SEQ Strategic Stabling Investigation Working paper: Northern corridor site selection - Town planning assessment

Transcription

1 SEQ Strategic Stabling Investigation Working paper: Northern corridor site selection - Town planning assessment July 2012 Department of Transport and Main Roads Parsons Brinckerhoff Australia Pty Limited ABN Level 4, Northbank Plaza 69 Ann Street Brisbane QLD 4000 GPO Box 2907 Brisbane QLD 4001 Australia Telephone Facsimile brisbane@pb.com.au B-RPT002_Ax_pwxx Nambour_ _ALL_SITES.docx Certified to ISO 9001, ISO 14001, AS/NZS 4801 A+ GRI Rating: Sustainability Report 2010

2 Contents Page number 1. Introduction 6 2. Yandina Site N1(a) Site details Land use Planning designations Planning scheme overlays and constraints Bushfire Prone Land Summary of issues Site N1(b) Site details Land use Planning designations Planning scheme overlays and constraints Summary of issues Site N1(c) Site details Land use Planning designations Planning scheme overlays and constraints Summary of issues Site N1(d) Site details Land use Planning designations Planning scheme overlays and constraints Summary of issues Kulangoor Site N Site details Land use Planning designations Planning scheme overlays and constraints Summary of issues Nambour Site N3(a) Site details Land use Planning designations Planning scheme overlays and constraints 36

3 SEQ SSI Working Paper - Northern Corridor Town Planning Summary of issues Site N3(b) Site details Land use Planning designations Planning scheme overlays and constraints Summary of issues Site N3(c) Site details Land use Planning designation Planning scheme overlays and constraints Summary of issues Woombye Site N Site details Land use Planning designation Planning scheme overlays and constraints Summary of issues Elimbah Site N5(a) Site details Existing land uses Planning designations Planning scheme overlays and constraints Summary land use issues Site N5(b) Site details Existing land uses Planning designations Planning scheme overlays and constraints Summary land use issues Site N5(c) Site details Existing land uses Planning designations Planning scheme overlays and constraints Summary land use issues Caboolture (N6a and N6b) Site details Existing land uses 77 G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

4 7.1.3 Planning designations Planning scheme overlays and constraints Summary land use issues Sites N5d and N6c Site details Existing land uses Planning designations Planning scheme overlays and constraints Summary land use issues Site N Site details Existing land uses Planning designations Planning scheme overlays and constraints Other planning provisions Summary land use issues Morayfield Site N Site details Existing land uses Planning designations Planning scheme overlays and constraints Summary land use issues Burpengary Site N9(a) Site details Existing land uses Planning designations Planning scheme overlays and constraints Summary land use issues Site N9(b) Site details Existing land uses Planning designations Planning scheme overlays and constraints Summary land use issues Dakabin Site N Site details Existing land uses Planning designations Planning scheme overlays and constraints Summary land use issues Strathpine 106

5 SEQ SSI Working Paper - Northern Corridor Town Planning 11.1 Sites N11(a) and N11(b) Site details Existing land uses Planning designations Planning scheme overlays and constraints Summary land use issues 109 List of tables Page number Table 2.1 Site details Yandina N1a 7 Table 2.2 Site details Yandina Nab 13 Table 2.3 Site details Yandina N1c 16 Table 2.4 Site details Yandina N1d 22 Table 3.1 Site details Kulangoor N2 29 Table 4.1 Site details Nambour N3a 34 Table 4.2 Site details Nambour N3b 41 Table 4.3 Site details Nambour N3c 48 Table 5.1 Site details Woombye N4 56 Table 6-1 Site details Elimbah N5a 64 Table 6-2 Site details Elimbah N5b 68 Table 6-3 Site details Elimbah 1 72 Table 7-1 Site details Caboolture 1 and 4 76 Table 7-2 Site details Caboolture 2 and 3 80 Table 7-3 Site details Caboolture South 84 Table 8-1 Site details Morayfield 87 Table 9-1 Site details Burpengary 2 91 Table 9-2 Site details Burpengary 1 96 Table 10-1 Site details Burpengary Table 11-1 Site details Strathpine 106 List of figures Page number Figure 2.7 Bushfire hazard 11 Figure 4.3 Landslip hazard 37 Figure 4.4 Steep land 37 Figure 4.5 Acid sulphate soils 38 Figure 4.6 Flood pone and drainage constraint 39 Figure 4.7 Bushfire hazard 39 Figure 4.8 Estimated flood extent 40 Figure 4.11 Waterways 44 Figure 4.12 Steep land 45 Figure 4.13 Acid sulphate soils 45 G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

6 Figure 4.14 Flood prone and drainage constraint 46 Figure 4.15 Bushfire hazard 47 Figure 4.16 Estimated flood extent 47 Figure 4.18 Precinct zoning for Site N3(b) 50 Figure 4.19 Waterways 51 Figure 4.20 Landslip hazard 52 Figure 4.21 Steep land 52 Figure 4.22 Acid sulphate soils 53 Figure 4.23 Flood prone and drainage constraint 54 Figure 4.24 Bushfire hazard 54 Figure 4.25 Estimated flood extent 55

7 SEQ SSI Working Paper - Northern Corridor Town Planning 1. Introduction This working paper has been prepared to provide further investigation of the potential suitability of rail stabling locations within the Northern corridor. Twenty- three potential locations have been identified as follows: Strathpine 1 and 2 Burpengary 1 to 3 Morayfield Caboolture South Caboolture 1 to 4 Elimbah 1 to 3 Nambour 1 to 3 Kulangoor Yandina 1 to 4 Woombye These sites have been identified as potentially suitable due to their size and location. Each site is described in terms of location, tenure and size. Planning designations are then described (in terms of local and regional planning documents) and constraints are considered. Conflicts are identified and a summary for each location is provided. Finally a recommendation as to sites worthy of further consideration and investigation is provided. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

8 2. Yandina 2.1 Site N1(a) Site details Site N1(a) is located is located approximately 280m south from Bridges Rail Station, and approximately 1.5km north of Yandina Rail Station. The site is situated on the eastern side of the existing North Coast Rail Line. The ownership and tenure information for lots within Site N1(a) are described in Table 2.1 below (north to south). Table 2.1 Site details Yandina N1a Source: Ownership information sourced from PriceFinder. No certificates of title obtained Land use Existing facilities and structures From aerial inspection the site is presently utilised as a rural property, with a dwelling and various outbuildings situated onsite Surrounding land uses The site is adjacent to the Bruce Highway which provides north-south connections. Slightly south of the site is the township of Yandina, which comprises (in the majority) of residential, commercial and retail properties. Other surrounding properties are of a rural use Planning designations Site N1(a) is within the Sunshine Coast Council Regional Council area and the applicable planning scheme is Maroochy ShirePlan. The proposed stabling facility falls within the definition of major utility within the planning scheme, which includes (p. 30): the use of premises for the purposes of any installation or undertaking for (e) any State or Federal government purpose not otherwise defined Site N1(a) is zoned within the Rural precinct, specifically the Sustainable Cane Lands class. As a Major Utility, a proposed stabling yard under the Rural precinct is considered impact assessable.

9 SEQ SSI Working Paper - Northern Corridor Town Planning Site location (approximate) Figure 2.1 Precinct zoning for Site N1(a) Planning scheme overlays and constraints Under the Maroochy Shire Plan, the Yandina 4 site under investigation triggers the following regulatory maps: 1.1 Nature Conservation Management Areas 1.2 Waterways 1.3 Steep Land 1.4 Acid Sulfate Soils Areas 1.5 Flood Prone and Drainage Constraint Areas 1.7 Bushfire Prone Areas Estimated Flood Extent Constraints with likely implications for the proposed stabling facility development are discussed further below. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

10 Nature Conservation Management Area Under Regulatory Map 1.1, there is a small area at the northern end of the site which is identified as being a Nature Conservation Management Area, due to it containing remnant vegetation of an endangered dominant classification. Site location (approximate) Figure 2.2 Nature Conservation Management Areas Waterways Regulatory Map 1.2 identifies the northern part of the site as being within 100m and 50m of a waterway. Site location (approximate) Figure 2.3 Waterways

11 SEQ SSI Working Paper - Northern Corridor Town Planning Steep Land The northern tip of the Yandina 4 site is identified as being steep land, with slopes from 15% and greater existing in this area, leading down to the waterway, which is an offshoot of the Maroochy River. Site location (approximate) Figure 2.4 Steep land Acid Sulfate Soil The site is identified as having the potential for acid sulphate soils, and subsequently further investigation will be required as to the extent of this. Site location (approximate) Figure 2.5 Acid Sulphate Soil G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

12 Flood Prone and Drainage Constraint Areas The site has a small area towards the northern end which has been identified as having the potential for flooding. This area is immediately adjacent to the waterway mentioned previously as being an offshoot of the Maroochy River. Site location (approximate) Figure 2.6 Potential flooding Bushfire Prone Land The site has been classified as having a low bushfire hazard rating. Site location (approximate) Figure 2.7 Bushfire hazard Estimate Flood Extent The site has been estimated to have a small portion of its northern end inundated during an average 100 year flood, based upon current climatic conditions.

13 SEQ SSI Working Paper - Northern Corridor Town Planning Site location (approximate) Figure 2.8 Estimated flood context Summary of issues The impacts of a stabling facility at Yandina 4 would impact on the adjacent and nearby residential and rural areas, including noise and amenity issues during construction, and noise, vibration, air quality and visual amenity during operation. The site does not have any direct road access which is easily accessible at present. Flood modelling would be required to indicate the impact if potential flooding on land stability and erosion, as well as the impact of the facility on the surrounding drainage network. Acid sulphate soils would need to be investigated also to determine the suitability of the site and if remediation works would be required. These are both issues which may impact the site at the northern end. Property acquisition will be required of the privately owned property on which this site is located. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

14 2.2 Site N1(b) Site details Site N1(b) extends from Yandina Rail Station in the south, to approximately 170m before Ninderry Road in the north. The site is situated on the eastern side of the existing North Coast Rail Line. The ownership and tenure information for lots within Site N1(a) are described in Table 2.2 below (north to south). Table 2.2 Site details Yandina Nab Source: Ownership information sourced from PriceFinder. No certificates of title obtained Land use Existing facilities and structures From aerial mapping, Site N1(b) forms part of the existing North Coast Railway Corridor. The site is largely cleared, but contains some mature vegetation. There is also what appears to be an overpass structure connecting to the land Surrounding land uses Site N1(b) is surrounded by a mixture of residential, light industry and education land uses. Directly to the east is the Buderim Ginger Factory which occupies. 9.3 ha of land. To the north of the factory, and directly adjacent to the site, is Yandina State School. This education institution also includes a kindergarten, and is considered a sensitive receptor. To the west, the site is primarily bounded by single unit dwellings. Residential dwellings continue along Farrell St. After this, most land to the north comprises sugar cane farming Planning designations Site N1(b) is within the Sunshine Coast Council Regional Council area. The applicable planning scheme is Maroochy ShirePlan. As described in Section 2.1.3, the proposed stabling facility falls within the definition of major utility within the planning scheme. Site N1(b) is a multi-zone site, crossing over the precincts of Neighbourhood Residential, Business and Industry and Core Industry zones. As a Major Utility, a proposed stabling yard under the Neighbourhood Residential and Business and Industry precincts is considered impact assessable, and under Core Industry a Major Utility is considered as code assessable.

15 SEQ SSI Working Paper - Northern Corridor Town Planning Site location (approximate) Figure 2.9 Precinct zoning of Site N1(b) Planning scheme overlays and constraints Under the Maroochy Shire Plan, the Yandina 3 site under investigation triggers the following regulatory maps: 1.3 Land Slip Hazard, Steep Land 1.4 Acid Sulfate Soils Areas 1.7 Bushfire Prone Areas Constraints with likely implications for the proposed stabling facility development are discussed further below Land Slip Hazard The subject site has a low landslip hazard potential in the southern area of the site, which may require further investigation and subsequent works to ensure stability. The majority of the site is identified as having slopes of less than 15% G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

16 Site location (approximate) Figure 2.10 Land slip hazard Acid Sulphate Soils The Yandina 3 site has the potential to be affected by acid sulphate soils in land above 5m AHD and below 20m AHD. Further investigation will be required to determine the level of remediation necessary. Site location (approximate) Figure 2.11 Acid sulphate soils

17 SEQ SSI Working Paper - Northern Corridor Town Planning Bushfire Prone Areas The site in its entirety is identified as having a low bushfire hazard. There is a small area of medium hazard rated land to the north west of the site. Site location (approximate) Figure 2.12 Bushfire hazard Summary of issues At the northern end of the site to the east sits the Yandina Primary School. This area has the potential to be significantly impacted on by the establishment of a stabling yard at this site. The close proximity of residential properties also poses an issue. The impacts of the Yandina 3 stabling facility would create noise, amenity, vibration and air quality issues during the construction and operation stages. Land slip and acid sulphate soils would need to be investigated also to determine the suitability of the site and, in the case of the acid sulphate soils, if remediation works would be required. These are both issues which may impact the site. 2.3 Site N1(c) Site details Site N1(c) is located approximately 140m to the south east of the southern border of Site N1(b). The northern area of Site N1(c) runs parallel to the existing North Coast Rail Line from which it then diverts, extending to Boree Rd. The ownership and tenure information for lots within Site N1(c) are described in Table 2.1 below (north to south). Table 2.3 Site details Yandina N1c G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

18 Description Address Tenure/Ownership Current land use Source: Ownership information sourced from PriceFinder. No certificates of title obtained Land use Existing facilities and structures From aerial mapping, Site N1(c) forms part of the existing North Coast Railway Corridor. The site is largely cleared. The site also overlaps a private property which houses a rural residential dwelling. No structures are located on the site Surrounding land uses The site is bordered to the north by the South Maroochy River. The site is surrounded to the east, south and south west by rural residential properties which are primarily over 5ha. Low density residential housing prevails to the west. This housing is located to the west of the North Coast Rail Line. An aerial overview of the site is shown in Figure Figure 2.13 Aerial overview of Site N1(c) Planning designations Site N1(c) is within the Sunshine Coast Council Regional Council area. The applicable planning scheme is Maroochy ShirePlan.

19 SEQ SSI Working Paper - Northern Corridor Town Planning As described in Section 2.1.3, the proposed stabling facility falls within the definition of major utility within the planning scheme. Site N1(c) is zoned within the Rural precinct, specifically the Sustainable Cane Lands class (Figure 2.14). As a Major Utility, a proposed stabling yard under the Rural precinct is considered impact assessable. Site location (approximate) Figure 2.14 Precinct zoning of Site N1(c) Planning scheme overlays and constraints Under the Maroochy Shire Plan, the Yandina 2 site under investigation triggers the following regulatory maps: 1.2 Waterways 1.3 Steep Land 1.4 Acid Sulfate Soils Areas 1.5 Flood Prone and Drainage Constraint 1.7 Bushfire Prone Areas Constraints with likely implications for the proposed stabling facility development are discussed further below G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

20 Waterways Yandina 2 has a significant portion of its area located within 50 and 100m of the adjacent waterway to the north. Site location (approximate) Figure 2.15 Waterways Steep Land Given the presence of a waterway at the northern end of the site, there is land which slopes down to this at a slope angle of greater than 15%. Towards the middle of the site is a small area with a slope of between 15% and 19.99%. Additional earthworks may be required to ensure stability of the site upon establishment of a stabling facility. Site location (approximate) Figure 2.16 Steep land

21 SEQ SSI Working Paper - Northern Corridor Town Planning Acid Sulphate Soils The majority of the Yandina 2 site is identified as having the potential for acid sulphate soils above 5m AHD and below 20m AHD. There is a small portion of the site at the northern end which is identified as below 5m AHD for acid sulphate soils. Further investigation works will be required to determine the extent of this and the level of remediation required. Site location (approximate) Figure 2.17 Acid sulphate soils Flood Prone and Drainage Constraint The vast majority of the Yandina 2 site is identified as being flood prone, particularly through the northern and eastern sides of the site. Site location (approximate) G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

22 Figure 2.18 Potential flodding Bushfire Prone Areas The entire Yandina 2 site is identified as having a low bushfire hazard. Site location (approximate) Figure 2.19 Bushfire hazard Estimated Flood Extent In addition to the above identified flood prone land, under current climatic conditions for a 100 year flood, the majority of the northern half of the site is estimated to flood. Additional flood modelling should be undertaken to confirm the extent of this.

23 SEQ SSI Working Paper - Northern Corridor Town Planning Site location (approximate) Figure 2.20 Estimated flood event Summary of issues The impacts of a stabling facility at Yandina 2 would impact on the adjacent and nearby residential areas, including noise and amenity issues during construction, and noise, vibration, air quality and visual amenity during operation. Flood modelling would be required to indicate the impact if potential flooding on land stability and erosion, as well as the impact of the facility on the surrounding drainage network. The identification of the site as flood prone, and the existing modelling, implies a significant amount of earthworks would be required to minimise any potential impacts from a flood event. Acid sulphate soils would need to be investigated also to determine the suitability of the site and if remediation works would be required. 2.4 Site N1(d) Site details Site N1(d) is located approximately 130m to the south east of the southern border of Site N1(b). The site is bordered in the north by Wharf St and to the south by the property border of Lot 312 SP The site is contained entirely within the latter. The ownership and tenure information for lots within Site N1(d) are described in Table 2.4 below. Table 2.4 Site details Yandina N1d G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

24 Description Address Tenure/Ownership Current land use Source: Ownership information sourced from PriceFinder. No certificates of title obtained Land use Existing facilities and structures Site N1(d) is cleared and from aerial mapping, appears to be used for agricultural and farming purposes. There is a single dwelling and large shed building on Lot 312 SP These are not impacted by the proposed site boundary Surrounding land uses The site is located to the west of the existing North Coast Rail Line. Land to the east of this is used primarily for rural purposes. There is an industrial precinct to the west of the site. The Bruce highway is located approximately 135m to the south east of the southern boundary of the site. An aerial overview of the site is shown in Figure Figure 2.21 Aerial mapping of Site N1(d) Planning designations Site N1(d) is within the Sunshine Coast Council Regional Council area. The applicable planning scheme is Maroochy ShirePlan. As described in Section 2.1.3, the proposed stabling facility falls within the definition of major utility within the planning scheme.

25 SEQ SSI Working Paper - Northern Corridor Town Planning Site N1(c) is zoned within the Neighbourhood Residential precinct (refer to Figure 2.22). Table 4.2 (Table of Development Assessment for Residential Precincts) under the Maroochy ShirePlan lists the level of assessment for development in a Neighbourhood Residential Precinct. The use, Major Utility, is not mentioned in this table of assessment. The use is neither identified as exempt development in Section 2.5, Volume 1 of the planning scheme. A proposed stabling yard under the Neighbourhood Residential precinct is therefore considered impact assessable. Site location (approximate) Figure 2.22 Precinct zoning for N1(d) Planning scheme overlays and constraints Under the Maroochy Shire Plan, the Yandina 1 site under investigation triggers the following regulatory maps: 1.1 Nature Conservation Management Areas 1.2 Waterways 1.3 Landslip Hazard 1.4 Acid Sulfate Soils Areas 1.7 Bushfire Prone Areas G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

26 Constraints with likely implications for the proposed stabling facility development are discussed further below Nature Conservation Management Areas The lot within which the Yandina 1 site sits contains a small area of nature conversation management area along the western site boundary. While small, and not within the footprint of the proposed stabling yard, additional assessment and investigation may be required. Site location (approximate) Figure 2.23 Nature Conservation Management Areas Waterways The south-eastern corner of the subject site is particularly close to the 100m buffer presented by the Waterways Special Management Area.

27 SEQ SSI Working Paper - Northern Corridor Town Planning Site location (approximate) Figure 2.24 Waterways Landslip Hazard A small portion of the subject site to the west of the specific stabling yard site is identified as having a low land slip hazard. It is recommended that further investigation occur to confirm this. Site location (approximate) Figure 2.25 Landslip hazard Acid Sulphate Soils Areas G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

28 The Yandina 1 site has been identified as having the potential for acid sulphate soils present. Additional studies should occur to confirm this and any future remediation action necessary. Site location (approximate) Figure 2.26 Acid sulphate soils Bushfire Prone Areas The site is listed as having a low bushfire hazard rating, excluding a small portion of land on the western boundary of the lot, which is identified as having a medium bushfire hazard rating. Site location (approximate) Figure 2.27 Bushfire hazard

29 SEQ SSI Working Paper - Northern Corridor Town Planning Summary of issues The impacts of a stabling facility at Yandina 1 would impact on the adjacent and nearby residential areas, including noise and amenity issues during construction, and noise, vibration, air quality and visual amenity during operation. Acid sulphate soils would need to be investigated also to determine the suitability of the site and if remediation works would be required. Site stability will need to be investigated to determine the scale of potential land slip near the site. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

30 3. Kulangoor 3.1 Site N Site details The Kulangoor Site (Site N2) is located approximately 1.2km south west of the southern border of Site N1(d). The site runs parallel to, and is located to the east of the existing North Coast Rail Line. It is bordered to the north by Ferntree Creek. Site N2 is located entirely within the road reserve of Ferntree Creek Rd and runs parallel to the existing North Coast Rail Line. The ownership and tenure information for lots within Site N2 are described in Table 2.1 below (north to south). Table 3.1 Site details Kulangoor N2 Description Address Tenure/Ownership Current land use Source: Ownership information sourced from PriceFinder. No certificates of title obtained Land use Existing facilities and structures Site N2 is largely cleared of vegetation, with the exception of to the north of the site where there is a pocket of heavy vegetation. From aerial mapping, there appears to be no built structures or infrastructure occupying the site. Figure 3.1 provides an aerial overview of the site. Figure 3.1 Aerial overview of Site N2

31 SEQ SSI Working Paper - Northern Corridor Town Planning Surrounding land uses Land to the east of Site N2 is used primarily for rural purposes. A large residential dwelling is located on the lot directly adjacent to the east (L9 RP173795). There is a cemetery and crematorium grounds approximately 390m to the south east of the site. The Bruce highway is located approximately 230m to the north east of the northern boundary of the site Planning designations Site N2 is within the Sunshine Coast Council Regional Council area. The applicable planning scheme is Maroochy ShirePlan. As described in Section 2.1.3, the proposed stabling facility falls within the definition of major utility within the planning scheme. Site N1(c) is zoned within the General Rural Lands precinct (refer to Figure 3.2). Table 4.2 (Table of Development Assessment for Residential Precincts) under the Maroochy ShirePlan lists the level of assessment for development in a General Rural Lands Precinct. The use, Major Utility, is not mentioned in this table of assessment. The use is neither identified as exempt development in Section 2.5, Volume 1 of the planning scheme. A proposed stabling yard under the General Rural Lands precinct is therefore considered impact assessable. Site location (approximate) Figure 3.2 Precinct zoning of Site N2 G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

32 3.1.4 Planning scheme overlays and constraints Under the Maroochy Shire Plan, the Kulangoor site under investigation triggers the following regulatory maps: 1.2 Waterways 1.3 Steep Land 1.4 Acid Sulfate Soils Areas 1.7 Bushfire Prone Areas Constraints with likely implications for the proposed stabling facility development are discussed further below Waterways The northern end of the subject site intrudes on the buffers presented by the Waterways Special Management Area. Site location (approximate) Figure 3.3 Waterways Steep land There is a small area of land at the northern most point of the Kulangoor site which has a slope between 15% and 19.99%. An area on the western edge of the subject site also has steep land identified, with this area being listed as having a low land slip hazard rating.

33 SEQ SSI Working Paper - Northern Corridor Town Planning Site location (approximate) Figure 3.4 Steep land Acid sulphate soils The entire site is identified as having the potential for acid sulphate soils to be present. Further investigation is required to determine the extent of these soils. Site location (approximate) Figure 3.5 Acid sulphate soils G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

34 Bushfire Prone Areas The Kulangoor site is classified as having a low and a medium bushfire hazard. Only a small portion of the site is identified as being a medium hazard, in the north-western corner. Site location (approximate) Figure 3.6 Bushfire hazard Summary of issues The impacts of a stabling facility at Kulangoor would impact on the adjacent and nearby residential areas, including noise and amenity issues during construction, and noise, vibration, air quality and visual amenity during operation. Acid sulphate soils would need to be investigated also to determine the suitability of the site and if remediation works would be required. There is a large amount of bushland present on the northern end of the site which would require suitable approvals for removal to occur. The intrusion of the site into the buffer around the nearby waterway also has potential to increase the level of assessment required for any future applications.

35 SEQ SSI Working Paper - Northern Corridor Town Planning 4. Nambour 4.1 Site N3(a) Site details Site N3(a) is located to the north of the Nambour CBD and to the east of the existing North Coast Rail Corridor. The site is generally located between National Park Road in the north and Coronation Avenue in the south. Site details (north to south) are provided in Table 4.1 below. Table 4.1 Site details Nambour N3a Description Address Tenure/Ownership Current land use L1 RP47558 Source: Ownership information sourced from PriceFinder. No certificates of title obtained Land use Existing facilities and structures The site occurs partly within the existing rail corridor, with the remainder of the site occurring over several lots parallel to the line to the east. These lots comprise a mixture of light industry and more intensive industry, the later consisting of two oil depot and refinery facilities. The identified site boundary overlaps a significant number of existing facilities and buildings associated with these industrial uses. An aerial overview of Site N3(a) is shown in Figure 4.1. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

36 Figure 4.1 Aerial overview of Site N3(a) Surrounding land uses Land uses in the surrounding vicinity are generally business and industrial purposes. To the west of the site, near the northern boundary, is the Suncoast Milk Factory owned by Parmalat. There is a Community Protection Centre directly to the North east of the site, within 30m. Light industry continues parallel to the eastern perimeter of the site. There is also a church and a number of community purposes toward the south east Planning designations Site N3(a) is within the Sunshine Coast Council Regional Council area. The applicable planning scheme is Maroochy ShirePlan. As described in Section 2.1.3, the proposed stabling facility falls within the definition of major utility within the planning scheme. Site N3(a) is zoned within the Business and Industry precinct (refer to Figure 4.2). Table 4.6 (Table of Development Assessment for Industrial Precincts) under the Maroochy ShirePlan lists the level of assessment for development in a Business and Industry precinct. The use, Major Utility, is not mentioned in this table of assessment. The use is neither identified as exempt development in Section 2.5, Volume 1 of the planning scheme. A proposed stabling yard under the Business and Industry precinct is therefore considered impact assessable.

37 SEQ SSI Working Paper - Northern Corridor Town Planning Site location (approximate) Figure 4.2 Precinct zoning for Site N3(a) Planning scheme overlays and constraints Under the Maroochy Shire Plan, the Nambour N3(a) site under investigation triggers the following regulatory maps: 1.3 Landslip Hazard (1/2) 1.3 Steep Land (2/2) 1.4 Acid Sulfate Soils Areas 1.5 Flood Prone and Drainage Constraint Areas 1.7 Bushfire Prone Areas Constraints with likely implications for the proposed stabling facility development are discussed further below Landslip Hazard The site contains two areas towards the central and southern parts which are identified as having a low landslip hazard. It is recommended that further investigation occur to confirm this. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

38 Site location (approximate) Figure 4.3 Landslip hazard Steep land There are two areas of land at the northern end of the Nambour N3(a) site which have a slope between 15% and 19.99%. The majority of the site has a slope of less than 15%. Site location (approximate) Figure 4.4 Steep land

39 SEQ SSI Working Paper - Northern Corridor Town Planning Acid sulphate soils The vast majority of the site is identified as having the potential for acid sulphate soils to be present. Further investigation is required to determine the extent of this. Site location (approximate) Figure 4.5 Acid sulphate soil Flood Prone and Drainage Constraint A small area towards the south-eastern corner of the Nambour N3(a) site is identified as being flood prone. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

40 Site location (approximate) Figure 4.6 Flood pone and drainage constraint Bushfire Prone Areas The site is classified as having a low bushfire hazard. Site location (approximate) Figure 4.7 Bushfire hazard

41 SEQ SSI Working Paper - Northern Corridor Town Planning Estimated Flood Extent In addition to the above identified flood prone land, under current climatic conditions for a 100 year flood, the site has the potential to experience flooding along its south eastern boundaries. Additional flood modelling should be undertaken to confirm the extent of this. Site location (approximate) Figure 4.8 Estimated flood extent Summary of issues The impacts of a stabling facility at the Nambour N3(a) site would impact on the adjacent and nearby business and industrial areas, including noise and amenity issues during construction, and noise, vibration, air quality and visual amenity during operation. Acid sulphate soils would need to be investigated also to determine the suitability of the site and if remediation works would be required. Flood modelling would be required to indicate the impact if potential flooding on land stability and erosion, as well as the impact of the facility on the surrounding drainage network. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

42 4.2 Site N3(b) Site details Sit N3(b) in Nambour extends north from Arundell Avenue and is located between the existing rail corridor and Petrie Creek. Site details (north to south) are provided in Table 4.2. Table 4.2 Site details Nambour N3b Source: Ownership information sourced from PriceFinder. No certificates of title obtained Land use Existing facilities and structures Site N3(b) include heavy industry and an oil depot and refinery towards the southern boundary of the site. Land south of Colless Lane is currently undeveloped Surrounding land uses East of the rail corridor, land uses south of Arundell Avenue are a mix of older low-density residential with emerging areas of higher density, mainly in the form of townhouses. North of Arundell Avenue, landuses tend to be more commercial in nature, particularly adjacent to the rail corridor, including the now vacant site of the former Moreton Sugar Mill. This site is proposed to be developed as a shopping centre anchored by a full format Coles supermarket. There are also residential land uses north of Arundell Avenue, with densities increasing with new townhouse development occurring in the area. Land uses to the west of the existing rail corridor are also a mix of light industrial, commercial and residential, including the Sundale Garden Village on Carter Road. This retirement village (which includes hostels and high care services) is located approximately 500 metres west of the Nambour 2 site. Other nearby sensitive land uses include St Josephs Primary School on Currie Street, approximately 500 metres from the Nambour 2 site. Nambour State High School and Nambour Primary School are located approximately 800 metres to the north. An aerial overview of the site is shown in Figure 4.9.

43 SEQ SSI Working Paper - Northern Corridor Town Planning Figure 4.9 Aerial overview of Site N3(b) Planning designations Site N3(b) is within the Sunshine Coast Council Regional Council area. The applicable planning scheme is Maroochy ShirePlan. As described in Section 2.1.3, the proposed stabling facility falls within the definition of major utility within the planning scheme. Site N3(b) is zoned within the Core Industry precinct (refer to Figure 4.10). Table 4.6 (Table of Development Assessment for Industrial Precincts) under the Maroochy ShirePlan lists the level of assessment for development in a Core Industry precinct. Under this table, a Major Utility is considered code assessable development. A proposed stabling yard under the Core Industry precinct is therefore code assessable. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

44 Site location (approximate) Figure 4.10 Precinct zoning for Site N3(b) Nambour is a major regional activity centre within the South east Queensland Regional Plan The Nambour CBD is located to the north of the proposed Nambour 2 site Planning scheme overlays and constraints Under the Maroochy Shire Plan, the Nambour N3(a) site under investigation triggers the following regulatory maps: 1.2 Waterways 1.3 Steep Land 1.4 Acid Sulfate Soils Areas 1.5 Flood Prone and Drainage Constraint Areas 1.7 Bushfire Prone Areas Constraints with likely implications for the proposed stabling facility development are discussed further below Waterways The majority of the site sits within the 100m buffer zone of the nearby Petrie Creek. At both the northern and southern ends of the site, the proposed stabling yard site boundary is within the 50m buffer zone.

45 SEQ SSI Working Paper - Northern Corridor Town Planning Site location (approximate) Figure 4.11 Waterways Steep land There are two areas of land at the northern end of the Nambour N3(b) site which have a slope between 15% and 19.99%. The majority of the site has a slope of less than 15%. Small portions at the northern and southern ends of the site have slopes greater than 20%. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

46 Site location (approximate) Figure 4.12 Steep land Acid sulphate soils The entire Nambour N3(b) is identified as having the potential for acid sulphate soils to be present. Further investigation is required to determine the extent of this. Site location (approximate) Figure 4.13 Acid sulphate soils

47 SEQ SSI Working Paper - Northern Corridor Town Planning Flood Prone and Drainage Constraint A significant part of the subject site is identified as being flood prone, particularly towards the northern end, and along the western boundary. Figure 4.14 Flood prone and drainage constraint Bushfire Prone Areas The site is classified as having a low bushfire hazard, with a small area at the northern end having a medium hazard rating. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

48 Figure 4.15 Bushfire hazard Estimated Flood Extent In addition to the above identified flood prone land, under current climatic conditions for a 100 year flood, the site has the potential to experience flooding mainly in the northern part of the site. Additional flood modelling should be undertaken to confirm the extent of this. Figure 4.16 Estimated flood extent Summary of issues The impacts of a stabling facility at the Nambour N3(b) site would impact on the adjacent and nearby residential, commercial and industrial areas, including noise and amenity issues during construction, and noise, vibration, air quality and visual amenity during operation. Acid sulphate soils would need to be investigated also to determine the suitability of the site and if remediation works would be required. Flood modelling would be required to indicate the impact if potential flooding on land stability and erosion, as well as the impact of the facility on the surrounding drainage network. There is a significantly sized area of vegetation towards the northern end of the site which may subject any applications to a higher level of assessment. 4.3 Site N3(c) Site details Sit N3(c) in Nambour is located approximately 450m to the south of Site N3(b). The site is located adjacent to the existing North Coast Rail Line and to the west.

49 SEQ SSI Working Paper - Northern Corridor Town Planning The site extends south from Arundell Avenue and is located between the existing rail corridor and Petrie Creek. Site details (north to south) are provided in Table 4.3. Table 4.3 Site details Nambour N3c Source: Ownership information sourced from PriceFinder. No certificates of title obtained Land use Existing facilities and structures Site N3(c) is largely cleared of vegetation. There is some mature vegetation surrounding the existing house on the site towards the northern boundary Surrounding land uses To the west of the site is a large vacant and cleared parcel of land. To the north west is a sport oval and associated facilities owned by the Queensland Police and Citizens Youth Welfare Association. To the east of the site sits the rail corridor and a concentrated area of low density residential housing. An area overview of Site N3(c) and the surrounding land uses is shown in Figure G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

50 Figure 4.17 Aerial overview of site N3(c) Planning designation Site N3(c) is within the Sunshine Coast Council Regional Council area. The applicable planning scheme is Maroochy ShirePlan. As described in Section 2.1.3, the proposed stabling facility falls within the definition of major utility within the planning scheme. Site N3(b) is zoned within the Neighbourhood Residential precinct (refer to Figure 4.18). Table 4.2 (Table of Development Assessment for Residential Precincts) under the Maroochy ShirePlan lists the level of assessment for development in a Neighbourhood Residential Precinct. The use, Major Utility, is not mentioned in this table of assessment. The use is neither identified as exempt development in Section 2.5, Volume 1 of the planning scheme. A proposed stabling yard under the Neighbourhood Residential precinct is therefore considered impact assessable.

51 SEQ SSI Working Paper - Northern Corridor Town Planning Figure 4.18 Precinct zoning for Site N3(b) Planning scheme overlays and constraints Under the Maroochy Shire Plan, the Nambour N3(a) site under investigation triggers the following regulatory maps: 1.2 Waterways 1.3 Landslip Hazard (1/2) 1.3 Steep Land (2/2) 1.4 Acid Sulfate Soils Areas 1.5 Flood Prone and Drainage Constraint Areas 1.7 Bushfire Prone Areas Constraints with likely implications for the proposed stabling facility development are discussed further below. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

52 Waterways A portion of the Nambour N3(c) site sits within the 100m and 50m buffer zones of the adjacent Petrie Creek, particularly at the southern end of the site where the creek turns back towards the proposed stabling yard location. Figure 4.19 Waterways Landslip Hazard The site is directly adjacent to two areas towards the central area which are identified as having a low landslip hazard. It is recommended that further investigation occur to confirm this and the potential impacts this may have on the site.

53 SEQ SSI Working Paper - Northern Corridor Town Planning Figure 4.20 Landslip hazard Steep land There is a strip of land running across the central area of the site which has a slope of between 15% and 19.99%. The majority of the site has a slope of less than 15%. Towards the southern end of the site, directly adjacent to the creek, is an area with a slope greater than 20%. Figure 4.21 Steep land G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

54 Acid sulphate soils The Nambour N3(c) is identified as having the potential for acid sulphate soils along its entire length, excluding an area towards the northern end of the site. Further investigation is required to determine the extent of this. Figure 4.22 Acid sulphate soils Flood Prone and Drainage Constraint A significant part of the subject site is identified as being flood prone, particularly towards the central area end, and along the western boundary adjacent to Petrie Creek.

55 SEQ SSI Working Paper - Northern Corridor Town Planning Figure 4.23 Flood prone and drainage constraint Bushfire Prone Areas The site is classified as having a low bushfire hazard. Figure 4.24 Bushfire hazard G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

56 Estimated Flood Extent In addition to the above identified flood prone land, under current climatic conditions for a 100 year flood, the site has the potential to experience flooding mainly in the central and southern part of the site, due to the alignment of Petrie Creek. Additional flood modelling should be undertaken to confirm the extent of this. Figure 4.25 Estimated flood extent Summary of issues The impacts of a stabling facility at the Nambour N3(c) site would impact on the adjacent and nearby residential areas, including impacts such as noise and amenity issues during construction, and noise, vibration, air quality and visual amenity during operation. Acid sulphate soils would need to be investigated also to determine the suitability of the site and if remediation works would be required. Flood modelling would be required to indicate the impact if potential flooding on land stability and erosion, as well as the impact of the facility on the surrounding drainage network. The various steep land areas of the site would also require investigation to determine the impact this may have on any future stabling yard.

57 SEQ SSI Working Paper - Northern Corridor Town Planning 5. Woombye 5.1 Site N Site details Site N4 is locate approximately 180m to the south of the Woombye Rail Station. The site is located primarily to the east of the existing North Coast Rail Line. The tenure and ownership detail of lots within Site N4 are shown in Table x. Table 5.1 Site details Woombye N4 Source: Ownership information sourced from PriceFinder. No certificates of title obtained Land use Existing facilities and structures Site N4 consists mostly of cattle breeding and fattening uses and forms part of a large paddock. There are no structures or buildings on the site. The northern area of the site forms part of the existing railway corridor Surrounding land uses Rural uses prevail to the west of the site. There are several rural residential properties which average approximately over 6ha each. To the east of the rail line is a large cluster of low density residential housing. Farming uses continue to the north with a number of orchards and other hobby farming activities. An overview of Site N4 and the surrounding land uses is shown in Figure 5.1. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

58 Figure 5.1 Aerial overview of site N3(c) Planning designation Site N4 is within the Sunshine Coast Council Regional Council area. The applicable planning scheme is Maroochy ShirePlan. As described in Section 2.1.3, the proposed stabling facility falls within the definition of major utility within the planning scheme. Site N4 is zoned within the Sustainable Horticultural Lands precinct (refer to Figure 5.2). Table 4.1 (Table of Development Assessment for Rural Precincts) under the Maroochy ShirePlan lists the level of assessment for development in a Sustainable Horticultural Lands precinct. The use, Major Utility, is not mentioned in this table of assessment. The use is neither identified as exempt development in Section 2.5, Volume 1 of the planning scheme. A proposed stabling yard on Site N4 is therefore considered impact assessable.

59 SEQ SSI Working Paper - Northern Corridor Town Planning Site boundary Figure 5.2 Precinct zoning for site N Planning scheme overlays and constraints Under the Maroochy Shire Plan, the Woombye site under investigation triggers the following regulatory maps: 1.2 Waterways (1/2) 1.2 Wetlands and Fish Habitat Areas (2/2) 1.3 Steep Land 1.4 Acid Sulfate Soils Areas 1.5 Flood Prone and Drainage Constraint Areas 1.7 Bushfire Prone Areas Constraints with likely implications for the proposed stabling facility development are discussed further below Waterways A large portion of the Woombye site sits within the 100m and 50m buffer zones of the nearby waterway, particularly through the northern and central areas of the site. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

60 Figure 5.3 Waterways Wetlands and Fish Habitat Areas The southern end of the site intrudes into the 100m buffer zone surrounding the nearby wetland area. Subsequently, this may require further investigation to confirm the level of intrusion and potential impacts. Figure 5.4 Wetlands and fish habitat areas

61 SEQ SSI Working Paper - Northern Corridor Town Planning Steep land Towards the northern part of the Woombye site is an area of land which has slopes greater than 15%. The remainder of the site has slopes of less than 15%. Figure 5.5 Steep land Acid sulphate soils The site is identified as having the potential for acid sulphate soils throughout its entirety, excluding a small area towards the northern end of the site. Further investigation is required to determine the extent of this. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

62 Figure 5.6 Acid sulphate soils Flood Prone and Drainage Constraint The majority of the subject site is identified as being flood prone. Figure 5.7 Flood prone and drainage constraint

63 SEQ SSI Working Paper - Northern Corridor Town Planning Bushfire Prone Areas The site is classified as having a low bushfire hazard. Figure 5.8 Bushfire hazard Estimated Flood Extent In addition to the above identified flood prone land, under current climatic conditions for a 100 year flood, the site has the potential to experience flooding along most of its length. Additional flood modelling should be undertaken to confirm the extent of this. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

64 Figure 5.9 Estimated flood extent Summary of issues The impacts of a stabling facility at the Woombye site would impact on the nearby residential areas, and also the nearby community facilities, including impacts such as noise and amenity issues during construction, and noise, vibration, air quality and visual amenity during operation. The intrusion into the wetland buffer zone at the southern end of the site will require further investigation to determine the level of intrusion and potential impacts of this. Acid sulphate soils would need to be investigated also to determine the suitability of the site and if remediation works would be required. Flood modelling would be required to indicate the impact if potential flooding on land stability and erosion, as well as the impact of the facility on the surrounding drainage network.

65 SEQ SSI Working Paper - Northern Corridor Town Planning 6. Elimbah 6.1 Site N5(a) Site details The southern end of the Elimbah 3 site is located approximately 650 metres north of the Elimbah railway station. Site details (north to south) are provided in Table 12-1, below. Table 6-1 Site details Elimbah N5a * Ownership information sourced from PriceFinder. No certificates of title obtained Existing land uses Existing facilities and structures Site N5a consists mostly of rural landuses, including horticulture and pineapple farms. On the western side of the rail line is a very low density residential area. There is one outbuilding located within the confines of the proposed site Surrounding land uses As discussed in Section 12.1, above, the Elimbah 3 site is located north of the Elimbah Township. Immediately adjacent land uses are generally horticultural (including pineapples). Land uses in the general vicinity are rural (horticultural corps including pineapples) and ruralresidential in nature. The Elimbah Town centre generally extends west along Twin View road from the rail corridor The nearest sensitive receiver is the Elimbah State School approximately 900 metres from the southern end of the Elimbah 3 site Planning designations The Elimbah 3 site is within Moreton Bay Regional Council and the applicable planning scheme is Caboolture ShirePlan. The proposed stabling facility falls within the definition of major utility within the planning scheme, which includes (p. 10): G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

66 the use of premises for the purposes of any installation or undertaking for (g) rail As a major utility the proposed stabling yard would be code assessable development within all zones under the planning scheme. All the lots within the Elimbah 3 site are within the Rural zone. Figure 6.1, below, describes the zoning of the sites. Figure 6.1 Zoning Elimbah 3 The Elimbah 3 site is within the Regional Landscape and Rural Production Area as defined by the South East Queensland Regional Plan Planning scheme overlays and constraints Waterways and wetlands There is a waterway situated towards the southern end of the site, however this intrudes into the site a minimal amount. The majority of the site is free from a waterway constraint.

67 SEQ SSI Working Paper - Northern Corridor Town Planning Figure 6.2 Catchment protection Elimbah Nature conservation Generally the site is unconstrained with respect to nature conservation areas. The southern end of the site intrudes into an area of regional significance regarding biodiversity. Figure 6.3 Nature conservation Elimbah 3 G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

68 Flood At present flood mapping is unavailable for this site. It is considered that flooding may occur across parts of the proposed stabling yard site due to the location of the existing waterways as identified above Other Good quality agricultural land is immediately adjacent to the site on the eastern boundary, with the site intruding into this area a small amount. This has the potential to be avoided should the site be selected for further investigation. Figure 6.4 Good quality agricultural land Elimbah Summary land use issues The impacts of the Elimbah N5(a) stabling facility would create noise, amenity, vibration and air quality issues during the construction and operation stages that make affect the nearby residential properties. The location of the good quality agricultural land may also pose an issue, dependent on the outcome of further studies. Further investigation is required to confirm the compatibility of land uses between the stabling yard and surrounding rural production areas. 6.2 Site N5(b) Site details The Elimbah 2 site is located approximately one kilometre south of the Elimbah town centre. Site details (north to south) are provided in Table 11-1, below.

69 SEQ SSI Working Paper - Northern Corridor Town Planning Table 6-2 Site details Elimbah N5b * Ownership information sourced from PriceFinder. No certificates of title obtained. **Note: title changes appear to be occurring in this area Existing land uses Existing facilities and structures The site has been used historically for rural and horticultural purposes. However in 2007 construction began on the Caboolture to Beerburrum Duplication project which involved straightening and duplicating 14 kilometres of rail between Caboolture and Beerburrum, including realignment around Elimbah. The rail corridor now extends along the eastern boundary of Lot 2 on SP Horticultural land uses not directly impacted by the rail corridor appear to have remained productive Surrounding land uses Land uses directly adjacent to the Elimbah 2 site appear to be mainly horticultural (pineapples) to the east, with large lot residential and rural residential land uses beyond. The township of Elimbah is located approximately one kilometre to the north. The nearest school (Elimbah State School) is located within the Elimbah town centre Planning designations The Elimbah 2 site is within Moreton Bay Regional Council and the applicable planning scheme is Caboolture ShirePlan. The proposed stabling facility falls within the definition of major utility within the planning scheme, which includes (p. 10): the use of premises for the purposes of any installation or undertaking for (g) rail As a major utility the proposed stabling yard would be code assessable development within all zones under the planning scheme. The Elimbah 2 site extends from the rail corridor (within the Special Use zone), across the Hamilton Road road reserve and into properties zoned Rural. Figure 6.5, below, describes the zoning of the sites. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

70 Figure 6.5 Zoning Elimbah 2 The Elimbah 2 site is within the Regional Landscape and Rural Production Area as defined by the South East Queensland Regional Plan , reflecting the productive use of the land for horticulture. The existing rail corridor is within the Urban Footprint Planning scheme overlays and constraints Waterways and wetlands The site intrudes slightly into a waterway and wetland buffer zone. Further investigation is required to determine the extent of impacts on this nearby waterway area.

71 SEQ SSI Working Paper - Northern Corridor Town Planning Figure 6.6 Catchment protection Elimbah Flood As discussed in Section , above, Caboolture Shire Plan does not include flood mapping. Further, neither site are within any of the specific areas identified within TSPP 2/11 adopted by Moreton Bay Regional Council Nature conservation There is an area of state significant biodiversity which runs across the proposed stabling yard site. Further investigation should be undertaken to determine the nature of this area to confirm the type of vegetation and fauna present. This may already have been completed in the previous studies done for the new rail corridor through the area. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

72 Figure 6.7 Nature conservation Elimbah GQAL There is land through and to the east of the site which is identified as limited arable land. The impact of the stabling yard on this area should be further studied, and may have been completed during the assessment of the new rail corridor in the area. Figure 6.8 Good quality agricultural land Elimbah 2

73 SEQ SSI Working Paper - Northern Corridor Town Planning Summary land use issues The impacts of the stabling facility would create noise, amenity, vibration and air quality issues during the construction and operation stages which will affect the surrounding residential properties. As with the previous Elimbah site, further investigation is required to confirm the compatibility between rural production and the landscape with the stabling yard present. There is a new rail corridor in the area, and subsequently a new stabling yard could be provided in this site, with previous nature conservation and wetland areas previously considered. 6.3 Site N5(c) Site details The town of Elimbah is located approximately seven kilometres north of Caboolture. The Elimbah 1 site is approximately three kilometres south of the township on the eastern side of the existing north coast rail corridor. Site details (north to south) are provided in Table 8-1, below. Table 6-3 Site details Elimbah 1 * Ownership information sourced from PriceFinder. No certificates of title obtained Existing land uses Existing facilities and structures Hamilton Road is a local road connecting to Mansfield Road in the north and Dances Road (which continues to Caboolture) in the south. Hamilton Road is sealed and appears to be used mainly as local access to adjacent land uses. Lots 4 to 7 on RP84874 are rural residential with a single dwellings supported by a number of outbuildings. Onsite improvements (including the house) are oriented toward the street frontage. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

74 Surrounding land uses Existing land uses in the area are typically rural residential blocks (i.e. up to five hectares) and newer large-lot residential development. There also appears to be some horticultural and small scale rural land uses (such as horses) in the area Planning designations The Elimbah 1 site is within Moreton Bay Regional Council and the applicable planning scheme is Caboolture ShirePlan. The proposed stabling facility falls within the definition of major utility within the planning scheme, which includes (p. 10): the use of premises for the purposes of any installation or undertaking for (g) rail As a major utility the proposed stabling yard would be code assessable development within all zones under the planning scheme. The Elimbah 1 site extends from the eastern side of the existing north coast rail corridor, crosses the Hamilton Road road reserve and extends into land zoned Rural Residential Figure 6.9, below, describes the zoning of the sites. Figure 6.9 Zoning Elimbah 1 The site is also within the Park Residential Rural Residential Precinct, as shown below in Figure 10-2.

75 SEQ SSI Working Paper - Northern Corridor Town Planning Figure 6.10 Precincts Elimbah 1 The Elimbah 1 site is within the urban footprint as defined by the South East Queensland Regional Plan Planning scheme overlays and constraints Waterways and wetlands A wetland protection area is mapped within Caboolture ShirePlan as extending across the existing rail corridor and Hamilton Road corridor as indicated in Figure 6.11 below. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

76 Figure 6.11 Catchment protection Elimbah Flood As discussed in Section , above, Caboolture Shire Plan does not include flood mapping. Further, neither site are within any of the specific areas identified within TSPP 2/11 adopted by Moreton Bay Regional Council Summary land use issues The Elimbah 1 site is located within the Park Residential precinct of the Rural Residential zone. It extends from the existing rail corridor east across Hamilton Road. Should the development of this site as a stabling facility proceed it may be necessary to either remove or restrict access to Hamilton Road. This may be unacceptable to local residents. The site is generally unconstrained with the exception of the northern end of the site which within a mapped wetland protection area. Further investigation is needed to confirm the impacts on this identified wetland protection area.

77 SEQ SSI Working Paper - Northern Corridor Town Planning 7. Caboolture 7.1 (N6a and N6b) Site details The Caboolture 1 (N6b) site is located on the eastern side of the existing rail corridor adjacent to the Caboolture showground on Beerburrum Road. The Caboolture 4 (N6a) site is located to the north of the Caboolture 1 site, crossing Cottrill Road. This study has been prepared on the assumption that there will be a new station developed at Caboolture North. The lots within the Caboolture 1 and 4 sites are described in Table 7.1 below (north to south). Table 7-1 Site details Caboolture 1 and 4 G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

78 * Ownership information sourced from PriceFinder. No certificates of title obtained Existing land uses Existing facilities and structures The Caboolture 4 site occupies sports fields and extends across the Cottrill Road road reserve into large-lot residential properties. The Caboolture 1 site extends from the existing rail corridor, across the Dances Road road reserve and into a number of large-lot residential properties. The southern parts of the Caboolture 1 will also cover emerging low density residential development and road reserve Surrounding land uses Land uses to the east of the rail corridor are generally large lot rural residential with emerging areas of low density residential. The Caboolture Showgrounds, Alexander Barr Sporting Complex and the Caboolture Historical Village are located to the west of the rail corridor on Beerburrum Road. Further west land uses are more rural in nature. Caboolture Christian College is located on Cottrill Road, directly to the east of the Caboolture 4 site Planning designations The Caboolture 1 and 4 sites are both within Moreton Bay Regional Council and the applicable planning scheme is Caboolture ShirePlan. The proposed stabling facility falls within the definition of major utility within the planning scheme, which includes (p. 10): the use of premises for the purposes of any installation or undertaking for (g) rail

79 SEQ SSI Working Paper - Northern Corridor Town Planning As a major utility the proposed stabling yard would be code assessable development within all zones under the planning scheme. Both Caboolture 1 and 4 sites will encompass lots within the Open Space and Residential A zones. Figure 7.1, below, describes the zoning of the sites. Figure 7.1 Zoning Caboolture 1 and 4 The entire site is within the urban footprint as defined by the South East Queensland Regional Plan Although the site is at the northern extent of Caboolture, it is still technically within the Caboolture-Morayfield principal regional activity centre, as discussed in Section 4.2, above Planning scheme overlays and constraints Waterways and wetlands The sites are both generally unaffected by waterways and wetlands, however there is a minor waterway at the southern end of the Caboolture 1 site shown in planning scheme overlay mapping, as indicated by Figure 7.2, below. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

80 Figure 7.2 Catchment protection Caboolture 1 and Flood As discussed in Section , above, Caboolture Shire Plan does not include flood mapping. Further, the site is not within any of the specific areas identified within TSPP 2/11 adopted by Moreton Bay Regional Council Summary land use issues The Caboolture 1 and 4 sites are located in an emerging residential area and land uses are consequently changing and becoming more intensive over time. Zoning for the area east of the existing rail corridor is low-density residential so it is anticipated that this trend of infill residential development will continue. It is unlikely that the stabling facility is compatible with either the existing or proposed future land uses in this area. The increasingly fragmented nature of land ownership in this area would also present challenges to amalgamating a large enough parcel for a stabling facility. Furthermore the proposal would require large areas of state land to be acquired including road reserve and reserve for park. This is unlikely to be acceptable to either the state agencies involved in administering these assets, Moreton Bay Regional Council, or the community in general.

81 SEQ SSI Working Paper - Northern Corridor Town Planning 7.2 Sites N5d and N6c Site details Both the Caboolture 2(N6d) and 3 (N6c) sites are close to the centre of Caboolture. Caboolture 2 is located just north of the existing Caboolture railway station and extends between the north coast rail corridor and Beerburrum Road. Caboolture 2 is on a rail line that runs west of the main north line and is located adjacent to Toohey Street. Site details (north to south) are provided in Table 7.2, below. Table 7-2 Site details Caboolture 2 and 3 G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

82 * Ownership information sourced from PriceFinder. No certificates of title obtained Existing land uses Existing facilities and structures Land uses within the properties nominated as part of the Caboolture 2 site are generally retail and light industrial in nature. The McKean crossing of the north coast rail line is atgrade and controlled (lights only). The Caboolture 3 site is within rail reserve to the east of Henzell Avenue. To the west of Henzel Avenue the Caboolture 3 site is within the existing corridor and extends into land owned by Carter Holt Harvey and operated as the Caboolture sawmill operated by Carter Holt Harvey. There is a single line at-grade uncontrolled rail crossing at Henzell Road Surrounding land uses Land uses in the Caboolture area are mixed but tend toward more office and retail functions to the west and residential functions to the east. The Caboolture CBD is focused on Hasking Street, with the Council Chambers located on the corner of Beerburrum Road and Hasking Street. Most residential development is at relatively low densities, however higher densities are emerging particularly closer to the train station. Caboolture train station is surrounded by extensive paved park n ride areas and a bus interchange. Sensitive receivers include St Peters Catholic Primary School (directly adjacent to the Caboolture 2 site) and Caboolture Primary approximately xxx m west of the Caboolture 2 site Planning designations The Caboolture 2 and 3 sites are both within Moreton Bay Regional Council and the applicable planning scheme is Caboolture ShirePlan. The proposed stabling facility falls within the definition of major utility within the planning scheme, which includes (p. 10): the use of premises for the purposes of any installation or undertaking for (g) rail As a major utility the proposed stabling yard would be code assessable development within all zones under the planning scheme. Both Caboolture 2 and 3 generally extend from the existing rail corridor (zoned Special Use ) and extend into land zoned Local Industry. Figure 7.3, below, describes the zoning of the sites.

83 SEQ SSI Working Paper - Northern Corridor Town Planning Figure 7.3 Zoning Caboolture 2 and 3 Both sites are the urban footprint as defined by the South East Queensland Regional Plan The site is within the Caboolture-Morayfield principal regional activity centre, as discussed in Section 4.2, above Planning scheme overlays and constraints Waterways and wetlands Caboolture 2 is unaffected by waterways. Two waterways are noted in planning scheme overlay maps within the Caboolture 3 site, as shown in Figure 7.4, below. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

84 Figure 7.4 Catchment protection Caboolture 2 and Flood As discussed in Section 2.4.2, above, Caboolture Shire Plan does not include flood mapping. Further, neither site are within any of the specific areas identified within TSPP 2/11 adopted by Moreton Bay Regional Council. However, as indicated in Figure 7.4 above, Caboolture 3 site is affected by waterways therefore potential flood risk would need to be quantified Summary land use issues The Caboolture 2 site identified for consideration in Caboolture is not aligned with future strategic planning for this area, in particular with regard to intensifying land uses close to transport hubs (such as train stations). Additionally, this site is comprised of a number of separate land lots all held in private ownership which may present challenges when attempting to amalgamate a suitably sized parcel for development as a stabling facility. The Caboolture 3 site is located adjacent to a mainly residential area and land uses in this area are likely to intensify over time. The site is located within existing rail corridor and extends into a single parcel currently owned by Carter Holt Harvey Woodproducts Pty Ltd. However, operations on the Carter Holt site (the Caboolture Sawmill) generally extend to the southern property boundary and there appears to be limited opportunity to configure and subdivide the site to accommodate a stabling facility, given the current improvements associated with the sawmill operation. If this site warrants consideration it is likely that the entire parcel would need to be acquired.

85 SEQ SSI Working Paper - Northern Corridor Town Planning 7.3 Site N Site details The Caboolture South site is generally located to the east of the existing rail corridor south of the Caboolture River. It predominantly occupies part of a site which appears to be currently utilised as cattle facility. It also extends into two lot fronting Visentin Road which are large-lot rural residential properties. The lots within the Caboolture South site are described in Table 7.3 below (north to south). Table 7-3 Site details Caboolture South * Ownership information sourced from PriceFinder. No certificates of title obtained Existing land uses Existing facilities and structures As described above in Section 7.3.1, most of the site is currently being utilised as a cattle facility Surrounding land uses Land uses are very mixed in the vicinity of the Caboolture South site. To the west of the rail corridor there are low density residential land uses in the north, fronting the Caboolture River, with mostly retail/warehousing and industrial development further south. To the east of the rail corridor, land uses are less intensive and tend toward rural and rural-residential. To the north of the River, land uses are in line generally residential with some pockets of higher density development emerging, including accommodation and commercial land uses. Sensitive land uses in the area include Morayfield High (on Buchanan Road) Planning designations The site is within Moreton Bay Regional Council and the applicable planning scheme is Caboolture ShirePlan. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

86 The proposed stabling facility falls within the definition of major utility within the planning scheme, which includes (p. 10): the use of premises for the purposes of any installation or undertaking for (g) rail As a major utility the proposed stabling yard would be code assessable development within all zones under the planning scheme. The site encompasses lots which are within the Open Space, Residential A, Residential B and Rural Residential zones. Figure 7.5, below, describes the zoning of the sites. Figure 7.5 Zoning Caboolture South The entire site is within the urban footprint and the Caboolture-Morayfield principal regional activity centre as defined by the South East Queensland Regional Plan Please refer to Section 4.2, above, for discussion regarding the strategic intent for the Caboolture- Morayfield area under the Regional Plan Planning scheme overlays and constraints Waterways and wetlands The general area is affected by waterways including the Caboolture River and Sheep Station Creek. This is illustrated in Figure 7.6, below.

87 SEQ SSI Working Paper - Northern Corridor Town Planning Figure Flood Catchment protection Caboolture South As discussed in Section 2.4.2, above, Caboolture Shire Plan does not include flood mapping. Further, the site is not within any of the specific areas identified within TSPP 2/11 adopted by Moreton Bay Regional Council. Moreton Bay Regional Council have rezoned land in this area accordingly (Open Space zone) to consider flood risk Other planning provisions The Queensland Coastal Plan (QCP) includes provisions relating to the use of coastal land. The proposed site at Caboolture South would encroach upon areas identified in QCP mapping as within the Coastal Management District (CMD) and mapped Coastal Hazard Areas. Any development within the CMD and Coastal Hazard Areas would need to be in accordance with the provisions of the QCP Summary land use issues This area has recently been considered by Moreton Bay Regional Council as is indicated by the revised zoning in this area. In line with the emergence of the Caboolture-Morayfield principal regional activity centre, MBRC clearly intend for this area to become a predominantly residential area including higher density land uses (as indicated by the Residential B zoning). The development of a rail stabling area would not be supported by Council in this area and is clearly not aligned with future land uses. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

88 8. Morayfield 8.1 Site N Site details The Morayfield site is located to the south of the Morayfield station and west of the existing rail corridor. The Morayfield extends south from Gaffield Street to the point where the rail corridor and the Morayfield Road road corridor intersect. Aerial mapping indicates that the Morayfield site appears to be a mix of big box retail with warehousing, smaller industrial units and a landscape supplier yard. The lots within the Morayfield site are described in Table 8.1 below (north to south). Table 8-1 Site details Morayfield * Ownership information sourced from PriceFinder. No certificates of title obtained.

89 SEQ SSI Working Paper - Northern Corridor Town Planning Existing land uses Existing facilities and structures The site extends from Gaffield Street in the north to the intersection of the main north coast rail corridor and Morayfield Road in the south. The area is predominantly being developed as large format retail with warehousing on site. These retail facilities are supported by extensive paved car parking fronting Morayfield Road. Development of this nature still appears to be occurring in this area Surrounding land uses Land uses to the west of the rail corridor are predominantly big box large format retail supported by the high volume of through traffic using Morayfield Road. Land uses beyond the Morayfield Road strip are generally low-density residential. Sensitive land uses in the area include Morayfield State High School, approximately 600 metres to the north and Morayfield East State School, approximately one kilometre to the east. The Morayfield commuter train station is located approximately 500 metres north of the site Planning designations The Morayfield site is within Moreton Bay Regional Council and the applicable planning scheme is Caboolture ShirePlan. The proposed stabling facility falls within the definition of major utility within the planning scheme, which includes (p. 10): the use of premises for the purposes of any installation or undertaking for (g) rail As a major utility the proposed stabling yard would be code assessable development within all zones under the planning scheme. The site encompasses lots within the Metropolitan Centre zone, with the rail corridor within the Special Use zone. Figure 8.1, below, describes the zoning of the sites. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

90 Figure 8.1 Zoning Morayfield The entire site is within the urban footprint, as defined by the South East Queensland Regional Plan Caboolture-Morayfield is a principal regional activity centre within the Regional Plan. Principal regional activity centres are described within the Regional Plan (p. 97) as:...key focal points for regional employment and in-centre regional development residential development densities in principal regional activities centres should be around dwellings per hectare (net) or greater. Planning is currently underway at a local and State level to determine how this intent can best be delivered within the Caboolture-Morayfield principal regional activity centre Planning scheme overlays and constraints Waterways and wetlands The site is not constrained by waterways or wetlands. Figure 8.2, below, shows the mapped waterways as indicated by overlay mapping within the planning scheme.

91 SEQ SSI Working Paper - Northern Corridor Town Planning Figure Flood Catchment protection Morayfield As discussed in Section 2.4.2, above, Caboolture Shire Plan does not include flood mapping. Further, the site is not within any of the specific areas identified within TSPP 2/11 adopted by Moreton Bay Regional Council Summary land use issues The Morayfield site is adjacent to the Caboolture-Morayfield principal regional activity centre and over time land uses are intended to intensify in this area. Therefore, land values are likely to reflect future highest and best use and may not be realistic when attempting to amalgamate a suitably sized lot as a rail stabling facility. Partial acquisition of sites immediately adjacent to the existing rail corridor may not be achievable either due to the tendency for major site improvements (such as retail and warehouse buildings) to be sited near the rear of the block. Further, facilities such as rail stabling yards generally do not align with the overall strategic intent of regional activity centres within the South East Queensland Regional Plan G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

92 9. Burpengary 9.1 Site N9(a) Site details Burpengary is located in Brisbane s northern suburbs approximately 35 kilometres north of the CBD. The Burpengary 2 (N9a) site is located north of the Burpengary 1 site. The Burpengary 2 site located between the existing rail corridor and Morayfield road. The site is held in a number of titles which aerial mapping indicate are occupied as large-lot residential generally with single dwellings supported by a number of out buildings. The lots within the Burpengary 2 site are described in Table 9.1 below (north to south). Table 9-1 Site details Burpengary 2 * Ownership information sourced from PriceFinder. No certificates of title obtained Existing land uses Existing facilities and structures The northern end of the Burpengary 2 site extends from the existing main north coast rail line and into unallocated state land adjacent to the rail corridor. All other sites within the Burpengary 2 site are freehold and within private ownership. Property searches indicate that the majority are owner-occupiers.

93 SEQ SSI Working Paper - Northern Corridor Town Planning Surrounding land uses The area immediately adjacent to the Burpengary 2 site is large-lot residential with emerging low-density areas to the north and south. Aerial mapping indicates some equine and horticultural land uses in the area. The Caboolture Hockey field, home to the Caboolture Cougars hockey club, is located on the western side of the existing rail corridor on the corner of Clark and Lindsay Roads. There are no schools within the immediate vicinity of the Burpengary 2 site. The nearest schools are approximately 2 kilometres away north at Morayfield and south at Burpengary Planning designations The Burpengary 2 site is within Moreton Bay Regional Council and the applicable planning scheme is Caboolture ShirePlan. The proposed stabling facility falls within the definition of major utility within the planning scheme, which includes (p. 10): the use of premises for the purposes of any installation or undertaking for (g) rail As a major utility the proposed stabling yard would be code assessable development within all zones under the planning scheme. The site encompasses lots within the Rural Residential zone. The rail corridor is within the Special Use zone. Figure 9.1, below, describes the zoning of the sites. Figure 9.1 Zoning Burpengary 2 G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

94 The entire site is within the urban footprint, as defined by the South East Queensland Regional Plan The Burpengary 2 site also extends across the Transition Rural Residential Precinct (Rural Residential Area 6 Morayfield), shown in Figure 9.2, below. Figure 9.2 Precincts Burpengary 2 The site will not impact any activity centres as identified within the SEQ Regional Plan The nearest activity centre is Caboolture Morayfield (principal regional activity centre) approximately 2.5 kilometres to the north of the site Planning scheme overlays and constraints Waterways and wetlands The planning scheme indicates that there is a minor waterway extending from the northeast into the site, as indicated in Figure 9.3, below.

95 SEQ SSI Working Paper - Northern Corridor Town Planning Figure 9.3 Catchment protection Burpengary Flood As discussed in Section 2.4.2, above, Caboolture Shire Plan does not include flood mapping. Further, the site is not within any of the specific areas identified within TSPP 2/11 adopted by Moreton Bay Regional Council Nature conservation The northern end of the Burpengary 2 site will extend into an area identified within the Nature Conservation overlay as a 100m buffer, as indicated in Figure 9.4 below. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

96 Figure 9.4 Nature Conservation Burpengary Summary land use issues The Burpengary 2 site is comprised of a number of separate lots which would require amalgamation should development for a proposed stabling facility occur. Further investigation regarding the issues raised by the minor waterway mapped over the site is recommended. The site also extends into the 100m and 20m nature conservation buffer area, which may require additional investigation to occur to determine the level of potential impacts. Future land uses as indicated by zoning is expected to remain rural-residential. However the SEQ Regional Plan does note that existing rural-residential between Burpengary and Narangba could present future opportunities for infill development. Therefore it is likely that over the longer term land uses within and adjacent to the Burpengary 2 site could be expected to intensify. 9.2 Site N9(b) Site details The Burpengary 1 (N9b) site is on the eastern site of the existing rail corridor and extends from New Settlement road to Pitt Street. The site layout indicates that the Burpengary 1 site will cross Rosehill Drive (local road) and encroaches upon the Burpengary Road (Statecontolled road).

97 SEQ SSI Working Paper - Northern Corridor Town Planning The majority of the identified site is currently held in multiple titles by a number of different private land holders. The majority of the sites are developed with large single dwellings and a number of out-buildings. There is also a Moreton Bay Regional Council works depot within the Burpengary 1 site. The lots within the Burpengary 1 site are described in Table 9.1 below (north to south). Table 9-2 Site details Burpengary 1 G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

98 9.2.2 Existing land uses Existing facilities and structures As stated above in Section 2.1, the Burpengary 1 site encompasses a number of sites that are generally in private ownership. Most of the sites are around 8,000m2 and generally developed with a single residential dwelling with a number of supporting out-buildings. There is a Council works depot in the centre of the site. This site is occupied by a number of demountable buildings and has a large hardstand area. The Burpengary site is nominated to cross Rosehill Drive which is a local road. It is also shown as extending at the northern end into the Burpengary road, which is a State-controlled road Surrounding land uses The site is adjacent to the eastern side of the north coast railway corridor and Burpengary road and extends from Pitt Street in the north to New Settlement Road in the south. Land uses in the immediate area are generally large lot residential with site sizes of around 8000 square metres. However, land uses are tending to intensify in this area evidenced by newer low-density residential development to the east of the site and to the west of the railway corridor. Land uses to the north of Pitt Road are also low-density residential. Sensitive land uses include the Jinbara State School approximately 700m south-west of the southern-most extent of the site, and the Narangba Valley High School approximately 1 kilometre to the west of the site. Both schools are on the western side of the rail corridor. Burpengary State School is located approximately 1 kilometres north of Pitt Street Planning designations The Burpengary 1 site is within Moreton Bay Regional Council and the applicable planning scheme is Caboolture ShirePlan. The proposed stabling facility falls within the definition of major utility within the planning scheme, which includes (p. 10): the use of premises for the purposes of any installation or undertaking for (g) rail As a major utility the proposed stabling yard would be code assessable development within all zones under the planning scheme. The site encompasses lots within the Residential A and Rural Residential zones, with the Council depot site zoned a Special Use. Figure 9.1, below, describes the zoning of the sites.

99 SEQ SSI Working Paper - Northern Corridor Town Planning Figure 9.5 Zoning Burpengary 1 The Burpengary 1 site also extends across the Park Residential Rural Residential Precinct (Rural Residential Area 8 Narangba/Deception Bay), shown in Figure 9.6, below. Figure 9.6 Precincts Burpengary 1 G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

100 The entire site is within the urban footprint, as defined by the South East Queensland Regional Plan The site will not impact any activity centres as identified within the SEQ Regional Plan The nearest activity centre is Caboolture Morayfield (principal regional activity centre) approximately six kilometres to the north of the site Planning scheme overlays and constraints Waterways and wetlands There is a waterway located to the north-west of the site on the western side of the rail corridor. Desktop searches have not revealed waterways within the proposed site. Figure 9.7 Catchment protection Burpengary Flood Caboolture Shire Plan does not include flood mapping. As a response to the devastating January 2011 flood event, the Queensland State government prepared Temporary State Planning Policy (TSPP) 2/11: Planning for stronger, more resilient floodplains. On 13 December 2011 Moreton Bay Regional Council adopted Temporary Local Planning Instrument 03/11 Woodfordia (TLPI 03/11) to override certain provisions of the Caboolture ShirePlan. The provisions of TLPI 03/11 only apply to certain properties within the Stanmore/Woodford area. The Burpengary 1 site is not within any area mapped as flood-prone.

101 SEQ SSI Working Paper - Northern Corridor Town Planning Summary land use issues The Burpengary 1 site is within a currently rural-residential area however land uses are generally intensifying. Planning provisions, including zoning, indicate that the northern part of the site is ear-marked for future low-density residential development in line with land uses to the east. For this reason, the use of the site as a stabling facility may conflict with these future residential land uses. The large number of private land holders, including a significant number of owner-occupiers, may create challenges in terms of amalgamating a suitably sized parcel for the stabling facility. In addition, the development potential of sites in the northern part of the site may also enhance the value of these parcels potentially making their acquisition less attractive. However, the site appears to be largely free of constraint relating to waterways and it is flood-free. It is also located some distance from potentially sensitive land uses such as schools. It is generally recommended that the site not encroach upon Burpengary Road (which is a state-controlled road) or Rosehill Drive (which is one of a limited number of local access roads). G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

102 10. Dakabin 10.1 Site N Site details The Dakabin site is situated approximately 560m north of the Dakabin train station. Dakabin itself is approximately 10.5km north of Strathpine. Table 10-1 Site details Burpengary 1 * Ownership information sourced from PriceFinder. No certificates of title obtained Existing land uses Existing facilities and structures Presently the site is used for the North Coast Rail Line, and also partly as a road reserve for Narangba Road. There are no structures situated within the boundaries of the proposed stabling yard, with only the nearby road and rail networks present Surrounding land uses There are a number of rural residential properties in the vicinity, both on the eastern and western sides of the proposed site. The northern end of Lake Kurwongbah is situated to the west of the site. Higher density residential development is located south-east, with the Dakabin State High School also in this area. A golf course is directly south of the site Planning designations The Dakabin site is within Moreton Bay Regional Council and the applicable planning scheme is Pine Rivers Plan. The proposed stabling facility falls within the definition of special use within the planning scheme, which includes (p. 7-15): the use of premises by Federal, State or Local Government or their agents As a special use the proposed stabling yard would be code assessable development. The site encompasses lots within the Special Purposes zone. Figure 10.1, below, describes the zoning of the sites.

103 SEQ SSI Working Paper - Northern Corridor Town Planning Figure 10.1 Zoning for site N Planning scheme overlays and constraints Under the Pine Rivers Plan, the Nambour N3(a) site under investigation triggers the following overlay codes: 1A Biodiversity (Remnant Vegetation) 1C Biodiversity (Koala Habitat) 9 Bushfire Hazard Area 15 Regional Plan (Potential TOD Site) Constraints with likely implications for the proposed stabling facility development are discussed further below Biodiversity Remnant Vegetation The vast majority of the site contains Class 1 Remnant Vegetation. Under this overlay, code assessment against the relevant overlay code is required. This includes the proposal if the stabling yard will involve the clearing of native vegetation, which requires further investigation of the site to confirm the type of vegetation present. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

104 Figure 10.2 Zoning for site N Biodiversity Koala Habitat The site is classified as being a Koala Conservation Area, and subsequently comes under the same biodiversity code as stated above. Figure 10.3 Zoning for site N10

105 SEQ SSI Working Paper - Northern Corridor Town Planning Bushfire Hazard Area The site at Dakabin is mapped as having both a high and medium bushfire hazard, with part of the site situated within the urban locality. Assessment occurs as a code assessment under the relevant overlay code if the acceptable solutions are not complied with. Figure 10.4 Zoning for site N Regional Plan Potential TOD Site The stabling yard site partly intrudes into an area identified as being a potential Transit Oriented Development site. Any proposal will be code assessable under the relevant overlay code. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

106 Figure 10.5 Zoning for site N Summary land use issues The development of s stabling yard at site N10 would impact on the surrounding rural residential properties, by way of noise, vibration, dust and visual amenity. The proximity of the Dakabin State High School may also pose noise and vibration issues. The removal of the vegetation currently on the site will also result in a loss of visual amenity and koala conservation habitat. Further investigation is required to fully identify all potential impacts.

107 SEQ SSI Working Paper - Northern Corridor Town Planning 11. Strathpine 11.1 Sites N11(a) and N11(b) Site details The Strathpine sites are located south of the Strathpine station, approximately halfway between this station and the southern Bald Hills station. N11a is located adjacent to and north of the existing rail corridor with N11b located directly adjacent to 11a, south of the rail corridor. Aerial mapping indicates that the site is relatively free of built structures with extensive areas of grass. The lots with in the Strathpine sites are described in Table 2-1 below. * Ownership information sourced from PriceFinder. No certificates of title obtained Existing land uses Existing facilities and structures The site extends east from Kremzow St. To the east of the site is vacant land, with the South Pine River being adjacent to the eastern border of the vacant land. Gympie Road is the northern boundary of N11a, with park land located north of this boundary. The southern boundary of N11a is the existing rail corridor. The site appears to have one low density housing structure. G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX

108 N11b is located directly adjacent to the existing rail corridor on to the south. There appears to be no built structures in the area. There are some waterbodies located in the parkland site Surrounding land uses Land uses to the west of the rail corridor are predominantly medium density commercial and industrial facility. Approximately 500 metres east of the site is the South Pine River. Well established low-density residential land use can be found further east. South of the site is Neilsen s Quarry Planning designations The Strathpine is within Moreton Bay Regional Council and the applicable planning scheme is Pine Rivers Plan. The proposed stabling facility falls within the definition of special use within the planning scheme, which includes (p. 7-15): the use of premises by Federal, State or Local Government or their agents The site encompasses lots within the Special Purposes zone, Rural zone and General Industry Zone. As a special use, the proposed stabling yard would be impact assessable development within the General Industry zone and Rural zone, and code assessable development on the Special Purposes zone. Figure 11.1, below, shows the zoning of the sites. Figure 11.1 Zoning for site N11(a) and N11(b)

109 SEQ SSI Working Paper - Northern Corridor Town Planning Planning scheme overlays and constraints Waterways and wetlands The site does not intrude on any waterway buffer zones or corridors, however to the southern side of the proposed stabling yard location is a waterway buffer zone which has the potential to minimise the developable area, dependent on the outcome of future studies. Figure 11.2 Waterways and wetlands Flood The northern boundary of the site is complete inundated by flooding during a flood event. Further flood modelling will be required to confirm the extent of this. Figure 11.3 Flood mapping G:\TRANSLINK\RAIL STRATEGY\RSI\RISP\RAIL STRATEGY\PROJECTS\SEQ STRATEGIC STABLING INVESTIGATION\A10 SEQSSI FINAL REPORT\ B-RPT004- APPENDIX C2 NORTHERN PLANNING.DOCX