PROPOSED 70 METRE GUYED MAST AND ASSOCIATED EQUIPMENT – LOT 4113 WONGONDERRAH ROAD, NAMBUNG

Location: Lot 4113 Wongederrah Road, Nambung

Applicant: Daly International on behalf of Crown Castle Australia (CCA) and Western Australian Police (WAPOL)

Folder Path: Development Services App / Development Application / 2014 / 24

Disclosure of Interest: None

Date: 12 June 2014

Author:  Planning Officer

Signature of Author:

Senior Officer:  Manager of Planning

 Signature of Senior Officer:

PROPOSAL

The proponent is seeking planning approval for a communication facility at Lot 4113 Wongonderrah road, Nambung. The subject land is zoned rural and under private ownership. The proposal is one of three proposed communication facilities in the Shire of Dandaragan. Unlike the proposed tower in Dandaragan, this proposal along with the proposed tower at Carjarloo, are located near an area of environmental significance and thus Council comment is sought in the deliberation of the application. This proposal includes:

·         Total height of 72.8m (70m unpainted, dull galvanised guyed mast with two 1.2 diameter dishes installed between 20m and 66.5m plus an antenna)

·         Western Australian Police (WAPOL) radio transmission equipment

·         WAPOL prefabricated equipment shelter

·         Two clusters of six solar panels.

BACKGROUND

WAPOL has engaged Crown Castle Australia (CCA) to build a number of communication facilities which will form part of the Community Safety Network. The Network is fully funded under Royalties for Regions and will bring together WA Police, the Fire and Emergency Services Authority (FESA) and the Department of Corrective Services (DCS) under one common infrastructure network, managed by WAPOL. Communication will be across a shared, purpose-built, secure network for the first time.

The process for planning a new telecommunication facility is a complex process and the proponent has considered the following issues:

·         Radiofrequency coverage

·         Low-impact and co-location opportunities

·         Availability of suitable sites

·         Planning, environmental and heritage considerations

·          Engineering criteria and construction considerations. Doc Id: 24310

 

Site description

To meet coverage requirements the search for suitable sites was limited to the top of the hill. The proposed facility is located on one of the higher hills in the area (53m AHD), 18km south-east of Cervantes. The facility will be setback approximately 90m from the southern property boundary and 960m from the western property boundary. Nambung National Park adjoins the western and southern boundary with the Pinnacles Discovery Centre 5km to the west. The land to the east is zoned public purposes. Indian Ocean Drive is 7.8km to the west.

The proposed facility will be enclosed within a secure compound measuring 10m x 10m (100m2). Three anchor points, securing the guyed wires to the ground are located approximately 50m from the mast.

Construction details

A total construction period of approximately 10 weeks is anticipated and there is unlikely to be any adverse impact on the surrounding road network. Once operational, the facility will be unstaffed and will only require maintenance works once a year, for approximately one day.

COMMENT

Under the Telecommunication Act 1997 telecommunication facilities considered to be ‘low impact’ are not required to obtain planning approval. Telecommunication towers are not listed as low-impact and hence planning approval is sought.

In assessing the proposal consideration has been given to ensure the proposal is consistent with the objectives and permitted uses within the Shire’s Local Planning Scheme No7 and the provisions contained within Planning Policy 5.2 Telecommunication Infrastructure (SPP 5.2).

The Western Australian Planning Commission’s Planning Bulletin 46 ‘Applications for telecommunications Infrastructure’, state if a facility is located in an area of environmental significance it can never be regarded as low-impact. The proposed guyed mast is not located within Nambung National Park but is within close enough proximity to warrant consideration of its potential impact on an area of State and Local tourism significance.

Shire of Dandaragan Local Planning Scheme No7 The proposed telecommunication facility is a use not listed under the LPS7 Zoning Table. As a use not listed, in accordance with Clause 9.4.3 of the Scheme, notice of the proposed development was advertised to a number of government agencies as listed in the Consultation section of this report.

As a use not listed, and in accordance with Clause 4.4.2 of the Scheme, Council is to either:

a) Determine that the use is consistent with the objectives of the particular zone and is therefore permitted;

b) Determine that the use may be consistent with the objectives of the particular zone and thereafter follow the advertising procedures of clause 9.4 in considering an application for planning approval; or

c) Determine that the use is not consistent with the objectives of the particular zone and is therefore not permitted.

The subject land is zoned ‘Rural’ under the Shire’s Local Planning Scheme No. 7 (LPS7). The objective of the Rural zone in the Scheme is:

“To provide for a range of rural activities such as broadacre 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”.

It is considered the proposal is consistent with the objectives of the Rural zone.

State Planning Policy 5.2 Telecommunication Infrastructure

SPP 5.2 provides a framework for the preparation, assessment and determination of applications for planning approval of telecommunication facilities. The Policy states telecommunication infrastructure should be located, sited and designed in accordance with 15 Guiding Principles. The applicant has addressed these principles in their planning application and a copy is provided in the attachments.

The Department of Parks and Wildlife (DPAW) in their comment to the proposal (see Schedule of Submissions and DPAW Line of Sight from Desert View Lookout in attachments) confirm there is a direct line of sight from the viewing platform at the Pinnacles Discovery Centre to the tower. Based on DPAW’s analysis, and given the Pinnacles are a significant tourist site, the Officer has requested the applicant provide further information on the visual impact of the tower. It is suspected at a distance of 5.4km and being a guyed mast of less bulk than a lattice tower, the tower will have limited impact on middle to distant views.

Under SPP 5.2 in addition to the standard requirements for planning applications under the relevant town planning scheme, applications for telecommunication facilities are to include additional information as relevant to the application. Therefore the Officer’s request for a visual assessment is in accord with the additional information requirements stated in SPP5.2:

·         Graphic illustrations (including photographs of similar facilities and / or computer generated simulations) showing the type of facility and its relationship with adjacent development;

·         Elevations showing the extent, height and appearance of the proposed facility as viewed from any adjacent street, public place and adjacent property.

It is the Officer’s recommendation Council grant approval on condition the proposal has a limited impact on middle to distant views from the Desert View Lookout pending confirmation from the visual impact assessment from the applicant. It is anticipated that the assessment will be provided prior to the Council meeting. In the event that the assessment is not provided or proves to be unsatisfactory, it is recommendation that Council defer the application. The reason for presenting this item whilst awaiting the visual assessment is that due to the extended time consulting with various government departments the 60 days time limit in the Planning and Development Act will expire and the proposal deemed refused. This will not be the case if Council decides to defer the application pending further information.

CONSULTATION

Notice of the proposed development was advertised to the following government agencies.

·         Air Services Australia;

·         Civil Aviation Authority;

·         Department of Defence;

·         Department of Parks and Wildlife;

·         Department of Planning; and

·         Main Roads Western Australia.

STATUTORY ENVIRONMENT

·         Local Planning Scheme No 7.

POLICY IMPLICATIONS

·         State Planning Policy 5.2 Telecommunication Infrastructure.

·         Western Australian Planning Commission Planning Bulletin No 46 – Applications for Telecommunications Infrastructure.

FINANCIAL IMPLICATIONS

The applicant has paid a planning application fee of $640.00

STRATEGIC IMPLICATIONS

·         Shire of Dandaragan Integrated Strategic Community Plan

5.15.1 GOAL NUMBER ONE: Strong Economic Base and Enabling Infrastructure

OBJECTIVE 2: Ensure timely provision of essential and strategic infrastructure to ensure investment and growth for the Shire is maximised.

CODE: G1-O2-A11

STRATEGIES: Telecommunications:

·         Upgrade existing telecommunications system to allow for higher speed internet access through high speed broadband via wireless;

·         Support planning for demand driven bids for National Broadband Network;

·         Support mobile tower program for region; and

·         Develop digital strategy sub-region (Wheatbelt Development Commission).

 

LINKS: Community workshops, Super-Towns Growth Plan

TIME FRAME: Short-Medium-Short-Short

SCOPE: District – Coastal – District

PARTNERS: NBN WDC

ATTACHMENTS

Circulated with the agenda are the following Items relevant to this report:

·         Plans (Doc Id: 29311)

·         Location Plan (Doc Id: 29313)

·         Applicant response to State Planning Policy 5.2 (Doc Id: 29314)

·         Schedule of Submissions (Doc Id: 29315)

·         DPAW Line of Sight from Desert View Lookout (Doc Id: 29316)

(Marked 9.4.3)

VOTING REQUIREMENT

Simple majority

OFFICER RECOMMENDATION

That Council determines that the use “Telecommunications Tower” is consistent with the objectives of the “Rural” zone and is therefore permitted under section 4.4.2 of the Shire of Dandaragan Local Planning Scheme and grants planning approval for a telecommunication facility at Lot 4113 Wongederrah Road, Nambung subject to the following conditions:

1. All development shall accord with the Development Application prepared by Daly International and subject to any modifications required as a consequence of any condition (s) of approval;

2. All development shall be in accordance with the attached plans date stamped 15 April 2014 subject to any modification required as a consequence of any conditions of this approval and shall not be altered without the prior written approval of the local government;

3. The use and development must be conducted so that it has minimum impact on the amenity of the area by reason of:

·         Transportation of materials, goods and commodities to and from the premises;

·         Appearance of any buildings, works and materials; and

·         The emission of noise, vibration, dust, wastewater, waste products or reflected light;

4. The proposed solar panels must meet all relevant Australian Standards for construction and reflection to minimise any glare impacts;

5. Shire of Dandaragan is to be advised of completion of the facility; and

6. Applicant is to notify RAAF of a proposed “Tall Structure”.

ADVICE NOTES:

Note 1: The applicant be advised this is planning approval only and not a building permit. A building permit must be obtained for this development.

Note 2: If the development the subject of this approval is not substantially commenced within a period of 2 years, or such other period as specified in the approval after the date of the determination, the approval shall lapse and be of no further effect.

Note 3: Where an approval has so lapsed, no development shall be carried out without the further approval of the local government having first been sought and obtained.

Note 4: Applicant is to notify RAAF and Bungle Helicopter Operators of a proposed “Tall Structure”. 

Note 5: The applicant be advised that “should you be aggrieved by this decision, or any conditions imposed, there is a Right of Review under the Planning and Development Act 2005. An application for Review must be submitted in accordance with Part XIV of the Planning and Development Act within 28 days of the date of this decision to:

The State Administrative Tribunal

GPO Box U1991

PERTH WA 6845”

PROPOSED TURQUOISE COAST REGIONAL AIRPORT

Location: Jurien Bay

Applicant: Shire of Dandaragan

File Path: Business Classification Scheme / Land Use and

Planning / Planning / Strategic Plans

Disclosure of Interest: None

Date: 16 June 2014

Author:  Manager Planning

Signature of Author:

Senior Officer:  Chief Executive Officer

Signature of Senior Officer:

PROPOSAL

For Council to receive and publically advertise the master plan for the proposed Turquoise Coast Regional Airport.

BACKGROUND

The preparation of the master plan for the proposed Turquoise Coast Regional Airport has undergone the following process.

Council successfully made an application to the Department of Transport for a grant under the Regional Airports Development Scheme.

Expressions of interest to undertake the study closed on 9 October 2012. Council resolved to appoint Rehbein at the Ordinary Meeting of 22 November 2012.

An inception meeting was held 15 January 2013 and an inspection carried out of several possible sites.

A second meeting with respect of the draft study took place on 20 March 2013.

The draft document was presented to the Council Forum on 10 April 2013 and discussion took place in regard to the priorities as seen by Council.

Following discussion by Council the indication was that Council preferred Site 1 being the existing Jurien Bay Airstrip for the preparation of the Master Plan as the most suitable location for the development of the Turquoise Coast Regional Airport to serve Jurien Bay and surrounding areas, for the short to medium term.

The decision of Council at the Ordinary Meeting held 18 April 2013 was as follows:

In view of the Evaluation Criteria and the Recommendations contained in the Turquoise Coast Regional Airport Site Assessment prepared by Rehbein, that Council advertise all five proposed sites inviting submissions prior to the preparation of a Master Plan and that Council finalise a preferred option following the consultation process.

A summary document of the draft report was mailed out on 7 June 2013 to various ratepayers and government organisations.

Subsequently a public information forum was held on 11 July 2013 at which 10 members of the public attended plus several Councillors and Staff. The interest shown by the public was disappointing. Following the closure of the period for receiving of submissions, 13 submissions were received.

A copy of the submissions received was also forwarded to Rehbein and their comments were as follows:

The decision on which site Council prefers is entirely its prerogative, and given the long duration which may eventuate between an alternative site is required, then it may make sense to endorse a continuation of the status quo at this stage.

However from a planning perspective given that:

1. Site 1 is in reality limited in its ultimate capability, this would seem to suggest public support for progressing the detail around Site 2 for incorporation into necessary planning schemes to protect the site in the long term, especially against encroachment from incompatible surrounding land uses.

2. Site 1 will never be capable of accommodating some types of potential aviation operations, therefore it cannot be guaranteed to adequately serve the intended function of the Turquoise Coast Regional Airport indefinitely; and

3. Site 2 is the only technically superior site to the existing Jurien Bay Airstrip and the only one that is likely to be developable at reasonable cost.

From a planning perspective, it is suggested that it would be highly imprudent not to safeguard a possible airport at Site 2 at some time (potentially 20+ years) in the future. If this option isn’t preserved, then the Shire’s options for a future airport if and when the current facility eventually becomes inadequate for the required operations and/or unacceptable from an amenity impact perspective, are likely to be limited to non-existent.

The Council decision of 28 November 2013 was as follows:

That Council adopt Site 2 – Location 10600, Corner of Munbinea Road and Jurien Road as its preferred location for the preparation of a Master Plan for the Turquoise Coast Regional Airport.

A presentation of the draft Master-plan was given to Councillors at the 22 May 2014 Council Forum.

After considering comments from Councillors and staff, Rehbien have submitted the final draft of the report for Council.

Based on comments received Rehbien have made the following recommendations for inclusion into the Master-plan.

 

For more info on Dandaragan Redgum Village click this link

 

8.0 RECOMMENDATIONS

The Rehbein Airport Consulting report Turquoise Coast Regional Airport Site Options Assessment, 16 April 2013 confirms the selected site at the corner of Jurien Road and Munbinea Road as the most suitable of the identified options for a future Turquoise Coast Regional Airport suitable to serve a range of general aviation and passenger transport operations.

The preferred site is considered to be technically superior to the alternatives against a range of aeronautical and non-aeronautical criteria applicable to a modern airport, as well as likely to be the most cost-effective to develop.

Due to the expected development timeframes for the airport, which are very long-term in nature, the exact mix of operational requirements that the airport must accommodate is not yet known, and may not be so for some years to come. The Master Plan for the Turquoise Coast Regional Airport must therefore incorporate flexibility to adapt appropriately to the reality of demand as it eventuates.

This Master Plan report sets out a framework for the physical development of the preferred site which allows flexibility for the implementation of facilities in a staged manner to suit the extent and nature of demand as it occurs. A number of safeguarding measures are identified in Section 7.0 and it is recommended that these be incorporated within subsequent revisions of the Local Planning Scheme to adequately preserve the capability of the selected site to accommodate the operations associated with the Turquoise Coast Regional Airport.

Nevertheless, there remain some potential issues with the site that have been identified during the process to date. These should be further investigated during the next stage of detailed planning and design to ensure they are adequately addressed. In particular, these include:

·         Potential hazards from bird populations which reportedly exist on and adjacent to the site. It is recommended that a detailed study be undertaken by a qualified ornithologist to identify likely bird behaviour, the potential risk that might be posed to aircraft operations at the airport, and appropriate mitigation and management measures to minimise this risk;

·         Appropriate physical investigation of the proposed development areas to confirm design requirements for infrastructure including aircraft pavements, access roads and development sites; and

·         Further detailed investigations into environmental attributes of the site, including flora and fauna, cultural and heritage considerations, stormwater flow and quality management to confirm the acceptability of development on the site.

It is inevitable that the Master Plan will need to be reviewed at regular intervals to ensure the detailed proposals continue to reflect the changing needs of the Turquoise Coast and this should include careful consideration prior to the initiation of any major development.

COMMENT

Negotiations will continue with the landowner of the proposed site as resolved by Council at the 28 November 2013 meeting.

Prior to Council adopting the final report, it is recommended that it be advertised to the general public.

CONSULTATION

·         Council

·         Chief Executive Officer

·         Deputy Chief Executive Officer

·         Manager Planning

·         Consultant

STATUTORY ENVIRONMENT

There are no statutory implications relevant to this item.

In the longer term it is hoped to show the adopted site on planning documents.

POLICY IMPLICATIONS

The decision of Council for the location of the proposed Turquoise Coast Regional Airport will lock Council into the process over the next five to 20 years.

FINANCIAL IMPLICATIONS

Funding in the long term for the development of the Turquoise Coast Regional Airport will be the matter of further investigation and government funding.

STRATEGIC IMPLICATIONS

·         Shire of Dandaragan Strategic Community Plan 2011 – 2021

5.15.1 GOAL NUMBER ONE: Strong Economic Base and Enabling Infrastructure

OBJECTIVE 2: Ensure timely provision of essential and strategic infrastructure to ensure investment and growth for the Shire is maximized.

CODE: G1-O2-A5

STRATEGIES: Assess feasibility and develop plan for Regional Airport via RADS application.

LINKS: SuperTowns Growth Plan

TIME FRAME: Medium

SCOPE: District

 PARTNERS: DoT

ATTACHMENTS

Circulated with the agenda is the following item relevant to this report:

·         Final version of Masterplan (Doc Id: 29603) (Marked 9.4.1)

VOTING REQUIREMENT

Simple majority

OFFICER RECOMMENDATION

That Council advertise the Master Plan for the proposed Turquoise Coast Regional Airport for a period of 21 days in local newspapers and on the Shire’s website.

Location: Lot 6 Mungedar Road, Dandaragan

Applicant: Daly International on behalf of Crown Castle Australia (CCA) and Western Australian Police  (WAPOL)

Folder Path: Development Services App / Development Application / 2014 / 23

Disclosure of Interest: None

Date: 11 June 2014

Author:  Planning Officer

Signature of Author:

Senior Officer: , Manager of Planning

 Signature of Senior Officer:

 

 

The proponent is seeking planning approval for a communication facility at Lot 6 Mungedar road, Dandaragan. The subject land is zoned rural and under private ownership. The proposal is one of three proposed communication facilities in the Shire of Dandaragan. This proposal includes:

·         An overall height of 43.2m (40m lattice tower-unpainted galvanised finish, two dishes one will 1.2m dia the other will be 1.8m dia installed between 15m – 38m height, plus antenna)

·         Western Australian Police (WAPOL) radio transmission equipment

·         WAPOL prefabricated equipment shelter

·         Two clusters of six solar panels

 

WAPOL has engaged Crown Castle Australia (CCA) to build a number of communication facilities which will form part of the Community Safety Network. The Network is fully funded under Royalties for Regions and will bring together WA Police, the Fire and Emergency Services Authority (FESA) and the Department of Corrective Services (DCS) under one common infrastructure network, managed by WAPOL. Communication will be across a shared, purpose-built, secure network for the first time.

The process for planning a new telecommunication facility is a complex process and the proponent has considered the following issues:

·         Radiofrequency coverage

·         Low-impact and co-location opportunities

·         Availability of suitable sites

·         Planning, environmental and heritage considerations

·         Engineering criteria and construction considerations.

 

To meet coverage requirements the search for suitable sites was limited to the top of the hill. The proposed facility is located on the highest hill in the area (364m AHD), 19km south-east of Badgingarra and approximately 17km north of Dandaragan and will be setback 4.7km from North West Road and 4.6km from Badgingarra Road. The nearest dwelling is 3.5km. The site is easily accessible and the property owner is happy to proceed.

The proposed facility will be located on a fenced off area not used for agricultural purposes and will require the removal of five small trees. The facility will be enclosed within a secure compound measuring 10m x 10m (100m2).

 

The site will be accessed by an existing gravel track on the property. The total construction period will be approximately ten weeks. Once operational, the facility will be unstaffed and will require maintenance work once a year for one day. Construction works will occur between 7am and 7pm.

 

Under the Telecommunication Act 1997 telecommunication facilities considered to be ‘low impact’ are not required to obtain planning approval. Telecommunication towers are not listed as low-impact and hence planning approval is sought. In assessing the proposal consideration has been given to ensure the proposal is consistent with the objectives and permitted uses within the Shire’s Local Planning Scheme No7 and the provisions contained within Planning Policy 5.2 Telecommunication Infrastructure (SPP 5.2)

Shire of Dandaragan Local Planning Scheme No7

The proposed telecommunication facility is a use not listed under the LPS7 Zoning Table. As a use not listed, in accordance with Clause 9.4.3 of the Scheme, notice of the proposed development was advertised to adjoining landowners that may be affected by the development. No objections have been received from adjoining neighbours.

As a use not listed, and in accordance with Clause 4.4.2 of the Scheme, Council is to either:

a) Determine that the use is consistent with the objectives of the particular zone and is therefore permitted;

b) Determine that the use may be consistent with the objectives of the particular zone and thereafter follow the advertising procedures of clause 9.4 in considering an application for planning approval; or

c) Determine that the use is not consistent with the objectives of the particular zone and is therefore not permitted.

The subject land and adjoining lots are currently zoned ‘Rural’ under the Shire’s Local Planning Scheme No. 7 (LPS7). The objective of the Rural zone in the Scheme is:

 “To provide for a range of rural activities such as broadacre 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”.

It is considered the proposal is consistent with the objectives of the Rural zone.

State Planning Policy 5.2 Telecommunication Infrastructure SPP 5.2 provides a framework for the preparation, assessment and determination of applications for planning approval of telecommunication facilities. The Policy states telecommunication infrastructure should be located, sited and designed in accordance with 15 Guiding Principles. The applicant has addressed these principles in their planning application and a copy is provided in the attachments.

In determining the application SPP 5.2 state the local government should have regard to the “extent to which the proposal contribute to the social and economic benefit of affordable and convenient access to modern telecommunication services for people and businesses throughout the State”. The proposed facility will enable WAPOL to use a more effective and modern communication network and will also benefit the community by providing a more informed, responsive and coordinated law enforcement and public safety service in regional population areas.

Given the social and economic benefit of the proposal and its location in the Rural zone well away from sensitive land uses, it is the Planning Officer recommendation that Council grant approval.

 

Notice of the proposed development was advertised to adjoining and potentially impacted neighbouring landowners. The advertising period was 5 May and closed on the 26 May 2014. No objections were received.

 

·         Local Planning Scheme No 7.

 

·         State Planning Policy 5.2 Telecommunication Infrastructure

 

The applicant has paid a planning application fee of $640

 

·         Shire of Dandaragan Integrated Strategic Community Plan

 

OBJECTIVE 2: Ensure timely provision of essential and strategic infrastructure to ensure investment and growth for the Shire is maximised

 

CODE: G1-O2-A11

 

STRATEGIES: Telecommunications:

·         Upgrade existing telecommunications system to allow for higher speed internet access through high speed broadband via wireless;

·         Support planning for demand driven bids for National Broadband Network;

·         Support mobile tower program for region; and

·         Develop digital strategy sub-region (Wheatbelt Development Commission).

 

LINKS: Community workshops, Super-Towns Growth Plan

 

 

TIME FRAME: Short – Medium – Short – Short

SCOPE: District – Coastal – District

PARTNERS: NBN, WDC

 

Circulated with the agenda are the following Items relevant to this report:

·         Plans (Doc Id: 29307)

·         Location Plan (Doc Id: 29308)

·         Applicant response to State Planning Policy 5.2 (Doc Id: 29310)

(Marked 9.4.2)

 

Simple majority

 

That Council determines that the use “Telecommunications Tower” is consistent with the objectives of the “Rural” zone and is therefore permitted under section 4.4.2 of the Shire of Dandaragan Local Planning Scheme and grants planning approval for a telecommunication facility at Lot 6 Mungedar road, Dandaragan subject to the following conditions:

1. All development shall accord with the Development Application prepared by Daly International and subject to any modifications required as a consequence of any condition (s) of approval;

2. All development shall be in accordance with the attached plans date stamped 15 April 2014 subject to any modification required as a consequence of any conditions of this approval and shall not be altered without the prior written approval of the local government;

3. The use and development must be conducted so that it has minimum impact on the amenity of the area by reason of:

·         Transportation of materials, goods and commodities to and from the premises;

·         Appearance of any buildings, works and materials; and

·         The emission of noise, vibration, dust, wastewater, waste products or reflected light;

4. The proposed solar panels must meet all relevant Australian Standards for construction and reflection to minimise any glare impacts;

5. Shire of Dandaragan is to be advised of completion of the facility

 

Note 1: The applicant be advised this is planning approval only and not a building permit. A building permit must be obtained for this development.

Note 2: If the development the subject of this approval is not substantially commenced within a period of 2 years, or such other period as specified in the approval after the date of the determination, the approval shall lapse and be of no further effect.

Note 3: Where an approval has so lapsed, no development shall be carried out without the further approval of the local government having first been sought and obtained.

Note 4: The applicant be advised that “should you be aggrieved by this decision, or any conditions imposed, there is a Right of Review under the Planning and Development Act 2005. An application for Review must be submitted in accordance with Part XIV of the Planning and Development Act within 28 days of the date of this decision to:

The State Administrative Tribunal

GPO Box U1991