therefore increase the overall horticulture/agriculture use of the site by 67% to a total

of 75,000m 2 .

The proposal is consistent with the stated objectives of the ‘Rural Agriculture’ zone.

The proposal is capable of approval, meets the requirements of statutory, strategic and policy planning

controls, and warrants the full support of the planning authorities.

Development Application Transient Workers’ Accommodation

  • 3 Site Details

  • 3.1 Land Description

Refer to Table 1 below for a description of the land subject to this development application.

Table 1 – Lot details.

Lot

Plan/Diagram

Volume

Folio

Area (ha)

283

Plan 217711

2092

702

14.9913

Refer Appendix 1 for a copy of the Certificate of Title.

  • 3.2 Location

    • 3.2.1 Regional Context

The subject site is located approximately 24km north east of the Broome townsite. The subject site is

located on the northern side of Broome Road, in the locality of Roebuck.

The subject site is well located with respect to the regional road network, providing easy and

convenient vehicular access to the subject site and to the wider region.

Refer Figure 1, regional context.

  • 3.2.2 Local Context

The subject site is located within a row of 6 lots of similar dimensions fronting Broome Road.

The western boundary of the subject site is formed by Lot 282 whilst the eastern boundary is formed by

Lot 284. The subject site is set back from the sealed edge of Broome Road by a distance of

approximately 180 metres.

Refer Figure 2, local context.

  • 3.3 Land Use and Topography

The overall site is approximately 15ha, with approximately 8ha of the subject site cleared of all

vegetation and agriculture (by the previous owner). The remaining 7ha, in the southern portion of the

subject site, consists of an established mango plantation (with some cleared areas within the

plantation). The subject site also contains a single dwelling and associated outbuildings/sheds. The lots

immediately to the east and west of the subject site are used for small scale horticultural purposes.

Further detail relating to surrounding land uses is provided in section 4 of this report.

The subject site rises by approximately 2.5 metres from south to north.

Refer Figure 3, aerial photo. It should be noted, the aerial photo predates the clearance of

approximately 8ha of vegetation and agriculture from the subject site.

Photographs 1 to 6 depict the subject site and surrounds.

SUBJECT SITE Scale Bar (m) SCALE 1:100,000 @ A4 08 January 2013 130103 3040 Fig1Reg.dwg 2/KG/TE-
SUBJECT SITE
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FIGURE 1: REGIONAL CONTEXT
FIGURE
DATE
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LOT 283 BROOME ROAD
ROEBUCK, WESTERN AUSTRALIA
DISCLAIMER: THIS DOCUMENT IS AND REMAINS THE PROPERTY OF PLANNING SOLUTIONS AND MAY NOT BE COPIED IN WHOLE OR IN PART WITHOUT THE WRITTEN CONSENT OF PLANNING SOLUTIONS. ALL AREAS, DISTANCES AND ANGLES ARE APPROXIMATE ONLY AND ARE SUBJECT TO SURVEY.
BASEPLAN SOURCE:
SUBJECT SITE Scale Bar (m) SCALE 1:25,000 @ A4 08 January 2013 130103 3040 Fig2.dwg 2/KG/TE-
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FIGURE 2: LOCAL CONTEXT
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LOT 283 BROOME ROAD
ROEBUCK, WESTERN AUSTRALIA
DISCLAIMER: THIS DOCUMENT IS AND REMAINS THE PROPERTY OF PLANNING SOLUTIONS AND MAY NOT BE COPIED IN WHOLE OR IN PART WITHOUT THE WRITTEN CONSENT OF PLANNING SOLUTIONS. ALL AREAS, DISTANCES AND ANGLES ARE APPROXIMATE ONLY AND ARE SUBJECT TO SURVEY.
BASEPLAN SOURCE:
SUBJECT SITE BROOME ROAD LEGEND NOTES:ARCH 25 000 Subject Site ROOM NAMES:ARCH 25 Cleared Portion of
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FIGURE 3: AERIAL PHOTOGRAPH
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LOT 283 BROOME ROAD
ROEBUCK, WESTERN AUSTRALIA
DISCLAIMER: THIS DOCUMENT IS AND REMAINS THE PROPERTY OF PLANNING SOLUTIONS AND MAY NOT BE COPIED IN WHOLE OR IN PART WITHOUT THE WRITTEN CONSENT OF PLANNING SOLUTIONS. ALL AREAS, DISTANCES AND ANGLES ARE APPROXIMATE ONLY AND ARE SUBJECT TO SURVEY.
BASEPLAN SOURCE:

Development Application Transient Workers’ Accommodation

Development Application Transient Workers’ Accommodation Photo 1 – View North towards the subject site from the

Photo 1 – View North towards the subject site from the access road off Broome Road (Note: access road to be upgraded to Shire of Broome standards).

Subject site (boundary approx. 300m) Subject site (access)
Subject site (boundary approx. 300m)
Subject site (access)

Photo 2 – View North towards the subject site.

Existing shed Existing mango plantation Subject site (cleared area)
Existing shed
Existing mango plantation
Subject site (cleared area)

Photo 3 – View East across the subject site with the existing shed in the foreground.

Development Application Transient Workers’ Accommodation

Subject site (existing cleared area)
Subject site (existing cleared area)

Photo 4 – View North East across the subject site.

Development Application Transient Workers’ Accommodation Subject site (existing cleared area) Photo 4 – View North East

Photo 5 – View West from the subject site towards (adjacent) Lot 282 Broome Road.

Subject cite (existing cleared area)
Subject cite (existing cleared area)

Photo 6 – View North West across the subject site.

Development Application Transient Workers’ Accommodation

  • 4 Surrounding Land Uses and Precedent

In developing this proposal, and in order to understand likely planning and desig n requirements, recent

and similar TWA or short term accommodation facilities near to the subject site have been assessed.

This information has been utilised within the Development Application to ensure this proposal

addresses all matters previously raised.

Three previously approved or existing development approvals have been granted for TWA, or short

term accommodation facilities, at sites adjacent or near to the subject site. Table 2, below, provides a

summary of the three approved or existing development near to the subject site.

Table 2 – Summary of Approved or Existing Developments.

Development

Key Details

   

TOWC (Lot 301 Broome Road, Roebuck)

Located 15 km from Broome.

600 accommodation rooms.

24 parking bays.

Buses proposed to transport workers.

Licensed tavern.

5 year temporary approval granted 14 April 2011.

Approval will lapse 14 April 2013.

TWA (Lot 2 Broome Road, Roebuck)

Located 29.5 km from Broome.

Located in ‘Rural Agriculture’ zone.

Located in ‘Skuthorpe Rural Agricultural Zone’ SCA.

150 dwelling to accommodate 300 – 400 people.

10 year temporary approval granted 24 July 2008.

Approval lapsed 24 July 2010.

Caravan Park (Lot 3000 Broome Road,

Located 29 km from Broome.

Skuthorpe)

Located in ‘Rural Agriculture’ zone.

Located in ‘Skuthorpe Rural Agricultural Zone’ SCA.

8 accommodation units and 50 caravan sites.

Wide range of facilities similar to those typically associated with a

TWA facility. Approval granted 18 March 2010.

Development now established.

Refer Figures 4 & 5 (land use context plans) which depict the locations of the approved or existing

developments described further in the following sections.

  • 4.1 Temporary Offsite Workers’ Camp – Lot 301 Broome Road, Roebuck

On 14 April 2011, the Shire’s Council resolved to approve an application for planning approval by

‘Woodside Energy for Minister of Lands’ for a 600 person ‘Temporary Offsite Workers Camp’ (TOWC)

at Lot 301 (Reserve 27516) Broome Road, Roebuck. Lot 301 Broome Road is located approximately

10.5km (approximately 9 minutes’ drive) to the west of the subject site.

The development approved by Council consisted of 600 accommodation rooms; restaurant; wet

mess/tavern and beer garden; administration building; medical, security and emergency response

building; indoor and outdoor recreational facilities; maintenance building and utilities area.

LEGEND GREAT NORTHERN HWY Key Road Key Road (unsealed) Subject Site (Lot 283 Broome Road) Broome's
LEGEND
GREAT NORTHERN HWY
Key Road
Key Road (unsealed)
Subject Site
(Lot 283 Broome Road)
Broome's Gateway Caravan Park
(Lot 3000 Broome Road)
1
Approved 'Temporary Workers Accommodation' Facility
(Lot 2 Broome Road)
Approved 'Temporary Offsite Workers Camp' (Lot 301
(Reserve 27516) Broome Road)
GREAT NORTHERN HWY
Refer Figure 05
BEAGLE BAY-BROOME RD
1
BROOME RD
BROOME
SCALE
FIGURE
DATE
FILE
LAND USE CONTEXT PLAN - 1
REVISION
1:125,000 @ A3
08 January 2013
130108 3040 Plan.dwg
5/KG/TE-Layout mods/08.01.2013
4/KG/PK - Changes/12.12.2012
3/GW/WN-Layout mods/19.10.2012
Scale Bar (m)
0
3000
04

DISCLAIMER: THIS DOCUMENT IS AND REMAINS THE PROPERTY OF PLANNING SOLUTIONS AND MAY NOT BE COPIED IN WHOLE OR IN PART WITHOUT THE WRITTEN CONSENT OF PLANNING SOLUTIONS. ALL AREAS, DISTANCES AND ANGLES ARE APPROXIMATE ONLY AND ARE SUBJECT TO SURVEY.

BASEPLAN SOURCE: LANDGATE IMAGERY

GREAT NORTHERN HWY LEGEND Key Road 2 Subject Site (Lot 283 Broome Road) Broome's Gateway Caravan
GREAT NORTHERN HWY
LEGEND
Key Road
2
Subject Site
(Lot 283 Broome Road)
Broome's Gateway Caravan Park
(Lot 3000 Broome Road)
3
Approved 'Temporary Workers Accommodation' Facility
(Lot 2 Broome Road)
2
3
BROOME RD
SCALE
FIGURE
DATE
Scale Bar (m)
0
1000
FILE
LAND USE CONTEXT PLAN - 2
REVISION
1:30,000 @ A3
08 January 2013
130108 3040 Plan.dwg
3/KG/TE Changes/08.01.2013
2/KG/PK Changes/12.12.2012
1/GW/First Draft/19.10.2012
05

DISCLAIMER: THIS DOCUMENT IS AND REMAINS THE PROPERTY OF PLANNING SOLUTIONS AND MAY NOT BE COPIED IN WHOLE OR IN PART WITHOUT THE WRITTEN CONSENT OF PLANNING SOLUTIONS. ALL AREAS, DISTANCES AND ANGLES ARE APPROXIMATE ONLY AND ARE SUBJECT TO SURVEY.

BASEPLAN SOURCE: LANDGATE IMAGERY

Development Application Transient Workers’ Accommodation

The approved development included provision for 24 car parking bays. This level of provision was

determined appropriate by the Shire due to the intended operational management of the facility and the

proposed movement of workers to and from the site by bus.

The provision of a licensed tavern was considered to be appropriate on the basis the tavern formed part

of “a comprehensive suite of onsite leisure, passive and active recreational facilities to which no

external visitors are permitted...”

It is noted the development approval has not been implemented. In accordance with clause 10.5 of

TPS4, it is therefore understood the approval will la pse if not substantially commenced before 14 April

2013.

Woodside, in discussions with Decmil Group Limited, has indicated its support for the proposed

development on the subject site. Further, Woodside has also indicated its intention to utilise the

proposed development as a replacemen t to the approved TOWC. As a private development Woodside

will become the facility tenant and lease the facility for a period of 5 years.

  • 4.2 Temporary Workers’ Accommodation – Lot 2 Broome Road, Skuthorpe

On 24 July 2008, the Shire’s Council resolved to approve an application for temporary planning

approval by ‘Marilynne Paspaley for MP Properties Pty Ltd’ for “a use not listed - ‘Temporary Workers

Accommodation’ comprising up to 150 dwellings and associated facilities on Lot 2 Broome Road,

Skuthorpe”.

Lot 2 Broome Road is located approximately 4.4km (approximately 3 minutes’ drive) to the east of the

subject site. Lot 2 is located in the ‘Rural Agriculture’ zone, and in the ‘Skuthorpe Rural Agricultural

Zone’ Special Control Area (SCA), as defined by TPS4.

The development approved by Counc il consisted of up to 150 self-contained dwelling units intended to

accommodate 300 – 400 people. Approval was granted for temporary period of 10 years. It is noted

the development approval has not been implemented. In accordance with clause 10.5 of TPS4, it is

therefore understood the approved lapsed on 24 July 2010.

It is noted Council considered this proposal was appropriate in the ‘Rural Agriculture’ zone and the

‘Skuthorpe Rural Agricultural Zone’ SCA.

  • 4.3 Caravan Park – Lot 3000 Broome Road, Skuthorpe

Lot 3000 Broome Road is located approximately 3.8km (approximately 2 minutes’ drive) to the east of

the subject site. Lot 3000 is also located in the ‘Rural Agriculture’ zone, and in the ‘Skuthorpe Rural

Agricultural Zone’ Special Control Area.

On 18 March 2010, the Shire’s Council resolved to adopt Amendment No.56 to TPS4. This resulted in

Lot 3000 also being zoned to provide for ‘Additional Use No.15 Camping and Caravan Park, Lodging

House’.

‘Broome’s Gateway Caravan Park’ has subsequently been established on Lot 3000. The caravan park

includes 8 rooms with private bathroom facilities and 50 caravan sites with a range of associated

facilities including central ablution facilities; BBQ areas; laundry facilities and wash down bays for

recreational vehicles/motor homes, boats, buses and off-road vehicles.

Development Application Transient Workers’ Accommodation

  • 5 Proposed Development

5.1

Overview

The following provides an overview of the proposed development:

It is proposed to establish a temporary transient workers’ accommodation village (TWA)

on the subject site.

Approval is sought for the TWA for a period of 5 years, commencing upon occupation of

the village.

A fly camp for 100 workers will be established on t he subject site initially. These initial 100

workers will undertake the construction of the TWA. By accommodating the initial workers

in an on-site fly camp the proposed development will reduce impacts on in-town Broome

accommodation facilities. Upon completion of the TWA, the fly camp will be removed.

The TWA will incorporate an ancillary function for the use of the local Indigenous

population. The facility will provide on-site training, education, mentoring and rehabilitation

programmes to members of the local community. The Indigenous training facilities

incorporated within the facility design have been developed in consultation with Waardi

and Nyimarr.

The opportunity created by the facility will provide the stimulus for substantial training and

employment of Indigenous people within the Kimberley Region, and provide the platform

for long-term sustainable employment.

Once operational, the TWA will provide accommodation for the transient workforce

required to construct the Woodside Browse LNG project.

The transient workforce will primarily be employed on a fly in, fly out (FIFO) basis with all

construction workers engaged to work fixed 12 hours shifts expected to be 6:00am to

6:00pm.

The proposed TWA has been developed in line with industry best practices. The final

detailed design will be developed by the construction contractor in accordance with all

relevant building requirements and approvals.

The development will be sited within the northern portion of the subject site so as to retain

the existing horticultural use (mango plantation) in the southern portion of the site. The

retention of the mango plantation ensures the continuing horticultural use of the site,

maximises the setback from Broome Road and results in a substantial visual barrier

between Broome Road and the proposed TWA.

The total area of horticulture/agriculture on the site will be increased from its current area

of approximately 45,000m 2 (mango plantation) to include productive bush food, medicine

and horticultural training of approximately 25,000m 2 , and an additional mango planation

area of approximately 5,000m 2 . The proposal will therefore increase the overall

horticulture/agriculture use of the site by 67% to a total of 75,000m 2 .

Development Application Transient Workers’ Accommodation

  • 5.2 Development Details

The following provides a summary of the development details (refer Appendix 3 - proposed

development plans):

Note: The proposed facility is for use only by persons connected with the TWA or its operations

- no access to the general public will be permitted.

Total of 857 single person accommodation units, comprising:

o

848 single person accommodation units, each with a floor area of 15m 2 , and each with

 

en suite facilities.

 

o

9 assisted rooms, comprising 28m 2 .

o

Verandah/covered seating areas outside each room.

Kitchen and dining facility, comprising:

o

Kitchen / dining area – to cater for breakfast and evening meals and take-away lunch

 

crib facilities.

 

o

Dining area to serve as a cyclone safe haven built to withstand Region C level 4

 

conditions.

 

o

Indigenous training kitchen.

Wet mess / tavern and beer garden with seating for 182 people.

o

Licensed tavern and associated BBQ area and beer garden.

Administration building.

o

Complex for camp management and workforce/visitor transiting.

o

Resident check in and check out.

Medical security and emergency response building.

o

Medical centre including a GP consulting room and treatment room.

o

Drug and alcohol testing room.

o

Ambulance bay.

o

Security control room.

o

Parking for 2 emergency response vehicles.

Maintenance and miscellaneous buildings.

o

Small workshop.

o

Cleaning and chemicals store.

o

Indigenous training facilities.

o

Laundry facilities.

o

Ice room.

Development Application Transient Workers’ Accommodation

Recreational facilities, comprising:

o Gymnasium.

 

o

Swimming pool.

o

Outdoor multi-sport courts (x2).

o

Tavern with alfresco area.

o

BBQ shelters (x4).

o

Sports and recreation area.

Perimeter cyclone security fencing (min. 1.8m high), CCTV, gatehouse and access control

 

gates monitored by trained security staff.

Loading area.

Extensive native landscaping.

Pick-up / drop-off area with standing space for cars and up to 3 buses.

Parking for trailers and up to 15 buses.

Parking for 225 cars / light vehicles.

Vehicular access to the site, and circulation through and around the village, comprising:

o

Entry and egress for all vehicles via a single security access crossover to Broome

Road at the southwest corner of the subject site.

o

Two-way access way for all vehicles.

o

Two-way vehicular circulation for cars/light vehicles serving three car parks each

providing 25 of the total 225 parking bays.

  • 5.3 Indicative Images

Photographs 7 to 10 are indicative of the type and quality of facility proposed for the subject site.

Development Application Transient Workers’ Accommodation  Recreational facilities, comprising: o Gymnasium. o Swimming pool. o Outdoor

Photo 7 - Example of a similar TWA facility – landscaping, sporting & leisure areas.

Development Application Transient Workers’ Accommodation

Development Application Transient Workers’ Accommodation Photo 8 - Example of a similar TWA facility – recreation

Photo 8 - Example of a similar TWA facility – recreation and leisure areas.

Development Application Transient Workers’ Accommodation Photo 8 - Example of a similar TWA facility – recreation

Photo 9 - Example of a similar TWA facility – en suite accommodation rooms.

Development Application Transient Workers’ Accommodation Photo 8 - Example of a similar TWA facility – recreation

Photo 10 - Example of a similar TWA facility – accommodation rooms.

Development Application Transient Workers’ Accommodation

  • 5.4 Transport, Access, Parking and Wayfinding

Private vehicles will not be permitted on the site except those required by local resident staff,

authorised visitors, and resident workers with specific permission from the village managers.

The facility is designed to reduce light vehicle access and the workers will be transported from the

airport, and to and from the work site, via company charter buses.

Although the design incorporates 225 car parking spaces, access to the facility will be managed and

controlled through implementation of a comprehensive bus and transport management strategy. The

objective is to limit the number of all light vehicles on-site.

Primary vehicular movement is contained to the western edge of the development, with the main

central facilities being serviced from the main roadway. A ring road servicing the facility provides

circulation and access to vehicles and this maximises safety by keeping vehicular movements

separated from the movement of residents. Vehicle access to rooms is limited to electric carts and

emergency vehicles only.

Transportation to and from the village, for the large majority of the workforce, will be by buses provided

for by the prospective operator.

The TWA will be kept secure at all times with a min 1.8m high perimeter security fence with 24hr staffed

access control gates, limiting access to residents, staff and authorised visitors. CCTV will be installed.

Parking and hardstand areas are proposed to be constructed from materials that may easily be

removed or resized as required. Accordingly, the extent of sealed surfaces is minimal.

Way-finding has also been a major design determinant in the creation of the TWA village. The

development adopts a practical approach in locating the central services along the village plaza.

Residents are welcomed upon disembarking buses at the Administration building, allowing them to

efficiently check-in prior to dispersing to the accommodation throug hout, traversing the central hub of

the village.

Without compromising other functionally important criteria, the need to minimise distance of travel from

a resident’s unit to the central facilities has also been an important design factor.

  • 5.5 Environmentally Sustainable Design

High standards of environmentally sustainable design have been applied to the proposed development.

The design will incorporate energy and water efficient fixtures and fittings to minimise environmental

impacts. All buildings will be designed to comply with BCA section J.

The proposal incorporates best practice power and energy management systems. Accommodation

rooms will incorporate smart card room access control to manage air-conditioning and power use when

the rooms are not occupied.

Development Application Transient Workers’ Accommodation

It is proposed that water recycling and grey water reuse technologies (to Class A level) will be applied

(subject to local authority approvals) with irrigation of the mango plantation and landscape areas using

the Class A water. It is proposed that all waste water will be treated and managed on-site to approved

best practice standards. All storm water will be contained and managed on site.

On site waste will be separated (general waste, recyclable materials and gree n waste) to maximise

recycling opportunities. A comprehensive waste management plan will be developed and implemented

in consultation with the Shire of Broome.

  • 5.6 Height, Massing and Appearance

To reduce the site footprint, as well as provide a facility that is more liveab le by reducing occupants’

travel distances from rooms to central facilities, the facility utilises double storey accommodation units

and single storey central facilities. The maximum height of double story accommodation units is 7.5m.

As detailed in section 7.3.1 of this report, this height is substantially below the maximum height of

10.5m permitted by the Shire’s TWA Policy.

The facility (although only temporary and on-site for 5 years) has a design and appearance that will be

of a particularly high quality. The resort style fac ility is similar in design concept to three recently

completed double storey TWA facilities: Port Haven, FMG Christmas Creek and Calliope Village.

Photographs 11 to 13 provide examples of previously completed TWA facilities, and are indicative of

the overall quality of the proposed TWA.

Development Application Transient Workers’ Accommodation It is proposed that water recycling and grey water r euse

Photo 11 - Example of a similar TWA facility.

Development Application Transient Workers’ Accommodation

Development Application Transient Workers’ Accommodation Photo 12 - Example of a similar TWA facility. Photo 13

Photo 12 - Example of a similar TWA facility.

Development Application Transient Workers’ Accommodation Photo 12 - Example of a similar TWA facility. Photo 13

Photo 13 - Example of a similar TWA facility.

  • 5.7 Design Philosophy

The form of the TWA is composed of a series of radial bands of accommodation units, framed to the

west by the central facilities. The central hub is intended to activate and enliven the core of the facility.

The proximity of each of the accommodation units to this social hub, which is well connected in terms of

circulation and lines of sight, will promote a dialogue of social interaction and inclusion for all residents.

The two storey design of the accommodation units effectively reduces the footprint of the residential

element of the development by 50% when compared to a single storey design.

The facility has been designed to address the local environment (temperatures and prevailing winds),

as described below:

Development Application Transient Workers’ Accommodation

The accommodation building layout has been designed to aid in capturing prevailing winds

and directing winds through the facility. The radial nature of the facility and the

North/South orientation will take advantage of the morning prevailing winds during

January/February and September/December. Spacing of all buildings has been designed

to maximise airflow and air movement (accommodation buildings are spaced in a radial

format with 15m spacing between rows of buildings).

Buildings include sun shades and verandahs to shade facades.

All accommodation is provided with operable windows to allow occupants the option of

passive cooling.

The facility is designed with substantial landscape areas providing occupants with outdoor

recreation and relaxation space.

The buildings, although modular and temporary, will incorporate architectural materials and are

designed to ensure the facility has a cohesive aesthetic appearance in keeping with the intended use.

Photographs 14 and 15 are indicative of the built outcome which the design philosophy will result in.

Development Application Transient Workers’ Accommodation  The accommodation building layout has been desig ned to aid

Photo 14 - Example of a similar TWA facility at Port Haven utilising double storey accommodation buildings.

Development Application Transient Workers’ Accommodation  The accommodation building layout has been desig ned to aid

Photo 15 - Example of a similar TWA facility at Port Haven utilising double storey accommodation buildings.

Development Application Transient Workers’ Accommodation

5.8

Landscaping

The site will be extensively landscaped with a 15m perimeter access road and landscaped buffer

adopted to minimise disruption to surrounding properties.

Landscaping of the TWA will be of a high quality and will utilise local/native, low-water species, in

accordance with the Shire’s requir ements. It is proposed the landscape design of the facility will

incorporate native bush foods and bush medicinal plants (refer Figures 6 to 8 below and Appendix 4).

The landscape design will provide substantial bush food/medicine gardens and once established the

landscaping will be used as an Indigenous horticulture/agriculture training facility and horticultural (Bush

Food/Medicine) business.

The landscape will be used by the Indigenous partners as a cultural heritage and training facility.

Development Application Transient Workers’ Accommodation 5.8 Landscaping The site will be extensively landscaped with a 15m

Figure 6 – Indicative Concept Landscaping plan.

Development Application Transient Workers’ Accommodation

Development Application Transient Workers’ Accommodation Figure 7 - Landscape plant selection. It is proposed the landscape

Figure 7 - Landscape plant selection.

It is proposed the landscape areas will be reticulated using the on-site treated Class A recycled water.

Development Application Transient Workers’ Accommodation Figure 7 - Landscape plant selection. It is proposed the landscape

Figure 8 - Example images of similarly landscaped facilities.

The construction of the landscape works will be undertaken using high levels of Indigenous employees.

Refer Appendix 4, detailed landscaping plan.

  • 5.9 Operational Details

The proposed development will operate 24 hours a day, 7 days a week. It is anticipated to be staffed by

between 40 and 60 persons at any one time.

The site will be monitored and managed by professional Facility Management contractors. The

operation of the facility will be undertaken in accordance with a comprehensive management plan.

Development Application Transient Workers’ Accommodation

Movements to and from the site will predominantly be by bus. The Traffic Statement accompanying the

development application (Appendix 5) provides further detail regarding the way in which the use of

buses minimises the generation of traffic by the TWA, and reduces the number of parking bays

required.

  • 5.10 Possible Future Modification and Legacy

After the initial 5 year period of use, the development will be removed and the site decommissioned.

Subject to separate approvals, however, it is suggested the proposed ongoing use of the development

would be as an Indigenous training facility focused on construction, horticulture and associated service

training. A range of activities related to training, education, mentoring and rehabilitation, and connected

with the local indigenous population, would be carried out on the site.

The functional brief for site demobilisation has been an influencing factor in the layout of the design.

The strength in this design ensures any potential legacy use of the site is able to retain the integral

social and collegiate design elements of the original village development.

The central facilities have been designed such that they are able to remain static throughout the

process of demobilisation, negating the often intensive and disruptive process of relocating and or

removing large amounts of build ing materials from the site.

To facilitate potential adaptation, the proposed development is based on a modular concept. This

modular concept transcends almost all aspects of the development and means that elements of the

village can be transported and placed on the site as required.

This method of construction will significantly reduce the extent of ground works and site fill required,

and will make the process of adapting elements to respond to possible future needs far less

demanding. It is proposed that all buildings (including walkways) will be modularised and appropriately

designed for the cyclonic conditions. These will be placed on cyclone footings on site, therefore limiting

site fill and site works to a minimum. This will ensure the demobilisation of the facility after 5 years is

achieved with minimal disruption to the site.

The design of more detailed elements of the development, such as the catering kitchens and dining

halls, also adopts the modular concept and will ensure that capabilities and capacities can be easily

modified as required.

In developing this project the proponent has identified a demand for more Indigenous training facilities

within the Kimberley Region. It is considered the future option of utilising part of the asset, while

decommissioning the majority of the facility, would provide major long term benefits to the local

Indigenous community.

It is acknowledged that any ongoing use of the site after the 5 year temporary approval period would be

contingent on all necessary approvals being applied for, and granted, at a later date.

Development Application Transient Workers’ Accommodation

5.11

Proposed

Development

Drawings

and

Accompanying

Supporting

Information

Appendix 2 contains an existing feature survey of the subject site prepared by McMullen Nolan Group

Pty Ltd.

Appendix 3 contains the proposed development drawings prepared by Peter Hunt Architect. The

artist’s impression accompanying the drawings is provided for indicative purposes only.

Appendix 4 contains an indicative Concept Landscaping Plan prepared by Outback Trees of Australia

Pty Ltd.

Appendix 5 contains a Traffic Statement prepared by Donald Veal Consultants Pty. The Traffic

Statement contains further detail in relation to the type and number of vehicles intended to access the

development.

Appendix 6 contains a Geotechnical Investigation Report prepared by Douglas Partners Pty Ltd.

Appendix 7 contains a Civil Engineering and Site Services Report prepared by Robert Bird Group Pty

Ltd.

Development Application Transient Workers’ Accommodation

  • 6 Strategic Planning Framework

  • 6.1 Shire of Broome Scheme Report (Local Planning Strategy)

Provisions

The Shire of Broome Scheme Report (Local Planning Strategy) (Scheme Report) identifies a range of

‘local planning issues’. These include:

Recognise Aboriginal heritage and culture, Native Title and its implications for land use

planning and the Shire of Broome Interim Agreement with Rubibi Aboriginal Land Heritage

and Development Working Group and incorporate these Aboriginal interests into town

planning.

Recognise the history of the town, heritage character and implications for development.

The increase in local population and the implications for housing, services, recreation and

community facilities, range of employment opportunities and associated land to satisfy this

growth.

Growth in the port, general and light industry, primary industry, commercial, recreation and

community land uses.

The increase in tourist numbers and the demands for a range of accommodation,

associated facilities and land to accommodate the growth, in an appropriate form, density

and location.

Response

The proposed development will assist in addressing serious and significant issues, including those

identified in the Scheme Report. The development will:

Provide Broome’s and the Kimberley’s Indigenous community with substantial investment,

employment and training opportunities.

Assist in preserving the character of Broome by being appropriatly located within the wider

community, and by being appropriately designed to reflect the ‘Broome style’.

Assist in ensuring sufficient accommodation for future population growth in the region and

provide necessary transient worker’s housing that will suit the needs of workers.

Generate a range of local employment opportunities, both during construction and

operation of the TWA. The proponent intends to undertake detailed consultation with local

business networks such as the Broome Chamber of Commerce to ensure appropriate

interface with the local businesses.

Assist in facilitating the growth of industrial, commercial and community land uses, as the

proposal will support the delivery of significant developments and investment in the Shire

of Broome.

Assist in safeguarding the availability and affordability of tourist accommodation in the

Shire by providing suitably located, purpose built and temporary transient workers’

accommodation.

Development Application Transient Workers’ Accommodation

  • 7 Statutory planning framework

  • 7.1 Statement of Planning Policy No. 1 - State Planning Framework (Variation No. 2)

Provisions

Statement of Planning Policy No. 1 - State Planning Framework (Variation No. 2) (SPP 1) “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.” (cl.2.1).

SPP 1’s general economic principles aim to “actively assist in the creation of regional wealth, support

the development of new industries and encourage economic activity in accordance with sustainable

development principles.” (Part A cl.2).

SPP 1’s general principles for regional development aim to “assist the development of regional Western

Australia by taking account of the special assets and accommodating the individual requirements of

each region.” (Part A. cl.2).

SPP1 states “Planning should recognise the need for and, as far as practicable, contribute towards

more sustainable communities by…accommodating future population growth and providing housing

choice and diversity to suit the needs of different households, including specialist housing needs, and

the services they require.” (Part A. cl.3, A2, i);

Clause 3.1 a) of SPP 1 requires that “the Commission and local governments must have due regard to

the provisions that form part of this Framework in preparing planning schemes and making decisions on

planning matters.” (cl. 3.1 a).

Response

The proposed development is entirely consistent with the general principles for land use planning and

development as outlined in the various statements contained within SPP 1. The development:

  • (a) Is consistent with the economic principle “to actively assist in the creation of regional wealth, the development of new industries and the encouragement of economic activity…” as the proposal will support the delivery of significant developments and investment in the Shire of Broome.

  • (b) Will assist the development of regional Western Australia by making provision for TWA necessary to help meet the requirements of Broome.

  • (c) Will assist in the accommodation of future population growth in the region and provide necessary transient worker’s housing that will suit the needs of workers.

  • 7.2 Shire of Broome Town Planning Scheme No. 4

    • 7.2.1 Land Use and Zoning

The proposed TWA development is not considered to fall within any of the land uses as defined in

Schedule 1 – Definitions of TPS4.

Development Application Transient Workers’ Accommodation

The Shire’s TWA Policy confirms that TWA use is not listed in the list of use classes in TPS4, and that

Council may therefore consider planning applications for TWA use in accordance with the ‘use not

listed’ provisions of TPS4.

Accordingly, the proposed use of the development is considered to be a ‘use not listed’ and is therefore

capable of approval by the City under subclauses 4.3.2 and 4.3.3 of TPS4:

Scheme Provisions

4.3.2

In determining an application for planning approval, if a proposed use of the subject land for a

particular purpose is not specifically mentioned in the Zoning Table and cannot reasonably be

determined as falling within the type, class or genus of any other use in the Zoning Table, the

Council may:

  • (a) determine that the use is consistent with the objectives and purposes of the relevant zone

involved in the application, and therefore may be treated as a permitted use; or

  • (b) treat the use as a use not listed if the Council considers that the use may be regarded as

consistent with the objectives and purposes of the zone in which it is proposed and thereafter

follow the procedures in relation to a use not listed set out hereafter; or

  • (c) determine that the use is not consistent with the objectives and purposes of the particular

zone in which case the use is to be treated as a use which is not permitted in that zone.

4.3.3

If the Council determines in connection with an application for planning approval that a use may

be treated as a use not listed, the Council may per mit the use provided that the application is

advertised in accordance with the provisions of clause 9.4 before the final consideration and

determination of the application.

Response

Under the provisions of TPS4, the subject site is zoned ‘Rural Agriculture’.

As detailed below, the proposed use is consistent with the objectives and purposes of the ‘Rural

Agriculture’ zone, and therefore may be treated as a permitted use.

Scheme Provisions

Subclauses 4.22.1.1 and 4.22.1.2 of TPS4 describes the aims and objectives of the ‘Rural Agriculture’

zone as follows:

The aim of the zone is to provide for the sustainable use of land for animal husbandry, crops,

horticulture and to protect the long term productive capacity of agriculture land from incompatible

land uses (including subdivision).

Council's objectives will therefore be to:

(a) ensure that land is maintained for productive agriculture/horticulture activities with associated

rural industry activities; and

  • (b) allow small scale tourist related activities which may be associated with a rural agriculture

activity; and

Development Application Transient Workers’ Accommodation

  • c) recognise the limitation on ground water supply in the 'Twelve mile' and 'Skuthorpe' precincts

along Broome Road and therefore protect the intensity of subdivision and land use.

Response

Subclause 4.22.1.1 of TPS4 specifies the aim of the zone is to protect the “long term productive

capacity” of land [emphasis added]. Given that approval is only sought for the proposed development

for a short term period of 5 years, it is considered it will in no way injure or compromise the long term

productive capacity of the land.

(a) ensure that land is maintained for productive agriculture/horticulture activities with associated

rural industry activities;

The proposed development is restricted to the northern portion of the subject site, thus ensuring that

the existing mango plantation is maintained (with minor realignment of the northern plantation boundary

and additional planting to increase the existing plant ation capacity). The mango plantation will therefore

continue to exist and be tended to throughout the term of the temporary approval. The land will

therefore be maintained for a productive horticultural activity and managed as an Indigenous business.

The landscape design of the facility also incorporates and provides for additional horticultural activities

to be integrated into the TWA. The landscape design of the facility incorporates native bush foods and

medicinal bush plants which will be grown and cultivated on the site. Additionally, the landscape will be

used as a cultural heritage and training facility to provide education in a range of fields, including

agriculture/horticulture.

The TWA facility is designed as a fully modular construction and all buildings and infrastructure are

therefore temporary and can be removed and relocated easily. The civil design limits any site

disturbance and therefore the site does not import any site fill, limiting any site disruption. At the end of

the five year operational period of the TWA all buildings will be removed and the site returned to its

original state. The native landscape (Bush Foods and Medicine Plants) will be relocated onto the site

and utilised by the Indigenous partners as a horticultural business.

It is also proposed that Indigenous horticulture/agriculture training will take place on the site and the

existing mango plantation and bush food/medicine gardens used for horticulture/agriculture training.

The total area of horticulture/agriculture on the site will be increased from its current area of

approximately 45,000m 2 (mango plantation) to include productive bush food, medicine and horticultural

training of approximately 25,000m 2 , and an additional mango planation area of approximately 5,000m 2 .

The proposal will therefore increase the overall horticulture/agriculture use of the site by 67% to a total

of 75,000m 2 .

(b) allow small scale tourist related activities which may be associated with a rural agriculture

activity; and

  • c) recognise the limitation on ground water supply in the 'Twelve mile' and 'Skuthorpe' precincts

along Broome Road and therefore protect the intensity of subdivision and land use.

The design of the TWA has been developed with careful consideration to environmental matters,

including limiting the use of water and recycling water. The development incorporates a number of

water saving measures such as grey water recycling and an improved irrigation system. This is

anticipated to significantly reduce the demand on the local ground water supply, thereby protecting the

longer term viability of the area for horticultural / agricultural activities.

Development Application Transient Workers’ Accommodation

  • 7.2.2 Objectives for the ‘Skuthorpe Rural Agriculture Zone’ SCA

Scheme Provisions

Subclause 6.1.2 of TPS4 clarifies that where a SCA (special control area) applies, “the provisions of the

special control area apply in addition to any special provisions applicable to the underlying zone/s or

reserve/s and any general provisions of the Scheme.”

The subject site is located within the ‘Skuthorpe Rural Agriculture Zone – SCA’. Clause 6.1.10 of TPS4

describes the objective of this SCA as follows:

Objective: To control and manage development within the freehold and leasehold lots, the

Environmental Cultural Corridor and the buffer along Broome Road to ensure the sustainable use

of the land and water resources for horticulture within the Special Control Area.

Response

The proposed temporary development will not injure the long term sustainable use of the subject site

and water resources for horticulture / agriculture. The existing mango plantation will be retained (with

minor modification and additional planting), thus ensuring horticultural activity is sustained on the site at

all times. Furthermore, horticultural activities will be a key component of the educational programmes

provided on the site as part of the development’s ancillary function.

At the end of the 5 year approval period the TWA will be decommissioned and the land rehabilitated to

enable additional long-term horticultural activity.

Scheme Provisions

Subclauses 6.1.10.1 – 6.1.10.12 of TPS4 set out a number of additional provisions relating to

subdivisions and/or development of land within the SCA.

Response

The proposal is consistent with the relevant provisions contained in subclauses 6.1.10.1 – 6.1.10.12.

6.1.10.1 Council may consult with Department of Environment in regard to any proposal which

may affect the sustainable use of the land for horticulture.

The proposed development makes specific provision for the retention of the existing mango plantation

and will be used for providing a range of ancillary educational programmes, including agriculture /

horticulture training. This will ensure the ongoing sustainable use of the subject site for horticulture, and

will also promote and encourage sustainable horticulture / agriculture activities more generally. The

landscape design of the facility also incorporates and provides for additional horticultural activities to be

integrated into the TWA. The landscape design of the facility incorporates native bush foods and

medicinal bush plants which will be grown and cultivated on the site. The long term use of the site for

ongoing horticultural use will be unaffected by the temporary development which will be demobilised at

the end of the 5 year period.

6.1.10.2 Subdivision creating freehold and leasehold lots in Skuthorpe Rural Agriculture Zone will

only be supported by Council when consistent with the Subdivision Guide Plan dated 1 July 2004

and forming part of this Scheme.

The provisions of subclause 6.1.10.1 are not applicable as the lot which forms the subject site has

already been created.

Development Application Transient Workers’ Accommodation

  • 6.1.10.3 Freehold lots in Skuthorpe zoned Rural Agriculture must comply with the relevant

provisions throughout the Scheme.

The proposed development is consistent with the provisions throughout TPS4.

  • 6.1.10.4 Easements

Agreement to easements across the cultural corridor to occupants of lots created by the

subdivision of the Leasehold Sites and the Freehold Sites su bject to the easements being

constructed and maintained by the leaseholder to the satisfaction of a Council.

The proposed development does not rely on nor necessitate any easements.

  • 6.1.10.5 The Shelter Belts shall be retained and maintained by the lessee; and if any replanting

becomes necessary, such replanting shall only be done with native flora commonly found in the

locality.

The Shelter Belts are areas of the existing vegetation which is retained for the full length of the

eastern and western boundaries for the new freehold lots and all leasehold lots. The Shelter Belt

is on the inside of the firebreak along the property line and must be a minimum of 10.0 metres in

width.

The provisions of subclause 6.1.10.5 are not applicable as the lot which forms the subject site is an

existing freehold lot which does not benefit from an existing 10m wide shelter belt.

Notwithstanding, a 6m wide landscaped buffer is to be provided within the setback area. This buffer will

be planted with native flora commonly found in the locality.

The proposed development also allows for a 3m dedicated firebreak. In addition, buildings are setback

over 25m from the eastern and western boundaries, and internal site roads are designed to facilitate

access by emergency roads.

  • 6.1.10.6 The leased premises shall be used only for the purpose of horticulture and shall not

contain any dwellings for residential purposes.

The provisions of subclause 6.1.10.6 are not applicable as the lot which forms the subject site is a

freehold lot.

  • 6.1.10.7 The lessee shall construct and maintain fences along the boundaries of the leased

premises.

The provisions of subclause 6.1.10.7 are not applicable as the lot which the subject site is a freehold

lot.

  • 6.1.10.8 The lessee shall construct and maintain firebreaks of approximately 3 metres width

along the inside and outside boundaries of the leased premises so that the effective firebreak is

6.0 metres wide.

The provisions of subclause 6.1.10.8 are not applicable as the lot which forms the subject site is a

freehold lot.

Development Application Transient Workers’ Accommodation

6.1.10.9 Maintenance of Buffer Area

The State shall ensure that:

  • (a) the Buffer Area long Broome Road is retained and maintained, provided that if any replanting

becomes necessary, such replanting is only done with native flora commonly found in the

Subject Land; and

  • (b) the Buffer Area is cleared as necessary to allow access to:

(i) the lots created by the subdivision of the Freehold Sites;

(ii) the Environmental, Cultural Corridor;

(iii) the Traditional Owners Site; and

(iv) the Existing Development

The provisions of subclause 6.1.10.9 are not applicable as they specify obligations of the State. The

proposal does not impact on the buffer area along Broome Road.

  • 6.1.10.10 Environmental, Cultural Corridor

The intent of this Environmental Cultural Corridor is to preserve the existing vegetation and

biodiversity.

The proposed development is situated outside of the Environmental Cultural Corridor and does not

impact on its existing vegetation and biodiversity.

  • 6.1.10.11 Services and Access

The lessee or landowner will be responsible for the provision of all services and access off

Broome Road to the specifications and satisfaction of Main Roads WA and shall be to a bitumen

standard.

The proposed development makes appropriate provision for all necessary servicing. Access will be to

the satisfaction of Main Roads Western Australia.

  • 6.1.10.12 Proposed lot west of Lot 280

The Development of the proposed lot for the purposes of intensive agriculture will require to

satisfy the hydrogeological requirements of the Department of Environment.

The provisions of subclause 6.1.10.12 are not applicable to Lot 283 which forms the subject site.

  • 7.2.3 Development Standards – Town Planning Scheme No.4

Part 5 of TPS4 specifies a number of development standards relevant to the proposed development.

The relevant provisions relate to car parking, service areas, land use and noise, access to Main Road

Western Australia (MRWA) roads, height of buildings, ‘Broomestyle’ Architecture, landscaping and

existing trees and control of advertisements.

Car Parking

Subclause 5.5.1 of TPS4 specifies that car parking for all development and land uses shall refer to the

relevant policy. In this case, the relevant policy is the Shire’s TWA Policy which includes parking

standards for TWA proposals.

Development Application Transient Workers’ Accommodation

Scheme Provision

Subclause 5.5.2 of TPS4 states:

Council may waive or vary requirements for on-site car parking if it is satisfied that adequate

constructed car parking has been provided in close proximity to the proposed development or

where circumstances relating to the land use demand or a development feature warrant a

relaxation of on-site parking requirements. Where constructed car parking is not provided on site,

Council may request a cash payment in lieu of the provision of parking for application in terms of

clause 5.5.3 below.

[Emphases added]

Response

Subclause 5.5.2 of TPS4 provides that the Shire may relax on-site parking requirements where the

specific circumstances of the particular development or land use warrant a relaxation. Notably,

subclause 5.5.2 provides the Shire with the discretion to relax on-site parking requirements without

necessarily requiring alternative parking in another location or off-site.

The provision of parking associated with the proposed development is discussed in further detail in

section 7.3.1 of this report which deals specifically with the Shire’s TWA Policy.

Service Areas

Response

In accordance with the general intent of TPS4 clause 5.6, and its subclauses, the proposed

development incorporates provision for storage areas, bin areas and general service areas for loading

and unloading of goods and supplies.

Recycling collection points to enable the separation of waste will also be provided.

The areas are located such that they will not conflict with any other aspect of the TWA village, and such

that suitable manoeuvring spaces for service vehicles are provided.

Land Use and Noise Control

Response

In accordance with TPS4 clause 5.7, and its subclauses, the proposed use will comply with the relevant

noise limitations as applied by the relevant regulations.

Controlled Access

Scheme Provision

TPS4 clause 5.8.1 relates to Highways and Major Roads under the control of MRWA.

Response

A Traffic Statement (Appendix 5) in support of the proposed development has been prepared by

Donald Veal Consultants (DVC). Subject to detailed traffic engineering assessment by DVC, and

design, the proposed development is not anticipated to require any alteration to the existing access

onto Broome Road. The precise radii of any kerbing to be provided to the access layout will be

determined at final design stage, ensurin g that the site can be readily accessed by the largest vehicles

projected to use the access on a regular basis. These will be 55 seater buses and occasional 6 tonne

Pantechnicon trucks, delivering supplies to the TWA village.

Development Application Transient Workers’ Accommodation

Height of Buildings

Scheme Provisions

Subclause 5.9.1 of TPS4 states it is Council’s objective to protect the character of the town, the amenity

of the environment, and the enjoyment of views and aspects from existing buildings.

Subclause 5.9.2 and 5.9.3 are not applicable to the proposed development or to the subject site.

Response

The subject site is not located within Broom Townsite.

The Shire’s TWA Policy provides specific standards in relation to TWA proposals and is considered

further in section 7.3.1 of this report.

‘Broomestyle’ Architecture of Buildings

Scheme Provision

TPS4 clause 5.10 relates to the ‘Broome architectural style’ and states buildings should be compatible

with the style, “which reflects a low scale of building bulk and has regard for local climatic conditions

and traditional architecture”.

Response

Notwithstanding that approval is on ly sought for the proposed development for a period of five years,

and that the development will be largely screened from public view, the design of the buildings within

the village is considered to reflect the ‘Broomestyle’. The buildings feature appropriate architectural

elements and will be clad and roofed with Colorbond sheeting (or similar), as per the requirements of

TPS4 subclause 5.10.2.

Buildings incorporate wide balconies and canopies that are common architectural elements

incorporated in Broomestyle designs. The interaction between habitable and shared spaces and the

environment is also a key feature of the design. The occupants will have access to multiple landscape

areas throughout the facility.

Landscaping and Existing Trees

Scheme Provisions

TPS4 subclause 5.11.1 requires that all planning applications indicate the location, type and size of

existing trees on the site and within any abutting reserve.

Subclause 5.11.4 indicates the Shire will require a landscaping plan detailing which trees are to be

retained, and the proposed landscaping, as a condition of planning approval.

Response

No existing trees are located on the site in the area where the TWA is to be developed. The existing

mango plantation will be retained.

A detailed landscaping plan has been prepared by Outback Trees of Australia Pty Ltd and

accompanies the application (Appendix 4).

Development Application Transient Workers’ Accommodation

Control of Advertisements

Response

The TWA village site will not be accessible to the public and minimal external signage will be required.

Any signage associated with the proposed development will be the subject of a separate application to

the Shire, as may be necessary.

Groundwater Resources

Response

TPS4 clause 5.15 relates to groundwater resources in the Broome area. The subject site is currently

served by a bore for the provision of a water supply, and the site benefits from a Groundwater Well

Licence. The current owner has included the transfer of 215,000kL of the existing water license with the

sale of the lot. Preliminary assessment of the water volume, quality and process for change of use

application has been undertaken by our engineering, environmental and water license consultants,

confirming:

The 215,00kL allowance is suitable for servicing all on site water needs.

The water quality is of a standard that will require only minimal on-site treatment for use.

The relevant authorities have been contacted to confirm the change of water license will

be granted, and the advice is that it will be.

Notwithstanding, and as previously stated, the proposed development incorporates additional

measures to greatly limit the extent to which groundwater supplies are relied upon for irrigation. These

measures include the provision of an integrated grey water drip feed irrigation system.

Additional information relating to the supply of water is contained within section 9.2 of this report.

  • 7.2.4 Matters to be Considered by Council

TPS4 clause 10.2 sets out a range of matters the Shire may have regard to when considering

applications for planning approval. Relevant matters are addressed below.

Matters to be Considered

  • (a) the aim and provisions of this Scheme and any other relevant town planning Scheme(s) operating within the district;

  • (b) the Scheme Report - Local Planning Strategy;

  • (c) the requirements of orderly and proper planning including any relevant proposed new town planning Scheme that has been adopted by the Council pursuant to the Town Planning Regulations 1967;

Response

As detailed throughout this report, the proposed development is consistent with TPS4. In particular, the

proposal is consistent with the relevant aims of TPS4 (clause 1.6), as detailed below:

Aims

  • (a) To assist the effective implementation of regional plans and policies endorsed by the Council and the Commission.

Development Application Transient Workers’ Accommodation

(b)

To ensure there is sufficient supply of serviced and suitable land for housing,

employment, commercial activities, community facilities, recreation and open space.

(c)

To provide for housing choice and variety in neighbourhoods with a community

identity and high levels of amenity.

Response

The proposed TWA is consistent with the Shire’s TWA Policy, and will provide needed

temporary accommodation without impacting on the availability and affordability of housing in

the town.

Aim

(f)

To incorporate Aboriginal heritage and cultural values into the land use planning for

the Scheme Area.

Response

The proposed development makes spec ific provision related to Aboriginal heritage and cultural

values. The TWA and its ancillary functions will provide significant and lasting benefits to the

local Indigenous communities.

Aim

(g)

To provide a range of Tourist facilities and accommodation.

Response

The proposed TWA will assist in ensuring that Broome’s tourist accommodation remains

available for use by tourists. The proposed development will provide purpose built, suitably

located accommodation for workers, and in doing so will assist in efforts to maintain a sufficient

supply of tourist accommodation, available to tourists at appropriate prices.

Aim

(h)

To promote the sustainable use of rural land for agricultural purposes whilst

accommodating other rural activities.

Response

The proposed development incorporates and retains existing horticultural functions and

activities on the subject site. It is also proposed to further develop horticulture/agriculture on the

site through management of the mango plantation, development of an Indigenous bush

food/medicine business and Indigenous horticulture/agriculture training.

Aim

(i)

To protect and enhance the environmental values and natural resources of the

Scheme Area and to promote ecologically sustainable land use and development.

Response

The proposed development will not injure any resource.

Aim

(j)

To safeguard and enhance the character and amenity of the built and natural

environment of the Scheme Area.

Development Application Transient Workers’ Accommodation

Response

The establishment of the TWA on the subject site will assist in safeguarding the character and

amenity of Scheme Area. Most fundamentally, the TWA will provide suitable, purpose-built

accommodation for transient workers, who may otherwise be accommodated in hotels or other

facilities normally marketed to tourists or competing for local housing/accommodation.

The proposed development will be substantially landscaped and screened from public view,

and will also be managed to the highest standards.

The management protocols applied will ensure the development preserves the wider amenity

of Broome, most fundamentally by achieving significant economic and social benefits. Such

protocols will also serve to limit potential visual impacts upon Broome town – particularly by

managing the appearance of workers.

The proposal is similarly consistent with the Shire’s Local Planning Strategy, and is entirely consistent

with the requirements of orderly and proper planning.

Matters to be Considered

  • (d) any approved Statement of Planning Policy of the Commission;

  • (e) any approved Environmental Protection Policy under the Environmental Protection Act 1986;

  • (f) any other policy or strategy of the Commission or any planning policy adopted by the Government of the State of Western Australia; (fa) Any Development Plan prepared and adopted under the provisions of clause 4.25 of

Response

this Scheme.

The proposed development is entirely consistent with SPP 1, as detailed in section 7.1 of this report.

Matter to be Considered

  • (g) any planning policy adopted by the Council under the provisions of clause 2.5 of this Scheme, any heritage policy statement for any designated Heritage Area adopted under clause 7.2.2 of this Scheme, or any other plan or guideline adopted by the Council under the provisions of this Scheme;

Response

As demonstrated, the proposal in consistent with the provisions of the key TWA Policy of the Shire.

Matters to be Considered

  • (h) the conservation of any place on the Heritage List or character or appearance of a Heritage Area under the Aboriginal Heritage Act, 1972 and the Heritage Act of WA, 1990;

  • (i) any environmental consideration;

  • (j) whether the land to which that application relates is unsuitable for the proposal by reason of it being, or likely to be, subject to flooding, tidal inundation, subsidence, landslip, bush fire or any other risk;

Development Application Transient Workers’ Accommodation

Response

The proposed development is suitably located in terms of all relevant environmental considerations.

The area upon which the TWA is to be constructed is clear, unimpeded and suitable for development in

all respects.

Over a number of years the site has been used for agriculture and is cleared of all native vegetation.

The site is Freehold and preliminary discussions have been held with Yawuru and a Heritage Clearance

requested.

The proposed TWA comprises a range of sustainability features which serve to enhance its

environmental credentials, such as; extensive waste management (recycling), Class A grey water

recycling and reuse, construction that minimises all site disruption (no imported site fill), design that is

modularised and easily removed after use and extensive native plant revegetation through bush

food/medicine landscape gardens.

Matters to be Considered

  • (k) the preservation of the amenity of the locality;

  • (l) the relationship of the proposal to development on adjoining land or on other land in the

Response

locality;

The temporary establishment of the TWA on the s ubject site will not detrimentally impact on the

established level of amenity in the immediate loca lity. The proposed development will be substantially

landscaped and screened from public view, and will also be managed to the highest standards.

Site lighting will incorporate appropriate design and fixtures to limit visibility of direct light sources from

outside the facility.

The management protocols applied will ensure the development preserves the wider amenity of

Broome, most fundamentally by achieving significant economic and social benefits. Such protocols will

also serve to limit potential visual impacts upon Broome town – through managing the appearance of

workers.

Matters to be Considered

  • (m) whether the proposed means of access to and egress from the site are adequate and whether adequate provision has been made for the loading, unloading, manoeuvring and parking of vehicles;

  • (n) the amount of traffic likely to be generated by the proposal, particularly in relation to the capacity of the road system in the locality and the probable effect on traffic flow and safety;

  • (o) whether public transport services are necessary and, if so, whether they are available and adequate for the proposal;

Response

In line with the environmentally sustainable focus of the village, the primary means of transport to and

from the site will be buses. The use of buses will minimise the number and frequency of vehicle

movements, minimise the demand and necessity for vehicle parking, and ensure the impact of the

development on the surrounding road network is minimal. A Traffic Statement has been prepared in

support of the application for approval (Appendix 5). This concludes that the proposal is entirely

appropriate in terms of access and traffic issues.

Development Application Transient Workers’ Accommodation

Matter to be Considered

(p)

whether public utility services are available and adequate for the proposal;

Response

The proposed development seeks to minimise its impact on public utility services; the facility is fully

self-sufficient and incorporates stand-alone infrastructure (power, water and sewerage). This facility will

not detrimentally impact on Broome infrastructure. As the facility is proposed for a 5 year period the

modular, stand-alone nature of the site infrastructure enables easy removal an d rehabilitation of the

site. The facility will incorporate the use of features such as water recycling and energy efficient design.

 

Matter to be Considered

(q)

whether adequate provision has been made for access by disabled persons;

Response

The proposed development will be designed in detail, and subsequently constructed, in accordance

with all relevant aspects of the BCA and DDA.

 

The facility will incorporate 9 assisted accommodation rooms and access in and around all central

facilities will be designed to comply with DDA access requirements.

 
 

Matter to be Considered

(r)

whether adequate provision has been made for the landscaping of the land to which the