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Assessment Report ASSESSMENT REPORT For the Environmental Impact Statement For the ‘MANNUM WATERS’ MARINA AND RESIDENTIAL DEVELOPMENT Proposal Logo Minister for Urban Development & Planning ASSESSMENT REPORT For the Environmental Impact Statement For the ‘Mannum Waters’ Marina and Residential Development Proposal Planning SA Primary Industries and Resources SA 136 North Terrace Adelaide GPO Box 1815 South Australia 5001 www.planning.sa.gov.au ISBN 978-1-876702-91-5 August 2008 Logo Minister for Urban Development & Planning CONTENTS 1 INTRODUCTION 1 1.1 SUMMARY 1 1.2 BACKGROUND 1 1.3 ENVIRONMENTAL IMPACT ASSESSMENT (EIA) PROCEDURES 2 2 THE PROPOSED DEVELOPMENT 3 2.1 THE SITE 3 2.2 THE LOCALITY 3 2.3 THE SUBJECT LAND 3 2.4 NATURE OF THE PROPOSAL 3 2.4.1 Overview of the Proposed Development 7 2.4.2 Proposed Design and Sustainability Measures 9 2.4.3 Infrastructure Requirements 9 2.5 CONSTRUCTION STAGING AND OPERATION MANAGEMENT 9 3 EXISTING ENVIRONMENT 17 3.1 PHYSICAL SETTING 17 3.2 GENERAL CLIMATE 17 3.3 GEOLOGY AND HYDROGEOLOGY 17 3.3.1 Geology 17 3.3.2 Hydrogeology 18 3.3.3 Regional Salinity 19 3.4 EXISTING RIVER ENVIRONMENT 20 3.4.1 River Flows 20 3.4.2 River Water Quality 21 3.4.3 River Water Usage 22 3.5 TERRESTRIAL AND RIVERINE ECOLOGY 22 3.6 EXISTING INFRASTRUCTURE 22 3.7 SURROUNDING LAND USES 23 i 3.8 EXISTING SOCIAL ENVIRONMENT 24 3.9 SOCIAL DEMOGRAPHICS 25 3.10 EXISTING ECONOMY 25 4 CONFORMITY WITH LEGISLATION AND POLICIES 27 4.1 DEVELOPMENT PLAN 27 4.2 PLANNING STRATEGY 40 4.3 BUILDING RULES 41 4.4 ENVIRONMENT PROTECTION ACT 1993 42 4.5 OTHER MATTERS 44 4.5.1 State Strategic Plan 44 4.6 OTHER RELEVANT LEGISLATION 45 4.6.1 River Murray Act 2003 45 4.6.2 Natural Resources Management Act 2004 45 4.6.3 Harbours and Navigation Act 1993 47 4.6.4 Public and Environmental Health Act 1987 47 4.6.5 Aboriginal Heritage Act 1988 47 4.6.6 Native Vegetation Act 1991 (and amended Regulations) 48 4.6.7 Historic Shipwrecks Act 1981 49 4.6.8 Crown Lands Act 1929 49 4.6.9 Commonwealth Environment Protection and Biodiversity Conservation Act 1999 49 5 CONSULTATION 51 5.1 COMMUNITY 51 5.2 COUNCIL 51 5.3 GOVERNMENT 51 6 ASSESSMENT OF THE MAIN ISSUES 57 6.1 NEED FOR THE PROPOSAL 57 6.2 WATER RELATED ISSUES 57 6.2.1 Water Availability 58 6.2.2 Water Quality 60 ii 6.2.3 Stormwater Management 63 6.2.4 Groundwater Implications 67 6.2.5 Discharges to the River Environment 68 6.2.6 Flooding Implications 69 6.3 ENVIRONMENTAL ISSUES 69 6.3.1 Native Vegetation (Terrestrial and Riverine) 70 6.3.2 Native Fauna 71 6.3.3 Riverine and Wetland Ecosystems 72 6.3.4 Human (Anthropogenic) Activities 73 6.3.5 Introduced Species (Weeds and Pests) 74 6.3.6 Implications for the Environment and Biodiversity 74 6.4 CONSTRUCTED ANABRANCH AND WETLAND 75 6.5 LANDSCAPE DESIGN & REVEGETATION 77 6.6 CLIMATE CHANGE AND SUSTAINABILITY 78 6.7 EFFECTS ON COMMUNITIES 80 6.7.1 Impact on Existing Township 80 6.7.2 Public and Private Health and Community Services 81 6.7.3 Adjoining/Adjacent Land Use Impacts 81 6.7.4 Affordable Housing 82 6.7.5 Recreation and Tourism 82 6.7.6 Aboriginal Heritage and Native Title 82 6.7.7 Noise 83 6.7.8 Air Quality 85 6.8 AMENITY 86 6.8.1 Local Amenity 86 6.8.2 Residential Character and Lifestyle 86 6.8.3 Visual Impacts 87 6.9 ECONOMIC ISSUES 87 6.10 ROADS, TRAFFIC AND PARKING 89 iii 6.11 EFFECTS ON INFRASTRUCTURE 91 6.11.1 Utilities 91 6.11.2 Recreational and Commercial Boating Facilities 91 6.12 WASTE AND EFFLUENT MANAGEMENT 92 6.12.1 Waste Management 92 6.12.2 Effluent Management 92 6.13 CONSTRUCTION AND OPERATIONAL EFFECTS 93 6.13.1 Construction Phase 94 6.13.2 Operational Phase 94 6.13.3 Management of Pollution Sources 95 6.13.4 Feral, Nuisance and Domestic Animals 96 6.14 RISK/HAZARD MANAGEMENT 97 6.14.1 Soil and Groundwater Contamination (Site Contamination) 97 7 PROPOSED MANAGEMENT AND MONITORING OF ISSUES 101 7.1 ENVIRONMENTAL MANAGEMENT AND MONITORING PLANS 102 7.1.1 Construction Environmental Management & Monitoring Plan 103 7.1.2 Environmental Management Implementation Plan 103 7.1.3 Operational Environmental Management & Monitoring Plan 104 7.2 MANAGEMENT, MAINTENANCE AND MONITORING AGREEMENT 105 7.3 MEMORANDUM OF ENCUMBRANCE AND/OR LAND MANAGEMENT AGREEMENT 106 7.4 BY-LAWS 107 7.5 HOUSE OWNERS CHARTER 107 7.6 MARINA OWNERS CHARTER 107 7.7 DEVELOPMENT PLAN POLICIES 108 8 CONCLUSIONS 109 9 RECOMMENDATIONS 115 10 REFERENCES 127 11 GLOSSARY 129 iv FIGURE 1 – Location Plan 5 FIGURE 2 – Final Conceptual Layout Plan 11 FIGURE 3 – Commercial Area Conceptual Layout Plan 13 FIGURE 4 – Affordable Housing Conceptual Layout Plan 15 APPENDIX 1 – Additional Information Provided by the Proponent Dated 1 February and 18 February 2008 APPENDIX 2 – Proponent’s Interim Hydrogeological Review v 1 INTRODUCTION 1.1 SUMMARY This Assessment Report (AR), prepared by the Minister for Urban Development & Planning, assesses the environmental, social and economic impacts of a proposal by Tallwood Pty Ltd to develop a marina and residential development near Mannum. The proposed development is located to the immediate south of the existing township of Mannum, which is located on the River Murray approximately 84 kms east of Adelaide in South Australia. The population of Mannum is approximately 2000 people. Should it be approved, the development is proposed to be undertaken in several stages over a 16 year period. The development will include a marina basin (primarily for houseboats) with associated boating facilities and residential allotments (many with waterfrontage). This AR is intended to be a “stand alone” document, but the detailed information on which it is based is contained in the proponent’s Environmental Impact Statement (EIS) dated May 2007, submissions on the EIS, and responses to submissions in the proponent’s Response document dated November 2007. This AR also relies on information, comments and advice provided by relevant South Australian Government agencies and additional information (including minor modifications to the proposal) provided by the proponent in letters dated 1 February and 18 February 2008 appended to this AR (Appendix 1). 1.2 BACKGROUND The proponent is Tallwood Pty Ltd, a company that includes interests from the Hickinbotham Group (residential development), Weber Frankiw & Associates (surveying), DCJM P/L (civil engineering), Senwill Civil (civil contracting) and Rushworth & Co. (financial management). The proponent’s objectives for the proposed development are to: • Develop an off-river marina for use mainly by houseboats • Provide residential development sites in a desirable riverine location, including affordable housing opportunities • Adopt environmentally sustainable practices, such as water and energy efficiency measures, in order to minimise the ecological footprint of the development • Provide a new, improved Waste Water Treatment Plant for both the development and the Mannum Township that is no longer located on the floodplain • Protect water quality of the River Murray, primarily through pollutant control measures • Re-establish floodplain ecosystems, through the development of a constructed anabranch/wetland and revegetation using native species • Protect and improve the habitat values of existing riverine ecosystems • Preserve sites of Aboriginal Heritage and promote the cultural history of the area • Provide opportunities for expansion and upgrading of the Mannum Golf Course The assessment process is detailed in the next section of this AR. 1 1.3 ENVIRONMENTAL IMPACT ASSESSMENT (EIA) PROCEDURES Environmental Impact Assessment (EIA) is a process of identifying the potential social, environmental and economic impacts of a proposal and of identifying appropriate measures that may be taken to minimise any impacts. The main purpose of EIA is to inform decision-makers of the likely effects of a proposal before any decisions are made. EIA also allows the community to make submissions on a proposal. The specific EIA procedures for Major Developments or Projects in South Australia are outlined in Sections 46 to Section 48 of the Development Act 1993 (the Act). Pursuant to Section 46(1) of the Act, the proposed ‘Mannum Waters’ Marina and Residential Development (the ‘Mannum Marina’) was declared a Major Development on 31 March 2005 by the Minister for Urban Development & Planning. This declaration resulted from the Minister forming the opinion that the proposed development was of major environmental, social or economic importance and that a declaration was appropriate or necessary for the proper assessment of the proposal. Following the declaration, a development application was lodged with Planning SA on 28 June 2005. The proposed development described in the application falls within the ambit of the Minister’s declaration and was therefore subject to the Major Developments and Projects assessment provisions of the Act referred to above (i.e. the EIA process). The proponent’s development application was subsequently referred to the former Major Developments Panel (Panel) to determine the level of assessment that should apply to the proposed development and to set the Guidelines for an Environmental Impact Statement (EIS), Public Environmental Report (PER) or a Development Report (DR). In order to make this determination, the Panel prepared and released an Issues Paper for public comment in September 2005, in accordance with legislative processes that operated at the time. The Issues Paper formed the basis for the formulation of the Guidelines, which also considered any public or Government Agency comments on the Issues Paper.
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