Brooke Nanscawen
From:
Sent:
To:
Subject:
Attachments:
Brooke Nanscawen
Tuesday, 25 September 2012 2:24 PM
Brooke Nanscawen
FW: Defence preliminary comments - Rezoning and Subdivision - Stevens Street,
Sale [SEC=UNCLASSIFIED]
DACR.PDF
From: Vuolo, Teijo MR [mailto:[email protected]]
Sent: Thursday, 6 September 2012 3:38 PM
To: Nick Anderson
Cc: Presswell, Brenin MR; Harrison, David MR 10; Dopson, Matthew MR
Subject: Defence preliminary comments - Rezoning and Subdivision - Stevens Street, Sale [SEC=UNCLASSIFIED]
UNCLASSIFIED
Dear Mr Anderson,
Thank you for the opportunity to assist in your email enquiry seeking preliminary comments in relation to your
proposal to Rezone and Subdivide Section 4, Crown Allotment 4, 8 (part) and 9 (part), Sale into 10 residential lots. Although the land is located approximately three kilometres south west of RAAF Base East Sale, Defence recognises
that the development is within the existing Urban Growth Boundary of Sale and therefore Defence would not have an
objection to the proposal subject to due consideration of the following matters.
Aircraft Noise
The site is located outside the 2012 Australian Noise Exposure Forecast (ANEF) contours for RAAF Base East Sale,
however this should not be interpreted as meaning that the land will not be subject to aircraft noise. The subject lands
close proximity to the airfield will result in it being overflown by military aircraft from time to time. Therefore, in light of
the noise sensitive development proposed for the site, Defence believes that the issue of aircraft noise should be
carefully considered.
Building Heights
The subject site is also affected by the Defence (Areas Control) Regulations (DACR) for RAAF Base East Sale, which
controls the height of objects (man made structures and vegetation), including temporary structures, and the purpose
for which they may be used within an area of approximately 15km radius of RAAF Base East Sale. This ensures that
development does not become an obstruction to aircraft. The DACR for the subject lot is “Structures higher than 45m
require approval." The height referred to is that which is Above Ground Level (AGL)—defined as the level of the land
prior to any ground works, including excavation or fill on the land. Should future development exceed 45m AGL, it will
be required to seek D(AC)R approval from Defence.
I have attached the the RAAF Base East Sale D(AC)R for your information.
Extraneous Lighting
The land is also located within Civil Aviation Safety Authority (CASA) controlled light installation area. Defence
recommends that lighting meets the requirements of CASA's MOS 139 and that luminaries with no upward light
component (e.g. aeroscreen type) be used for outdoors lighting design to minimise potential conflict with aircraft
operations. Please note that Defence will not acknowledge any proposed lighting design as adequate, this is a
designer responsibility.
Should this proposal proceed to a development application, Defence would raise these matters with Council for their
consideration.
I trust the above information provides you with the necessary information to address your enquiry. If you require any
further information please do not hesitate to contact myself via email on [email protected] or phone on
(02) 6266 8193.
1
kind regards
Teijo Vuolo
Executive Officer/External Land Planning - ELP
Department of Defence
BP26-1-A003
PO Box 7925
CANBERRA BC ACT 2610
Email [email protected]
Ph (02) 622 68193
From: Nick Anderson [mailto:[email protected]]
Sent: Tuesday, 21 August 2012 16:28
To: Presswell, Brenin MR
Cc: Simon Merrigan; Tom Vercoe - NBA Group; Clare - NBA Group; Scott McJannet; Jeremy Fleming
Subject: Rezoning and Subdivision - Stevens Street, Sale
Good Afternoon Brenin,
You may recall various email and phone conversations around the time of the now infamous C39
Amendment in Sale (abandoned the R1Z rezoning east of Somerton Park Rd)?
As attached, I have a 10 lot Rezoning and Subdivision proposed for Stevens Street, Sale and as a result of
the issues raised during that C39 debate we are now required to seek comment/endorsement from Defence
as part of the rezoning and development process. Council may formally refer the Application once lodged,
however, in an attempt to expedite that process we have interpreted the guidelines set out by Council that
direct approach through your Department may be an option.
The subject site is supported by the new Sale Structure Plan (as attached) and has the support of the other
various referral authorities on that basis and the basis that we have been careful to ensure that all proposed
lots are well outside the various flood and environmental management overlays impacting the subject
site. Importantly, the subject site is not east of Somerton Park Road and is within an area previously
identified as not being of concern to the RAAF subject to conditions as deemed appropriate.
In order to complete our documentation and formally lodge the Application with Council it would be greatly
appreciated if you could provide your in-principal endorsement (or no objection subject to standard
conditions) in order for us to proceed on that basis.
Regards,
Nick Anderson
Managing Director
NBA Group Pty Ltd
93 Macalister Street Sale 3850 (postal)
Level 1, 1 Queens Road Melbourne 3004
m: 0418 402 240
t: 03 5143 0340
f: 03 5143 1244
www.nbagroup.com.au
2
IMPORTANT: This email remains the property of the Department of Defence and is subject to the jurisdiction of
section 70 of the Crimes Act 1914. If you have received this email in error, you are requested to contact the sender
and delete the email.
IMPORTANT: This email remains the property of the Department of Defence and is subject to the jurisdiction of
section 70 of the Crimes Act 1914. If you have received this email in error, you are requested to contact the sender
and delete the email.
No virus found in this message.
Checked by AVG - www.avg.com
Version: 2012.0.2197 / Virus Database: 2437/5251 - Release Date: 09/05/12
3
CMA Application No:
Document No:
Your Ref:
Date:
Scott McJannet,
Millar Merrigan Pty Ltd
PO Box 247
Croydon, VIC 3136
WG-F-2011-0606-DE
1
15967/9.1 sm:smcj
8 December 2011
[email protected]
Dear Scott,
Application Number (CMA Ref):
WG-F-2011-0606-DE
Property
Street:
74 Stevens Street, Sale, VIC 3850
Cadastral:
CA 9, Section 4, Parish of Sale
Regarding:
Flood Advice - Proposed rezoning and subdivision of land
Thank you for your enquiry, received at the West Gippsland Catchment Management Authority on 18 November 2011.
The Authority’s assessment indicates that the property is covered by the following Zones and Overlays in the Wellington
Planning Scheme;
Zone(s):
Overlay(s):
FZ - Farming Zone
DDO6 - Design and Development Overlay;
RFO - Rural Floodway Overlay
Flood levels for the 1% Annual Exceedance Probability (AEP3) flood event have not been declared for this area under
the Water Act 1989. The best estimate of the 1% flood level under existing conditions for the location described above is
3.2 metres AHD4 which was obtained from the Authority’s flood database. A significant portion of the lots of interest are
below the 3.2m AHD land level and thus would be subject to inundation. Please note that this estimated flood level does
not take into consideration any influence of mean sea level rise which has the potential to increase the existing water
levels in the Gippsland Lakes system including Lake Wellington by up to 0.8 metres. Given the steep nature of the
escarpment at the above sites, factoring in the additional mean sea level will not result in a significant loss of land should
this be considered.
The Authority notes that your request is for advice for the servicing of these 12 proposed lots and notification of any
values within the immediate area. The Authority advises that there is a Wetland Overlay to the south of the proposed
lots. The Authority would not support any development or infrastructure within this Wetland overlay without the
appropriate investigations being carried out that demonstrate (to the satisfaction of the Authority) that no adverse
environmental impacts arise.
The Authority would also recommend that any proposed servicing of the sites be carried out on land above the 1% AEP
flood level of 3.2m AHD (Figure 2). A Stormwater Management Plan identifying a legal point of discharge and type(s) of
WSUD treatment (and location) must be demonstrated and a MUSIC model showing treatment of all runoff from the subdivision to Best Practice must also be provided and be to the satisfaction of the relevant Authority’s (e.g. Shire and
WGCMA).
F-2011-0606
Pg 1 of 3
Figure 1. Mapping showing the Wetland Overlay.
Figure 2. Mapping showing flooding overlays.
F-2011-0606
Pg 2 of 3
Please note: This document contains flood level advice only and does not constitute approval or otherwise of any
development at this location.
Should you have any further queries, please do not hesitate to contact me on 1300 094 262. To assist the CMA in
handling any enquiries please quote WG-F-2011-0606-DE in your correspondence with us.
Yours sincerely,
Adam Dunn
Land Planning Manager
Cc: Wellington Shire Council
The information contained in this correspondence is subject to the disclaimers and definitions below.
Definitions and Disclaimers
1. The area referred to in this letter as the ‘proposed development location’ is the land parcel(s) that, according to the Authority’s
assessment, most closely represent(s) the location identified by the applicant. The identification of the ‘proposed development
location’ on the Authority’s GIS has been done in good faith and in accordance with the information given to the Authority by the
applicant(s) and/or Wellington Shire Council.
2.
While every endeavour has been made by the Authority to identify the proposed development location on its GIS using VicMap
Parcel and Address data, the Authority accepts no responsibility for or makes no warranty with regard to the accuracy or
naming of this proposed development location according to its official land title description.
3.
AEP as Annual Exceedance Probability – is the likelihood of occurrence of a flood of given size or larger occurring in any one
year. AEP is expressed as a percentage (%) risk and may be expressed as the reciprocal of ARI (Average Recurrence
Interval).
Please note that the 1% probability flood is not the probable maximum flood (PMF). There is always a possibility that a flood
larger in height and extent than the 1% probability flood may occur in the future.
4.
AHD as Australian Height Datum - is the adopted national height datum that generally relates to height above mean sea level.
Elevation is in metres.
5.
ARI as Average Recurrence Interval - is the likelihood of occurrence, expressed in terms of the long-term average number of
years, between flood events as large as or larger than the design flood event. For example, floods with a discharge as large as
or larger than the 100 year ARI flood will occur on average once every 100 years.
6.
No warranty is made as to the accuracy or liability of any studies, estimates, calculations, opinions, conclusions,
recommendations (which may change without notice) or other information contained in this letter and, to the maximum extent
permitted by law, the Authority disclaims all liability and responsibility for any direct or indirect loss or damage which may be
suffered by any recipient or other person through relying on anything contained in or omitted from this letter.
7.
This letter has been prepared for the sole use by the party to whom it is addressed and no responsibility is accepted by the
Authority with regard to any third party use of the whole or of any part of its contents. Neither the whole nor any part of this letter
or any reference thereto may be included in any document, circular or statement without the Authority’s written approval of the
form and context in which it would appear.
8.
The flood information provided represents the best estimates based on currently available information. This information is
subject to change as new information becomes available and as further studies are carried out.
F-2011-0606
Pg 3 of 3
CMA Application No:
Document No:
Your Ref:
Date:
Roady J Macey
H.J. Macey
369 Camberwell Road
Camberwell, VIC 3124
WG-F-2010-0160-DE
2
5060
28 June 2011
[email protected]
Dear Roady,
Application Number (CMA Ref):
WG-F-2010-0160-DE
Property
Street:
74 Stevens Street, Sale, VIC 3850
Cadastral:
CA 9, Section 4, Parish of Sale
Regarding: Flood Advice - Information for rezoning/subdivision - updated request for mapping
Thank you for your enquiry, received at the West Gippsland Catchment Management Authority on 27 June 2011.
The Authority’s assessment indicates that the property is covered by the following Zones and Overlays in the Wellington
Planning Scheme;
Zone(s):
Overlay(s):
FZ - Farming Zone
DDO6 - Design and Development Overlay
The Victorian Planning Provision Practice Note ‘Applying for a Planning Permit under the Flood Provisions – a guide for
councils, referral authorities and applicants’ requires consideration of the following:
 Residential, commercial and industrial buildings are not generally an appropriate development on floodway land in
view of their potential for obstruction of flood flows
 A development should be refused if it is likely to cause an unacceptable increase in flood risk in the following
situations:
- it is likely to result in danger to the life, health and safety of the occupants due to flooding of the site
- it relies on low-level access to and from the site
- it is likely to increase the burden on emergency services and the risk to emergency personnel
- it is likely to increase the amount of flood damage to public or private assets
- it is likely to raise flood levels or flow velocities to the detriment of other properties. Potentially adverse effects
on upstream and downstream areas must be identified and addressed. Development should not transfer
flooding problems from one location to another
- it is likely to obstruct flood flows or reduce natural flood storage. The capacity of land subject to inundation to
convey and store floodwater must be maintained
- it is likely to be detrimental to natural habitats, waterway stability, water quality or sites of significance
- if any subdivision, development or redevelopment is likely to increase the number of buildings located in a
floodway area.
A copy of the Practice Note can be downloaded from the Department of Planning and Community Development website
(www.dpcd.vic.gov.au) by following the links to Planning > Publications & Research > Practice and Advisory Notes.
F-2010-0160 FA Update
Pg 1 of 3
Flood levels for the 1% Annual Exceedance Probability (AEP3) flood event have not been declared for this area under
the Water Act 1989. The best estimate of the 1% flood level under existing conditions for the location described above is
3.2 metres AHD4 which was obtained from the Authority’s flood database. A significant portion of the lots of interest are
below the 3.2m AHD land level and thus would be subject to inundation. Please note that this estimated flood level does
not take into consideration any influence of mean sea level rise which has the potential to increase the existing water
levels in the Gippsland Lakes system including Lake Wellington by up to 0.8 metres. Given the steep nature of the
escarpment at the above sites, factoring in the additional mean sea level will not result in a significant loss of land should
this be considered.
The Authority notes that your request is for lidar and contour information mapping derived from lidar to ensure that any
proposed sub-division on takes into consideration land above 3.2m AHD.
The Authority has provided these
attachments and is happy to provide any further mapping should it be required.
The Authority at this stage would be unlikely to object to sub-division of land above 3.2m AHD. As a result of uncertainty
about the impacts of climate change (e.g. mean sea level rise) on the above property, conditions on future development
of this site may vary, and may include as a minimum that the sub-division boundary still remaining at 3.2m AHD, with
building envelopes at or above 4m AHD to allow for mean sea level rise of 0.8m by 2100.
Please note: This document contains flood level advice only and does not constitute approval or otherwise of any
development at this location.
Should you have any further queries, please do not hesitate to contact me on 1300 094 262. To assist the CMA in
handling any enquiries please quote WG-F-2010-0160-DE in your correspondence with us.
Yours sincerely,
Dr. Geoff Taylor
Team Leader Statutory Functions
Cc: Wellington Shire Council
The information contained in this correspondence is subject to the disclaimers and definitions attached.
F-2010-0160 FA Update
Pg 2 of 3
Definitions and Disclaimers
1. The area referred to in this letter as the ‘proposed development location’ is the land parcel(s) that, according to the Authority’s
assessment, most closely represent(s) the location identified by the applicant. The identification of the ‘proposed development
location’ on the Authority’s GIS has been done in good faith and in accordance with the information given to the Authority by the
applicant(s) and/or Wellington Shire Council.
2.
While every endeavour has been made by the Authority to identify the proposed development location on its GIS using VicMap
Parcel and Address data, the Authority accepts no responsibility for or makes no warranty with regard to the accuracy or
naming of this proposed development location according to its official land title description.
3.
AEP as Annual Exceedance Probability – is the likelihood of occurrence of a flood of given size or larger occurring in any one
year. AEP is expressed as a percentage (%) risk and may be expressed as the reciprocal of ARI (Average Recurrence
Interval).
Please note that the 1% probability flood is not the probable maximum flood (PMF). There is always a possibility that a flood
larger in height and extent than the 1% probability flood may occur in the future.
4.
AHD as Australian Height Datum - is the adopted national height datum that generally relates to height above mean sea level.
Elevation is in metres.
5.
ARI as Average Recurrence Interval - is the likelihood of occurrence, expressed in terms of the long-term average number of
years, between flood events as large as or larger than the design flood event. For example, floods with a discharge as large as
or larger than the 100 year ARI flood will occur on average once every 100 years.
6.
No warranty is made as to the accuracy or liability of any studies, estimates, calculations, opinions, conclusions,
recommendations (which may change without notice) or other information contained in this letter and, to the maximum extent
permitted by law, the Authority disclaims all liability and responsibility for any direct or indirect loss or damage which may be
suffered by any recipient or other person through relying on anything contained in or omitted from this letter.
7.
This letter has been prepared for the sole use by the party to whom it is addressed and no responsibility is accepted by the
Authority with regard to any third party use of the whole or of any part of its contents. Neither the whole nor any part of this letter
or any reference thereto may be included in any document, circular or statement without the Authority’s written approval of the
form and context in which it would appear.
8.
The flood information provided represents the best estimates based on currently available information. This information is
subject to change as new information becomes available and as further studies are carried out.
F-2010-0160 FA Update
Pg 3 of 3