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Boonah Shire Council Pre-Feasibility Study for the Establishment of an Abattoir Site at Silverdale, Boonah Shire

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Boonah Shire Council Pre-Feasibility Study for the Establishment of an Abattoir Site at Silverdale, Boonah Shire Our Reference: C:\DOCUMENTS AND SETTINGS\GARNERG\DESKTOP\PUBLICATIONS\FEASIBILITY STUDY ABATTOIR SILVERDALE.DOC Monday, June 01, 1998 CONFIDENTIAL / COMMERCIAL-IN-CONFIDENCE BOONAH SHIRE COUNCIL PRE-FEASIBILITY STUDY FOR THE ESTABLISHMENT OF AN ABATTOIR SITE AT SILVERDALE, BOONAH SHIRE 1. PREFACE This Pre-Feasibility Study sets out, inter alia, an investigation into the suitability of a land parcel in the Silverdale area located within the Boonah Shire that may meet site specifications for the operation of a contract abattoir (‘‘the Project’’) currently being considered / investigated by Stanbroke Pastoral Company. This Project, initiated by Boonah Shire Council (‘‘the Client’’) has been carried out utilising the services of Gary O Garner & Associates (‘‘the Consultant’’) as an Regional Business Development Scheme ("RBDS") program, as arranged through the Ipswich Regional Office of the Department of Tourism, Small Business & Industry (‘‘DTSBI’’). BOONAH SHIRE COUNCIL PRE-FEASIBILITY STUDY FOR THE ESTABLISHMENT OF AN ABATTOIR SITE AT SILVERDALE, BOONAH SHIRE Page 2 SECTION: PREFACE TABLE OF CONTENTS 1. PREFACE......................................................................................................1 2. EXECUTIVE SUMMARY ................................................................................4 3. INSTRUCTIONS/TERMS OF REFERENCE .......................................................7 TERMS OF REFERENCE ................................................................................................7 PROJECT OVERVIEW ..................................................................................................7 SPECIFIC SITE REQUIREMENTS....................................................................................7 FURTHER BACKGROUND & FEASIBILITY STUDY CONSIDERATIONS ..........................8 REQUIRED EVALUATION - METHODOLOGY & APPROACH......................................8 4. GENERAL DESCRIPTION............................................................................10 5. LOCATION.................................................................................................11 6. TITLE PARTICULARS....................................................................................12 7. ZONING / TOWN PLANNING....................................................................14 CURRENT ZONING ....................................................................................................14 CONFORMING USE (WITH OR WITHOUT COUNCIL CONSENT) .............................14 PROHIBITED USES BY CURRENT ZONING .................................................................15 ZONING ENABLING THE DEVELOPMENT OF AN ABATTOIR COMPLEX..................15 OTHER ZONING / TOWN PLANNING MATTERS .......................................................16 CURRENT DEVELOPMENT CONSENTS / CONDITIONS AFFECTING THE PROPERTY .......................................................................................................16 8. LAND USE ..................................................................................................18 9. SITE DETAILS...............................................................................................19 10. SERVICES .................................................................................................20 OVERVIEW ................................................................................................................20 TRANSPORT ACCESS ................................................................................................20 POWER AVAILABILITY...............................................................................................20 Electricity ..................................................................................................20 Gas - Availability......................................................................................21 Coal - Availability ....................................................................................21 EDUCATION & HEALTH FACILITIES ...........................................................................21 FURTHER EDUCATION & TRAINING FACILITIES ........................................................21 11. DESCRIPTION OF IMPROVEMENTS .........................................................22 SUMMARY.................................................................................................................22 FENCING...................................................................................................................22 Boundary Fencing ...................................................................................22 Internal Subdivision Fence Lines ............................................................22 12. PROPERTY SKETCH & LOCATION OF IMPROVEMENTS ..........................23 13. TOPOGRAPHY.........................................................................................24 01 June, 1998 C:\DOCUMENTS AND SETTINGS\GARNERG\DESKTOP\PUBLICATIONS\FEASIBILITY STUDY ABATTOIR SILVERDALE.DOC BOONAH SHIRE COUNCIL PRE-FEASIBILITY STUDY FOR THE ESTABLISHMENT OF AN ABATTOIR SITE AT SILVERDALE, BOONAH SHIRE Page 3 SECTION: PREFACE 14. SOILS .......................................................................................................25 15. RAINFALL AND WATER SUPPLIES ............................................................27 NATURAL FEATURES ..................................................................................................27 WATER ALLOCATION POTENTIAL FROM MOOGERAH DAM..................................27 WATER QUALITY........................................................................................................28 THE WARRILL CREEK DIVERSION WEIR.....................................................................29 16. PASTURES AND VEGETATION .................................................................30 17. LABOUR SUPPLY ......................................................................................31 18. CURRENT PROPERTY MARKET - COMMENTARY.....................................34 19. VALUATION RATIONALE .........................................................................36 OVERVIEW ................................................................................................................36 SUMMARY - AMALGAMATION OF FOUR ALLOTMENTS.........................................36 INDIVIDUAL ALLOTMENTS - VALUATION.................................................................37 20. VALUATION .............................................................................................38 VALUATION STATEMENT...........................................................................................38 BASIS OF VALUATION ..............................................................................................38 Open Market Value ................................................................................38 UNIMPROVED CAPITAL VALUE / STATUTORY VALUATION.....................................38 21. QUALIFICATIONS & DISCLAIMERS .........................................................40 22. APPENDICES............................................................................................41 LOCALITY PLAN ........................................................................................................41 23. ATTACHMENTS ........................................................................................42 COPY OF CERTIFICATES OF TITLES...........................................................................42 COPY OF DEPOSITED PLANS....................................................................................42 WATER ANALYSIS REPORT - QUEENSLAND HEALTH (KALBAR WEIR, WARRILL CREEK).............................................................................................42 ROAD MAP OF THE BOONAH SHIRE........................................................................42 BOONAH SHIRE BUSINESS PACKAGE (BOONAH SHIRE ECONOMIC DEVELOPMENT COMMITTEE).........................................................................42 01 June, 1998 C:\DOCUMENTS AND SETTINGS\GARNERG\DESKTOP\PUBLICATIONS\FEASIBILITY STUDY ABATTOIR SILVERDALE.DOC BOONAH SHIRE COUNCIL PRE-FEASIBILITY STUDY FOR THE ESTABLISHMENT OF AN ABATTOIR SITE AT SILVERDALE, BOONAH SHIRE Page 4 SECTION: EXECUTIVE SUMMARY 2. EXECUTIVE SUMMARY This Feasibility Study is designed to form the base document detailing the potential suitability of a land parcel in the Silverdale area located within the Boonah Shire that may meet site specifications for the operation of a contract abattoir. The Project is currently being considered by Stanbroke Pastoral Company whom are desirous of establishing such a facility in south-east Queensland. Boonah Shire Council have identified a possible site in the northern end of the Shire in the Silverdale area involving a total of four separate, privately-owned land parcels. This amalgamation is a site which offers a number of advantages, particularly that related to water supply (i.e. potential allocation from Lake Moogerah) and other factors related to the specific requirements of the proposed abattoir - these are detailed and summarised in the table below. Requirement Client Specification Subject Property 1. Area 300 ha +/- depending Amalgamated land area 375.0 hectares (926.8 acres), on effluent disposal capable of further expansion as required. Understood to be methods readily available at market value (relatively low price) @ approx. $1.0m for the four allotments. 1. Transport • Road - access for
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