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re Helicopter Facility at Mission Beach
Proposal: Material Change of Use for Air Services(Aviation Facility )
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On Monday 3rd November The Planning Department will be making public their report and recommendations on the Aviation Facility proposal. The Councillors have the final say so they will then vote to approve or not at their general meeting on Thursday 10th November. The councillors must have good reason to go against any recommendation from the Planning Department or the developer has the right to challenge the decision in court. The following information explains how the proposed Helicopter Facility at 2224 Tully-Mission Road, Wongaling Beach conflicts with the Cassowary Coast Regional Council Planning Scheme. YOU ARE ENCOURAGED TO WRITE TO EACH OF THE COUNCILLORS OUTLINING YOUR SERIOUS Don't forget to cc all councillors mayor@ccrc.qld.gov.au Trudy.Tschui@ccrc.qld.gov.au Barry.Barnes@ccrc.qld.gov.au Teresa.Millwood@ccrc.qld.gov.au Nicholas.Pervan@ccrc.qld.gov.au Jeff.Baines@ccrc.qld.gov.au Kylie.Farinelli@ccrc.qld.gov.au CONCERNS. an include any of the points below or download a word document to add or attach to your personal reasons against this proposal. You can also sign a petition (right) Please note that a petition does not count as much as a personal letter or email so please do both. In Summary, The proposal for Material Change of Use for Air Services (Aviation Facility) will:
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Download and add your personal comments and signature to this word doc with supporting material outlining how the proposal conflicts with the planning scheme.
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Commercial helicopter flights from the proposed facility will cause multiple daily disturbances to:
A: Matters of national environmental significance
Matters of State Environmental significance
Listed threatened / endangered species including Southern Cassowary
Listed threatened ecological communities: Littoral rainforests of eastern Australia
Essential habitat for cassowaries and other wildlife
Cassowary habitat corridors
Wetlands of high ecological values
Coastal amenity of the Great Barrier Reef Marine Park WHA
B: the location’s relaxed and intimate village setting and the tranquillity of the local community
A: Matters of national environmental significance
Matters of State Environmental significance
Listed threatened / endangered species including Southern Cassowary
Listed threatened ecological communities: Littoral rainforests of eastern Australia
Essential habitat for cassowaries and other wildlife
Cassowary habitat corridors
Wetlands of high ecological values
Coastal amenity of the Great Barrier Reef Marine Park WHA
B: the location’s relaxed and intimate village setting and the tranquillity of the local community
Page 8 of the Applicant’s original application states that the proposed Aviation Facility premises are intended to be used for any of the following:
The main intended activity is the construction of an Aviation Facility to support the local tourism sector with commercial helicopter operations.
The applicant addresses CCRC Planning Scheme matters by referencing the greater Mission Beach local plan code.
The Council's Planning Scheme states that the strategic outcomes of settlement patterns within the region are, amongst others, that:
(2) The Region is comprised of a network of centres, with the township of Innisfail containing the major regional activity centre, the township of Tully containing a district regional activity centre and the villages of Mission Beach, Wongaling Beach and Cardwell containing village activity centres.
(7) Development in Greater Mission Beach ensures that it remains an area comprised of pristine natural environment and highly attractive coastal villages nestled in the rainforest beside the sea.
The Planning Scheme also states at 3.7.1 (5):
Council's Mundoo Airport, Tully Aerodrome and Dallachy Aerodrome are provided the opportunity to expand existing operations while being protected from inappropriate development. In particular, the potential for the Mundoo Airport to accommodate an increased range of general aviation activities for the Far North region is preserved.
Further, at 3.9.1 (5):
The Mundoo Airport is protected from incompatible development to ensure that it retains the potential to become a regionally significant airport and accommodate general aviation for Far North Queensland....
3.3.1 (18) Conflict between inconsistent land uses or zones/precincts is managed to protect human health and amenity from air, noise and odour emissions. Sensitive land uses do not encroach upon high impact activities, in particular airports, aerodromes, industrial activities, extractive industries and intensive animal industries.
Further:
Whether the proposed use is consistent with the intent for the area.
The proposed application is inconsistent with the intent of the Greater Mission Beach local plan code and associated precinct zoning.
The local plan code states:
While appropriate development is encouraged, protecting and preserving the integrity of littoral rainforest, the area's environmental and coastal values and the iconic Cassowary are paramount. Also, the scale of development must be consistent with maintaining a relaxed, intimate village setting and sense of local community.
The Greater Mission Beach local plan code further states in section 7.2.2.:
(2) The purpose of the Greater Mission Beach business precinct is to provide commercial activities that service and support the residents of the Greater Mission Beach villages to minimise travel to surrounding townships. Development will contribute to the small scale village character of the area and enhance its visual attractiveness, in a way that is consistent with surrounding environmental values.
(9) The purpose of the Greater Mission Beach local plan code will be achieved for the Greater Mission Beach local business precinct through the following overall outcomes: (c) commercial development contributes to an open and low scale village character and spacious ambience, achieved by the appropriate design and location of development;
(16) The purpose of the Greater Mission Beach tourism precinct is to consolidate commercial activities predominately catering to tourists and tourism activities in Mission Beach. Development in this precinct will support the local and regional tourism industry while maintaining the existing amenity and character of the Greater Mission Beach area. Development must have regard to the fragile natural environment, in terms of scale and intensity of development, and especially when it is located adjacent to the beachfront.
How the development fits with any objective of the planning scheme to protect and enhance the natural environment.
The purpose of the Greater Mission Beach local plan code will be achieved for the Greater Mission Beach recreation precinct through the following overall outcomes:
(a) land within the Greater Mission Beach recreation precinct continues to develop for public recreational purposes;
(b) the amenity of the Greater Mission Beach area is preserved through the retention of the natural features in the precinct;
(c) development for recreational or club facilities do not affect the amenity of adjoining areas, particularly residential areas, through careful design and siting of facilities and associated infrastructure;
(d) the design, siting and layout of recreational facilities minimises the impact on the environmental values of the site.
Commercial helicopter flights from the proposed facility will cause multiple daily disturbances to:
A: Matters of national environmental significance
Matters of State Environmental significance
Listed threatened / endangered species including Southern Cassowary
Listed threatened ecological communities: Littoral rainforests of eastern Australia
Essential habitat for cassowaries and other wildlife
Cassowary habitat corridors
Wetlands of high ecological values
Coastal amenity of the Great Barrier Reef Marine Park WHA
B: the location’s relaxed and intimate village setting and the tranquility of the local community
Although the proposed development is not immediately adjacent to the beachfront, there is no existing urban or commercial development situated between the proposed development site and the beachfront. Indeed, the proposed flight path of helicopter traffic to and from the proposed Aviation Facility is directly east across a sensitive wetland and areas of uncleared habitat for listed endangered species including the Southern Cassowary.
Mapping sourced from the Queensland Globe on 4 May 2020 shows the impacted areas clearly.
- The arrival and departure of aircraft;
- The housing, servicing, refuelling, maintenance and repair of aircraft;
- The assembly and dispersal of passengers or goods on or from an aircraft;
- Any ancillary activities directly serving the needs of passengers and visitors to the use;
- Associated training and education facilities; and
- Aviation facilities.
The main intended activity is the construction of an Aviation Facility to support the local tourism sector with commercial helicopter operations.
The applicant addresses CCRC Planning Scheme matters by referencing the greater Mission Beach local plan code.
The Council's Planning Scheme states that the strategic outcomes of settlement patterns within the region are, amongst others, that:
(2) The Region is comprised of a network of centres, with the township of Innisfail containing the major regional activity centre, the township of Tully containing a district regional activity centre and the villages of Mission Beach, Wongaling Beach and Cardwell containing village activity centres.
(7) Development in Greater Mission Beach ensures that it remains an area comprised of pristine natural environment and highly attractive coastal villages nestled in the rainforest beside the sea.
The Planning Scheme also states at 3.7.1 (5):
Council's Mundoo Airport, Tully Aerodrome and Dallachy Aerodrome are provided the opportunity to expand existing operations while being protected from inappropriate development. In particular, the potential for the Mundoo Airport to accommodate an increased range of general aviation activities for the Far North region is preserved.
Further, at 3.9.1 (5):
The Mundoo Airport is protected from incompatible development to ensure that it retains the potential to become a regionally significant airport and accommodate general aviation for Far North Queensland....
3.3.1 (18) Conflict between inconsistent land uses or zones/precincts is managed to protect human health and amenity from air, noise and odour emissions. Sensitive land uses do not encroach upon high impact activities, in particular airports, aerodromes, industrial activities, extractive industries and intensive animal industries.
Further:
- Djiru native title returned lands are located to the immediate north and south of the proposed flight path. The proposed Aviation Facility may impact adversely on their intended uses for these parcels.
- The proposed site is immediately bordered to the east by essential habitat for Southern Cassowary (matters of national environmental significance and matters of state environmental significance). This essential habitat extends uninterrupted to the Great Barrier Reef Marine Park.
- The applicant has not adequately explained or taken into account the impact on amenity and village tranquillity from the proposed development activity itself, but merely considered road traffic as an impact on nearby residential areas.
Whether the proposed use is consistent with the intent for the area.
The proposed application is inconsistent with the intent of the Greater Mission Beach local plan code and associated precinct zoning.
The local plan code states:
While appropriate development is encouraged, protecting and preserving the integrity of littoral rainforest, the area's environmental and coastal values and the iconic Cassowary are paramount. Also, the scale of development must be consistent with maintaining a relaxed, intimate village setting and sense of local community.
The Greater Mission Beach local plan code further states in section 7.2.2.:
(2) The purpose of the Greater Mission Beach business precinct is to provide commercial activities that service and support the residents of the Greater Mission Beach villages to minimise travel to surrounding townships. Development will contribute to the small scale village character of the area and enhance its visual attractiveness, in a way that is consistent with surrounding environmental values.
(9) The purpose of the Greater Mission Beach local plan code will be achieved for the Greater Mission Beach local business precinct through the following overall outcomes: (c) commercial development contributes to an open and low scale village character and spacious ambience, achieved by the appropriate design and location of development;
(16) The purpose of the Greater Mission Beach tourism precinct is to consolidate commercial activities predominately catering to tourists and tourism activities in Mission Beach. Development in this precinct will support the local and regional tourism industry while maintaining the existing amenity and character of the Greater Mission Beach area. Development must have regard to the fragile natural environment, in terms of scale and intensity of development, and especially when it is located adjacent to the beachfront.
How the development fits with any objective of the planning scheme to protect and enhance the natural environment.
The purpose of the Greater Mission Beach local plan code will be achieved for the Greater Mission Beach recreation precinct through the following overall outcomes:
(a) land within the Greater Mission Beach recreation precinct continues to develop for public recreational purposes;
(b) the amenity of the Greater Mission Beach area is preserved through the retention of the natural features in the precinct;
(c) development for recreational or club facilities do not affect the amenity of adjoining areas, particularly residential areas, through careful design and siting of facilities and associated infrastructure;
(d) the design, siting and layout of recreational facilities minimises the impact on the environmental values of the site.
Commercial helicopter flights from the proposed facility will cause multiple daily disturbances to:
A: Matters of national environmental significance
Matters of State Environmental significance
Listed threatened / endangered species including Southern Cassowary
Listed threatened ecological communities: Littoral rainforests of eastern Australia
Essential habitat for cassowaries and other wildlife
Cassowary habitat corridors
Wetlands of high ecological values
Coastal amenity of the Great Barrier Reef Marine Park WHA
B: the location’s relaxed and intimate village setting and the tranquility of the local community
Although the proposed development is not immediately adjacent to the beachfront, there is no existing urban or commercial development situated between the proposed development site and the beachfront. Indeed, the proposed flight path of helicopter traffic to and from the proposed Aviation Facility is directly east across a sensitive wetland and areas of uncleared habitat for listed endangered species including the Southern Cassowary.
Mapping sourced from the Queensland Globe on 4 May 2020 shows the impacted areas clearly.
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Click to enlarge
Whether the scale and design of the proposed development is compatible with surrounding development.
The area is zoned Good Quality Agricultural Land (GQAL) not Industrial. That the lot has not been used for this purpose for any length of time is not relevant. The lot directly across the Tully Mission Beach Road to the proposed site is also zoned rural GQAL
GQAL is best retained for food production. Farm tourism would be a more compatible use of the proposed site with economic benefit potential and is consistent with the amenity of the Mission Beach greater area.
Any commercial helicopter facility is a commercial activity of an industrial nature that is not compatible with either the village nature of the greater Mission Beach area nor with the two listed World Heritage Areas in immediate proximity of the proposed development site.
A facility such as this is best placed well outside of the the narrow coastal strip between the Wet Tropics World Heritage Area (Djiru National Park, Girringun region Indigenous Protected Area) and the Great Barrier Reef WHA.
How the development addresses the street and interfaces with adjoining properties.
According to the development application the associated facilities will require regular fuel supply deliveries due to a lack of on-ground storage facilities. This in turn means more fuel supply trips using fuel delivery vehicles along the main Mission Beach Tully road.
The proposed development is an Aviation Facility. Use of the site will create high noise level air traffic which will impact on the amenity and tranquillity of surrounding residential streets, in particular as the range to the west of the site will cause such noise to reverberate for longer.
Any potential traffic and car parking issues associated with the development.
Traffic is a key threat to local populations of the threatened Southern Cassowary. Increased commercial user traffic to and from the facility also have potential to contribute to such impacts. Increased traffic carrying dangerous and/or flammable liquids transportation further extends to regular larger fuel supply drop-offs.
How the development may impact on drainage patterns in the area.
The CCRC Planning Scheme states with reference to Stormwater management:
Development is designed to optimise the interception, retention and removal of waterborne pollutants, prior to the discharge to receiving waters.
The Applicant states that “the proposed development will not result in the release of contaminants from the site” but does not intent to implement any stormwater mitigation or on-site stormwater capture infrastructure. Further the applicant confirms that “A storage area for stormwater is not proposed.” The applicant states: “In the first instance, rainwater will be captured into on-site storage tanks for reuse. Excess stormwater will be discharged to the open grassed areas at the rear of the site which eventually flow the adjacent waterway.”
The proposed Aviation Facility features a significant paved area to accommodate the helipad itself and a on-site hangar for 2 helicopters. This will create significant additional run-off which will need to be dealt with by the adjacent waterway in the event that on-site facilities cannot cope. Any on-site water storages must factor in and exceed minimum capacity requirements generated in extreme rainfall events particularly those associated with severe weather including the highest category tropical cyclones.
There is also significant potential for contamination of that run-off through aviation fuels, machinery and other oils and potentially fire fighting foams in the event of an on-site emergency involving fire.
PFAS contamination is a serious public health matter the CCRC must given acute consideration to. Council should consider in detail the Queensland Government’s Firefighting Foam Date Disposal Plan Advisory V1.5 ( 30 April 2018) and the associated Operational Policy governing environmental management of firefighting foam released by the Department of Environment and Science dated 7 July 2016.
Document set ID 2793949 page 3: Response from State referral agency:
(a) Stormwater management of the development must ensure no worsening or actionable nuisance to the state-controlled road.
(b) Any works on the land must not:
It is not made clear in the Application how these requirements will be met by the applicant.
The proposed development will create adverse amenity impacts, and specifically unacceptable dust and noise.
Commercial helicopter scenic flights are a high impact noise activity. Helicopters also create excessive dust, air backwash and downdrafts when taking off and landing. There is no mention in the development application of CAAP 92-1(2) Guidelines for the establishment and operation of onshore Helicopter Landing Sites.
The Cassowary Coast Regional Council must take into account these Civil Aviation Safety Authority (CASA) guidelines when considering this development application, including for example operational factors to be considered before a Helicopter Landing Site (HLS) becomes operational:
5.3 where noise or other environmental considerations make helicopter operations undesirable), the proposal may be subject to the provisions of the Commonwealth Environment Protection (Impact of Proposals) Act 1974 and parallel State legislation.
7.2.23 The HLS should be sited with separate primary and emergency personnel access routes, with both routes located as far apart as practicable.
The area is zoned Good Quality Agricultural Land (GQAL) not Industrial. That the lot has not been used for this purpose for any length of time is not relevant. The lot directly across the Tully Mission Beach Road to the proposed site is also zoned rural GQAL
GQAL is best retained for food production. Farm tourism would be a more compatible use of the proposed site with economic benefit potential and is consistent with the amenity of the Mission Beach greater area.
Any commercial helicopter facility is a commercial activity of an industrial nature that is not compatible with either the village nature of the greater Mission Beach area nor with the two listed World Heritage Areas in immediate proximity of the proposed development site.
A facility such as this is best placed well outside of the the narrow coastal strip between the Wet Tropics World Heritage Area (Djiru National Park, Girringun region Indigenous Protected Area) and the Great Barrier Reef WHA.
How the development addresses the street and interfaces with adjoining properties.
According to the development application the associated facilities will require regular fuel supply deliveries due to a lack of on-ground storage facilities. This in turn means more fuel supply trips using fuel delivery vehicles along the main Mission Beach Tully road.
The proposed development is an Aviation Facility. Use of the site will create high noise level air traffic which will impact on the amenity and tranquillity of surrounding residential streets, in particular as the range to the west of the site will cause such noise to reverberate for longer.
Any potential traffic and car parking issues associated with the development.
Traffic is a key threat to local populations of the threatened Southern Cassowary. Increased commercial user traffic to and from the facility also have potential to contribute to such impacts. Increased traffic carrying dangerous and/or flammable liquids transportation further extends to regular larger fuel supply drop-offs.
How the development may impact on drainage patterns in the area.
The CCRC Planning Scheme states with reference to Stormwater management:
Development is designed to optimise the interception, retention and removal of waterborne pollutants, prior to the discharge to receiving waters.
The Applicant states that “the proposed development will not result in the release of contaminants from the site” but does not intent to implement any stormwater mitigation or on-site stormwater capture infrastructure. Further the applicant confirms that “A storage area for stormwater is not proposed.” The applicant states: “In the first instance, rainwater will be captured into on-site storage tanks for reuse. Excess stormwater will be discharged to the open grassed areas at the rear of the site which eventually flow the adjacent waterway.”
The proposed Aviation Facility features a significant paved area to accommodate the helipad itself and a on-site hangar for 2 helicopters. This will create significant additional run-off which will need to be dealt with by the adjacent waterway in the event that on-site facilities cannot cope. Any on-site water storages must factor in and exceed minimum capacity requirements generated in extreme rainfall events particularly those associated with severe weather including the highest category tropical cyclones.
There is also significant potential for contamination of that run-off through aviation fuels, machinery and other oils and potentially fire fighting foams in the event of an on-site emergency involving fire.
PFAS contamination is a serious public health matter the CCRC must given acute consideration to. Council should consider in detail the Queensland Government’s Firefighting Foam Date Disposal Plan Advisory V1.5 ( 30 April 2018) and the associated Operational Policy governing environmental management of firefighting foam released by the Department of Environment and Science dated 7 July 2016.
Document set ID 2793949 page 3: Response from State referral agency:
(a) Stormwater management of the development must ensure no worsening or actionable nuisance to the state-controlled road.
(b) Any works on the land must not:
- (i) create any new discharge points for stormwater runoff onto the state-controlled road;
- (ii) interfere with and/or cause damage to the existing stormwater drainage on the state-controlled road;
- (iii) surcharge any existing culvert or drain on the state-controlled road;
- (iv) reduce the quality of stormwater discharge onto the state-controlled road.
It is not made clear in the Application how these requirements will be met by the applicant.
The proposed development will create adverse amenity impacts, and specifically unacceptable dust and noise.
Commercial helicopter scenic flights are a high impact noise activity. Helicopters also create excessive dust, air backwash and downdrafts when taking off and landing. There is no mention in the development application of CAAP 92-1(2) Guidelines for the establishment and operation of onshore Helicopter Landing Sites.
The Cassowary Coast Regional Council must take into account these Civil Aviation Safety Authority (CASA) guidelines when considering this development application, including for example operational factors to be considered before a Helicopter Landing Site (HLS) becomes operational:
5.3 where noise or other environmental considerations make helicopter operations undesirable), the proposal may be subject to the provisions of the Commonwealth Environment Protection (Impact of Proposals) Act 1974 and parallel State legislation.
7.2.23 The HLS should be sited with separate primary and emergency personnel access routes, with both routes located as far apart as practicable.