PROPOSED Camel Dairy Lot 51
Koodjee Rd Yathroo, Dandaragan
Location: lot 51 Koodjee Rd Yathroo
Applicant: Camilk Australia Pty Ltd
Date: April 8, 2015
Proposal
The proponent is seeking planning approval for a camel dairy
farm located on lot 51 Koodjee road Yathroo
Background
The applicant is seeking approval to keep up to 450 camels and
construct a camel dairy for the purpose of producing camel milk for human
consumption from approximately 310 camels at lot 51 Koodjee RD Yathroo.
The property comprises of approximately 793 hectares
Lactating camels will be kept in semi-intensive yards measuring
26m x 200m at a rate of 20 camels per yard. Dry camels will be kept in open
paddocks of approximately 40 hectares.
Fencing was an issue raised as a concern by the dept. of Parks
and Wildlife as there is a nature reserve (Bundarra A23934) within 2km of the
proposal. The department advises that there should be sufficient fencing to
prevent infestation of the reserve by feral camels (declared pest). The
applicants have provided details of the fencing which includes electric fences
to ensure that the camels are retained on the property. A copy of the fencing
specifications is provided in the attachments.
The proposed dairy will be required to comply with health department
guidelines and legislation as the product is intended for human consumption
The objective for "Rural" zoned land in local planning
scheme no.7 is
Rural Zone
To provide for range of rural activities such as broadcare and
diversified farming so as to retain the rural character and amenity of the
locality, in such a way as to prevent land degradation and further loss of biodiversity.
A camel dairy fits under the land use “animal husbandry -
Intensive”. Under the Scheme this is defined as:
“Animal husbandry - intensive” means premises used for keeping,
Rearing or fattening of pigs, poultry (for either egg or meat
Production), rabbits (for either meat or fur production) and
other livestock in feedlots.
Agriculture Intensive, Agroforestry, and Animal
Husbandry-Intensive are “D” uses (discretionary approval) in a Public Drinking
Water Supply Area where Council will have due regard to the potential impact on
groundwater quality. The proposed development is not within a public drinking
water source reserve.
5.22 PROTECTION OF WATER SOURCES
5.22.2 Groundwater Areas
Groundwater protection areas have been established by the Water
And Rivers Commission (now DEC) known as the Jurien
Groundwater Area and Gingin Groundwater Area.
Landowners and developers are required to obtain a licence prior
to the construction of a bore or well on any property for groundwater
extraction except for stock or domestic purposes.
The Department of Parks and Wildlife (the previous DEC) and
Department of Water have been consulted on this application.
COMMENT
The Shire and WAPC have adopted the Local Planning Strategy -
Rural Land Use and Settlement 2012 (the Rural Strategy) which provides
guidance to Council in assessing this type of application.
The following considerations are taken directly from the Rural
Strategy and comments provided on each consideration.
Local Planning Strategy - Rural Land Use and Settlement 2012
Appendix 2 intensive agriculture planning
considerations when assessing a planning application for intensive agriculture
When Council is considering an application for either
Agriculture - Intensive, Agroforestry, Animal Husbandry Intensive and
Aquaculture it will take into account the following matters;
Strategic considerations
Council will assess the potential impact of the Application and subsequent
development to ensure:
Services and infrastructure are adequate, including the road to
be used to transport produce and to access the property, power, water and other
requirements or can be adequately upgraded which would be the responsibility of
the applicant.
Comment: Suitable sealed and gravel roads and provides good access
to the site. The applicant is liaising with service authorities to ensure that
suitable infrastructure is provided based on the scale of the proposal.
There is no wider potential for land use conflict from things
such as spray drift or smoke between existing and proposed use.
Comment: There will be no impact.
It will have no adverse impact on catchment management and ground
and surface water.
Comment: The Department of Water have been consulted on the proposal
and comments are provided in the attachments.
It will not sterilise land with potential for urban expansion or
other long term land needs.
Comment: There is unlikely to be any urban expansion in the vicinity.
Local considerations
Council will assess proposals for intensive agriculture on the
ability of the subject land to accommodate the proposed use, and with due
consideration of the risk of off-site environmental impacts and conflict with
neighbouring land uses. Factors to be addressed by the proponent and
subsequently considered by Council include:
The nature and capability of
the land.
Comment: The applicant has advised that a small
portion of the land has Bassendean Sands and that this has been taken into account
in the assessment of the suitability of the land. The property is not within
the Bassendean Sands Special Control Area.
The remainder of the land is suitable for general farming
including the keeping of stock.
Availability and adequacy of
water supply.
Comment: The applicant has advised that there is good
quality bore water available on the property for stock and that a rainwater
tank will be used for other water needs. There may be a requirement to provide
additional bore water of suitable quality and quantity if the Department of
Health require.
Sensitivity of adjacent land
uses.
Comment: There are no sensitive adjoining land uses.
Remnant vegetation and wetland
protection requirements.
Comment: Both dry and milking camels will be kept in
fenced areas away from any remnant vegetation.
The proposed site has been
cleared.
Comment: The area where both dry and milking camels
will be fenced is cleared land.
Crop rotation and / or specific
land management requirements.
Comment: Not applicable.
Any particular infrastructure
layout or transport access requirements.
Comment: No specific requirements not already
addressed.
The requirement for permission
to use ground and surface water.
Comment: The applicant is liaising with the
Department of Water to satisfy this requirement.
Demonstrate the existing
pre-development hydrological regime will be maintained or enhanced where
possible.
Comment: The property is not on the 100 year flood
plain.
The separation distances and /
or buffers with the adjacent uses which are potentially incompatible can be
contained on the subject land rather than being a constraint on adjacent land.
Comment: The Bundarra Reserve is within 2 km of the
proposal.
The applicants will provide suitable fencing to ensure that
camels do not escape into the reserve.
The development impacts can be
managed on site.
Comment: There is sufficient land to accommodate the development
impacts.
The development should not
significantly detract from any scenic landscape and / or conservation
attributes identified in the locality.
Comment: The development will not significantly
detract from any scenic landscape and / or conservation attributes in the
vicinity.
Other matters which may be
required to be addressed if requested by Council.
Comment: Nil
It is the officer’s view that if the site is well managed, there
will be minimal impact to neighbouring properties and the environment and is
therefore, supported with conditions.
CONSULTATION
The proposal was advertised to surrounding landowners (within a
5 - 10 km radius) and to the below government agencies from 12
March to 10 April 2015.
·
Department
of Agriculture and Food (Geraldton and Moora)
·
Department
of Parks and Wildlife (Geraldton)
·
Department
of Health
·
Department
of Water (Perth and Geraldton)
STATUTORY ENVIRONMENT
·
Local
Planning Scheme No 7
·
Local
Planning Strategy - Rural Land Use and Rural Settlement
POLICY IMPLICATIONS
·
SPP 2.5
Land Use Planning in Rural Areas
·
There
are no local policy implications relevant to this item
FINANCIAL IMPLICATIONS
The applicant has paid a sum of $544.
STRATEGIC IMPLICATIONS
·
Shire of
Dandaragan Local Planning Strategy - Rural Land Use and Rural Settlement
ATTACHMENTS.
Circulated with the agenda are the following items relevant to
this report:
·
Application
(Doc Id: 49237)
·
Location
Plan (Doc Id: 49237)
·
Elevations
(Doc Id: 49237)
·
Submission
from Department of Parks and Wildlife (Doc Id:
49221)
·
Submission
from Department of Health (Doc Id: 49542)
·
Submission
from Department of Agriculture (Doc Id: 49583)
·
Submission
from Department of Water (Doc Id: 49582)
(Marked 9.4.2)
VOTING REQUIREMENT
Simple majority
OFFICER RECOMMENDATION
That Council grant planning approval for a proposed Camel
Dairy Farm on Lot 51 Koodjee Road, Yathroo to Camilk
Australia Pty Ltd subject to the following conditions of approval:
1. The land use and development shall be
undertaken in accordance with the approved and stamped plans.
2. The use and development must be
substantially commenced within three years of the date of this approval.
3. The maximum number of camels shall be 450.
4. Crossovers, access and egress to the subject
site from
Koodjee Road and any road works shall be located and constructed
to the satisfaction of the Shire’s Chief
Executive Officer and include all necessary drainage and signage.
Costs applicable to the construction of the access point/s onto the site and
any related issues shall be borne by the proponent.
5. All internal roadway surfaces within the site
are to be constructed of a suitable material such as paving, road base,
limestone or course gravel and compacted to limit dust generation, to the
satisfaction of the Shire’s Chief
Executive Officer.
6. The use and development must be conducted so
that it has minimum impact on the amenity of the area by reason of:
a) Transportation of materials, goods and commodities to and
from the premises;
b) Appearance of any buildings, works and materials; and
c) The emission of noise, vibration, dust, wastewater, waste products
or reflected light.
7. The operation of the business complies with
the Primary
Industries Report Model Code of Practice for the Welfare of
Animals - The Camel.
ADVICE:
Note 1: Further to this approval, the applicant may be required to
submit working drawings and specifications to comply with the requirements of
the Building Act 2011 and the Health Act 1911 which are to be approved by the
Shire’s Manager Building Services and / or Manager Environmental Health prior
to issuing a building licence.
Note 2: The Department of Health advises that any form of pest control
using pesticides must comply with the Health (Pesticides) Regulations 2011.
Note 3: It is advised that the proposal should at all times comply with
the provisions of the Food Act 2008 and related regulations, codes and
guidelines and in particular Standard 4.2.4 - Primary Production and Processing
Standard for Dairy Products.
Note 4: Approval will be required from the Department of Health and
Shire of Dandaragan Environmental Health Officer for any waste water disposal
system.
Note 5: Subject to groundwater being available, it is recommended that
the proposal is required to be in accordance with the following Department of
Water publications:
·
Water
quality protection note 12 Dairy processing plants November 2012.
·
Water
quality protection note 22 Irrigation with nutrient-rich wastewater JULY 2008.
·
Water
quality protection note 70 Wastewater treatment and disposal - domestic systems
June 2010.
·
Australian
Drinking Water Quality Guidelines.
Note 6: The proponent may also need to obtain a Works Approval from
Department of Environment and Regulation, if production from the premises
exceeds 100 tonnes per year, and from which liquid waste is to be discharged
onto land or into waters.
Note 7: The Department of Water advised the applicant contact the
Swan-Avon Goldfields office to discuss groundwater licensing requirements.
Note 8: The business and operation are to be registered with the Department
of Health and required separate approval from the Department of Health.
Note 9: The applicant has received a copy of submissions from:
·
Department
of Health;
·
Department
of Water;
·
Department
of Agriculture and Food;
·
Department
of Parks and Wildlife; and have been requested to comply with the relevant
government departments.
