LOWER WONGA SOLAR FARM
Development Application for a Material Change of Use -
Planning Report || April 2017
Solar Q Lower Wonga Solar Farm – Stage 1
Development Application – Planning Report LOT 235 LX2129, LOT 236 LX496, LOT 237 LX496, LOT 243 LX496, LOT 244 LX496, LOT 1 RP183439, LOT 2 RP183439, LOT 3 RP183439
Prepared for: Boardstrong Developments 0417 608 071 | [email protected] Solar Q 233 Delaneys Creek Road Delaneys Creek QLD 4514
Prepared by: Alex Armstrong 0417 778 960 | [email protected]
Document Ref: BI16051-ENG-REP-000-A
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TMM QMS Template Reference: prj-tem-001.v1 Lower Wonga Solar Farm – Stage 1
Development Application - Planning Report
Table of Contents Executive Summary 1 Executive Summary ...... 1 1.1 Site Details ...... 1 1.2 Wide Bay Burnett Regional Plan ...... 1 1.3 Relevant Planning Scheme Provisions ...... 1 1.4 Application Details ...... 1 2 Introduction ...... 1 3 Site Description ...... 2 3.1 Proposed Site ...... 2 3.2 Surrounding Land Uses ...... 4 3.3 Agricultural Land ...... 5 3.4 Flora and Fauna ...... 5 3.4.1 Flora ...... 5 3.4.2 Fauna...... 6 3.5 Contaminated Land ...... 6 4 The Proposal ...... 6 5 Supporting Documentation - Summaries ...... 8 5.1 Engineering Services Report ...... 8 5.2 Road Impact Assessment (RIA)...... 9 5.2.1 “Sunstrike” and Distraction ...... 12 5.3 Noise Assessment ...... 13 5.4 Flood Study ...... 15 5.5 Geotechnical Report ...... 16 5.6 Reflectance ...... 16 5.6.1 Introduction ...... 16 5.6.2 Reflectance Modelling ...... 18 5.6.3 Mitigation Strategies ...... 18 6 Visual Amenity ...... 19 6.1 Existing Environment ...... 20 6.2 Visibility of Existing Environment ...... 20 6.3 Sensitive Visual Receivers ...... 21 6.4 Impact Assessment ...... 21 6.5 Visual Impact Assessment ...... 21 6.6 Summary of Visual Impact ...... 23 6.7 Proposed Mitigation and Monitoring Measures...... 23 6.8 Conclusion ...... 24 7 Community Consultation ...... 24 8 Planning assessment GRC Planning Scheme ...... 26 This document is UNCONTROLLED printed – refer to Document Management Procedure for CONTROLLED version Printed 12/04/2017 at 12:04 i BI16051-ENG-REP-000_A
Lower Wonga Solar Farm – Stage 1
Development Application - Planning Report
8.1 Compliance with the Strategic Framework ...... 26 8.2 Strategic Vision ...... 27 8.3 Strategic Outcomes ...... 28 8.4 Compliance with the Rural Zone Code ...... 31 9 Conclusion ...... 36 10 References ...... 37
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Lower Wonga Solar Farm – Stage 1
Development Application - Planning Report
Appendix A Supporting Report 1 Engineering Services Report
Appendix B Supporting Report 2 Road Impact Assessment
Appendix C Supporting Report 3 Noise Impact Assessment
Appendix D Supporting Report 4 Flood Report
Appendix E Supporting Report 5 Geotechnical Report
Appendix F Supporting Report 6 Reflectivity Assessment Modelling Report
Figure 1 Proposed Land Development Area
Figure 2 Site Layout (draft and prior to final design)
Figure 3 Comparative Reflection Analysis
Figure 4 Specular vs diffuse reflections [Source:FAA]
Figure 5 Location of Sensitive Visual Receivers
Table 1 Land Parcels on the Stage 1 Lower Wonga Solar Farm Site
Table 2 Easements located on the LWSF site
Table 3 DTMR comments and project responses
Table 4 Visual Impact Assessment
Table 5 Mitigation Measures
Table 6 Theme Components – Settlement Pattern
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Lower Wonga Solar Farm – Stage 1
Development Application - Planning Report
Table 7 Theme Components – Rural Features
Table 8 Theme Components – Strong Economy
Table 9 Theme Components – Natural Systems and Sustainability
Table 10 Theme Components – Infrastructure and Servicing
Table 11 Rural Zone Code
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Lower Wonga Solar Farm – Stage 1
Development Application - Planning Report
1 Executive Summary
1.1 Site Details
Address: Lower Wonga Solar Farm
Wide Bay Highway
Lower Wonga QLD 4570.
Property Description: LOT 235 LX2129, LOT 236 LX496, LOT 237 LX496, LOT 243 LX496, LOT 244 LX496, LOT 1 RP183439, LOT 2 RP183439, LOT 3 RP183439.
Area: Approximately 572 Hectares.
Local Authority: Gympie Regional Council
Current Use: Rural, Cattle breeding and fattening
Project Owners: Bordstrong Developments Pty td
1.2 Wide Bay Burnett Regional Plan
Land Use Designation: Regional Landscape, Rural Production and Primary Industry.
1.3 Relevant Planning Scheme Provisions
Planning Scheme: Gympie Regional Council Planning Scheme 2013 v 1.2
Planning Area: Rural Planning Area
Zone: Rural
Overlays: Bushfire Hazard Overlay Map, Flood Hazard Overlay – QRA Interim Overlay Floodplain.
1.4 Application Details
Applicant: Alex Armstrong, Bordstrong Developments Pty Ltd, 233 Newman Lane, Delaneys Creek QLD 4515. Email: [email protected]
Proposal: Lower Wonga Solar Farm – Stage 1.
Application Type: Development Approval for Material Change of Use
Level of Assessment: Impact Assessable
Applicable Codes: Rural Zone Code
Referral Agencies: • Department of Infrastructure, Local Government and Planning. • Department of Transport and Main Roads. • Department of Agriculture and Fisheries. 2 Introduction
The Planning Report has been prepared by Alex Armstrong of Bordstrong Developments Pty Ltd to accompany a Development Application which seeks a Development Permit for a Material Change of Use of Premises - Renewable Energy Facility.
The Lower Wonga Solar Farm will be located on land contiguous with the Powerlink Woolooga Substation and bounded by three roads – the Wide Bay Highway, the Gympie Woolooga Road and Phillips Road.
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Lower Wonga Solar Farm – Stage 1
Development Application - Planning Report
The property is situated within the Rural Planning Area and the Rural Zone under the Gympie Regional Council Planning Scheme 2013 v1.2. The proposed Lower Wonga Solar Farm – Stage 1 is a consistent use within the Scheme where a renewable energy facility is defined as premises used for the generation of electricity from renewable (naturally reoccurring) sources and a solar farm is given as an example. The project is subject to Impact Assessment.
The purpose of this report is to describe the characteristics of the subject site and surrounding land uses, detail the proposed development, and address all relevant planning issues in respect of the proposal.
The Planning Report should be read in conjunction with the accompanying covering letter, IDAS Development Application forms – Form 1, Form 5 and Form 27, and the following study reports which accompany the Development Application submission: • Engineering Services Report – Appendix 1 • Road Impact Assessment – Appendix 2 • Noise Assessment Report – Appendix 3 • Flood Study – Appendix 4 • Geotechnical Assessment – Appendix 5 • Reflectivity Assessment Modelling Report – Appendix 6
The Waterway Barriers Report has been prepared as a separate report within the Development Application submission. 3 Site Description
3.1 Proposed Site
The proposed site is situated in the Lower Wonga locality approximately 26 kilometres north west of Gympie and is accessed by road via the Bruce Highway and the Wide Bay Highway from Gympie. The rural township of Woolooga is located approximately eight kilometres west of the proposed LWSF site.
Gympie is the regional centre and had a population of 48,464 as at 30 June 2014 and has an annual population growth rate of about 1.8%. The Woolooga township has a State Primary School, a Community Hall, a Memorial Park, cafe, diner and hotel.
The LWSF site has an area of about 572 hectares and is comprised of eight parcels of land listed in Table 1. Options to purchase contracts have been signed with all the landholders on land the subject of the proposed site. Landholder consent letters are provided separately.
Table 1 - Land Parcels on the Stage 1 Lower Wonga Solar Farm Site
Land Description Area (ha)
235LX2129 85.566 236LX496 97.186 237LX496 97.112
243LX496 96.9677 244LX496 97.2713 1RP183439 20 2RP183439 20 3RP183439 57.7569 TOTAL 571.9
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Lower Wonga Solar Farm – Stage 1
Development Application - Planning Report
The proposed LWSF site is traversed by a number of transmission line easements most of which carry power lines into and out of the Powerlink Woolooga Substation. Smaller distribution power lines are located on easements to carry local power to adjacent residences.
The Transmission line easements are listed in Table 2.
Table 2 - Easements located on the LWSF site Powerlink Energex Ergon Lot/PR Area - ha Easements No. Area - ha Easements No. Area - ha Easements No. Area - ha Net of Easements - ha BRP186088 7.2 ARP186087 2.4 235LX2129 85.6 69.2 CRP186089 4.4 JSP218491 2.4 CLX2224 0.4 KSP218491 3.0 236LX496 97.2 92.2 DLX2224 1.6 LSP218491 3.0 237LX496 97.1 BRP138692 7.2 83.9 AAP21751 3.0 ARP180948 6.9 244LX496 97.3 83.1 BRP180948 7.3 ARP125970 2.5 243LX496 97.0 92.1 BRP138693 2.4 CRP183439 1RP183439 20.0 20.0
DRP183439 2RP183439 20.0 20.0
BRP189162 1.8 ERP183439 3RP183439 57.8 55.7 ARP189162 0.3 Total (ha) 571.9 41.8 14.0 516.1 The proposed LWSF site is located on eight parcels of adjoining land at Lower Wonga. Three of the parcels – Lot 235 on LX2129, Lot 236 and Lot 237 on LX496 – have frontage on the Wide Bay Highway, two of the parcels – Lot 243 and Lot 244 on LX496 - have frontage on Phillips Road whilst three smaller parcels - Lot 1, Lot 2 and Lot 3 on RP183439 - have frontage on the Gympie Woolooga Road . The total area of the site is approximately 572 hectares as shown on Figure 1.
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Lower Wonga Solar Farm – Stage 1
Development Application - Planning Report
Figure 1: Proposed Land Development Area The site is well drained with two waterways Black Creek and Spring Creek flowing towards the east. Although the site is drained by the creeks, the creeks do not have defined beds or banks on the proposed site. A number of small farm dams have been constructed on the creeks for stock watering and creek crossings constructed with stone and other materials are present. More information on the Creeks is presented in the Waterway Barriers report.
The relief is described as undulating, the highest point on the north-west corner has an elevation of approximately 100mRL whilst the lowest point in the south-east has an elevation of approximately 70mRL. The maximum slope is about 10% and most of the land has a slope of less than 5%. A detailed aerial survey of the site has been undertaken.
The surrounding land use is a mix of cattle breeding and fattening and industrial use with power transmission easements over the proposed site and the adjoining Powerlink Woolooga Substation dominating the landscape.
The land was cleared of native vegetation possibly one hundred years ago. The current vegetation supports cattle grazing and is primarily comprised of introduced pasture species such as Rhodes Grass and Couch Grass. There is a small number of old Eucalypt trees providing shade for cattle and a source of fence posts however no seedling recruitment or regrowth is evident on the site.
There are no buildings on Lot 235, Lot 236 or Lot 237 on the northern side of the project area. The remaining five parcels each have a residence and small farm buildings.
The Wide Bay Highway and the Gympie Woolooga Road are State-controlled roads with a sealed two lane surface whilst Phillip Road is a Gympie Regional Council road and has a single lane sealed surface.
3.2 Surrounding Land Uses
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Lower Wonga Solar Farm – Stage 1
Development Application - Planning Report
The site is located contiguous with the Powerlink Woolooga Substation so that transmission losses related to connecting the production of renewable energy to the National Grid will be negligible. Currently, the site has the nature of an electrical distribution hub.
However, the dominant land use the surrounding land in the Lower Wonga and Woolooga area in terms of area and productivity is cattle breeding and fattening.
Using the Department of Agriculture and Fisheries system of definition of Agricultural Land Use Categories (ALUC), the land at the proposed LWSF site as well as the surrounding land is assessed as supporting: • “Grazing (sown pasture): Pastures where there is more than 50% exotic species such as Rhodes or Buffel Grass.”
The pasture at the LWSF site is dominated by Rhodes Grass and Couch Grass with smaller components of legumes such as Siratro. It is highly likely that the exotic pasture species were introduced to improve pasture quality or invaded the native species many years ago in response to grazing pressure
3.3 Agricultural Land
The Department of Agriculture and Fisheries has developed a land class system wherein land and soil information has been classified using the Agricultural Land Class (ALC) approach.
This approach brings together data from in excess of 250 separate projects into a four-tier hierarchy ranging from Class A (arable land) through to Class D (land that is unsuitable for agriculture.
The proposed LWSF site is classified as: • Class C land with the following definition: “Pasture land that is suitable only for improved or native pastures due to limitations which preclude continuous cultivation for crop production. Some areas may tolerate a short period of ground disturbance for pasture establishment.”
The proposed development of the solar farm at Lower Wonga will have the effect of reducing significantly the grazing intensity of the pasture species at the site. The pasture growth between the PV panel arrays will be mown and a small flock of sheep will be utilised to control pasture grass growth in addition to mowing. Groundcover, defined as foliage projective cover, will be increased over that which currently exists due to the removal of beef cattle. The higher foliage projective cover will reduce soil erosion rates.
Furthermore at the end of the life of the solar farm, the power generation equipment will be removed from the site and the land use capability which existed pre-development will be restored with only minor rehabilitation costs primarily associated with cattle husbandry.
3.4 Flora and Fauna
3.4.1 Flora A terrestrial flora assessment was done to support the Development Application and consisted of both desktop and field evaluations of the site and some surrounding lands.
In summary, the native vegetation has been cleared, the only remaining native vegetation on site are individual old growth Eucalyptus tereticornis known locally as Forest Red Gum remaining after broadscale clearing to provide shade for cattle. There was no observed recruitment of Eucalypt seedling or regrowth vegetation.
As such, there is no Regulated Vegetation, no Threatened Ecological Communities, Regional Ecosystems (RE) nor Threatened plant species either expected or observed at the site.
As discussed above, the groundcover species are exotic pasture species either introduced or invasive to the point of becoming endemic in the local area.
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Lower Wonga Solar Farm – Stage 1
Development Application - Planning Report
Riparian areas are associated with Black Creek and Spring Creek however there are no wetland or riparian species observed due to cattle grazing and the management of the creeks and surrounds for cattle grazing.
Weeds observed included Typha spp invading the creeks and drainage lines. Common farm weeds are also observed.
The Impact on flora at the local level will be very small and limited to the removal of the individual old growth Eucalypts which will be used, subject to suitability, for fence posts, mulching/chipping and firewood.
During the operation of the solar farm, growth of groundcover species between panel arrays will be controlled by mowing and the introduction of a small flock of sheep.
A visual barrier will be established along the Wide Bay Highway frontage and will be a combination of hard materials and vegetation where suitable. The aim of the visual barrier will be to prevent “sunstrike” on road users ie mitigation of the potential for reflection which may impair vision whilst driving. The visual barrier will limit the possibility that the LWSF may be a distraction to road users on the Wide Bay Highway.
A Fire Management Plan will be prepared by the construction contractor and the solar farm operator to assist in the control of weed infestations and fuel loads surrounding the LWSF site. Fuel loads will be relatively low being primarily groundcover however uncontrolled fire could cause significant damage to the solar farm infrastructure.
3.4.2 Fauna A fauna assessment was conducted in conjunction with the flora assessment described above. As expected, an extreme lack of habitat diversity can be linked to the highly disturbed condition of habitats supported within the proposed site which are attributable to a history of land management practises such as broadscale clearing, over stocking and overgrazing and inappropriate fire management.
The assessment concluded that the LWSF site supports a variety of introduced fauna species. Their presence has an impact on native fauna through habitat degradation, predation and/or competition. Of the introduced species observed within the study site, cattle, rabbits and cane toads are likely to present the most significant threat to native fauna. Wild dogs and cats and visitation by pigs is likely to impact the native fauna assemblages.
Feral animal control practices will be required during the LWSF operations to manage populations of feral animals in association with surrounding landholders to control pigs, rabbits and cats and will be implemented as a priority.
3.5 Contaminated Land
A search of the Contaminated Land Register and the Environmental Management Register for the eight parcels of land the subject of the proposed LWSF has been undertaken. Of the eight parcels, one – Lot 236 on LX496 – is registered on the Environmental Land Register as: • The site has been subject to the following Notifiable Activity or Hazardous Contaminant: LIVESTOCK DIP OR SPRAY RACE - operating a livestock dip or spray race facility.
Lot 236 has a history of cattle husbandry and the site of the spray race is evident on inspection of the property. The location of the spray race will be noted and the site will not be subject to major land disturbance and soil materials will not be removed from Lot 236. The erection of solar panels will involve the driving of supports into the ground with a small pile driving plant and panels are attached to the supports.
There are no further management plans for the site of the spray race. The removal of cattle and the use of the site for energy generation will prevent the continued accumulation of chemicals and over a period of time chemical contaminants at the site will be attenuated by microbial breakdown and other factors. 4 The Proposal
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Lower Wonga Solar Farm – Stage 1
Development Application - Planning Report
Details of the preliminary design of the proposed Lower Wonga Solar Farm are provided in the Engineering Services Report. Basic descriptions are provided here as a project summary.
The total land area of the site is approximately 572ha within which about 240ha will be covered by PV panels. The remainder of the site will be utilised for general operations and will include buildings, access roadways, parking and laydown areas. Vegetative screening will be established along the Wide Bay Highway frontage. The total operational land coverage will be up to 250ha. The balance of the land – approximately 82ha will be the greenscape between panel racks, transmission easement areas, drainage lines and open space.
The initial development area and preliminary design overlay shown in Figure 2 will be optimised during the final design phase to ensure efficiency, safety standards and the latest available technologies are achieved prior to the tender process. The expected final design of the LWSF will have a nominal capacity of 350MW and approximately two million photovoltaic (PV) panels. The panel clusters will be connected to about 140 inverters each with a capacity of 2.5MW. The inverters are concrete pad mounted and connected to the LWSF substation by local 33kV transmission lines mounted overhead or buried underground. The network connection capacity is expected to be in the order of 350MW(ac). The network connection voltage will be either a 33kV transformer ended feeder or a 132kV/275kV landing beam connection and is subject to the Powerlink connection delivery scope.
Figure 2: Site Layout (draft and prior to final design) The LWSF utilises land contiguous with the Woolooga Substation and the solar farm will be the core component of the proposed Gympie Regional Generation Hub. The proposed LWSF site given its close proximity to a major substation carries a number of high voltage transmission and distribution power lines and the aligning easements. The transmission lines are high voltage systems of both 275kV and 132kV and supply electrical energy to the Kilkivan, Gympie and Sunshine Coast Regions and connection into the North Brisbane region. These regions have the highest total electricity demand in Queensland and the average demand is forecast to be approximately 22,475,000 MWh for the financial year 2017/18. The LWSF at full capacity is expected to produce approximately 735,840MWh/ year or 3.3% of regional demand.
The LWSF will utilise the easements for underground works and internal site roads and tracks. The easements will be kept clear ensuring that the LWSF meets the access requirements of both Energex and Powerlink. The This document is UNCONTROLLED printed – refer to Document Management Procedure for CONTROLLED version Printed on 12/04/2017 at 12:04 Page 7 of 37 BI16051-ENG-REP-000_A
Lower Wonga Solar Farm – Stage 1
Development Application - Planning Report
LWSF development is a natural fit for the land already the subject of transmission line easements, electrical infrastructure and the Woolooga Substation.
The works on site in both the construction and operations phases will be conducted in compliance with the relevant codes, standards and legislation.
The project will incorporate the following structures and requirements: • Photovoltaic solar panels • Solar panel framing and support racks • Inverter transformers • Internal maintenance roads and tracks • Underground and overhead high voltage conductors • High voltage substation • Operations and administration building • Maintenance and storage building • Vehicle car park • Road access
In a future expansion of the proposed Gympie Regional Generation Hub, utility scale battery storage may be included subject to statutory approvals and feasibility. 5 Supporting Documentation - Summaries
A number of studies and reports have been undertaken during the preliminary design phase of the project to support the Development Application. The major studies and reports are listed below. • Engineering Services Report – Final Report in Appendix 1. • Road Impact Assessment – Final Report in Appendix 2 • Noise Assessment – Final Report in Appendix 3 • Flood Study Report – Final Report in Appendix 4 • Geotechnical Report – Final Report in Appendix 5 • Reflectivity Assessment Modelling Report. – Final Report in Appendix 6 • Community Consultation • Compliance with the Planning Scheme
5.1 Engineering Services Report
The report was prepared by Bordstrong Developments Pty Ltd with inputs from solar design engineers primarily UGL Limited who provided a number of design reports based on a project feasibility study.
Generally, the report concludes that the construction and operation of the proposed Lower Wonga Solar Farm is feasible and practical and will achieve economies of scale which will deliver financial metrics to allow connection to the National Electricity grid.
The critical details presented in the report are summarised as: • The construction period is estimated to be approximately 18 months in duration and a peak construction workforce of about 450 personnel will be employed during construction. Planning at this stage indicates that construction will commence in Q4 2017 subject to statutory approvals, final finance approvals and materials and workforce availability. • It is intended that the construction contractor will have the flexibility to undertake activities on a 24 hour 7 day basis during the construction period. • All site contractors will maintain an Environmental Management System which complies with AS/NZ ISO 14001. • All contractors will hold accreditation to the Quality Management System – AS/NZS ISO 9001:2008 and the Safety Management System – AS/NZS ISO 4801:2001.
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Lower Wonga Solar Farm – Stage 1
Development Application - Planning Report
• The LWSF will have a nominal capacity of 350MW produced by approximately two million photovoltaic (PV) panels. The panel clusters will be connected to about 140 inverters each with a capacity of 2.5MW. Energy captured will be transformed through the inverters and transformers to enable connection to the Woolooga substation and directed to the National Energy Grid • Approximately 80ha out of the total project footprint of 572ha will be green space between panel racks, transmission easement areas, drainage lines and open space. • A security fence will be constructed on the project perimeter. A visual barrier will be constructed between the project area and the Wide Bay Highway.
5.2 Road Impact Assessment (RIA)
The TMM Group completed a Road Impact Assessment to be included in the Development Application for the proposed Lower Wonga Solar Farm project. The assessment has been completed in accordance with Mains Roads’ Guidelines for Assessment of Impacts for Development and follows a six-step process which includes: • Description of the proposed development – including existing network conditions; • Pavement Impact Assessment; • Traffic operation assessment; • Road safety review; • Environmental and other issues; and • Impact mitigation (where required).
The draft Road Impact Assessment was provided to the Department of Transport and Main Roads for review prior to finalisation. The DTMR made comments and suggestions on the draft report which have been included in the final report attached to the DA submission. The DTMR comments and the responses to the comments are presented in Table 3.
Table 3 - DTMR comments and project responses
DTMR Comments LWSF Response
I would question the left turn movements at the Gympie – Turning paths have been developed to demonstrate safe Woolooga Road and Wide Bay Highway intersection for B- transit of design vehicles for each intersection. Doubles. I do not think they would be able to manoeuvre Also, A design change has been made; all B-Double this turn without crossing over onto the oncoming lane of deliveries will be made to the site using the two accesses Gympie – Woolooga Road. from the Wide Bay Highway. There is no need for a B- Double to make a left turn onto the Gympie- Woolooga Road. Refer to Appendix E in RIA I would question their contribution calculations. Where Maintenance costs have been derived based on data from did the maintenance cost per km ($1500) come from? This previous projects of similar nature and reports from generally changes dependant on different things like seal National Local Roads Data System. width. Refer to Section 3.3.3 for details.
Exact location of new accesses is needed. The map they Refer to attached updated map in Appendix E for details have included in the report is very vague on this detail. on preliminary coordinates for the site accesses.
Section 2.1 mentions periodic maintenance and overhauls In terms of increased traffic on State Roads, the every 5 years. Clarification on what this involves should be maintenance programs will not contribute significantly to detailed. Also clarify a maintenance schedule to determine traffic counts. Routine maintenance will be undertaken by impacts. the permanent workforce of about eight people. A solar farm overhaul, checks and maintenance on the substation, transformers and switch gear will typically involve a team of about 5 to 10 trades and engineering staff on potentially a five year rotation. Refer to Section 2.2.2.4 for details on maintenance activities. This document is UNCONTROLLED printed – refer to Document Management Procedure for CONTROLLED version Printed on 12/04/2017 at 12:04 Page 9 of 37 BI16051-ENG-REP-000_A
Lower Wonga Solar Farm – Stage 1
Development Application - Planning Report
The plan of development in the traffic report varies Correct, the LWSF project has evolved during the past 6 to significantly from the plan originally submitted for the 12 months to grow to the current scale described in the basis of pre-lodgement discussions. Engineering Services Report attached to the DA submission. Confirm the lot descriptions subject to the development As above application. DILGP’ pre-lodgement record (SPL-0916- 033886) identified 5 lots however Figure 2 of the draft report appears to include 3 additional lots (Lots 1, 2 & 3 RP183439).
Figure 14 of the draft report shows the proposed access It is noted that accesses labelled 1 to 7 will not be utilised layout. The exact locations of the access is unclear as during construction or operation of the LWSF. limited information has been given. Access is proposed at The accesses 1 to 7 are used for landholder access to three locations. For ease of reference, I have labelled property parcels and are not required for the LWSF. These these access points A, B & C (see below). There are also existing accesses will be closed with the perimeter fence, existing accesses to the development area. These are and only the new accesses shown in the preliminary layout labelled access points 1 through to 7. The reason for these will be the ones in use during construction and operation needs to be justified and demonstrated that they have phases. safe intersection sight distance particularly on Gympie Refer to Section 2.1 and Appendix E of the RIA for further Woolooga Road - details.
Access Point A – I do not agree with this location as it is in -Site access on Gympie Woolooga Road has been removed conflict with Acceptable Outcome AO1.3 of Table 19.1.1, (Access A). Heavy vehicles will only access the project site Module 19 of the SDAP. Direct access is not permitted as using the two accesses on Wide Bay Highway (Accesses B access is available via Philip Road (only 100m further and C). south). Also the vertical and horizontal geometry of -A new access for light vehicles and rigid trucks has been Gympie – Woolooga Road may prevent compliance with provided on Phillip Road. Sight distance checks and general RPDM standards for sight visibility and Safe Intersection preliminary design work on the intersection between Sight Distance at the proposed location. The general area Gympie-Woolooga Rd and Phillip Road have been carried in which it is shown has both vertical and horizontal out. curves. A safety assessment would be needed completed. Refer to Appendix E for details.
Access Point B – This location does not align with the Although a shared access would be a desirable outcome, existing substation access (refer DVR 44A @ 14.836L). It is initial discussions with Powerlink have not progressed to unclear whether the substation land (Lot 130 LX2129) will the point where an agreement to facilitate a shared access be included in the development proposal. TMR will not is forthcoming. approve additional access to the substation as it will not Accordingly, Access Point B will be an access solely for the comply with Acceptable Outcome AO2.1 of the SDAP. If use of the LWSF constructed on Lot 235 which is currently TTM were proposing to relocate the existing substation under an agreement to purchase and which, if project access to the location proposed, this would need to be approval is gained, will be owned by Bordstrong clearly specified in the report and the substation land shall Developments Pty Ltd – the project proponents. be included in the DA (which also requires land owner The access will be designed and constructed to allow for B- agreement). If they choose to utilise the existing Double entry and exit. The coordinates of the proposed substation access, then any formal development access will be presented on the accompanying drawing application shall include suitable evidence that they have (Appendix E of RIA). access rights over Lot 310 in favour of the development land. In my opinion, the only solution open to them if they The shared access discussions will continue and it is do not include Lot 310 is that they demonstrate an access anticipated that an agreement may be possible whereby easement is in place to facilitate the shared access. Also, if Powerlink will use the LWSF access. the existing access is to be used, they need to address how they plan to upgrade the access to accommodate for B- Double use.
Access Point C – This location will be in close proximity to Additional verifications have been carried out for Access C. the Wide Bay Highway/Hayes Road intersection. They will Refer to Appendix E for details on preliminary design need to demonstrate there is sufficient separation checks. between the proposed access and the existing Also, note that Appendix C shows a table with detailed intersection. There appears to be insufficient sight numbers and a graphic representation of the intersection visibility to the east from the propped location due to design check. vertical geometry of the Wide Bay Highway. This will need This document is UNCONTROLLED printed – refer to Document Management Procedure for CONTROLLED version Printed on 12/04/2017 at 12:04 Page 10 of 37 BI16051-ENG-REP-000_A
Lower Wonga Solar Farm – Stage 1
Development Application - Planning Report
to be investigated further. Appendix C calculations show a The graph has been updated to accurately represent the CHR/AUL is needed however section 4.3.1 shows BAL/BAR numbers obtained in the table. Both elements show a will be adopted. Under what rational have they made this BAR/BAL treatment. decision?
Existing Accesses 1 to 7 – These were not considered or Refer to response in item g). addressed in the report. In my opinion, these accesses will become obsolete should the development proceed and as such, all of these access must be closed and removed from the development should it proceed.
The development’s access to Philip Road (shown as a The access on Phillip Road has been updated in accordance green dot in Figure 14) will need to be located a sufficient with SDAP requirements. distance from the Gympie – Woolooga Road/Philip Road Refer to Appendix E for details. intersection. I recommend a minimum of 100m (similar to the SDAP trigger)
B-Double vehicles are not permitted to use the Gympie – Heavy vehicles (loaded and unloaded) will only transit on Woolooga Road as it is not a B-Double Route. If this was to Routes A and B that use Wide Bay Highway, Bruce Highway be pursued by TTM, they would need to furnish written and Port of Brisbane Road only. B-doubles will not transit evidence that the National Heavy Vehicle Regulator on the Gympie-Woolooga Road. (NHVR) has issued approval under the Heavy Vehicle Refer to Section 2.2.2.1 for details. National Law Act 2012 (Cwlth).
I found the report was quite confusing on the Route A, The RIA has been updated to clarify access routes. Site Route B and Route C for each stage of development. A trip access for heavy equipment will only occur via Wide Bay distribution plan which shows the haul routes and Highway using two access points. resultant vehicle turning movements at the access and A site access for light vehicles and rigid trucks only will be adjacent intersections would go a great deal in clarifying provided on Phillip Road. the vehicle movements. For instance, under the solar panels haulage section (2.2.2.1) it states that there is also site access on Gympie Woolooga Road. Does this mean that they ‘may’ use this access for the panel delivery?
Need more clarification as to what vehicles will be using The RIA has been updated to provide more clarity on this the Wide Bay Highway / Gympie – Woolooga Road subject. intersection and travelling south on Gympie – Woolooga As mentioned, all heavy vehicle access to site will be via Road. Between approx. chainage 24km to 27km the seal the two access points on Wide Bay Highway. Only light width is only 3m vehicle and rigid trucks will access the site via Phillips Road.
No heavy vehicles (i.e. B-Doubles or semi trailers) loaded or unloaded will transit on Gympie-Woolooga Road. This road will only be used by light vehicle and buses for commute of construction workers. Bruce Highway/Wide Bay Highway Intersection Section 4.3.2 clarifies that additional traffic at peak hours No development traffic volumes used in the calculations in would not be desirable for the current intersection appendix C. configuration. As a result, the project will implement traffic control measures to avoid any development traffic at peak
hours. Additional traffic during off-peak hours do not warrant upgrade works for the existing intersection configuration. Wide Bay Highway/Gympie – Woolooga Road Refer to response in item a). intersection Turn paths for heavy vehicle are required to ensure the swept path does not encroach onto the opposing traffic lane.
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The summary and conclusion of the Road Impact Assessment follows:
The Road Impact Assessment has been carried out following the Department of Transport and Main Roads’ Guidelines for Assessment of Road Impacts of Development 2006 (GARID).
The main findings of the RIA are summarised below: • Three main routes have been nominated to access the development site. The roads that form each route include: - Route A: Port of Brisbane Rd + Bruce Highway + Wide Bay Highway - Route B: Bruce Highway + Wide Bay Highway - Route C: Gympie-Woolooga Rd • Pavement maintenance contributions have been estimated as follows: - A total contribution of $1321 in 2018 for Wide Bay Highway - A total contribution of $2,903 in 2017 and $5,805 in 2018 for Gympie-Woolooga Road. - Maintenance works will be provided at Phillip Road to maintain current road condition. • Existing minor accesses to current lots (7 in total) will be closed. • The Traffic Management Plan and other operational controls during the construction and operational stage of the development will include the following: - Restrictions to avoid construction traffic mobilising through the Bruce Highway and Wide Bay Highway intersection during peak hours. - Restrictions to avoid any construction traffic (loaded or unloaded) through the Gympie-Woolooga Rd or Bauple-Woolooga Rd. Only the commute of construction workers on the Gympie-Woolooga road is allowed (Route C). - Periodic maintenance (dirt removal, construction material, etc.) through traffic control management to eliminate impact on road surface around access points. - Traffic control measures for the site’s exit point on Phillips road, including provision of additional road signage and line marking. - Instructions for inductions and briefing of personnel mobilising through the Gympie-Woolooga road. - Restrictions for maintenance activities to occur outside peak hours and in accordance with applicable local and state regulations. - Management of noise levels and other environmental impacts during construction and maintenance activities following applicable local and state regulations. - Instructions for coordination activities with operator of school bus route on Wide Bay Highway. - Allowance of at least 15 parking bays to account for employees and visitors during the operational stage. • No upgrade works are warranted for any intersection identified in the proposed access routes. Additional signage and road marking only required in the Gympie-Woolooga Rd and Phillip Rd intersection is required. • Access points to development site on Wide Bay Highway will be developed using BAL/BAR configurations. Lay down areas and manoeuvring space will be provided within the development’s site to minimise/mitigate impacts on existing traffic flows. • Traffic resultant from the operational stage will not impact the existing road network.
5.2.1 “Sunstrike” and Distraction Sunstrike and distraction are issues raised by DTMR to be addressed in the development process. The issues arise for vehicle movements on the Wide Bay Highway where drivers may be affected by reflectance of the suns rays by the PV panels known as sunstrike, and where drivers may be distracted by the locally unusual sight of the solar farm either under construction or in operation known as distraction.
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A computer simulation of the proposed solar farm and surrounding topography, features and neighbours was used to identify potential visual amenity and reflectance impacts which may arise from the operation of the solar farm. The computer model is described in Section 5.5 Visual Amenity and Reflectance.
A high resolution DTM based on a LiDAR capture and processed by AAM was used as the basis of the terrain. A road outline polygon – the Wide Bay Highway - was loaded into the scene and extruded to 2.5m and a fence polygon was loaded and extruded to 2.1m to study the potential for sunstrike and the mitigation options which could be included in the final LWSF design. The PV panels were included facing due north (0 degrees) and at an angle of 20degrees from the horizontal which are the preferred parameters for the orientation of the panels.
The outcomes of the simulation runs were that in the early morning and late afternoon reflectance would be experienced for very brief periods by road users on the Wide Bay Highway travelling east in the early morning and west in the late afternoon. It is possible that further analysis could be undertaken to assess the attenuation of the reflected sunlight by standard non-reflective materials on the upper surface of the panels or by new the use of materials in the PV panels which improve the efficiency of capture of energy and reduce the reflectance of energy.
However, sunstrike will be eliminated with the installation of a 2.1m high visual barrier on the Wide Bay Highway in locations where, at any time of the year, the suns’ rays would be reflected into the sight line of road users. In addition, the use of vegetative barriers in other locations in combination with hard visual barriers and security fencing will eliminate sunstrike and minimise the risk of distraction.
5.3 Noise Assessment
ASK Consulting Engineers Pty Ltd (ASK) was commissioned by Bordstrong Developments Pty Ltd to provide acoustic consultancy services for the proposed Lower Wonga Solar Farm located adjacent to the Woolooga Substation at the intersection of the Wide Bay Highway and Gympie Woolooga Road.
Acoustic measurements consisted of noise logging (Sites A, B and C) and attended noise measurements as follows: • Location A: Front yard of House 8 • Location B : Driveway of House 1 • Location C: Driveway of House 3 • Location D: Adjacent the Wide Bay Highway directly under overhead powerlines. • Located E: Front gate of the Woolooga substation entrance.
The locations are shown in the final Noise Assessment Report attached to the DA submission. Noise levels recorded during the field monitoring program are also presented in the report.
It is noted that some of the highest noise levels recorded in the field are those caused by insects, birds and motor vehicle movements on nearby roads and that this is consistent with expected levels recorded in rural environments. For example, at location A, the noise from loud insects was recorded as being 60 dBA in the 3.15 to 5 kHz frequency range.
To arrive at a statistical background noise level to allow for comparisons before and after the approval and operation of the proposed solar farm, a number of statistical manipulations are required in accordance with the Environmental Protection (Noise) Policy 2008. The median data point for observed data is selected, the insect and bird noise is eliminated and an allowance is included to adjust downward for the quieter times seasonally for the year. Accordingly, a statistical background of 33dBA for the L90 noise levels has been arrived at for residences close to roads whilst a 27dBA is determined for residences further from roads and some distance from the site.
Modelling noise emissions at the proposed solar farm has resulted in the identification of potential exceedances of background levels during the daytime operation of the generation facility in nine residences out of the 23 residences in the local area. This document is UNCONTROLLED printed – refer to Document Management Procedure for CONTROLLED version Printed on 12/04/2017 at 12:04 Page 13 of 37 BI16051-ENG-REP-000_A
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There are a number of mitigation strategies that will be considered during the detailed design process including: • Implementing noise controls at the source by requiring a maximum equipment sound power level as part of the procurement of the inverter/transformers. In this instance reducing the sound power level from the modelled level of 99 dBA down to 84 dBA Lw,eq,T (assuming tonality penalty of 5 dB) or 89 dBA Lw,eq,adj,T (if free of tonal characteristics) would result in compliance as measured by no increase in background statistical noise levels. • Design of noise barriers around the inverter/transformers – Barriers may be able to achieve reductions of 5 to 15 dBA depending on the height, extent and construction. • Orientating the inverter/transformers to minimise noise emissions to nearest residences – Improved noise directivity data could be used to optimise equipment orientation and reduce noise emissions. The reductions may only be small, but never‐the‐less cost‐effective. • Relocating inverter/transformers further from residences towards the centre of the site – It is understood this would have cost impacts with respect to cable lengths and associated potential power losses, but may prove cost‐effective in some locations. • Purchase of properties most affected by the project noise. For example, house 3 is currently the subject of an option to purchase and it has the highest identified exceedance which would reduce the maximum identified exceedance.
It may be appropriate and more cost‐effective to implement more significant noise mitigation strategies to inverter/transformers located nearer to residences and reduced mitigation to inverter/transformers located further from residences.
During construction which has an 18 month program a number of noise mitigation strategies will be implemented.
Plant and Equipment Strategies: • Employing quieter techniques for all high noise activities such as rock-breaking, concrete sawing, power and pneumatic tools. • Choosing quieter plant and equipment based on the optimal power and size to most efficiently perform the required tasks. • Operating plant and equipment in the quietest and most efficient manner. • Where possible modify equipment to reduce noise levels, however only after consultation with the manufacturer. For example, providing mufflers to existing equipment. • Regularly inspecting and maintaining plant and equipment to minimise noise and vibration level increases to ensure that all noise and vibration reduction devices are operating effectively. • Maintenance should be carried out by trained persons. • Excessive noise caused by resonance of body panels and cover plates can be reduced by stiffening with additional ribs or by increasing the damping with a surface coating of resonance‐damping material. Rattling noises can be controlled by tightening loose parts and fixing resilient material between the surfaces in contact. • For stationary plant where limited access is required, the noise source should be enclosed. • Plant that is used intermittently, e.g. cranes, dozers, graders, back hoes, bobcats and loaders, should be shut down in the intervening periods between work or throttled down to a minimum. • Vibration from machinery with rotating parts can be reduced by attention to proper balancing. Frictional noise from the cutting action of tools and saws may be reduced if the tools are kept sharp. Other noises caused by frictional in machines, conveyor rollers and trolleys can be reduced by proper lubrication.
On‐site Noise Mitigation Strategies: • Maximising the distance between noise activities and noise sensitive land uses. • Undertaking noise fabrication work off site where possible.
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• Adopting alternatives to reversing alarms. • Using temporary site building and material stockpiles as noise barriers. These can often be created using site earthworks and may be included as a part of final landscape design. • Installing purpose built noise barriers, acoustic sheds and enclosures.
General Strategies: • Regular reinforcement (such as toolbox talks) of the need to minimize noise and vibration. • Regular identification of noisy activities and adoption of improvement techniques. • When dropping materials into for example trucks, the surfaces on to which the materials are being moved could be covered by some resilient material. Particular care should be taken during the loading and unloading of scaffolding. Where material cannot be lowered into skips or by other means, it is recommended that properly constructed and damped chutes be considered. • Avoiding the use of portable radios, public address systems or other methods of site communication that may unnecessarily impact upon nearby residents. • Developing routes for the delivery of materials and parking of vehicles to minimise noise. • Where possible avoiding the use of equipment which generates impulsive noise. • Minimising the need for vehicle reversing for example by arranging for one way site traffic routes. • Minimise the movement of materials, equipment and unnecessary metal‐on‐metal contact. • Minimising truck movements. • Scheduling respite periods.
In conclusion, the relevant criteria for operational noise is considered to be the background creep criterion for continuous noise in the EPP(Noise), which is as follows: • To the extent that it is reasonable to do so, noise from an activity must not be- for noise that is continuous noise measured by LA90,T—more than nil dBA greater than the existing acoustic environment measured by LA90,T.
The LWSF is committed to ensuring that all reasonable efforts to meet the EPP (Noise) criterion will be implemented during the design, construction and operational phases of the project.
5.4 Flood Study
An aerial survey of the site was undertaken to provide accurate surface contours for solar farm design work as well as Development Application studies. The surface contours were used as the foundation for parameters to build a site-specific flood and stormwater management model.
A 2D model of the site for Q1 Solar was created using the Regional Flood Frequency estimation and a steady state 2D hydraulic model. The results of this assessment were an AEP 1 in 20 inundation extent; as well as the RL of water surface at key points in the model. A sensitivity analysis was performed and the system was shown to be relatively insensitive.
The AEP 1 in 20 inundation extent will be utilised as a reference point to determine the location of the supports for the PV arrays. A guide for the preliminary design is that the supports will be located within the AEP 1 in 20 inundation extent such that the panels which are attached to the supports will not be covered by floodwater in the AEP 1 in 20 event. PV panel manufacturers recommendations will be followed however it is anticipated that higher flood waters eg from an AEP 1 in 50 flood event will cover some panels.
An additional point of consideration was whether the change in land use through the creation of a solar farm would affect the inundation levels at the site and downstream.
Using a sensitivity analysis L. M. Cook and R. H. McCuen (2013) have shown that solar panels do not have a significant effect on the runoff volumes, peaks, or times to peak. Their conclusion is due to there being minimal change to the surface area of infiltration as the earth below the panels can still maintain a healthy vegetative cover, similar to the current surface characterisation.
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It is concluded that a well maintained grass cover, or equivalent, under the solar panels will mean there is no expected change to the runoff generated by the site. In practice, it is likely that the groundcover measured by foliage projective cover will be greater within the solar farm than that observed currently on the site supporting cattle grazing.
In addition, the flood study concludes that there are no expected changes to the runoff volumes, peaks, or times to peak for flood events in the catchment due to the additional surface area of solar panels as long as the surface coverage is maintained. We consider that a healthy cover of vegetation will ensure similar levels of infiltration as currently experienced at the site.
5.5 Geotechnical Report
A preliminary geotechnical site investigation was undertaken at the LWSF site by the same geotechnical engineering company which carried out similar detailed work at the adjacent Powerlink Substation.
The preliminary work at the LWSF site generally concluded that there would not be any significant geotechnical impediments to the construction of the proposed solar farm. Most earthworks will be able to be undertaken with relatively small machinery as the soils encountered on site (to borehole depths) should be within the excavation limits of a small dozer (e.g. Cat D4 or similar) in bulk earthworks and a medium sized backhoe (e.g. Case 580 or similar) in trench excavations.
In practice, it is anticipated that the panel supports will be driven into the soil with a small tracked dozer similar in size to a Cat D4. Where electrical cables are required to be buried underground, trenching will be capable of being done with a Case 580 or similar subject to engineering requirements such as rate of work progress.
5.6 Reflectance
5.6.1 Introduction There are a large number of research reports and general articles which address the issues related to solar photovoltaic reflection in the context of the increasing use of solar power generation. There are references to relevant reports listed at the end of the Planning Report.
The reports define specular reflectivity, diffuse reflectivity, glint and glare which are terms coined to describe the various aspects of nuisance and possible impairment of amenity due to solar power generation.
Some of the principles which appear to be consistent across the research reports and other articles are copied below. • Solar panels are designed to absorb light, and accordingly reflect only a small amount of the sunlight that falls on them compared to most other everyday objects. Most notably, solar panels reflect significantly less light than flat water.
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Figure 3: Comparative Reflection Analysis • Smooth surfaces such as glass and still water exhibit specular reflectivity. This is when light hits the surface at one angle and bounces off in another direction, much like a mirror. Specular reflection can be contrasted with diffuse reflection, which occurs when light reflects off of microscopically rough surfaces and scatters. Diffuse reflection is what happens when light hits virtually everything in our field of vision.
Figure 4: Specular vs diffuse refelections [Source:FAA] When the sun is reflected on a smooth surface, it can result in glint (a quick reflection) or glare (a longer reflection) for those who are on the ‘receiving’ angle. In both cases the light reflected is diminished by having first hit the substrate that reflected it–unless that surface is a perfect mirror. When the sun is the original source of the light reflected off a reflective surface, the time and position at which glare or glint might occur depends on the original position of the sun in the sky in relation to the location of the viewer.
Pilots are familiar with this sort of reflection, usually from bodies of water (which, as noted above, has a higher level of reflectivity than glass or solar panels). Airports are commonly found in close proximity to lakes and the ocean (Sydney’s Kingsford Smith being one such case). • The biggest glare hazard in aviation is the sun itself–particularly when it is low on the horizon. In an international comprehensive analysis of potential glare hazards in aviation from solar panels, the UK’s Spaven Consulting points out that a trawl of UK and US aviation incident databases between the years 2000 and 2010 for accidents in which glare was cited as a factor reveals that in the overwhelming majority of these cases, the source of the glare was the sun itself. The handful of other cases were mainly related to glare from water on the tarmac or from a nearby body of water. In no case was glare from solar panels or similar facilities cited as a contributing factor to an accident. • Numerous airports around the world have solar installations located on their premises. Among those in Australia that have installed large arrays are Adelaide Airport, Alice Springs Airport, Newman Airport (WA), Darwin Airport and Ballarat Airport. Internationally, solar arrays have been installed at or near airports in Singapore’s Changi Airport, London’s Gatwick Airport, California’s San Jose Airport, Germany’s Dusseldorf Airport, the US’s Denver International Airport, Nellis Air Force Base in Nevada, and Ontario’s Thunder Bay Airport, to name a few. The preponderance of examples in which This document is UNCONTROLLED printed – refer to Document Management Procedure for CONTROLLED version Printed on 12/04/2017 at 12:04 Page 17 of 37 BI16051-ENG-REP-000_A
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solar panels have been installed at, on or near airports is testament to fact that they are not automatically a hazard to pilots
The approach implemented at the LWSF is to firstly identify all residences that will have a direct line of sight to the PV panels once the panels are erected. Secondly, construct a computer model which will track the suns movement in the sky. Thirdly, to trace the rays of the sun reflected from the PV panels to residences that may receive reflected rays. Finally, mitigation strategies will be implemented to minimise impacts at residences which are identified as being significantly and consistently impacted by reflection.
In addition, “sunstrike” which may impact road users on the Wide Bay Highway and the Gympie Woolooga Road was included as a element of the model. A visual barrier 2.1m high will be constructed along the Wide Bay Highway to ensure that sunstrike does not affect road users.
Of the 26 residences which surround the proposed LWSF, seven are “behind” or to the south of the site and are therefore not impacted by reflectivity. Residences which are located to the north or approximately perpendicular to the proposed orientation of the panels are not affected by reflectivity because the sun is high in the sky and reflections are directed downward and hit the terrain. However, residences which are located east and west and are relatively low in the landscape are affected because the suns’ rays in the early morning and late afternoon will be reflected for a few minutes towards these locations.
5.6.2 Reflectance Modelling The AAM Group (AAM Pty Ltd) has been engaged to undertake aerial photography, LiDAR capture of topography, preparation of a detailed Digital Terrain Model and to utilise the data and the DTM to construct the digital reflectance model for the proposed LWSF. The Reflectivity Assessment Report is attached to the Planning Report at Appendix 6.
The purpose of the model is to identify nearby residences where, without mitigation, reflectivity may be an unacceptable consequence of the operation of the proposed solar farm.
Specifically, the LWSF reflectance model has the following design criteria: • The centre of the panel is 1.17 meters from the ground. • The terrain surface obtained from LiDAR is the final surface on which the panels are placed. • The panels do not track the sun and are static at 20 degrees from the horizontal. • The panel bearing is 0 degrees or due north. • The path of the sun will cover the same extent between the winter and summer equinox as between the summer and winter equinox. • An analysis distance of 3000m will cover all areas of interest. Distance decay is ignored. • It is assumed that there is no interference from surrounding panels. • Road, fence and building geometry was provided by others.
An analysis was conducted for every minute of sunlight hours between the winter and summer equinox. To establish a reflectance hit on a target location, a laser line from the sun to the centre of the panel was reflected from the panel and continued in the reflected direction until an intersection is made with terrain, a target object or passes the tested distance of 3000m. No allowance is made in the model for the interference of the reflected ray by vegetation or other potentially obscuring or screening items.
Twenty-two house locations surrounding the proposed LWSF were analysed and nine houses reported reflectance intersections pertaining to specific dates and times. The amount of time when there is reflectance varies from one minute to six minutes and the time of reflectance is spread from morning to afternoon across the nine houses. Reflectance only occurs in the early morning and late afternoon as indicated in the results of the modelling presented in the Reflectivity Assessment Report.
5.6.3 Mitigation Strategies
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Where reflectance may be deemed to be an unacceptable consequence at a residence, the design of the PV panels can be modified. The LWSF reflectance model included the panels facing due north and 20 degrees from the horizontal. These parameters can be adjusted slightly at a small loss in solar energy conversion efficiency to minimise the duration and the incidence of reflectivity at a target residence.
Screening will be constructed along the Wide Bay Highway road reserve to a height of approximately 2.1m to eliminate the possibility of “sunstrike” to road users. Subject to topography, screening may also be effective in some locations as a shield to nearby residences.
The PV panels are coated with non-reflective materials and the ratio of solar energy absorbance to reflectance is the subject of large international research and development programs. The technology of conversion of solar energy to electrical energy is being constantly improved which in turn minimises reflectivity. The WLSF will include reflectivity specifications in the selection and purchase of PV panels, the aim being to reduce the intensity of reflectance to acceptable levels. It is noteworthy that there are many examples of solar farms being located within major airports and airfields where reflectivity has been managed to reduce the risk to operating aircraft to a low and acceptable level.
Ongoing consultation with neighbouring residences will be an important component of the management of the LWSF. Complaints will be reviewed and discussed and where appropriate actions will be undertaken to resolve issues of reflectance which may arise during the operation of the solar farm. 6 Visual Amenity
The proposed LWSFsite has an area of approximately 572ha in a rural zone which is predominately used for cattle breeding and fattening although the presence of the Powerlink Woolooga Substation and associated high voltage power distribution lines which cross the landscape gives the area a distinctively industrial environmental element.
A visual impact assessment was conducted during site visits over a six month period to March 2017.
The objectives of the visual impact assessment were to: • Describe existing landscape and visual values of the proposed site of the LWSF • Determine the visibility of the site from surrounding locations, including from sensitive visual receptors • Identify potential visual impacts which may arise as a result of the solar farm, particularly to sensitive visual receptors; and • Recommend mitigation measures based on identified potential impacts to visual values and amenity.
Perceived visual impacts are relatively subjective and are predominantly related to the sensitivity of the viewing source. The potentially sensitive receivers include: • Residential dwellings, 22 residential dwellings have been identified around the LWSF site • Major and secondary roads, the Wide Bay Highway and the Gympie Woolooga Road have frontage to the north and west of the site whilst Phillip Road has frontage on the south.
Residential dwellings are only considered as sensitive visual receivers to the extent that they are occupied during construction and operation of the proposed solar farm.
Roads are only considered as sensitive receivers to the extent that views are altered for vehicle occupants. As a result, visual impacts as viewed from roads are generally considered minimal and confined to the duration of time that an impact is in view of a vehicle occupant. The Wide Bay Highway will have a visual barrier between the PV panels and road users where necessary to prevent the possibility of sunstrike. A sensitive receptor may argue that the visual barrier impairs the visual amenity however road safety takes priority in this case.
Landscape sensitivity describes the potential impact that could be expected on a sensitive receiver as a result of a change to the landscape. Landscape sensitivity levels are:
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• Low sensitivity – Very few visual impacts would be experienced as a result of the proposed change to the visual environment. A low sensitivity to visual change is either as a result of the proposed activity integrating efficiently with the existing environment and/or there are limited or no sensitive receivers with potential views of the proposed activity • Medium sensitivity – Some visual impacts would be experienced as a result of the proposed change to the visual environment. A medium sensitivity to visual change is either as a result of the proposed activity only partially integrating with the existing environment and/or there are a few sensitive receivers with potential views of the proposed activity • High sensitivity – Significant visual impacts would be experienced as a result of the proposed change to the visual environment. A high sensitivity to visual change is either as a result of the proposed activity not integrating with the existing environment and/or there are numerous sensitive receivers with potential views of the proposed activity.
6.1 Existing Environment
The LWSF site is located in the Gympie Regional Council Local Government Area. To ensure that the amenity values of the site are considered, the Planning Scheme’s provisions relevant to visual amenity will be taken into account for the purpose of this assessment.
Although visual amenity is not specifically referenced in the Planning Scheme, the Strategic Framework section Natural Systems and Sustainability addresses aspects of amenity. The section states:
The Gympie Region lies within the central coastal section of the south-east Queensland bioregion. The region is considered one of the richest areas of biological diversity and endemism in Australia. The Region also retains the distinction of containing significant portions of both coastal plains and adjacent hills and ranges, considered to be prominent landscape features within the south-east Queensland bioregion. Major areas of ecosystem significance include heathlands, wetlands and forests of the Cooloola Coast, forested ranges of Neerdie, Goomboorian, Wolvi and the Beenham Valley, rainforests and tall sclerophyll forests of Mothar Mountain and Traveston, large forestry areas and surrounds of Borumba, Imbil, Kandanga, Amamoor and Glastonbury and the Mary River environs. Areas around Glen Echo and alongside Barambah Creek bounding the Shire Border near Booubyjan also contains major areas of ecosystem significance. Opportunities to maintain and enhance these assets form an intrinsic role of the Planning Scheme.
No protected areas or areas of ecosystem significance identified in Strategic Framework are located within 10km of the proposed site.
The proposed LWSF will be located within the Planning Scheme’s “Rural Zone” and as such, the relevant Rural Zone Code has been addressed. Within the Rural Zone Codes, provisions for amenity and character are outlined in the “Code Purpose” as follows:
(3) The purpose of the code will be achieved through the following overall outcomes:
(b) Development embraces sustainable land management practices and contributes to the amenity and landscape of the area.
Furthermore, the Planning Scheme identifies Renewable Energy Facility as an acceptable use in the Council area. It is necessary to assess the general compatibility of the proposed LWSF with the amenity and landscape of the local rural area.
6.2 Visibility of Existing Environment
Throughout the broader landscape surrounding the site, the overall visibility of the environment is determined by the presence or absence of vegetation and elevation. Vantage points that are elevated with limited near vegetation provide for more expansive views than vantage points at low elevations with near vegetation. It is This document is UNCONTROLLED printed – refer to Document Management Procedure for CONTROLLED version Printed on 12/04/2017 at 12:04 Page 20 of 37 BI16051-ENG-REP-000_A
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noted that native vegetation has been cleared for many decades and that only relatively few mature trees remain for cattle shade. In the distant view, isolated pockets of native vegetation consisting of trees and shrubs are observed.
The landscape is undulating with small creeks hidden from view behind low ridgelines.
Man-made structures within this environment are conspicuous with the Powerlink Woolooga substation dominating the landscape with 275kV power distribution lines feeding into and out of the substation. A number of smaller power lines also cross the proposed site some originating in the substation whilst others are local lines to local residences. The existing electrical infrastructure represents a significant impediment to the overall visibility of the landscape.
6.3 Sensitive Visual Receivers
A number of residential homesteads have been identified as located within 3km of the site. These homesteads typically consist of a number of one storey buildings that are surrounded by established, usually exotic vegetation. These homesteads include a primary residential dwelling and in some cases, additional smaller buildings.
There are two State Roads surrounding the site – the Wide Bay Highway and the Gympie Woolooga Road and a local road – Phillip Road. The State Roads are considered as sensitive receivers due to their proximity on the perimeter of the site.
6.4 Impact Assessment
The likely visibility and impact of the LWSF within the surrounding landscape and in particular, from nearby sensitive visual receivers are considered in this section.
The components of the LWSF that may be visible to sensitive receivers are described as follows: • PV panel arrays • Inverters transformers • Industrial buildings such as the workshop, storage building and parking bays.
It is noted that the PV panel arrays will be a benign feature of the landscape with no contrasting colours and no movement. The inverter transformers are container structures set on concrete pads and visually contained within the PV panel arrays with no distinguishable colour features and no higher than the adjoining arrays. The industrial buildings will be similar to large farm sheds some of which are visible on surrounding properties. The general visual scene will represent an extension of the existing Woolooga Substation with the high voltage power lines strung overhead and the PV panels below.
6.5 Visual Impact Assessment
A visual impact assessment has been undertaken by providing an assessment of the potential impact on the existing viewshed from a number of locations around the proposed site.
The overall visual impact to a particular viewing location is determined through a combined appraisal of the visual assessment criteria, the Project’s visibility and the viewing location’s sensitivity. The levels of impact that may be experienced are outlined in Table 4.
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Table 4 - Visual Impact Assessment
Impact Level Description
Substantial The Project would result in significant deterioration of the existing visual Adverse Impact environment. Moderate Adverse The Project would result in noticeable deterioration of the existing visual Impact environment. Slight Adverse The Project would result in barely perceptible deterioration of the existing visual Impact environment. Slight Beneficial The Project would result in a barely perceptible improvement of the existing Impact visual environment. Moderate The Project would result in a noticeable improvement of the existing visual Beneficial Impact environment. Substantial The Project would result in a significant improvement of the existing visual Beneficial Impact environment. No Change No discernible deterioration or improvements to the visual environment.
The locations from which the visual assessment has been undertaken corresponds with locations near to the key sensitive visual receivers shown on Figure 5.
Figure 5: Location of Sensitive Visual Receivers The residences located north of the Wide Bay Highway will be impacted primarily by the visual barrier constructed on the boundary of the road reserve and the solar farm to minimise or eliminate “sunstrike” to road users. The visual barrier will be about 2.1m high. The residences further from the Highway will have a lower impairment to the visual amenity due to distance from the visual barrier and the ability to see into the distance south of the solar farm.
Hence, the visual impact is assessed as being a slight adverse impact for residences further from the visual barrier to a moderate visual impact for residences closer to the Highway where the visual barrier may become a more significant feature of the landscape.
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It is noteworthy that views to surrounding hills to the east and west will not be impacted by the visual barrier or the solar arrays due to the low height of the visual barrier and the solar arrays which will be no higher than 2.1m. The undulating terrain will also conceal most of the solar arrays from most of the sensitive receivers north of the Wide Bay Highway.
The residences east and west of the solar farm are assessed as perceiving a moderate visual impact. The solar panel array will occupy the foreground of views from these residences however, as for the northern residences the overall height of the solar arrays will be low, less than 2.1m. Views to the hills both east and west and views to the south will not be impacted by the solar farm and the existing view in both directions is dominated by the Woolooga Substation.
The residences on the southern side will view the solar farm looking north across Phillip Road which traverses a minor local ridge. Hence, the solar farm will not appear in the foreground of the view from the southern side. The solar panels will appear in the middle distance between one and two kilometres from the viewpoint. The view is assessed as having a slight adverse impact from the south where views to the hills to the west and to the east will not be impeded and the view to the forested hills in the northern distance will remain albeit with solar arrays visible in the low points in the middle distance.
6.6 Summary of Visual Impact
Utility scale solar farms are currently not a prominent feature within the local landscape, as such the presence of the proposed LWSF will result in a substantial change to the existing visual environment. However, smaller scale rooftop solar PV generation panels are evident in many locations in towns, cities and rural centres. The proposed LWSF is an aggregation of solar power generation that can be observed in many locations currently.
Generally, views of the LWSF and facilities will be visible from locations near to the proposed site. In particular, due to its close proximity to the Wide Bay Highway and the need for a visual barrier between road users and the panel arrays, the project will be a visually prominent feature for travellers along this road for a distance of approximately two kilometres. Features that will be visible from the surrounding locality are the panel arrays, inverter transformers and a few associated buildings.
Viewpoints within three kilometres of the site that presently provide for expansive views of the landscape including the surrounding hills and forestry are not likely to experience significant changes to the visual environment as a result of the LWSF. This is due to the relatively low height – less than 2.1m - of the solar arrays and associated equipment. Furthermore, once established the activities within the solar farm are limited to maintenance and mowing thereby reducing distraction caused by continual industrial movement.
Viewpoints that are currently surrounded by substantial established vegetation such as the nearby residences are likely to experience a smaller change to their visual environment than the viewpoints with more expansive views. The presence of vegetation limits the potential to view expansive areas of the landscape and will also provide a buffer between the viewpoint and any LWSF facilities and activities.
The proposed site is currently dominated by the Woolooga Substation and 275kV power transmission lines and towers and lower voltage transmission lines which will pass overhead of the solar arrays. The local existing viewpoints in most directions include the electrical infrastructure which gives the local area an inherent industrial environment.
Temporary views of construction traffic, particularly along the Wide Bay Highway accessing the construction site will be experienced by other road users and from residential properties near to road ways. These views will be temporary and consistent with the intended purpose of the road.
6.7 Proposed Mitigation and Monitoring Measures
Table 5 lists the mitigation measures that will be undertaken to reduce the likely visibility or visual impact of the LWSF facilities and activities from key locations around the local area.
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Table 5 - Mitigation Measures
Issue Response – Mitigation Measures
Retention of Existing Vegetation The retention, where practical and subject to DTMR approval, of existing roadside and fence line vegetation will assist in partially screening the site from sensitive receivers. This action will be considered at the following locations: - Wide Bay Highway; and - Near to residential dwellings.
Regeneration of Vegetation Where practical, on existing road verges that have been cleared and subject to various approvals, natural vegetation will be allowed to regenerate to provide a visual screen between the local roads and the site Further Identification of Impacts The LWSF is committed to ongoing consultation with impacted landholders. As required, residences will be consulted in order to determine if future perceived impacts require mitigation; and if so, discuss what form of mitigation is acceptable. For example, a tree screen at the back of a house to completely screen the views of the LWSF may be required Review of Complaints and Follow- Regular ongoing consultation with impacted landholders will up Consultation be undertaken to determine any further impacts. Any complaints received regarding visual impacts will be addressed and the issue, where practicable, remediated. Follow up consultation with the complainant will be undertaken where required to ensure that issues have been resolved.
6.8 Conclusion
The gently undulating nature of the proposed site and surrounding area generally provides for extensive views of a mix of cleared grazing and distant forested hills. The proposed site and the immediate surrounding area is comprised of rural landscapes dominated by the relatively obtrusive electrical distribution facilities which currently exist at the site.
The dominant visual features of the LWSF will be the solar arrays and the visual barrier along the Wide Bay Highway. Ongoing consultation will be implemented to address unacceptable visual impacts. 7 Community Consultation
During the early stage (pre-Development Application stage), the Lower Wonga Solar Farm has established a local community liaison program. Regular consultation has been held with affected landholders, community members and the Gympie Regional Council and their concerns elicited and addressed in the preliminary phases of the Project. The mandatory community consultation plan will be implemented during the consideration of the Development Application so that community concerns may be incorporated into the conditions of the Development Permit where appropriate.
Groups and individuals identified as stakeholders during the preliminary community liaison program are outlined below: • Directly affected landholders • Gympie Regional Council and staff • Elected representatives - state and local members • Referral agencies and decision makers - state referral agencies involved in approvals and advice • Relevant State Government departments • Neighbouring industrial entities and utilities
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• Community groups • Media - print and broadcast media • Local industry groups - agricultural, skills, industry and economic groups • Environment groups - local and state environment groups interested in the region and in renewable energy generation
The Lower Wonga Solar Farm aims to implement the following guiding principles during the community consultation program: • Mutual respect – for the right of each stakeholder and community member to have a say and to be heard. • Genuine approach – valuing the knowledge, skills and experience of the community and stakeholder contributions to the development of the project. • Transparency and clarity – informing the community and stakeholders where and to what extent they can influence a decision and where they cannot. • Flexibility – acknowledging the rights of the community and stakeholders to access and receive information in a way that suits their individual needs. • Adequate time – to provide the community and stakeholders with the opportunity to participate as fully as possible within the timeframe established. • Inclusiveness – the promotion of a two-way dialogue process (where appropriate and without raising unrealistic expectations). • Early involvement – initiating community and stakeholder involvement as early as possible to enable input that can help shape the overall stakeholder engagement approach.
The community consultation to date has focussed primarily on local landholders including those directly affected by land acquisition for the first stage of the Gympie Regional Energy Hub. Additionally, landholders whose land may become included in Stage 2 are included in the consultation program as well as the landholders who may be neighbours to the project.
Monthly newsletters are distributed to the landholders directly affected by the Stage 1 Lower Wonga Solar Farm as project updates as well as landholders who have agreed to include their properties in future stages of the Energy Hub.
Letters of Consent have been provided by the six landholders who own land the subject of Stage 1 of the Project. The Letters of Consent are part of the Development Application and will be given separately to the Gympie regional Council.
A website has been constructed with the address www.solarq.com.au which can be accessed by the general public where project updates will be uploaded as well as the public documents in the Development Application. BSD principals can be contacted directly by phone or by email and contact details are posted on the website.
Meetings have been held with the Gympie Regional Council and discussions have included presentations of the project plans, and the potential benefits and impacts of the project.
State government departments have been presented with the project plans and updated as the project has evolved including the Department of Main Roads and Transport, the Department of Agriculture and Fisheries, the Department of Infrastructure, Local Government and Planning, the Department of Energy and Water Supply and the Department of State Development.
Elected representatives have been engaged and presented with the project plans.
Utilities such as Powerlink, Energex and Ergon have been engaged. Discussions have included technical issues such as connection details, the use of power line easements, possible use of land surrounding substations and, generally, plans for the construction and operation of the LWSF.
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The undertakings provided by Bordstrong Developments Pty Ltd (BSD) during community consultation were repeated across multiple local community stakeholders. The undertakings were: • BSD supports the local economy. • BSD supports local businesses/suppliers where possible. • BSD will employ local staff/contractors where possible. • BSD will encourage our staff, contractors and employees to live locally. • BSD is committed to acting in an environmentally and socially responsible manner. • BSD seeks to manage environmental matters through complying with legislative requirements, communicating effectively with stakeholders and reducing environmental impacts.
In summary, the outcomes of the discussions and consultation have been very positive towards the development of the LWSF and the inclusion of renewable energy in the national energy mix. Discussions have raised the issue of climate change and the carbon intensity of various forms of energy and the transition of energy production away from fossil fuels over the medium to long term. Utility scale renewable energy specifically solar power generation appears to have widespread support as expressed in the community consultation program to date. Possible impacts and issues raised have included road transport of materials to site and the compliance of road transport to the relevant rules governing bulk transport, the potential noise sources particularly during the construction program and reflectance from solar panels once the solar farm is established. These issues will be addressed specifically by various studies which will identify and quantify perceived impacts. 8 Planning assessment GRC Planning Scheme
8.1 Compliance with the Strategic Framework
There are six themes which include: • Settlement pattern; • Rural futures; • Strong economy; • Natural systems and sustainability; • Strong communities; and • Infrastructure and servicing. The Strategic Vision for the Planning Scheme region is: • An enviable lifestyle and strong, well-managed population growth • Investments in infrastructure that match the strong population growth in the Region • Greater strength and diversity of economy • Adequate community facilities and services that meet the needs of a growing and diverse population • Well-managed and protected environmental reserves and natural assets • Well-managed and valued heritage assets.
How does the Lower Wonga Solar Farm (LWSF) meet the requirements of the Planning Scheme Purpose, Strategic Framework and Vision?
The applicant for the DA for the MCU is Bordstrong Developments Pty Ltd (BSD).
The LWSF is estimated to create 450 jobs during the construction phase over approximately 18 months. During this phase, it is anticipated that the LWSF will inject more than $20M into the local economy.
The project will employ eight full-time equivalent local jobs during operations. Scheduled maintenance activities will employ both trade and professional personnel for short periods. During the 30 year life, in excess of $100 million will flow into the regional economy through employment and direct maintenance service requirements such as plant and infrastructure upgrades.
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The LWSF will be located approximately 30km north-west of Gympie and three kilometres east of the Woolooga township with frontage on the northern side to the Wide Bay Highway. The southern boundary is Phillips Road and the western boundary is the Gympie Woolooga Road, Lower Wonga. The site proposed for the LWSF is traversed by high and low voltage transmission line easements owned by Powerlink, Energex and Ergon. The site is contiguous with the Powerlink Woolooga Substation on two sides.
The nominal design capacity, subject to detailed engineering design is 350MW(ac) and the proposed energy output is approximately 735,000MWh/annum at a capacity factor of 24%. Commercial energy output is scheduled for Q3 2018 subject to Council and State approvals. The proposed energy output will supply about 127,000 homes in Gympie or, in terms of carbon dioxide equivalents, will displace 180,000 cars. The amount of carbon dioxide removed from the atmosphere resulting from the generation of 735,000MWh of solar renewable electricity over one year will be 666,700tonnes.
The proposed LWSF site covers a total land area of approximately 572ha of which approximately 240ha will be directly covered by PV panels and approximately 250ha will be utilised for associated operational activities.. The balance of land – about 82ha will be greenspace, flood-prone setback land or powerline easements. There will be approximately 2,000,000 panels arranged in over 100 sections each section measuring approximately 240m by 100m resulting in panel coverage of approximately 240ha.
The eight parcels of land the subject of the proposed development are described as: Lot 235 on LX2129; Lot 236, Lot 237, Lot 243, and Lot 244 on LX496 and Lot 1, Lot 2 and Lot 3 on RP183439.
Solar radiation in the Gympie region is 20MJ/m2/day and the design output of a 250W(dc) panel at the LWSF is in excess of 800kWh/annum.
Powerlink – the owner of the Woolooga Substation – has stated that there is capacity to connect up to 600MW of electrical supply to the national grid at Woolooga. Hence, the LWSF will become a priority supplier to meet the local regional demand.
8.2 Strategic Vision
The construction and operation of the LWSF will contribute to the realisation of the Gympie Region Strategic Vision in the following ways: • By supporting well-managed population growth with a reliable source of renewable energy. Community values are changing rapidly resulting in both legislation and higher community expectations for a greater proportion of renewable power in the energy mix. It is expected that the Gympie Regional community will come to see that the LWSF is a vital component of the local environment reflecting the future energy transition as a response to potential climate change scenarios. • By developing local renewable power generation infrastructure. Local generation will make the Gympie electrical distribution system more resilient to power fluctuations where the generation facility is located closer to the load demand in the urban Gympie population centre. • By investing substantial capital and operating expenditures within the Region. The capital budget for the 350MW LWSF is $400M and after establishment an annual operating budget will be expended substantially in the local area through employment and maintenance programs. • By contributing to future population needs for renewable power and establishing a centre for industrial activity in the local Woolooga and Lower Wonga communities. This reinforces the strength and diversity of the rural communities with the addition of a layer of trade and professional activities to the support the local cattle and grazing industry. • By adding a significant item of interest to the already diverse natural and man-made assets in the Region. The electrical infrastructure currently in place at Lower Wonga will be developed into a State significant facility which will include the LWSF, electrical distribution powerlines and the Powerlink Woolooga Substation. The locality will become known as a well-managed electrical generation and distribution centre in the Gympie environs. The longer term plan is to establish the Gympie Regional
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Energy Hub in the immediate vicinity and deliver photovoltaic renewable energy into the national grid. • The Lower Wonga area has a well-documented local history, and the LWSF does not impinge on the historical, heritage or cultural assets of the Region. The Woolooga Substation was constructed in 1973 in a prominent site at the intersection of the Wide Bay Highway and the Gympie Woolooga Road. The LWSF will add to the industrial, diversity and tourism values of the local area being constructed adjacent to the Woolooga Substation.
8.3 Strategic Outcomes
Table 6 - Theme Components – Settlement Pattern
Elements Specific Outcomes BSD Comments
(3) Rural towns and (b) Rural centres and townships The LWSF will be a large-scale settlements – the Region’s include a range of small-scale retail, industrial activity located adjacent rural towns and business and industrial activities to to the large-scale Woolooga settlements are dynamic facilitate growth in services and Substation. However, the LWSF will and appealing places that provide employment opportunities provide opportunities for growth in are the hubs of activity for services and employment in both their communities. the rural townships of Woolooga and Lower Wonga as well as in the urban centre of Gympie. (4) Hazards – the avoidance (a) Development, including An Environmental Management or mitigation of hazards infrastructure, is provided with the Plan will be prepared for both the provides for the protection best practicable protection from construction and the operation of of life, property and the effects of natural hazards; the LWSF and will specifically valuable infrastructure. (d) Development considers the address hazard management. appropriateness of land use and Bushfire hazard will be minimal due employs necessary built form to the absence of fuel load. A outcomes to minimise flood risk; detailed flood study has been (g) High impact industries are co- undertaken and it is noted that located in areas where the effects there will be no buildings or of impacts are already experienced; residences constructed on the flood-prone land. A small area of (h) Development on lots subject to contaminated land has been man-made hazards considers the identified as a result of past cattle implications of those hazards on husbandry practices. The risk of the proposed land use; spreading or causing contamination (k) Consideration is given to the over and above that which already compatibility of previous and exists is negligible. proposed uses of contaminated land.
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Table 7 - Theme Components – Rural Features
Elements Specific Outcomes BSD Comments
(1) Productive rural land – (a) The potential for economic The proposed LWSF does not protection of rural benefit from the rural utilisation of occupy good quality agricultural resources for effective land resources is maintained and land and the native vegetation has utilisation enhanced; been cleared to allow the (b) Good quality agricultural land is establishment of exotic pasture preserved species for cattle breeding and fattening. (d) Productive rural land is protected from intrusion of The location of the LWSF is incompatible development; compatible with existing land uses in that the Woolooga Substation (e) Land uses that are incompatible and high voltage powerlines with rural production activities and already exist on adjacent lands. practices are not established in the rural zone or are separated from There are no potential land use rural uses to ensure that existing conflicts. Appropriate water and future rural activity is management practices will be protected from the intrusion of included in the LWSF design to incompatible land uses; manage stormwater and the project is bordered on three sides (f) The assessment of impacts and by roads. potential conflicts between rural pursuits and other activities that are necessarily located in rural areas is conducted on a site-by-site basis (4) Non-rural uses – rural (a) Non-rural activities that are The LWSF is a non-rural activity in industry is supported by ancillary to and associated with the that it does not involve primary and protected from the rural use of land are encouraged production however as a solar intrusion of incompatible (f) Non-rural activities in rural areas renewable electricity producer it by land uses do not compromise rural definition is located in rural areas production in surrounding areas; where sun is abundant. The LWSF is adjacent to the Woolooga (g) Non-rural activities are not Substation which has a track record established in rural zones or are of non-interference with rural separated from rural uses to production in surrounding areas. ensure that existing and future The current rural activities in rural activity is protected from the surrounding lands will continue to intrusion of incompatible land uses be undertaken during the construction and operation of the LWSF.
Table 8 - Theme Components – Strong Economy
Elements Specific Outcomes BSD Comments
(1) Economic strength and (a) Natural resources and rural land An opportunity has been identified diversity – creation of an uses that contribute significant adjacent to the Woolooga environment that enables economic benefits to the Substation and surrounding high the business community to community are protected for use voltage distribution lines to build a take advantage of when needed renewable energy facility. The opportunities to build regional economic benefit is linkages throughout and substantial both in terms of capital beyond the Region investment and ongoing employment and maintenance expenditures over at least 30 years. (2) Infrastructure provision (a) Regional infrastructure offers a The Road Impact Assessment is – industry development, competitive advantage to attached to the DA and has strengthening of business businesses, provided information on traffic and relationships and economic transport movements both during construction and operation.
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activity is supported by strengthening economic The Assessment concludes that appropriate infrastructure performance and reinforcing the there will be no long term adverse Region’s locational impacts on infrastructure or on advantages local road users. (e) An assessment of the regional road network’s capacity to provide B-double and large vehicle access to key industrial and logistical locations is undertaken
Table 9 - Theme Components – Natural Systems and Sustainability
Elements Specific Outcomes BSD Comments
(1) Environmental (g) Development is located outside It is noted that there are no protection and significant wetlands and is planned, Environmentally Relevant Activities conservation – the intrinsic constructed triggered by the development and values that contribute to and operated to avoid adverse operation of the LWSF. the Region’s environment impacts on the wetlands An Environmental Management and biodiversity, attraction Plan will be implemented by the and liveability are lead contractor who will have protected. accreditation under AS/NZ ISO 14001. (2) Natural resource (d) The quality of the region’s The environmental values of the management – the use of water (ground and surface), land regions natural resources which natural resources provides and air resources is currently exist (pre-solar farm a sustainable addition to protected from the impacts of development) will not be the Region’s economy. development compromised by the LWSF. (f) Filling in floodplains, erosion, The Flood Study attached to the DA run-off, siltation and other forms of indicates the management water pollution parameters employed to avoid flood impacts to the project and to are minimised and natural drainage the region. It is not anticipated that patterns are retained or restored the LWSF will increase the flood where impacts to the surrounding areas. practical; (o) Development management recognises the need for a risk- averse strategy dealing with the vagaries of climate change (q) Development is appropriately located to provide protection from the impacts of flooding from the Region’s watercourses (3) Sustainable (a) Development contributes to a The LWSF is a significant development – sympathetic reduction in the generation of component of the community and design for climate creates greenhouse gas emissions the government transition to more sustainable design (c) Increase the local provision of renewable energy production and a and lifestyles renewable energy and low sustainable reduction in emission technology; greenhouse gas emissions.
Table 10 - Theme Components – Infrastructure and Servicing
Elements Specific Outcomes BSD Comments
(1) Environmental (g) Development is located outside It is noted that there are no protection and significant wetlands and is planned, Environmentally Relevant Activities conservation – the intrinsic constructed triggered by the development and values that contribute to and operated to avoid adverse operation of the LWSF. the Region’s environment impacts on the wetlands An Environmental Management Plan will be implemented by the
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and biodiversity, attraction lead contractor who will have and liveability are accreditation under AS/NZ ISO protected. 14001. (2) Natural resource (d) The quality of the region’s The environmental values of the management – the use of water (ground and surface), land regions natural resources which natural resources provides and air resources is currently exist (pre-solar farm a sustainable addition to protected from the impacts of development) will not be the Region’s economy. development compromised by the LWSF. (f) Filling in floodplains, erosion, The Flood Study attached to the DA run-off, siltation and other forms of indicates the management water pollution parameters employed to avoid flood impacts to the project and to are minimised and natural drainage the region. It is not anticipated that patterns are retained or restored the LWSF will increase the flood where impacts to the surrounding areas. practical; (o) Development management recognises the need for a risk- averse strategy dealing with the vagaries of climate change (q) Development is appropriately located to provide protection from the impacts of flooding from the Region’s watercourses (3) Sustainable (a) Development contributes to a The LWSF is a significant development – sympathetic reduction in the generation of component of the community and design for climate creates greenhouse gas emissions the government transition to more sustainable design (c) Increase the local provision of renewable energy production and a and lifestyles renewable energy and low sustainable reduction in emission technology; greenhouse gas emissions.
8.4 Compliance with the Rural Zone Code
The purpose of the rural zone is: • provide for a wide range of rural uses including cropping, intensive horticulture, intensive animal industries, animal husbandry, animal keeping and other primary production activities; • provide opportunities for non-rural uses that are compatible with agriculture, the environment, and the landscape character of the rural area where they do not compromise the long-term use of the land for rural purposes; and • protect or manage significant natural features, resources, and processes, including the capacity for primary production.
The local government purpose of the code is to support the economic viability of a broad range of existing and new agricultural and pastoral land uses, complemented by non-rural uses that are intrinsically linked to rural activities. Development is consistent with the rural character and amenity and the natural values of the area.
The purpose of the code will be achieved through the following overall outcomes: • The establishment of a wide range of rural pursuits is facilitated, including cropping, intensive horticulture, intensive animal industries, animal husbandry and animal keeping and other compatible primary production uses. • Development embraces sustainable land management practices and contributes to the amenity and landscape of the area. The establishment of outdoor recreation and small scale tourism facilities in suitable locations is facilitated only where they do not compromise the use of the land for rural activities. • On farm value adding in the form of small scale agri-tourism is supported where associated with the rural use of the site.
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• Residential development is appropriate only where directly associated with the rural nature of the zone. • Uses that require isolation from urban areas as a consequence of their impacts such as noise or odour may be appropriate where land use conflicts are minimised. • Areas of good quality agricultural land and land for primary production are conserved and are not unnecessarily fragmented. • Water supply catchments are protected from activities that may endanger water quality. • Extractive industries may be established on land other than good quality agricultural land. • Aviation related land uses including residential air parks may be supported within the Aerodrome Precinct at Kybong where land use conflicts are appropriately managed. • Natural features such as creeks, gullies, waterways, wetlands and bushland are retained, managed, enhanced and separated from adjacent development where possible. • Infrastructure is provided at a standard normally expected in rural locations.
It is noted that the Council Planning Scheme includes the use - renewable energy facility – as a defined use the definition of which is given as “Premises used for the generation of electricity or energy from renewable (naturally reoccurring) sources.” Examples of a renewable energy facility are given as a solar farm, wind farm and tidal power.
Table 11 - Rural Zone Code
Performance Outcomes Acceptable Outcomes BSD Comments
Section 1 General
PO1 Other than in the AO1.1 Development does not result in the The LWSF does not encroach upon Aerodrome Precinct, good loss of good quality agricultural land. quality agricultural land good quality agricultural land through There is no good quality agricultural identified on the relevant alienation, fragmentation or inappropriate land in the surrounding locality as overlay is preserved. land use. indicated on the overlay.
and The land the subject of the LWSF proposal is Class 3 Agricultural Land. AO1.2 Non-rural development provides a buffer area, within the site, to good quality agricultural land in accordance with Planning Guidelines – Separating Agriculture and Residential Land Uses.
PO2 Other than in the AO2.1 Buildings (other than for silos, The LWSF has a low height profile Aerodrome Precinct, windmills and similar structures) are no apart from the connection point into development reflects the higher than the Woolooga Substation which is rural character and amenity 8.5m above ground level. determined by the design of the of the zone. Substation. In all other respects the and LWSF is much lower than the power AO2.2 Buildings are set back 25m from any distribution towers and the State-controlled road or road identified as Substation. The site in future will be part of the Stock Route Network and 15m a significant renewable power from any other street frontage generation, storage and distribution hub. PO4 Animal keeping, AO4.1 No Acceptable Outcome specified. It is noted that possibly sheep will be intensive horticulture and used to graze roadways within the intensive animal industries: LWSF. (a) do not significantly The grazing animals such as sheep or adversely affect the visual cattle are the mainstay of the amenity of the area; and surrounding rural properties. (b) do not cause The Environmental Management environmental harm or Plan indicates that the LWSF will not
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environmental nuisance as cause unacceptable environmental a result of odour, noise or degradation to surrounding air emissions; and properties. (c) do not cause environmental harm to any surface water, groundwater or waterways; and (d) do not cause significant impact on soil resources; and (e) are located on lots of sufficient size to provide necessary infrastructure to service the use.
PO5 Development is AO5.1 A 45kl water tank is provided for During construction all services will adequately serviced. consumption purposes, and be provided on a temporary basis AO5.2 On-site sewage treatment is provided, and waste will be removed from site and for disposal. AO5.3 Stormwater is discharged to a lawful A small on-site sewage treatment point plant will be provided for operations employees. of discharge PO6 Development occurs AO6.1 No Acceptable Outcome specified The Road Impact Assessment on sites with frontage to a indicates that the traffic and gazetted road, constructed transport associated with the to a standard necessary to construction and operation of the accommodate traffic LWSF will be in accordance with generated by the use. Council and State requirements. It is noted that the LWSF has frontage to three roads. Close liaison is maintained with the DTMR during the approval and construction process. PO7 The efficiency and AO7.1 No Acceptable Outcome specified As above. safety of the road network is not compromised by inappropriate access arrangements.
PO8 Refuse storage areas AO8.1 No Acceptable Outcome specified. All refuse and waste will be removed are: from the site for disposal by licensed (a) conveniently located for waste contractors at regulated waste use and collection; and transfer stations. (b) are of useable size; and (c) avoid adverse impacts on neighbours and occupants; and (d) are screened from view within the site adjoining properties and the street.
Section 2. Caretaker’s Not applicable. There will be no accommodation caretakers accommodation at the LWSF Section 3. Home based Not applicable - There will be no business home based business at the LWSF
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Section 4. Tourist park Not relevant to the LWSF
Section 5. Advertising Not relevant to the LWSF devices DEVELOPMENT AFFECTED BY OVERLAYS. Flood hazard.
PO18 Development siting PO18 Development siting and layout The Flood Study attached to the DA and layout responds to responds to flooding potential and maintains provides the various flood levels both flooding potential and personal safety at all times. historical and expected flood maintains personal safety AO18.1New buildings are: probabilities. at all times. (a) not located within the overlay area; or It is anticipated that, subject to the selection of the most appropriate (b) building floor levels of habitable rooms panel design, solar panels will be must be at or above the flood hazard level, erected above the 20year ARI flood and level whilst panel supports are AO18.2Signage is provided on site indicating designed to be located in a location the position and path of all safe evacuation which may be inundated from time routes off the site. to time. The only buildings on the LWSF will be a maintenance workshop, small substation and battery storage building and all will be located above the 100year ARI. PO19 Development is Non-residential buildings There are no residential buildings on resilient to flood events by 19.6Non-residential buildings and structures: the LWSF site. ensuring design and built (a) orient to the street by activating the form account for the street frontage through ground floor potential risks of flooding. commercial uses or urban design treatments such as recess wall treatments, screening and/or landscaping; and (b) allow for the flow through of flood water on the ground floor, and AO19.7 Resilient building materials are used in accordance with the relevant building assessment provisions.
PO20 Development AO20.1 Works associated with the proposed Refer to the Flood Study attached to directly, indirectly and development do not: the DA. cumulatively avoids any (a) involve a net increase in filling greater The earthworks conducted during the significant than 50m3; or construction of the LWSF will not increase in water flow, (b) do not result in any reductions of on- site significantly change the site velocity or flood level, and flood storage capacity and contain topography or flood characteristics of does not increase the the site or the surrounding lands. within the subject site any changes to potential for flood damage depth/duration/velocity of flood waters; or It is noted that the original either on site or other topography will be restored where (c) do not change flood characteristics properties. small farm dams will be backfilled outside the subject site in ways that result in: and bywash channels removed. (i) loss of flood storage; There is no flood retention on the (ii) loss of/changes to flow paths; site and it is likely that flow channels (iii)acceleration or retardation of flows; or and soil erosion will be better (iv)any reduction in flood warning times maintained after the removal of anywhere else in the floodplain. grazing animals.
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PO21 Development avoids AO21.1Materials manufactured or stored on The Environmental Management the release of hazardous site are not hazardous in nature, or Plan contains a mandatory system for materials into floodwaters AO21.2 Hazardous materials and any handling and use of hazardous associated materials. As noted above the maintenance and storage areas will manufacturing equipment are located above be located above the flood levels for the adopted flood level. a 100year ARI flood. PO22 Community AO22.1 No Acceptable Outcome specified The LWSF will have no impacts upon infrastructure is able to community infrastructure as outlined function effectively during in the Flood Study. and immediately after flood events Heritage and neighbourhood character PO23 Existing Local AO23.1Development incorporates the There are no Heritage Places Heritage Places (identified retention and productive reuse of a Local identified on the Overlay Map. as Heritage Character – Heritage Place (identified as Heritage Local on the Heritage and Character – Neighbourhood Character Local on the Heritage and Neighbourhood Overlay Map) are Character Overlay Map). conserved Potential and actual acid Not Applicable sulfate soils Key resource areas Not Applicable Conservation significant Not Applicable areas Bushfire PO34 Development AO34.1Development is not located in areas The LWSF is not located in a high or maintains the safety of identified as a High or Medium bushfire medium bushfire hazard area. The people and property, hazard area, or fuel for a fire is grass species and fire including the function AO34.2Road access for fire-fighting protection will be a high priority for of community appliances and firebreaks are provided the construction and operation of the infrastructure, during and through a perimeter road that separates the project. immediately after bushfire use from areas of bushfire hazard and that Close liaison will be maintained with events. road has a minimum cleared width of 20 the local Rural Fire Service and the metres; and Queensland Fire and Emergency AO34.3For a development requiring MCU Service located in Gympie. involving new or existing buildings with a gross floor area greater than 50m2 where a reticulated water supply is not available and a water tank is provided for the purpose of household water supply, one tank within 100m of each class 1, 2, 3 or 4 building has: (a) fire brigade tank fittings; and (b) if the buildings are in a high or medium risk area identified in the bushfire hazard overlay, the building’s take off connection from the tank is at a level that allows 5,000 litres to be dedicated for fire fighting purposes PO35 Public safety and the AO35.1No Acceptable Outcome identified As noted above the Environmental environment are not Management Plan will provide adversely affected by the mandatory systems for the detrimental impacts of management of hazardous materials. bushfire on hazardous materials manufactured or stored in bulk. This document is UNCONTROLLED printed – refer to Document Management Procedure for CONTROLLED version Printed on 12/04/2017 at 12:04 Page 35 of 37 BI16051-ENG-REP-000_A
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9 Conclusion
The report provides the details of the proposal to develop a solar farm at Lower Wonga in the Gympie Regional Council Local Government Area. The Lower Wonga Solar Farm will be the first stage of the Gympie Regional Energy Hub.
The report indicates compliance with the Gympie Regional Council Planning Scheme and it notes that the solar farm is an acceptable use defined as a renewable energy facility in the Planning Scheme. Furthermore, the proposal complies with the definition of Permissable Change in Section 367 of the Sustainable Planning Act 2009.
The Planning Report concludes that, if approved for development, the Lower Wonga Solar Farm will: • Provide a renewable energy source to assist in meeting renewable energy production targets and the reduction of greenhouse gas emissions and will contribute to meeting peak power demand from existing non-renewable sources • Provide cost savings to the general electricity consumer • Provide local capacity, awareness, investment and employment in renewable energy provision and thereby assist in meeting the region’s renewable energy targets • Educate the community about energy consumption, the technology involved to generate solar power and the vision to achieve better environmental outcomes through the use of clean energy • Have direct access to the national grid at the Woolooga Substation • Occupy a site which has been disturbed and not constrained by remnant vegetation mapping or other issues
The Planning Report has demonstrated that the proposed development accords with the relevant provisions of the Gympie Regional Council Planning Scheme. Approval of the proposed development is therefore warranted on this basis.
It is concluded that the proposed development satisfies the tests of the Sustainable Planning Act 2009 and a development permit can therefore be issued.
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10 References • Solar farm projects near airports: Is glare an issue? By Solar Choice Staff, September 2013. In ,ACT Commercial Solar Power, Positioning Solar PV Panels and Solar Farms. • Solar Photovoltaic Energy Facilities: Assessment of Potential for Impact on Aviation January 2011 Report No.10/344/RPS/1. Spaven Consulting 2011. • Assessing Rooftop Solar PV Glare in Dense Urban Residential Neighbourhoods: Determining Whether and How Much of a Problem. By: Roger D. Colton1 Fisher, Sheehan and Colton Public Finance and General Economics Belmont, MA 02478 (voice) 617‐484‐0597 *** (e‐mail) [email protected] November 16, 2014. - ABSTRACT. A substantial growth in solar photovoltaic (PV) energy production has given rise to concerns amongst some of the impact of glint and glare on surrounding properties, particularly in dense urban residential neighbourhoods. This discussion finds that rooftop solar PV panels are unlikely to generate substantial glare. It further concludes that glare is unlikely to be a problem to immediate abutters in an urban neighbourhood. • PV Systems: Low Levels of Glare and Reflectance vs. Surrounding Environment, by Mark Shields 2010. Sunpower. - EXECUTIVE SUMMARY: The glare and reflectance levels from a given PV system are decisively lower than the glare and reflectance generated by the standard glass and other common reflective surfaces in the environments surrounding the given PV system. Possibilities of random glare and reflectance observed from the air: the PV industry has multiple large projects installed near airports or on air force bases. Each of these large projects has passed FAA or Air Force standards and all projects have been determined as “No Hazard to Air Navigation”. Although the possible glare and reflectance from PV systems are at safe levels and are decisively lower than other standard residential and commercial reflective surfaces, it is suggested that customers and installers discuss any possible concerns with the neighbours/cohabitants near the planned PV system installation.
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Appendix A Supporting Report 1 Engineering Services Report
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Appendix B Supporting Report 2 Road Impact Assessment
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Appendix C Supporting Report 3 Noise Impact Assessment
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Appendix D Supporting Report 4 Flood Report
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Appendix E Supporting Report 5 Geotechnical Report
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Appendix F Supporting Report 6 Reflectivity Assessment Modelling Report
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