Shire of Boddington Local Planning Strategy

September 2018

Table of Contents List of Plans, Figures and Tables

Part 1 Introduction 3 Strategic Land Use Plans 1.1 What is a Local Planning Strategy? 3 Map 1 Strategic Land Use Plan for the 1.2 The role and purpose of a Local Shire of Boddington (North) 24 Planning Strategy 3 Map 2 Strategic Land Use Plan for the 1.3 The State Planning Framework 3 Shire of Boddington (Central) 25 Map 3 Strategic Land Use Plan for the Part 2 Local Profile 4 Shire of Boddington (South) 26 2.1 Population 4 2.2 Settlements 7 Figures 2.3 Infrastructure 7 Figure 1 The Shire of Boddington 4 2.4 Economics and Development 11 Figure 2 Population Pyramid 6 2.5 Environment and Conservation 15 Figure 3 Population Projections 6 2.6 Heritage 17 Figure 4 Settlement 8 2.7 Hazards 20 Figure 5 Mineral Resources 13 Figure 6 Environment and Conservation Part 3 Strategic Direction 23 Values 16 3.1 Vision, Key Objectives and Figure 7 Heritage Values 19 Strategic Land Use Plans 23 Figure 8 Hotham River Flood Mapping 22 3.2 Settlements 27 3.3 Infrastructure 29 Tables 3.4 Economics and Employment 32 Table 1 Subdivision and Dwelling 3.5 Environment and Conservation 35 Approvals 5 3.6 Heritage 37 Table 2 Employment by Industry 11 3.7 Hazards 37

Part 4 Implementation 40 4.1 Previous Local Planning Strategy 40 4.2 Local Planning Scheme 40 4.3 Local Planning Policies 41 4.4 Monitoring and Review 41

Part 5 Adoption 42

Page 2 Part 1 - Introduction strategy guiding land use and development in Western Australia. 1.1 What is a local planning strategy? With regard to Boddington, the State Planning Local planning strategies are strategic documents Strategy 2050 identifies the town of Boddington that set out the longer-term planning direction as a sub-regional centre. for a local government area, apply State and regional planning policies and provide the Together, the State Planning Strategy 2050 and rationale for the zones and provisions set out in the Western Australian Planning Commission's the local planning scheme. policies provide the framework within which this Strategy has been prepared. As part of the process of reviewing the local planning scheme1, each local government is Of particular relevance to this Strategy are: required to prepare a local planning strategy. (a) State Planning Policy 1: State Planning 1.2 The role and purpose of a local planning Framework; strategy (b) State Planning Policy 2: Environment and Natural Resources Policy; Local planning strategies provide a framework (c) State Planning Policy 2.4: Basic Raw for planning at the local level. They enable the Materials; local government authority to plan for the future (d) State Planning Policy 2.5: Rural Planning; and outline the local government authority's (e) State Planning Policy 2.7: Public Drinking strategic vision, policies and proposals and Water Source Policy; reflect local needs and aspirations. In doing so, (f) State Planning Policy 2.9: Water they provide the rationale for the zones, Resources Policy; reservations and provisions of a local planning (g) State Planning Policy 3: Urban Growth scheme. and Settlement Policy; (h) State Planning Policy 3.1: Residential Local planning strategies are primarily concerned Design Codes; with 'spatial' or 'land use' considerations such as (i) State Planning Policy 3.4: Natural the location, and distribution of land uses, the Hazards and Disasters; relationships between various land uses, (j) State Planning Policy 3.5: Historic subdivision, development and the infrastructure Heritage Conservation; required to support subdivision and (k) State Planning Policy 3.6: Development development. Contributions for Infrastructure; (l) State Planning Policy 3.7: Planning in They are also a key instrument for implementing Bushfire Prone Areas; State and regional planning strategies and (m) State Planning Policy 4.1: State Industrial policies at the local level. Buffer Policy; (n) State Planning Policy 5.2: 1.3 The state planning framework Telecommunications Infrastructure; and (o) State Planning Policy 5.4: Road and Rail The State Planning Strategy 2050 is (according to Transport Noise and Freight the State Planning Framework2) the principal Considerations in Land Use Planning.

1 refer to clause 11 of the Planning and 2 set out in State Planning Policy 1: State Development (Local Planning Schemes) Planning Framework. Regulations 2015 for further information.

Page 3 Part 2 – Local Profile Western Australia Tomorrow 20152 sets out the State Government's official population forecasts The Shire of Boddington covers approximately for the years 2014 to 2026. In doing so, it 1891 square kilometres and is located provides a series of population forecasts based approximately 123 kilometres southeast of Perth on current fertility, mortality and migration and 92 kilometres east of Mandurah. trends. These forecasts are divided into five 'bands' - bands A and B contain lower forecasts, band C is the median forecast and bands D and E represent the higher forecasts.

The population forecasts for the Shire of Boddington, to the year 2026, range from 3140 to 4150. With regard to the Shire of Boddington's 2016 population, this represents an additional 1296 to 2306 residents.

The band C (median) population forecast (which this strategy is based on) is for 3660 residents – achieving this population will require average annual growth of about 7 per cent (from a 2016 baseline), which is significantly higher than the forecast annual growth rate of 2.45 per cent from 2011 to 2026 (band C) for Perth and Peel.

In addition to population forecasts, Western Australia Tomorrow contains household size forecasts. These indicate that household sizes in the Shire of Boddington are likely to decrease - slightly - from approximately 2.51 to 2.61 people Figure 1: The Shire of Boddington per dwelling, to approximately 2.43 to 2.5 people per dwelling in 2026. The Shire of Boddington is surrounded by the Shires of Collie, Harvey, Murray, Wandering, 2.1.2 Land Supply and Housing Williams and Waroona, and its main localities are Historically, Boddington's housing market has Boddington, Ranford, Marradong, and been susceptible to significant growth and Quindanning. downturn phases, influenced by local trends and global markets. Over the past 10 years, lot The Hotham River flows through the Shire of creation has stabilised, with subdivision activity Boddington, and the Boddington townsite is peaking between 2008 and 2010 (Table 1). located on the banks of the Hotham River.

2.1 Population 2.1.1 Demographics The Shire’s resident population has grown from 1379 in 2006 to 1844 in 20161. The Shire’s population was recorded as 2226 in 2011 largely due to mining activity.

1 Based on 2016 census data available from: 2 Western Australia Tomorrow 2015 is available www.censusdata.abs.gov.au from: http://www.planning.wa.gov.au/publications/6 194.asp

Page 4 Number of Lots Created (a) not all landowners will want to subdivide Rural Dwelling Year or develop their land immediately or will Residential Residential & Approvals have the resources to do so; Special Rural (b) once created, not all lots will be 2004 0 3 13 developed for housing immediately; 2005 0 2 13 (c) not all private dwellings will be 2006 0 0 32 occupied4; 2007 6 14 26 (d) some of the land identified as suitable 2008 66 0 26 for residential or rural lifestyle 2009 24 11 45 development is affected by some form 2010 66 11 20 of constraint which will need to be 2011 0 10 33 addressed prior to its development, 2012 0 0 18 making any development of the land a 2013 1 2 21 longer-term proposition; and 2014 0 2 11 (e) changes in government policy may affect 2015 0 10 4 the rate of population growth. 2016 1 0 4

Total 163 65 266 The development outlook indicates that the Table 1: Subdivision and Dwelling Approvals 2004 majority of growth is expected to occur in to 20163 Boddington, and to a lesser extent, Ranford, as It is necessary to establish an 'ultimate' footprint essential services such as scheme water and which secures long-term land supply and housing waste water become readily available. options, in the context of the Shire's development challenges of flooding from 2.1.3 Key Issues Hotham River and other waterways, bushfire (a) Overall the Shire of Boddington's risk, topography, biodiversity protection and population has grown since 2006 and is protecting mining interests. likely to grow at a moderate rate into the future. It is estimated that approximately 1,000 (b) The average household size is likely to additional dwellings will need to be built within decline slightly in the period to 2026, the Shire of Boddington in the period ending requiring the provision of additional 2030. This is based on: dwellings to accommodate projected (a) a projected population increase of 1816 future population growth. residents; (c) The development footprint set out in the (b) an average household size of 2.43 Strategy's Strategic Land Use Plan is people; and considered sufficient to cater for (c) a dwelling occupancy rate of 76.6 per population growth during the long-term cent. lifespan of this Strategy and beyond. An updated development footprint The Strategy's 'development footprint' sets out responds to populations projections, to include enough land supply to meet the long- existing land supply and demand, and term needs of the community. In providing for addresses bushfire risk. future growth, the Strategy recognises that:

3 Based on the State Lot Activity Report, 4 Approximately 23.4 per cent of dwellings in the available from: Shire of Boddington were vacant during the http://www.planning.wa.gov.au/publications/1 2016 census. 158.asp

Page 5 Population Pyramid

100 years+ 95-99 yrs. 90-94 yrs 85-89 yrs. 80-84 yrs. 75-79 yrs. 70-74 yrs. 65-69 yrs. 60-64 yrs. 55-59 yrs. 50-54 yrs. 45-49 yrs. Females (%)

Age Groups 40-44 yrs. 35-39 yrs. Males (%) 30-34 yrs. 25-29 yrs 20-24 yrs 15-19 yrs. 10-14 yrs. 5-9 yrs. 0-4 yrs. 6 4 2 0 2 4 6 Percentage of the Total Population

Figure 2: Population Pyramid

Population Projections

4 500

4 000

3 500

3 000

2 500

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1 500

1 000

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A B C D E

Figure 3: Population Projections

Page 6 2.2 Settlements There is some demand for rural living lots in the 2.2.1 Boddington / Ranford Shire of Boddington. However, rural living Approximately 50 per cent of the Shire of precincts need to be carefully planned, as they Boddington's population live within the are an inefficient means of housing people, can Boddington and Ranford townsites7. prejudice future development of the land for urban (residential) purposes, consume and A further 2000 people are housed at Newmont sterilise otherwise productive rural land and can Mining's mining camp, located northwest of the have unintended social, environmental, servicing Boddington townsite. Residents of the mining and management impacts. camp are not permanent residents of Boddington and generally drive in/out of Boddington on a Rural living precincts also have significant weekly basis. resource implications for the Council - for example, although roads are constructed by the There are opportunities for urban consolidation developer, the Council is required to maintain (that is, increased residential density) in those roads on an ongoing basis. residential areas and development of 'greenfield' sites where land suitability and servicing 2.2.3 Key Issues requirements have been addressed. (a) The development of rural living areas needs to be properly planned and 2.2.2 Rural Living provided for in the local planning Rural living development, comprising of 'rural strategy and scheme. residential' and 'rural smallholding' (b) Proponents need to demonstrate that development, has been popular in the Shire over there is demand for additional rural the past decades, with over 750ha zoned for rural living lots. living purposes. This equates to just over half of (c) The development of rural living precincts all residential supply. There are considerable needs to occur in a logical and portions of existing zoned rural living land that is coordinated manner which takes into constrained by flooding, bushfire and access account the provision of standard considerations. services and infrastructure and the resource implications of maintaining Rural living areas are generally located around those services and items of the Boddington and Ranford townsites and in the infrastructure. ‘Crossman Corridor’. (d) The development of rural living precincts needs to take into account hazards such Generally, rural residential lots are between 1 as the bushfire risk and avoid adverse and 4 hectares in size and provide an option for impacts on vegetation. people who want to live in a low density (e) Depending on the region's mining residential area in a semi-rural setting, close to a activity, rural living land may be utilised townsite. There is a trend for 'lifestyle lots' to accommodate workforce populations between one and two hectares in size, as these should major construction projects lots are more easily managed, but retain a rural occur. character and amenity. 2.3 Infrastructure Rural smallholding lots between four and 40 2.3.1 Water hectares in size - also known as 'hobby farms' - Potable Water Sources provide opportunities for small-scale rural and Harris Dam, which supplies potable water to the agricultural activities. Rural smallholdings lots Boddington and Ranford townsites, is located provide a legitimate form of lifestyle living which north of the Collie townsite in the Shires of Collie enables people to enjoy a rural environment. and Harvey. The dam is located within a priority 1 public drinking water source area and a

7 Based on 2011 census data available from: www.censusdata.abs.gov.au

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Golf Course) Water and Sewer information is supplied by Rural Living Distribution Lines - Overhead Water Corporation.

Distribution Line information is supplied by Distribution Lines - Underground Western Power Settlement Figure 4 reservoir protection zone, neither of which Whilst there have been improvements in the extend into the Shire of Boddington. technology associated with on-site wastewater treatment and disposal, a reticulated sewerage However, the catchments of the South Dandalup service remains the most reliable, efficient and Dam (the largest dam supplying drinking water to environmentally acceptable means of the Perth metropolitan region) and the wastewater disposal. In recognition of the risks Serpentine Dam do extend into the Shire of associated with their installation, operation and Boddington. These catchments have both been maintenance, the use of disposal systems declared public drinking water source areas, servicing individual lots is not always an within which the use of land is restricted8. appropriate alternative to the use of a reticulated sewerage service. Fit-For-Purpose Water Sources 100 per cent of the wastewater treated at the Furthermore, onsite wastewater disposal can be Boddington Wastewater Treatment Plant is problematic due to geotechnical conditions recycled and used at the Boddington gold mine. (some areas have impervious soils, clay or rock close to the surface) and alternative treatment Distribution Infrastructure units do not necessarily facilitate long-term The Boddington townsite is supplied with water smaller lot/medium density development. from Harris Dam (Lake Ballingall, located near Collie) delivered through the Great Southern 2.3.3 Electricity Towns Water Supply Scheme. The Shire of Boddington is part of the South West Interconnected Network, with electricity Due to recent upgrades to water supply supplied from a single transformer and feeder infrastructure (storage and mains pipelines), the line. There are no known capacity issues and, water distribution network is capable of with planned upgrades, there should be enough accommodating approximately 145 new capacity to cope with forecast increases in residential lots. Current planning proposes demand for electricity. further expansion of the distribution network, which could accommodate approximately 200 However, if there is a significant increase in new residential lots. industrial, commercial or urban development in the short term, it is likely that the first upgrade Reticulated potable water is not available outside carried out would need to be the construction of the Boddington / Ranford townsites. Most a second feeder line from the sub-station into properties outside the townsites depend on Boddington. If this growth is sustained, then it alternative water sources such as groundwater, will be necessary to consider establishing a new surface water and rainwater. However, these are transformer at the sub-station. not always reliable sources of water. 2.3.4 Waste Management 2.3.2 Wastewater The Shire of Boddington established a landfill site The Boddington wastewater treatment plant, on Robbins Road in 2001. It is estimated this located northwest of town, was upgraded in landfill site will operate for another 20 years. 2010 and is capable of supporting a population of (approximately) 2500 people. There is also a privately operated landfill facility in North Bannister. However, most of the development within the Shire of Boddington utilises some form of onsite 2.3.5 Roads wastewater disposal, such as an alternative Transportation is critical to the Shire of treatment unit. Boddington's ability to function effectively and the state and regional road network play a

8 For more information refer to the drinking Environmental Regulation, and available from water source protection plans prepared and www.water.wa.gov.au maintained by the Department of Water and

Page 9 fundamental role in catering for inter and additional health services may need to be intraregional traffic and road freight. considered.

The Shire of Boddington is linked to Perth and 2.3.9 Education Albany by Bannister-Marradong Road (which As the Shire of Boddington's population grows, it connects to Albany Highway, on the Shire of is likely that additional students will need to be Boddington's northeast boundary) and to accommodated at the Boddington District High Pinjarra and Mandurah by Pinjarra-Williams School, which runs from kindergarten to year 12. Road. At present, the Boddington District High School The Roads 2025: Regional Road Development offers vocational and education training for Strategy (South West) sets out development student in years 11 and 12, but does not offer strategies for regional and local roads. It Australian Tertiary Admission Rank (ATAR) recommends various works be undertaken to courses. improve the condition of both roads, but the proposed works should have little impact on any Currently, there are no private schools in the land use strategy for the Shire of Boddington. Shire of Boddington.

The Council would prefer the volume of heavy 2.3.10 Cemeteries vehicles travelling through the Boddington There are three cemeteries within the Shire of townsite be reduced, as this would make the Boddington, located in Boddington (Reserve townsite safer and improve its amenity and 23538), Marradong (Reserve 27061) and attractiveness. This could be achieved by Quindanning (Reserve 12341). constructing a heavy vehicle bypass around the Boddington townsite; however, detailed The cemeteries appear to be under-utilised and planning would need to be undertaken to to have space for expansion. On this basis, it is identify the most appropriate alignment for any not necessary to identify additional cemetery potential, future, bypass road. sites.

2.3.6 Heavy Rail 2.3.11 Recreation A closed freight rail line extending from Pinjarra The Boddington townsite is well provided for in to Narrogin passes through the Shire of terms of sport and recreation facilities and there Boddington. There are no other rail lines within is a range of recreation/formal public open the Shire of Boddington. space.

2.3.7 Public Transport, Walking and Cycling A new recreation centre has recently opened in There is a public bus service connecting Perth and Boddington. The centre has multi-purpose Albany; however, there is no local public courts, community rooms, a kitchen, sporting transport service in the Boddington townsite. change rooms, an external oval-viewing area, car parking and landscaping. Currently, there is a reasonable network of paths and trails throughout the townsite and in some Most of the land used for community purposes, parts of the Shire of Boddington. recreation or public open space is reserved under the local planning scheme. 2.3.8 Health Health services currently available in the Shire of 2.3.12 Key Issues Boddington include: (a) Public drinking water resources need to (a) the Boddington District Hospital; be protected from incompatible (b) independent care units; and development which could compromise (c) St John's Ambulance. their function. (b) The maintenance, upgrading and Health services will need to adapt to the Shire of expansion of the reticulated potable Boddington's changing demographics. As the water, wastewater and electricity population grows and ages, the provision of networks needs to be properly planned,

Page 10 to ensure the infrastructure is adequate, (f) The infrastructure required to support reliable and well maintained. logical and appropriately staged (c) The provision of health services required development needs to be provided in a to support an ageing population needs timely manner. to be planned for. (d) Existing education facilities need to be 2.4 Economics and Employment capable of supporting the Shire of The Shire of Boddington's economy retains a Boddington's population. strong focus on industries such as mining, (e) The regional function of Albany construction, manufacturing and agriculture, Highway, Pinjarra-Williams Road and forestry and fishing (Table 2). Bannister-Marradong Road needs to be protected.

Employment by Industry

Area of Employment Percentage of Workforce

Mining 43.0 Agriculture, Forestry and Fishing 6.3 Education and Training 5.9 Retail Trade 5.4 Health Care and Social Assistance 5.1 Manufacturing 4.5 Construction 4.3 Public Administration and Safety 4.2 Accommodation and Food Services 3.9 Administrative and Support Services 3.2 Other Services 3.0 Transport, Postal and Warehousing 2.9 Inadequately described/Not stated 2.6 Professional, Scientific and Technical Services 1.9 Wholesale Trade 1.3 Financial and Insurance Services 0.9 Electricity, Gas, Water and Waste Services 0.7 Rental, Hiring and Real Estate Services 0.6 Arts and Recreation Services 0.3 Information Media and Telecommunications 0.0 Table 2: Employment by Industry9

9 Based on 2016 census data available from www.censusdata.abs.gov.au

Page 11 2.4.1 Mining and Basic Raw Materials This requirement needs to be reflected in the The continuation and expansion of mining land use strategy for the Shire of Boddington, to activity is critical to the longer-term growth and ensure the State Government and the Shire of sustainability of the local economy. Boddington can continue to meet their obligations. In the interest of sustainable development, it is preferable to responsibly exploit minerals and Mining Buffer Areas basic raw materials prior to the land being The extraction of mineral resources can cause developed for other purposes. Mineral resource problems in terms of noise, dust, water quality, and basic raw material extraction are different visual amenity and the structural integrity of from other forms of development because they neighbouring development (if blasting is used). can only be worked where they naturally occur. These issues are most commonly addressed by identifying a buffer area around the mining operation and controlling the development of more sensitive land uses within the buffer area.

The Department of Mines, Industry Regulation and Safety has used updated mineral resource information to revise the mining buffer and has used the established separation distance of 1200 metres for bauxite mining surrounding known bauxite resources and a 3000 metre buffer for Newmont’s Boddington open cut mine. Three Boddington Gold Mine thousand metres is the maximum separation distance recommended by Environmental Gold and Copper Mining Protection Authority Guidance Statement No. 3: Newmont's Boddington mine, located Separation Distances Between Industrial and approximately 16 kilometres from the Sensitive Land Uses for large open cut mining Boddington townsite, is one of the largest gold operations. producing mines in Australia. These buffer areas aim to protect mining As of December 2014, approximately 2000 operations from more-sensitive land uses and people were employed at the mine, which development which could prejudice the produces approximately 696,000 ounces of gold extraction (now and in the future) of mineral and and more than 35.8 million kilograms of copper basic raw material resources. annually. 2.4.2 Agriculture Bauxite Mining The Shire of Boddington's combination of Worsley’s Primary Bauxite Area was the area landform and soils, climate and the generally shown in the previous local planning strategy reliable water supplies make it a productive (finalised in 2007). It consisted of mining areas agricultural area. known as ‘Saddleback’, ‘Marradong’ and ‘Hotham North’ as well as a buffer around the Within the Shire of Boddington, approximately overland bauxite conveyor. Additional mining 96,374 hectares of land (or approximately 51 per areas of ‘East Quindanning’,‘Morgans’ and cent of the Shire of Boddington) has been zoned ‘Hotham North Extension’ are now included. for rural/rural-smallholdings use.

Worsley's mining operations are governed by 2.4.3 Industry legislation10, which requires the State The Shire of Boddington contains a light Government not impose restrictions which industrial estate, an undeveloped industrial would 'unreasonably hinder' mining operations.

10 The Alumina Refinery (Worsley) Agreement Act 1973, is available from www.slp.wa.gov.au

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Mineral Resources Figure 5 Page 13 estate and some industrial development in rural landscape just over an hour's drive from Perth, areas. with convenient links to other regional centres.

Existing Industrial Estates Almost 44 per cent of the Shire of Boddington is The Boddington light industrial area, southwest state forest, which is ideal for activities such as of the Boddington townsite, is (currently) the camping, cycling, hiking, picnics, bird-watching only industrial estate in the Shire of Boddington. and, in the spring, wildflowers. Other activities The estate contains light and general industrial available within the Shire of Boddington include activities and is well located in relation to the agri-tourism, water-based activities, a diverse transport network and the Boddington townsite. range of cultural and heritage experiences and The estate is nearly fully occupied. events such as the Boddington Lions Rodeo and the Field of Quilts. Undeveloped Industrial Land Land has been zoned for an industrial estate on Gold Mine Road, east of the waste water treatment plant; however, this land has not yet been developed for industrial purposes. Key considerations include servicing and addressing bushfire risks. As the estate develops, it will provide lots for industrial development, capable of meeting the demand for industrial land over the lifetime of this strategy.

To diversity and grown the local economy, the Strategy identifies industrial investigation areas. Field of Quilts

Tourism offers opportunities to diversify the local Industrial Buffer Areas economy. Tourists and visitors to the Shire of Industrial activities have the potential to impact Boddington, both day trippers and people staying on adjacent land uses, for example, through for a holiday, are a potentially expanding source noise, air and dust emissions. These can be of economic development and job creation. particularly problematic for more sensitive land Tourism and ecotourism can assist in creating uses, such as residential development. employment, business development and

providing opportunities for indigenous people. It Sound planning can minimise these impacts by can also offer economic opportunities which ensuring that industrial development and any mutually support and rely on environmental more sensitive development is appropriately conservation objectives. located and by providing and maintaining a buffer area between industrial development and To attract tourists, a number of matters need to more sensitive land uses. be considered, for example, visual amenity,

urban design, heritage and planning controls - Containing the impacts and buffer area on-site the conservation and enhancement of the provides industry with the greatest possible environment and landscape is essential protection from the encroachment of more sensitive land uses. However, the provision of an 2.4.5 Key Issues onsite buffer area may not always be possible. In (a) The Alumina Refinery (Worsley) these circumstances the off-site buffer area Agreement Act 1973 and the obligations should be shown in the local planning scheme, to it places on the State need to be taken provide industry and surrounding landowners into account during the preparation of with certainty. local strategic planning documents and

during the consideration of any 2.4.4 Tourism statutory planning proposals. The Shire of Boddington’s tourism industry is (b) The mining buffer, as delineated by the modest; although not without potential. The Department of Mines, Industry Shire of Boddington is situated in a rolling

Page 14 Regulation and Safety, needs to be 2.5.3 Waterways and Groundwater protected to ensure the extraction of Resources mineral resources is not compromised in Groundwater and surface water are finite the longer-term. resources, and there are limits to their (c) Agricultural/rural activities need to be availability and suitability for use. There is a protected from unnecessary requirement to ensure there is appropriate fragmentation. water allocated to sustain the environment. (d) The extraction of mineral resources and Demand for water resources is increasing as the development of the land for other Shire of Boddington's population and economy purposes needs to occur in a staged grow and expand. At the same time, there has manner, to ensure mineral resources been a trend of declining rainfall. One of the can be extracted in the longer-term. major challenges for the Shire of Boddington is (e) Statutory planning processes need to sustainably managing its water resources. accommodate opportunities for rural- industry. There are numerous waterways within the Shire (f) Industrial areas and industrial of Boddington, including the Hotham and development needs to be protected Williams rivers, and many of these feed into the from the encroachment of more Murray River - because of this, almost all of the sensitive land uses. Shire of Boddington is located within the Murray (g) Where necessary, local strategic and River's catchment. statutory planning should identify buffer areas around industrial areas. Some small parts of the Shire of Boddington are (h) The design of tourism related also within the catchments of the South development should be sympathetic to Dandalup and Serpentine rivers. the landscape. The presence of groundwater relates to the 2.5 Environment and Conservation major geomorphic units and geology. In this 2.5.1 Topography respect, on the Darling Plateau, groundwater is The Shire of Boddington is located on the Darling generally limited and where it does occur, its Plateau and has a landscape dominated by a quality varies considerably. Bore yields are system of valleys associated with the Murray generally low, reflecting the lack of good River and its tributaries, the Hotham, Williams aquifers, and are only suitable for stock watering. and Bannister Rivers. 2.5.4 Vegetation 2.5.2 Geology and Mineral Resources The predominant vegetation communities are The surface of the Darling Plateau is dominated jarrah/marri forest and marri-wandoo woodland. by iron rich laterite which has formed during a However, there are some areas of banksia low process of deep weathering of the much older woodland in the northern part of the Shire of underlying rocks. These rocks include volcanic, Boddington. pyroclastic and minor sedimentary rocks of the Saddleback Greenstone Belt, which are Regionally significant vegetation complexes surrounded by granites and granulites of the occurring in the Shire of Boddington include Yilgarn Craton. Michibin, Williams and Coolakin. These vegetation types are under-represented in the The Shire of Boddington contains significant reserve system and have been over-cleared in resources of gold, copper and alumina. Gold and the bioregion, therefore they are priorities for copper occur within rocks of the Saddleback future conservation action within the Shire. Greenstone Belt and alumina is extracted from laterite, where it contains enough free alumina It is important that the Shire of Boddington's to be classed as bauxite. Bauxite resources occur remnant vegetation and biodiversity values be in areas throughout the Darling Plateau. protected and conserved. In this respect, many of the Shire of Boddington's key environmental The Shire of Boddington also contains basic raw assets are already located in a conservation material deposits such as gravel and sand. reserve of some description - almost 44 per cent

Page 15 S e rp N e n 0 1.5 3 4.5 6 t in e kilometres RIver Legend O 'N A ei lb Shire of Boddington ll a n y B ro o Forests and Reserves k Indicative High Conservation Vegetation

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Base information supplied by: Western Australian Land Information Authority DBCA managed lands and waters, threatened LI 944-2017-1 and priority fauna supplied by Department of Biodiversity, Conservation and Attractions. Indicative high conservation vegetation areas are digitised from the Shire of Boddingtons Remnant vegetation supplied by Department of 2013 WALGA local biodiversity strategy Primary Industries and Regional Development.

Environment and Conservation Values Figure 6 Page 16 of the Shire of Boddington is state forest. The Shire's jarrah and marri forests are a considerable resource for both conservation and tourism as well as appropriately managed timber harvesting.

The Shire contains over 40,000 hectares of native vegetation outside of State conservation areas. This includes some important environmental features located on private land, which may be affected by future clearing or degradation. Indicative areas of vegetation conservation are identified on the Strategy map and are to be taken into consideration in future land use planning and decision making.

2.5.5 Threatened Species The Shire of Boddington contains numerous records of threatened flora and fauna, including three protected under international agreement, 13 'rare or likely to become extinct' and 38 priority taxa protected under State legislation.

Several species are also listed under the Commonwealth Environment Protection and Interpretive Centre Biodiversity Conservation Act 1999, including three species of black cockatoo, the red-tailed 2.6 Heritage phascogale, western ringtail possum, chuditch, 2.6.1 Native Title numbat, quokka, and the Narrogin pea. The Native Title Act 1993 provides for the recognition and protection of Aboriginal and Carnaby’s Cockatoos are known to feed, breed Torres Strait Islander people’s native title rights and roost in and around the Shire of Boddington. and interests. Certain government actions, such A large area in the central portion of the Shire, as grants of freehold, have been found to encompassing the main settlement areas, is extinguish native title. affected by the Carnaby's Cockatoo breeding area buffer. The retention of habitat within this When planning for urban growth and area is a high priority for the Commonwealth and development, native title is an important State governments. consideration as land in and around towns that may be identified as appropriate for certain 2.5.6 Key Issues development options may be subject to a native (a) Surface and groundwater resources title claim or determination. Native title over need to be protected. approximately 51.2 per cent of the Shire of (b) Areas of remnant vegetation, significant Boddington has been extinguished by the conservation, landscape and biodiversity granting of freehold title. value should be protected. (c) The exploitation of timber resources The traditional custodians of land within the need to be carefully managed to ensure Shire of Boddington are the Gnaala Karla Booja that it is sustainable in the longer-term. people. (d) Endangered fauna (such as the Carnaby's black cockatoo) needs to be The Gnaala Karla Booja’s native title claim covers protected. whole of the Shire of Boddington and forms part of the South West Native Title Settlement. The settlement is an agreement being negotiated

Page 17 between the State Government and the Noongar heritage and culture throughout Western people. Australia, including places and objects of significance to Aboriginal people. Under the In 2009, the State Government and the South Aboriginal Heritage Act 1972, Aboriginal sites West Aboriginal Land and Sea Council began and materials are protected regardless of negotiating the South West Native Title whether they have been previously recorded or Settlement, a negotiated settlement for six reported, or not. native title claims made by the Noongar people of the south west of Western Australia (of which The Department of Planning, Lands and Heritage the Gnaala Karla Booja claim forms maintains a register of Aboriginal heritage sites, approximately 30,415 square kilometres). Under which identifies 26 registered Aboriginal heritage the settlement, native title would be exchanged sites within the Shire of Boddington and a further for a negotiated package of benefits, including 57 sites where a decision under section 5 of the formal recognition of the Noongar people as Aboriginal Heritage Act 1972 is yet to be made11. traditional owners, land, investments and the There may be additional sites which have not yet establishment of Noongar Regional been identified - as these are identified, they Corporations. should be protected, in accordance with the Aboriginal Heritage Act 1972. A major component of the Settlement is the establishment of the Noongar Land Estate There are currently two active native title through the transfer of a maximum of 320,000 applications affecting land within the Shire of hectares of Crown land for cultural and economic Boddington12. development, comprising 300,000 hectares as reserve land and 20,000 hectares as freehold 2.6.3 Historic Heritage title. The Noongar Boodja Trust will be a major According to the State Heritage Office, there are landholder in the Wheatbelt and South West almost 60 heritage sites within the Shire of regions. Boddington. These are variously listed on the The South West Native Title Settlement and the Municipal Heritage Inventory and the State Gnaala Karla Booja claim have not been finalised. Heritage Register, or both. When they are, traditional owners are expected to be more closely involved in land use planning 2.6.4 Key Issues in the district. This strategy acknowledges the (a) Aboriginal and historic heritage sites traditional owners of the sub-region, past and need to be protected. present. (b) Native title needs to be considered when developing land use proposals, Until the South West Native Title Settlement particularly if the proposal affects Crown commences the Native Title Act 1993 (Cth) still land. applies to all land users planning activities in the Settlement Area. Within the native title settlement area and across the sub-region the Aboriginal Heritage Act 1972 applies at all times, and will continue to do so after the commencement of the native title settlement. Land users must always consider Aboriginal heritage in their planning processes.

2.6.2 Aboriginal Heritage The Aboriginal Heritage Act 1972 provides for the protection and preservation of Aboriginal Old Road Board Building

11 Further information on Aboriginal heritage 12 Further information on native title applications sites is available online from the Department of is available from the National Native Title Planning, Lands and Heritage Tribunal (http://www.nntt.gov.au) (www.dplh.wa.gov.au)

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Registered aboriginal sites supplied by Department of Aboriginal Affairs.

Heritage Values Figure 7 Page 19 2.7 Hazards standards of BAL-12.5 and above apply; 2.7.1 Bushfire and The Shire is significantly impacted by the threat (d) taking a responsible, balanced approach of bushfire, due to areas of dense vegetation, between bushfire risk management and steep terrain and access challenges. management measures, and landscape, amenity and biodiversity conservation As annual temperatures rise and rainfall objectives. decreases, the threat of bushfire is increasing across the State, with bushfire incidents reaching Current mapping of bushfire prone areas14 catastrophic magnitudes. Fire conditions may be indicates that almost all (approximately 88 per such that even development consistent with cent) of the Shire of Boddington is bushfire planning policy and building controls may not be prone. Future development areas take into enough to ensure the bushfire threat is account a Shire-wide bushfire hazard sufficiently reduced to avoid injury or property assessment. This approach adopts a broad-brush damage. Bushfire threat can never be assessment to bushfire risk, and provides a completely eliminated and landowners should suitable basis for future planning proposals to recognise the need for management measures provide more detailed information at each when assuming a level of voluntary personal risk proceeding planning stage. through choosing to live in bushfire prone areas13. The absence of two-way vehicle access to and from some existing rural living estates is The Shire supports ongoing commitments to identified as a significant challenge to future reducing bushfire vulnerability. Planning development. Future planning proposals for proposals impacted by bushfire risk are to properties identified on the Strategic Land Use address State policy to ensure coordinated and Plans should be supported by appropriate holistic bushfire management measures are technical studies, which addresses bushfire risk, achieved. Planning for bushfire risk is to be as well as matters such as the need for legal, applied at all levels of planning, including continuous and unobstructed two-way vehicle strategic planning proposals, subdivision and access. development applications. In this regard, the Guidelines for Planning in Decision making authorities should seek to Bushfire Prone Areas set out requirements minimise the potential for lives to be put at risk related to location, siting and design, vehicle from bushfire. This can be done by: access and water supply. (a) not placing people, property and/or infrastructure in areas of extreme 2.7.2 Flooding bushfire risk; State and local governments have a responsibility (b) reducing vulnerability to bushfire to minimise the potential for flood damage through the identification and resulting from decisions about the use and assessment of bushfire hazards and risks development of land within the floodplains of at all stages of the planning process; rivers, and landowners also have the right to (c) ensuring subdivision, development and expect that adjacent land use and development land use proposals take into account will not increase the risk or impact of major river bushfire hazard avoidance principles and flooding on their lives or property. bushfire risk mitigation measures, especially over land that has or will have Parts of the Boddington townsite likely to be at a moderate or extreme bushfire hazard risk of flooding during a flood event with a 1 in level, and/or land where construction 100 (one per cent) annual exceedance

13 State Planning Policy 3.7: Planning in Bushfire 14 Mapping of bushfire prone areas can be Prone Areas, is available from: accessed through the Department of Fire and http://www.planning.wa.gov.au/publications/7 Emergency Services' website at: 055.asp http://www.dfes.wa.gov.au/regulationandcom pliance/bushfireproneareas/Pages/default.aspx

Page 20 probability have been identified by the Shire of Boddington Floodplain Management Study. However, there is other land in the Shire of Boddington, where the floodplain has not been mapped, that may also be at risk of flooding during a flood event.

The only viable means of minimising property damage caused by flooding and ensuring that development does not increase the risk of flood damage occurring on neighbouring properties, is to carefully control the development of land within the floodplain.

2.7.3 Key Issues (a) The significant bushfire risk within the Shire of Boddington needs to be considered at each stage of the planning process by decision making authorities and landowners. (b) Proponents and decision makers need to consider and employ suitable bushfire hazard avoidance principles and risk mitigation measures. (c) The development of land within the floodplain needs to be carefully managed, to avoid creating and/or increasing the risk of flood damage.

Page 21 Legend A

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Hotham River Flood Mapping Figure 8 3 Strategic Direction (f) promote agriculture as a key economic driver within the Shire of Boddington; 3.1 Vision, Key Objectives and Strategic and Land Use Plans (g) create sustainable communities which: (i) manage and conserve key 3.1.1 Vision natural resources including The Council's vision for the Shire of Boddington is land, minerals, basic raw of: materials, vegetation and water assets; "a vibrant and connected community, (ii) attract and retain people and providing employment and lifestyle businesses; opportunities, a beautiful environment, (iii) ensure the community has and easy access to the city."15 access to quality facilities and services; and, for the Boddington and Ranford townsites in (iv) retain the unique sense of place particular the vision if for: that values its culture and heritage; "a thriving country town with strong (v) are at low risk of being affected links to the District and Region where by natural hazards; families choose to live in a welcoming (vi) use land, infrastructure and and engaged community; we enjoy our community resources in an enviable environment and are part of the efficient manner; opportunities our vibrant economy (vii) have convenient access to provides.”16 community and commercial facilities.; and 3.1.2 Key Objectives (viii) enhance the public health of the In achieving this vision, the Council's key community. objectives are to: (a) plan for the Shire of Boddington's 3.1.3 Strategic Land Use Plans growth by developing a long-term land The Strategic Land Use Plans are set out in Maps use planning strategy; 1 – 3. (b) encourage the orderly expansion of the Boddington townsite to develop as a The Strategic Land Use Plans show key elements sub-regional centre; of the Strategy and they provide a broad (c) improve service viability while overview of intended land use, the major conserving or enhancing a strong sense transport networks and key planning constraints. of community; The Strategic Land Use Plans should not be seen (d) ensure that future subdivision and as determining land use permissibility, but as development within and near the broad land use areas relating to planning Boddington townsite provides a broad opportunities and constraints. range of housing and lifestyle choices that enhance the character, The Strategic Land Use Plans are not a zoning environment and amenity of the map, but rather a conceptual representation of townsite; broad planning intentions. Further planning (e) enhance the Shire of Boddington's processes and decision-making under relevant economic and employment base; legislation will need to be undertaken.

15 set out in the Shire of Boddington Strategic 16 set out in the Boddington SuperTown Growth Community Plan 2013-2023, available from: Plan, available from: http://www.boddington.wa.gov.au/Assets/201 http://www.boddington.wa.gov.au/documents 30506_-_Shire_of_Boddington_- /?categoryid=14 _Final_Draft_Strategic_Community_Plan_2013 -2022.pdf

Page 23 This is a conceptual representation of broad planning intentions within the region. Further S planning processes and decision-making under e rp relevant legislation will need to be undertaken, Legend en Possible future industrial expansion area including amendment of statutory instruments tin e for agribusiness and freight and logistic and detailed planning. Local Government Considerations operations. N Boundary Indicative High River Subject to further detailed planning and 0 1 2 3 4 Rivers/watercourse Conservation Vegetation site investigations. kilometres Public Drinking Water Mining Buffer Produced by GeoSpatial Research and Modelling, Department of Planning WA, on behalf of the Source Areas Western Australian Planning Commission Copyright © September 2018 Existing Open Cut Mine/ A Land Use Power Sub-station L B A \\Nts-man\MaGSProjectWorkspaceLayout\ N Y Peel\LocalPlanningStrategies\ Public Purposes Boddington_LPStrategy\Version3 A3Figure_BoddingtonLPS_North.mxd Existing Rural Land Use Buffer Base information supplied by Western Australian Land Information Authority

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Page 26 o ng kilometres Produced by GeoSpatial Research and Modelling, m R River Department of Planning WA, on behalf of the Hotha O A Western Australian Planning Commission D AD ONG RO Copyright © September 2018 MARRAD \\Nts-man\MaGSProjectWorkspaceLayout\ Peel\LocalPlanningStrategies\ Boddington_LPStrategy\Version3 MOUNT A3Figure_BoddingtonLPS_South.mxd SADDLEBACK Base information supplied by

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BODDINGTON LOCAL PLANNING STRATEGY (SOUTH) The land use classifications shown on the environmental, amenity and heritage Strategic Land Use Plans in part reflect the longer values can be appropriately addressed. term anticipated zoning for the land. Rezoning of (d) Support appropriate low density land will only be considered where the proposal residential development in areas where is consistent with the Strategy and Strategic Land 'fit for purpose' infrastructure can be Use Plan requirements to the satisfaction of the demonstrated in accordance with State Shire of Boddington and the Western Australian policy, and where environmental, Planning Commission. amenity and heritage values can be addressed. Where the Strategy identifies rezoning (e) Support the subdivision and opportunities, proponents will be responsible for development of greenfield areas justifying any rezoning proposal, including any identified by this Strategy as likely to be associated planning, environmental and servicing suitable for residential development, investigations. where this represents a logical extension of an existing residential development 3.1.4 Strategies and Actions and subject to the proponent The vision, key objectives and Strategic Land Use appropriately addressing relevant Plans are complemented by a number of considerations (for example, zoning, strategies and actions. The strategies and actions structure planning, environmental, are grouped under themes. servicing, landscape and fire management). (f) Promote energy efficient and climate responsive housing design. (g) Support non-residential land uses (for example, home-based offices and businesses) in residential areas, provided they complement (and are compatible with) residential development and are of a scale and design that respects the area’s amenity.

Actions Independent Living Units The Shire of Boddington will: (a) Impose an appropriate lower-density 3.2 Settlements residential density coding in areas where 3.2.1 Residential Development this is justified by servicing constraints The Shire of Boddington's residential areas, in and landscape, amenity or and around the Boddington and Ranford environmental values. townsites, should accommodate a range of lot (b) Support higher-density residential sizes and housing types, in a manner that meets development in areas of high amenity, the ongoing residential needs of the Shire of with access to reticulated sewerage and Boddington's residents. potable water services and community facilities. Strategies (c) Identify opportunities for urban (a) Focus growth in Boddington as the consolidation close to the Boddington primary town in the Shire, and to a lesser town centre in areas that are, or can be, extent in Ranford. serviced by reticulated sewerage and are (b) Encourage a mix of lot sizes and promote located outside the floodplain. affordability and choice in housing by (d) Support structure planning and encouraging a mix of housing types. subdivision which provides public open (c) Promote efforts to increase medium space that meets the needs of residents density residential development in in an appropriate manner. higher-amenity areas where existing (e) Support rezoning and subdivision of land facilities and services are available, and for residential purposes in areas

Page 27 identified on the Strategic Land Use Strategy) as suitable for future rural- Plans where environmental, servicing, residential development. landscape and amenity impacts can be appropriately addressed. Rural-Smallholdings Rural Smallholding areas should provide semi- 3.2.2 Rural Living rural and rural opportunities near the Rural-Residential Boddington townsite, provided those activities Rural-Residential areas should provide facilitate the conservation of native vegetation opportunities for lower-density residential- and are compatible with nearby land uses and lifestyle development in a rural setting, which is the environmental and landscape values of the compatible with nearby land uses and the land. It should be recognised that semi-rural and capability, landscape and environmental rural pursuits may present the opportunity to attributes of the site. In doing so, rural- generate income. residential areas should be capable of accommodating lots of various sizes, as lots of Strategies different sizes present different lifestyle (a) Consolidate rural living development opportunities. within existing precincts by 'rounding- off', and provide for limited additional Strategies development where proposals (a) Consolidate rural living development demonstrate and achieve improved within existing precincts by 'rounding- environmental, bushfire and landscape off', and provide for limited additional outcomes. development where proposals (b) Support the use of rural-smallholdings demonstrate and achieve improved land for hobby farms and low density environmental, bushfire and landscape residential purposes, and avoid non- outcomes. compatible industrial uses. (b) Encourage the provision of a reticulated (c) Encourage lot sizes of four to 40 potable water supply to new rural- hectares and activation of the rural residential lots located below the 265 smallholding zone by supporting metre contour. appropriately-scaled tourism (c) Promote home offices, home opportunities. occupations, home businesses and other (d) Encourage the maintenance or such land uses, where compatible with improvement of the environmental existing uses. qualities of the land. (d) Encourage the maintenance or improvement of the environmental Actions qualities of the land. The Shire of Boddington will: (a) Support rezoning and subdivision of land Actions for rural living purposes in areas The Shire of Boddington will: identified on the Strategic Land Use (a) Support rezoning and subdivision of land Plans, where environmental, servicing, for rural living purposes in areas landscape and amenity impacts can be identified on the Strategic Land Use appropriately addressed. Plans, where environmental, servicing, (b) Set out minimum development landscape and amenity impacts can be standards in the new local planning appropriately addressed. scheme, to ensure subdivision and (b) Require the preparation of structure development is consistent with rural plans for land zoned for rural-residential character landscape qualities and use, which provide for lot sizes ranging amenity. between one and four hectares. (c) Ensure that the local planning scheme (c) Update scheme arrangements to limit applies more-consistent development one dwelling per lot. standards to individual Rural- (d) Not support proposals to establish tree Smallholding areas, only creating plantations on land identified (in this specific provisions for a rural-

Page 28 smallholding area if there is a water resources for public drinking characteristic unique to that area that water. justifies the imposition of area-specific (c) Encourage land management practices provision(s). which are consistent with best (d) Not support proposals to establish tree management practices, as set out in the plantations on land identified (in this relevant drinking water source area Strategy) as suitable for future rural- protection plan. smallholdings development. Actions 3.2.3 Rural The Shire of Boddington will: As predominately a rural Council, the Shire (a) Identify public drinking water source covers approximately 1,900km², of which roughly areas as a special control area in the new half is made up of 'Rural' zoned land. local planning scheme. (b) Include provisions in the new local Strategies: planning scheme, which seek to (a) Protect valued rural land for sustainable minimise the potential for pollution and primary production and other rural land land degradation within public drinking uses. water source areas. These land use (b) Provide support for continued operation controls would apply in addition to the and expansion of primary production land use controls that normally apply to enterprises where rural amenity and a zone and would be enforced through environmental impacts can be the public drinking water source special appropriately managed. control area. (c) Seek advice from the Department of Actions Water and Environmental Regulation, The Shire of Boddington will: where a proposal may prejudice the (a) Ensure development is compatible with quality or quantity of water supplies for a reasonable standard of rural amenity. public use. (b) Ensure sensitive land uses are not (d) Have due regard for the Department of introduced to areas that could limit Water and Environmental Regulation's established future primary production advice, State Planning Policy 2.7 Public and other compatible uses. Drinking Water Source Policy, Boddington District Water Management 3.3 Infrastructure Strategy and any relevant water source 3.3.1 Water protection plans when assessing and Potable water sources such as the catchments determining applications for planning surrounding dams are valuable resources that approval. need to be carefully managed and protected, to (e) Promote and enhance water ensure that they can continue to provide potable management and conservation. water in the longer-term. The planning system (f) Require that new development has a can also support measures to promote sufficient supply of potable water with development that minimises water use, supports quality addressing the Australian water that is fit-for purpose and promotes re- Drinking Water Quality Guidelines 2004 use. (or any updates).

Strategies: 3.3.2 Wastewater (a) Consider the potential impact of The Shire of Boddington's reticulated sewerage development on public drinking water and treatment infrastructure represents best- source areas when assessing and practice wastewater disposal and the ongoing determining planning proposals. operation of the wastewater treatment plant (b) Ensure that any development in a public should be protected, to ensure that it can drinking water source area is compatible continue to support the Shire of Boddington's with the protection and management of growth and development in the longer-term.

Page 29 Strategies generally require access to a reliable and efficient (a) Support any potential, future, expansion reticulated electricity supply. of the reticulated sewerage network. (b) Promote the protection of the Strategies wastewater treatment plant's odour (a) Encourage and support the effective buffer area. management, maintenance and (where (c) Limit and avoid future planning necessary) upgrading of existing proposals (for example, proposals to infrastructure. rezone, subdivide or develop land) (b) Encourage the construction of new which may result in odour sensitive land infrastructure in a timely manner. uses being established within the (c) Protect infrastructure and infrastructure wastewater treatment plant’s odour corridors from incompatible buffer. development. (d) Seek the advice of the wastewater (d) Pursue increased energy security and treatment plants operator on proposals diversification. to rezone, subdivide and/or develop land within the odour buffer. Actions The Shire of Boddington will: Actions (a) Ensure that any proposed development The Shire of Boddington will: can be provided with access to a suitable (a) Include the site of the wastewater electricity supply. treatment plant in a public purposes (b) Not support the development of land if reservation in the new local planning the proposed development could scheme. compromise existing electrical (b) Identify the wastewater treatment infrastructure. plant's buffer area as a special control (c) Support proposals to upgrade electrical area in the new local planning scheme. generation, transmission and (c) Ensure the longer-term operation of the distribution infrastructure. wastewater treatment plant is not (d) Support the extension of the compromised by the development of underground power programme in the odour-sensitive land uses (for example, Boddington townsite. residential dwellings) in close proximity to the wastewater treatment plant by 3.3.4 Waste Management including development and land use Waste management facilities are necessary for controls in the new local planning the Shire of Boddington's continued growth and scheme to minimise the potential for development; however, their offsite impacts more-sensitive development to take need to be minimised wherever possible. place within the wastewater treatment plant's buffer area. Strategies (d) Require development be connected to (a) Encourage the proponents of waste the reticulated sewerage network where management facilities to adequately practicable. addresses relevant considerations (for (e) Require development which cannot example, zoning, servicing, land access a reticulated sewerage service management and rehabilitation, dispose of wastewater in accordance environmental, landscape and fire with the relevant state government management). policies. (b) Encourage proponents of waste management facilities to provide an 3.3.3 Electricity onsite buffer area, or demonstrate that As the Shire of Boddington's population grows, so arrangements have been made with too will the demand for properly serviced land, surrounding landowners to allow the and it is important to ensure that this demand waste management facility's buffer area can be met. In this respect, newly created lots to extend offsite.

Page 30 Actions Actions The Shire of Boddington will: The Shire of Boddington will: (a) Monitor the capacity of the Shire of (a) Continue working with Main Roads WA Boddington's existing waste to progressively seal Marradong Road management facilities and their ability and Harvey-Quindanning Road. to support the Shire of Boddington's (b) Promote the following road-related growth and development. projects: (b) Undertake planning to identify a new (i) additional passing lanes on site for a waste management facility and Pinjarra-Williams Road its buffer area, when it becomes evident between Boddington and that waste management facilities Dwellingup; currently being used by the Shire of (ii) widening of Pinjarra-Williams Boddington are approaching the end of Road between Marradong and their life-span. Quindanning; (iii) intersection upgrade at 3.3.5 Transport Infrastructure Crossman Road/Albany The Shire of Boddington's transport network Highway; and needs to be capable of moving people and freight (iv) intersection upgrade at (using a variety of transport modes) in a safe, Crossman-Dwarda Road/Albany convenient and efficient manner on a network Highway. which is easily accessible. (c) Establish new dual use paths, trails and cycle lanes in and around the Strategies Boddington townsite. (a) Encourage the development of better (d) Prepare and implement pedestrian and pedestrian and bicycle access to the cycling plans. Boddington townsite and the (e) Require developers to provide (or make surrounding area, with a focus on a contribution towards the cost of connections to the town centre, providing) dual use paths where: recreational and community facilities. (i) their development is likely to (b) Support the construction of new and create the demand for extended dual use paths, trails and cycle additional pedestrian and lanes as land in and around the bicycle facilities; and Boddington townsite is subdivided for (ii) it would be fair and reasonable urban purposes. to do so. (c) Support the integration of cycling and (f) Investigate the provision of a new bridge walking paths with the road network. at Old Soldiers Road/Palmer Road. (d) Monitor the need for improvements to (g) Seek funding for the construction of a and the upgrading of local and regional pedestrian/bicycle crossing of the roads including (but not limited to) Hotham River. Pinjarra-Williams Road, Bannister- (h) Upgrade walking and bicycle trails Marradong Road, Harvey-Quindanning linking the Bibbulmun Track and the Road and Marradong Road. Boddington townsite. (e) Support the implementation of Roads (i) Work with the Public Transport 2030: Strategies for Significant Local Authority to improve the availability of Government Roads - South West Region. public transport services. (f) Support the identification, protection (j) Explore the potential use of existing, and management of transport corridors. unused, railway reserves for walking, (g) Support proposals to improve the safety cycling and horse riding trails. and amenity of Bannister Road. 3.3.6 Community Infrastructure Communities require access to a broad range of infrastructure, which extends beyond the infrastructure required to provide reticulated wastewater, potable water and electricity

Page 31 services. In this respect, the community also (d) Provide suitable venues for cultural, requires access to facilities which can religious and recreational activities. accommodate the community's cultural, (e) Continue implementing the Shire of religious, educational, healthcare and Boddington Disability Access and recreational needs. Inclusion Plan. (f) Use the structure planning and process Strategies to identify suitable opportunities for the (a) Encourage the provision of public open provision of public open space and space and community facilities in an community facilities. appropriate manner. (b) Encourage, where appropriate, the use 3.4 Economics and Employment of significant areas of public open space In and of itself, this Strategy cannot drive and Crown land for recreational use, economic development; however, it can provide while protecting significant landscape opportunities for development and assist with features. meeting future demand for zoned, serviced land (c) Encourage and support the creation of and can help minimise land use conflict. foreshore reserves which facilitate access to rivers and watercourses. 3.4.1 Mining and Basic Raw Materials (d) Support community wellbeing and The extraction of basic raw materials and quality of life by considering and minerals is an important component of the Shire responding to changing community of Boddington's economy, as it provides characteristics and needs. opportunities for economic diversification and local employment. The planning system should ensure that these resources are available for extraction in the longer term, while making sure that their extraction, processing and/or transportation does not adversely affect the environment or the health of the Shire of Boddington's residents.

In addition to ensuring that the potential impacts of mining operations are appropriately managed, the environmental and planning systems needs to ensure that once mining operations have Community Resource Centre ceased the land is rehabilitated to a suitable standard. Actions The Shire of Boddington will: Strategies (a) Include educational facilities, health (a) Support the extraction of minerals and facilities and cemeteries in a public basic raw materials subject to the purposes reservation. proponent appropriately addressing (b) Work with the community and other relevant considerations (for example, relevant stakeholders, to identify the access, the environment, landscape and local community's needs and develop fire management). and implement strategies (such as a (b) Limit and avoid future sensitive land community infrastructure plan, public uses (such as residential development) open space strategy and sport and in close proximity to basic raw material recreation plan) for meeting those and mineral extraction operations. needs. (c) Encourage the staged or sequential (c) Review the range of educational development of land - that is the facilities already available within the extraction of basic raw materials and Shire of Boddington and investigate mineral resources prior to the land being options for expanding and enhancing developed for an alternative purpose. those facilities.

Page 32 (d) Limit and avoid future development development and population growth in which could prejudice the extraction of Boddington. basic raw materials and mineral (j) Continue to work with the State resources. Government, mining operators and (e) Support the continued use of land within community to plan for the future long- the mining buffer area for general term use of rehabilitated mining sites, agricultural purposes. consistent with industry best practice. (k) Include, in the local planning scheme, Actions mining operations as a use within the The Shire of Boddington will: zoning table (Table 1) and list it as a D (a) Identify the mining buffer area as a use in all zones and the state forest special control area in the new local reservation. planning scheme. (l) Update scheme arrangements to include (b) Include provisions in the new local a reference to section 120 of the Mining planning scheme to control Act to establish a clear link to the development within the mining buffer 'planning-arm' by providing a trigger for special control area. Ministerial involvement. (c) Continue to seek (and have due regard for) the Department of Mines, Industry 3.4.2 Agriculture Regulation and Safety's advice in respect The Shire of Boddington's rural areas should be of development applications which may used for agricultural production (which affect basic raw materials and mineral contributes significantly to the Shire of resources, the extraction of those Boddington's economy), while providing for a resources or the buffer areas required range of rural pursuits which are compatible with for extraction operations. the capability of the land and retain the rural (d) Continue to seek advice from the character and amenity of the locality. In some Department of Jobs, Tourism, Science (limited) circumstances, rural areas can also and Innovation regarding the provide opportunities for non-agricultural land preparation of local planning documents uses which are not detrimental to agricultural and during the consideration of any productivity or the environment. statutory planning proposals that may impact upon Worsley’s bauxite mining operations under the Alumina Refinery (Worsley) Agreement Act 1973. (e) Support identified 'long term' investigation areas once the region's mining operations are complete or where it can be demonstrated that land use conflicts will be avoided. (f) Limit and avoid future proposals that could prejudice the extraction of basic raw materials and mineral resources. (g) Continue to work with the Department

of Mines, Industry Regulation and Safety Farmland to safeguard areas within the mining buffer, where there is a high likelihood Strategies of basic raw materials or mineral (a) Support the continued use and resources being present. management of cleared agricultural land (h) Prepare a gravel extraction plan. for sustainable agricultural purposes. (i) Continue to work with the State (b) Encourage the establishment and Government, Newmont and other adoption of new farming practices. stakeholders to consider the future of (c) Promote rural uses compatible with the the Newmont Boddington Gold mining capability of the land. camp and incentives to facilitate

Page 33 (d) Highlight that approval for or the Strategies existence of two or more dwellings on (a) Support investigations aimed at one lot is not to be construed as identifying, securing and developing justification for subdivision. new opportunities for light and general (e) Limit further subdivision of rural land. industrial development near Boddington. Actions (b) Support investigations aimed at The Shire of Boddington will: identifying, securing and developing (a) Include broad acre agricultural areas new opportunities for agri-businesses, within a Rural zone in the new local transport logistics and industrial planning scheme. development at North Bannister. (b) Not support requests to transfer land identified for rural/agricultural use by Actions this Strategy, from a Rural zone to the The Shire of Boddington will: Rural Residential or Rural Smallholdings (a) Liaise with relevant stakeholders in zone. respect of the provision and (c) Not support further subdivision of development of suitably serviced agricultural land unless doing so would industrial land within the Shire of be consistent with the Western Boddington. Australian Planning Commission's rural (b) Update this Strategy to reflect land use planning policies17. opportunities for new industrial (d) Update scheme arrangements to development, if: provide provision for a second dwelling (i) there is a demonstrable need in planned circumstances. Support an for additional land suitable for additional dwelling where lots are larger industrial development; and than 40ha, and the proposal (ii) investigations identify land demonstrates servicing arrangements suitable for industrial for access, water and wastewater and development. deals with amenity and landscape (c) Include a General Industry zone and matters. appropriate land use controls in the new (e) Support the construction of an local planning scheme. additional dwelling on a lot where a (d) Require proponents of industrial dwelling is included on the municipal development to demonstrate that heritage inventory and/or the State impacts/emissions (including noise, dust Heritage Register and arrangements (to and other impacts) meet the relevant the satisfaction of the Shire of environmental and regulatory Boddington and/or the State Heritage standards. Office) have been made for the (e) Require appropriate technical dwelling's heritage values to be investigations and structure planning to conserved and maintained. support industrial and associated development at North Bannister. 3.4.3 Industry The Shire of Boddington's industrial areas 3.4.4 Tourism provide opportunities for a wide range of The Peel region is a popular tourist destination industrial and ancillary activities to be for visitors from the Perth metropolitan area, undertaken; however, those activities should not interstate and overseas; however, tourism have a detrimental impact on the amenity of remains a minor industry in the Shire of adjacent areas. Boddington, albeit it one with growth potential.

In this respect, the Shire of Boddington's image as a tourist destination could be improved by

17 These policies are available from: http://www.planning.wa.gov.au/

Page 34 developing a greater range of tourist facilities (both accommodation and activities) and facilitating greater use of and access to the Hotham River's foreshore.

Strategies (a) Support tourism based on the Shire of Boddington's natural and cultural assets. (b) Encourage the development of tourist facilities in appropriate locations, where the proponent has addressed relevant considerations (for example, environmental, landscape, land use compatibility, the provision of services Boddington Town Hall and fire/flood risk management considerations). Strategies (c) Encourage development which is (a) Support an attractive and vibrant town sympathetic with the area’s centre. architectural style. (b) Ensure the Boddington town centre (d) Support the development of tourist remains the principal commercial/retail attractions on Crown land where centre for the Shire. appropriate. Actions Actions The Shire of Boddington will: The Shire of Boddington will: (a) Retain the Commercial zone in the new (a) Introduce a Tourism zone in the new local planning scheme. local planning scheme. (b) Support and enhance the town centre as (b) Include provisions in the new local a well-designed mixed-use activity planning scheme, which allow for the centre. consideration of land uses which (c) Promote and enhance linkages between address the Hotham River and which the town centre and the Hotham River. support well-designed tourist accommodation facilities. 3.5 Environment and Conservation (c) Examine opportunities to redevelop or 3.5.1 Topography relocate the existing caravan park. The Shire of Boddington's visual amenity, created (d) Promote the Shire of Boddington as a by its landscapes and vistas, is one of its key tourist destination. assets and needs to be protected and maintained (e) Maintain and develop high-quality wherever possible. tourist facilities such as public toilets, parks, reserves and streetscapes. Strategies (f) Examine opportunities to develop trails (a) Encourage the protection of the Shire of in and around the Shire of Boddington. Boddington's landscape and scenic (g) Investigate opportunities to develop an qualities by protecting high conservation iconic tourist attraction within the Shire values areas from proposals to clear of Boddington. vegetation. (b) Encourage development that reflects 3.4.5 Town Centre and enhances the Shire of Boddington's The Boddington town centre is the key natural, cultural, visual and built commercial area in the Shire. To accommodate character. anticipated population growth, the Boddington (c) Support the protection of landscapes town centre will progressively expand. There are and their visual amenity, as well as the various opportunities to enhance the amenity of character of 'view-sheds' associated the town centre and to enhance linkages to the with major roads and tourist routes. Hotham River.

Page 35 (d) Avoid and minimise development on development which could compromise ridges and skylines in areas where the the quality of those resources. landscape should be protected. (c) Encourage the management of (e) Promote the rehabilitation, revegetation waterways in accordance with current and restoration of denuded areas. best-practice management techniques. (d) Encourage the revegetation of land Actions adjacent to waterways. The Shire of Boddington will: (a) Identify landscape protection areas as a Actions special control area in the new local The Shire of Boddington will: planning scheme. (a) Where appropriate, require planning (b) Include land use and development proposals to demonstrate appropriate controls in the new local planning drainage and stormwater management scheme to: at each stage of the planning and (i) limit development in prominent development process, in accordance and highly visible locations such with Better Urban Water Management19 as ridgelines and hilltops; and and the Boddington District Water (ii) avoid development which Management Strategy. would have a detrimental (b) Consider publications such as the impact on the landscape. Department of Water and (c) Where appropriate, ensure the formal Environmental Regulation's Operational protection of conservation value areas Policy 4.3 Identifying and Establishing through conservation covenants and Waterways Foreshore Areas in the other mechanisms. assessment of proposals. (d) Require, where appropriate, that proponents prepare a visual impact 3.5.3 Vegetation assessment in accordance with Visual The Shire of Boddington contains large areas of Landscape Planning in Western native vegetation. These areas provide wildlife Australia18. habitat and contribute to the Shire of (e) Reserves containing high conservation Boddington's biodiversity values. For these value vegetation are to be reclassified reasons, areas of native vegetation should be for conservation purposes in the local protected and, where possible, land should be planning scheme and reserve rehabilitated and endemic plant species management orders. reintroduced.

3.5.2 Waterways and Groundwater Strategies Resources (a) Encourage the retention of native The Shire of Boddington has a diverse natural vegetation and avoid the inappropriate environment, with large areas of forest which clearing of native vegetation on privately depend on water from rivers, creeks and owned land to protect, maintain and underground. Given the important contribution enhance the Shire of Boddington's these resources make towards the environment, biodiversity and landscape values. their health should be protected. (b) Support the restoration and protection of links between native vegetation Strategies areas, to provide connections for a range (a) Encourage the sustainable use of ground of fauna species. and surface water resources. (c) Support the creation of appropriately (b) Support the protection of ground and shaped rural-conservation lots, having surface water resources from regard to the adequacy of the lot size to

18 Visual Landscape Planning in Western Australia 19 Better Urban Water Management is available is available from: from: http://www.planning.wa.gov.au/publications/120 http://www.planning.wa.gov.au/publications/7 5.asp 41.asp

Page 36 retain significant conservation values in Strategies perpetuity, bushfire risk and suitability (a) Ensure the identification, retention and of the balance lot for continuation of protection of wildlife, including rural land uses. threatened species and their habitat. (d) Support rehabilitation where an area of (b) Encourage the protection and, where native vegetation has become degraded. possible, the creation of ecological links. (e) Support conservation, management and remediation of areas of native Actions vegetation by state government The Shire of Boddington will: agencies, landowners and other (a) Investigate and explore opportunities to stakeholders. protect and enhance existing ecological links, particularly those which connect Actions large areas of land set aside for The Shire of Boddington will: conservation purposes. (a) Require planning proposals affecting (b) Require planning proposals to avoid native vegetation to be accompanied by impacts on Carnaby's cockatoo breeding information from vegetation, flora, habitat as a high priority. fauna and habitat surveys undertaken in accordance with Federal and State policy 3.6 Heritage guidance. The Shire of Boddington contains numerous sites (b) Seek to minimise the clearing of native of heritage and cultural value, which should be vegetation, where possible and protected and promoted. practical, for new projects, including road upgrading and widening. Strategies (c) For local reserves containing significant (a) Support the protection and conservation area of native vegetation, apply to of sites with significant heritage and change the reserve purpose to cultural values. 'conservation'. (d) Consider updating scheme Actions arrangements by introducing a new The Shire of Boddington will: 'conservation' reserve and zone, as well (a) Maintain and, where required, review as introducing provisions to ensure and update its municipal heritage preservation of native vegetation. inventory. (e) Require proponents to protect areas of (b) Include provisions in the new local significant native vegetation, where it is planning scheme to conserve and appropriate to do so, through the protect the Shire of Boddington's preparation and implementation of heritage sites. management plans, the creation of (c) Have due regard for the potential conservation lots, or the provision of a heritage, ethnographic and development exclusion area. archaeological implications of a proposal (f) Progressively prepare management when assessing and making a decision in plans for reserves vested with the local respect of an application for government which have significant development approval. biodiversity values. (d) Have due regard for policies relating to (g) Support landowners to improve the the protection and conservation of retention, protection and management heritage sites when assessing and of native vegetation on private land. determining development proposals.

3.5.4 Threatened Species 3.7 Hazards The Shire of Boddington's forests and 3.7.1 Bushfire conservation areas are home to a wide range of Large areas of the Shire of Boddington are well fauna, which should be protected as they are an vegetated (almost 44 per cent of the Shire of important environmental asset which makes a Boddington is state forest), which increases the significant contribution to the area's biodiversity. risk of bushfire. This risk needs to be minimised

Page 37 wherever possible, with the aim of protecting life and property and reducing the impact of bushfire.

Where this strategy identifies land as having development potential, it should not always be assumed that the land is capable of being developed to its ultimate potential. In this regard, it is the landowner/proponent's responsibility to provide an appropriate level of information to address bushfire risk, in accordance with State Planning Policy 3.7: Planning in Bushfire Prone Areas. Local Bushfire

Strategies 3.7.2 Flooding (a) Avoid development in areas of extreme Flooding is a natural phenomenon with an bushfire risk. important environmental role - for instance (b) Ensure subdivision design responds to replenishing wetlands, transporting nutrients site and landform challenges, including and triggering the life cycle stages of many plants topography and access. and animals. For this reason, the natural (c) Ensure that clearing required to manage ecological and drainage function of rivers, bushfire risk is consistent with watercourses and floodplains needs to be conservation intent of the Local Planning protected and managed. Strategy. (d) Not support proposals where there is an However, flooding can also present a significant extreme risk of bushfire occurring, risk to life and property. In this respect, State and unless permanent and realistic hazard local governments have a responsibility to level reduction measures have been (or minimise the potential for flood damage caused can be) implemented. by decisions relating to the use and development of land within the floodplains of rivers. Actions Landowners should be able to expect that The Shire of Boddington will: adjacent land use and development will not (a) Ensure lot yield and layout reflect and increase the risk or impact of major river flooding appropriately manage bushfire risk, with on their lives or property. future development located within existing cleared areas to avoid impacts Strategies on native vegetation. Clustering of small (a) Encourage the consideration of any lots may also be considered. relevant floodplain management (b) Require planning proposals to be studies, local planning policies or State accompanied by an appropriate level of planning policies when assessing information to address bushfire hazard proposals to subdivide or develop land and mitigation measures in accordance within the floodplain. with State Policy. (b) Support a precautionary approach to (c) Seek and have due regard for the advice flood risk within the floodway and flood of the Department of Fire and fringe - it should be the proponent's Emergency Services when considering responsibility to demonstrate that the land use planning proposals in areas of proposal is acceptable in terms of flood medium or extreme fire risk. risk. (c) Support development within the flood fringe, provided the habitable floor level is high enough to provide adequate protection from flooding. (d) Limit and avoid future development within the floodway which could

Page 38 adversely affect the flow of floodwaters or where upstream, adjoining and nearby flood levels will increase, or where the risk to people and property could be increased.

Actions The Shire of Boddington will: (a) Include land likely to be affected by flooding during a 1 in 100 (or one per cent) annual exceedance probability flood event in a special control area in the new local planning scheme. (b) Seek and have due regard for the Department of Water and Environmental Regulation's advice in respect of proposals within the proposed special control area, where the proposal: (i) could increase the risk or impact from major river flooding; (ii) could be adversely affected by flooding; or (iii) could adversely affect the natural flood carrying capacity of floodplains. (c) Require proponents demonstrate the risk of development being affected by flooding during a flood event is minimal (or can be appropriately mitigated) and the proposed development would not increase the flood risk further upstream or downstream, where: (i) floodplain mapping is not available; and (ii) the proposed development is located adjacent to a waterway.

Hotham River Bridge

Page 39 4 Implementation • District Distributor Road • Local Distributor Road Implementation of the Strategy will progressively • Local Road occur using various tools including the local • Drainage/Waterway planning scheme, local planning policies, working • Public Purposes in partnership and effective governance. In • Civic and Community addition to matters that the local government is • Medical Services able to directly influence, there are also various • Infrastructure Services other factors including associated demands, • Education financial feasibility and securing funding. • Emergency Services • Cemetery 4.1 Previous Local Planning Strategy This local planning strategy sets out a new These zones and reservations are set out in the strategic plan for the Boddington region and Planning and Development (Local Planning supersedes the Shire’s former strategy, dated 7 Schemes) Regulations 2015, and the local August 2007. planning scheme will need to be read in conjunction with these regulations. 4.2 Local Planning Scheme A local planning scheme is a key component of 4.2.1 Special Control Areas implementing the Strategy, and its preparation Special control areas are implemented through presents a significant opportunity to effectively local planning schemes, which contain provisions implement the local planning strategy. for each special control area. These provisions apply in addition to the provisions that relate to To implement the local planning strategy, the the underlying zone or reservation and any local planning scheme will zone or reserve land general provisions of the Scheme. throughout the Shire of Boddington and set out appropriate land uses and land use control It is proposed that the new local planning scheme mechanisms. include the following special control areas: • Public Drinking Water Source Areas In general, land alienated from the Crown (that • Infrastructure is, land in private ownership) is zoned for a • Flood Prone Land particular purpose or use. In this regard, the new • Mining Buffer local planning scheme will include the following • Landscape Protection zones: • Structure Plan Area • Residential • Developer Contribution Areas • Rural Residential

• Rural Smallholdings Most of these special control areas are • Rural separately outlined in the Strategy whereas • Commercial structure plan areas and developer contribution • Tourism areas are considered below. • General Industry • Special Use 4.2.2 Structure Plan Areas • Environmental Conservation As a means of facilitating orderly and proper planning and coordinating the future subdivision Other land, generally managed by state and zoning of the land, the new local planning government agencies or the local government, scheme will identify areas where a structure plan will be reserved in recognition of the needs to be prepared prior to subdivision and predominant land use. In this respect, the new development. local planning scheme will include the following reservations: Structure plans should deal with the entirety of a • Public Open Space precinct (rather than individual landholdings), be • State Forest supported by site specific studies/investigations • Primary Distributor Road and should be consistent with the local planning

Page 40 scheme and any relevant policies of the Western undertaken during the preparation of the new Australian Planning Commission and/or local local planning scheme, as this will assist with the government. implementation of the new local planning scheme. 4.2.3 Developer Contribution Areas To ensure that developer contributions are The formulation, review and amendment of local provided in a fair, equitable and consistent planning policies - to ensure their consistency manner, the Planning and Development (Local with the local planning scheme - should be a Planning Schemes) Regulations 2015 set out continual process. provisions relating to the preparation and implementation of developer contribution plans. 4.4 Monitoring and Review These provisions form part of every local The timeframe of the Strategy extends to planning scheme and: between 10 and 15 years. Many changes, not (a) Provide for the equitable sharing of the always foreseen, may occur during this time, and costs of infrastructure and state, regional and local priorities and objectives administrative costs between owners. may change. To ensure the Strategy remains (b) Ensure that cost contributions are relevant, the Shire of Boddington will monitor reasonably required as a result of the and regularly review the Strategy. subdivision and development of land in the development contribution area. It is intended that the Strategy will be reviewed (c) Provide landowners and developers with every five years, and that the review will take into greater certainty and clarity. account changes in development trends, community aspirations and key modifications to 4.3 Local Planning Policies the State planning framework. Local planning policies are an important adjunct to the local planning scheme, as they can clarify Any proposals to amend the Strategy will be planning requirements and guide land use and subject to public consultation, in accordance with development. A review of existing local planning the Planning and Development (Local Planning policies and the formulation of new local Schemes) Regulations 2015. planning policies (where required) will be

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