E.J. Cooper and Son Pty Ltd v Townsville City Council
[2021] QPEC 20
•31 March 2021
PLANNING AND ENVIRONMENT COURT
OF QUEENSLAND
CITATION:
E.J. Cooper & Son Pty Ltd v Townsville City Council & Anor [2021] QPEC 20
PARTIES:
E.J. COOPER & SON PTY LTD
(appellant)v
TOWNSVILLE CITY COUNCIL
(respondent)and
CHIEF EXECUTIVE, DEPARTMENT OF TRANSPORT AND MAIN ROADS
(co-respondent by election)
FILE NO/S:
4894 of 2013
DIVISION:
Planning and Environment
PROCEEDING:
Appeal
ORIGINATING COURT:
Planning and Environment Court, Brisbane
DELIVERED ON:
31 March 2021
DELIVERED AT:
Brisbane
HEARING DATE:
12, 13, 14, 15, 16, 19, 20, 21, 22 and 23 October 2020, 3, 4 and 6 November 2020 and 11 December 2020 with further material received to 10 February 2021.
JUDGE:
Rackemann DCJ
ORDER:
The appeal is dismissed.
CATCHWORDS:
PLANNING AND ENVIRONMENT – APPEAL – appeal against refusal of a development application under the Integrated Planning Act 1997 – application for a preliminary approval for a material change of use to develop a large rural holding into a master planned residential community supported by other uses – where the development application also sought a variation to the planning scheme – the operation of statutory provisions in relation to such applications –whether the application for a preliminary approval for the material change of use must be assessed against the provisions of the Planning Scheme sought to be varied – what weight should be given to the more recent planning documents – whether proposal should be refused having regard to the nature of the proposed uses, its likely impact on amenity, potential for reverse amenity impacts, infrastructure requirements, traffic impacts or having regard to issues of flooding or stormwater quality - whether the proposal conflicts with the planning documents – whether the application ought be approved having regard to grounds/matters in favour of the proposal – whether there is a need sufficient to support approval – likely benefits in times of flood – benefits from stabilizing and rehabilitating eroded parts of the site – other matters in favour – whether the development should be approved in part – whether the variations component of the application should be approved
CASES:
Aldi Stores v Redland City Council [2009] QPELR 602
Bell v Brisbane City Council, Gold Coast City Council (2018) 230 LGERA 374
Brown v BCC [2005] QPELR 629
Gold Coast City Council v K & K (GC) Pty Ltd (2019) 239 LGERA 409
Lewiac Pty Ltd v Gold Coast City Council and Another (2011) 180 LGERA 117
Lipoma Pty Ltd & Anor v Redland City Council & Anor [2020] QCA 180
Lockyer Valley Regional Council v Westlink Pty Ltd [2013] 2 Qd R 302
Nerinda Pty Ltd v Redland City Council [2019] 1 Qd R 523
Redland City Council v Aldi Stores [2009] QCA 346
Redland City Council v King of Gifts (Qld) Pty Ltd [2020] QCA 41
Residential Developments Australia Pty Ltd v Brisbane City Council [1990] QPELR 121
Stockland Development v Sunshine Coast Regional Council [2014] QPELR 52
Weightman v Gold Coast City Council [2003] 2 Qd R 441
Woolworths Ltd v Maryborough City Council (No 2) [2006] 1 Qd R 273
LEGISLATION:
Integrated Planning Act 1997 (Qld) ss 1.3.2, 3.1.6, 3.5.5, 3.5.5A, 3.5.14, 3.5.14A, 4.1.50(1), 4.1.52(1), (2)
Integrated and Other Legislation Amendments Act 2003 (Qld)
Planning Act 2016 (Qld) ss 289(2), 311
Sustainable Planning Act 2009 (Qld) ss 242, 326, 329, 802, 819
COUNSEL:
D Gore QC and M Batty for the appellant
B Job QC, J Ware and T Stork for the respondent
K Buckley for the co-respondent by election
SOLICITORS:
Thynne + Macartney for the appellant
Townsville City Council Legal Services for the respondent
Norton Rose Fulbright for the co-respondent by election
Table of Contents
Background
The Site
The Proposal
Statutory Framework
The Decision Framework under IPA
Onus and Nature of Appeal
The Planning Documents
The Issues
The Conflict/Matters Raised Against the Proposal
(i) Residential and Other Urban (Non-rural) Use
(a) TPS 2003
(b) CP 2014
(c) NQRP
(d) Conclusion on Residential and Other Urban (Non-Rural) Use
(ii) Landscape Character and Visual Amenity
(iii) Ecology
(iv) Amenity – Noise
(v) Reverse Amenity and Impact on Nearby Rural Land Use
(vi) Infrastructure
(vii) Traffic
(a) Modelling
(b) Intersection Analysis
(c) Scope for the Upgrades
(d) The Reverse Curve
(e) Conclusion on Traffic
(viii) Flooding
(ix) Stormwater Quality
(x) Uncertainty
Grounds/Matters in Favour of Approval
(i) Need
(ii) The Benefits of the Site and Development from a Flooding Perspective
(iii) Sodic Soil/Erosion
(iv) Other Grounds/Factors in Favour
(v) Appellant’s Summary
Conclusion on Material Change of Use Component
Approval in Part
The Variation Component
Conclusion
Background
This is the oldest appeal within this Court. It was commenced in 2013 against the deemed refusal of a development application made in December 2008. It is more than 10 years since the development application was subject to public notification. The approval sought by the appellant is for the purposes of facilitating the future development of a large rural holding south west of the developed part of Townsville, within the former Thuringowa Shire, at the foothills of the Pinnacles. It proposes a master planned residential community, supported by other uses and facilities.
The delay in progressing the matter was explained in the evidence of the appellant’s representative, whose statement revealed, amongst other things, that:
(a) the land was purchased, for the purpose of future development in 2007, in the belief that “common sense dictated” (although the planning scheme did not) that land at Pinnacles would be next in line for development;[1]
[1] Ex 62 para 12.
(b) the development application was lodged on 23 December 2008;
(c) in 2009 the Council commenced work on a new planning scheme. It was also, at that time, unsupportive of the development application;[2]
[2] Ex 62 para 31, 33.
(d) the appellant, it seems, spent some years unsuccessfully attempting to persuade the Council that its proposal ought be supported in the new planning scheme;[3]
[3] Ex 62 paras 34-37.
(e) by a letter dated 22 May 2013,[4] the Council advised that its concerns in relation to the ongoing operational and maintenance costs of additional infrastructure required for the proposal and the absence of need for additional land to be zoned for urban purposes (or that Pinnacles should be the next growth front) had not been allayed; the appellant thereupon chose to institute the subject appeal; and
(f) following the institution of the appeal, many experts were engaged to[5] provide advice. The appellant subsequently spent an extended period of time unsuccessfully attempting to negotiate a resolution. Eventually it accepted that it would not succeed and with “additional pressure from the Court to progress the appeal” the matter eventually came on for hearing.
[4] Ex 63 para 38.
[5] Ex 62 paras 41-45.
The extent of delay in this case is quite exceptional. It should not be taken to be a precedent for the level of patience which this Court will exhibit in respect of delay, even where matters are large and/or complex.
The Site
The subject site is located at 360 Round Mountain Rd, Pinnacles, Townsville and is more particularly described as Lot 4 on SP132604. It is a relatively large holding of 1,189ha in area. It is improved with a farm house, fencing, some rural outbuildings and informal tracks.
The site features a relatively flat plain in the central and eastern parts of the site and a more elevated section in the foothills of the Harvey Range. There are two main creeks (Stoney Cr and Middle Cr) which traverse the site in a generally west/east direction. There are other minor streams.
The site adjoins other rural allotments. There is also some rural/residential sized allotments a little further to the east. Reflecting its rural location, the site is removed from urban facilities. The distance from the centre of the site to the supermarket at Rasmussen was variously described as approximately 8km[6] or 6km or more[7] by road. Similarly it is not currently served by other infrastructure to a standard that would be necessary to support development of the kind intended.
[6]T6-36.
[7]Ex 50 para 14.
The Proposal
The development application was made under the Integrated Planning Act 1997. The application sought two things as follows:
(a) a preliminary approval for a material change of use, described in the development application as a “mixed use residential community comprising of residential, commercial, light industrial, community and open space and land uses within 9 separate neighbourhoods, to a maximum building height of 3 storeys or 12m”, and
(b) a variation to the planning scheme to change the level of assessment for 45 uses (from impact assessable) and to nominate applicable codes for uses and for the assessment of applications for reconfiguration and for operational works.
The intention is for development to be guided by a new Pinnacles Development Plan (PDP). That plan includes codes. One is the Pinnacles District Code (PDC). The purpose of the PDC is to achieve the Overall Outcomes and objectives for the PDP area. Its Overall Outcomes contain broad statements of intent. Specific Outcomes of the PDC provide an intent for each of the Precincts.
The Residential Precinct intends “primarily” to be a suburban area for a range of housing types of varying scale and density. That may include a mix of dual occupancies, multiple dwellings and aged care and retirement villages. Density is to be generally low (10 dwellings per net hectare) to medium (15 dwellings per net hectare within “easy walking distance” (defined as 400m)) of Local Centre and Mixed Use Town Centre Precincts and parkland. Densities are not to exceed the maximum dwelling yield identified on Map 2 and on subsequent approved DLUPs.
The Mixed Use Town Centre Precinct envisages a single large shopping complex with retail uses up to 6,000m2 and offices and commercial premises up to 7,000m2. Possible uses include indoor recreation (cinemas or gyms), education facilities, restaurant, hotel or short-term accommodation, office, place of worship and medical centre. It is intended to be “an employment centre for the wider Pinnacles residential community”.
The Local Centre Precincts are to generally serve catchments of 1,000 to 2,000 households and include convenience shopping, personal services, catering shops, restaurants, community facilities, healthcare services and offices, and service stations. Retail uses of up to 200m2 and up to 800m2 for offices and commercial premises are envisaged.
The Light Industry and Enterprise Land Use Precinct is to accommodate a “broad range” of light industrial, manufacturing and servicing, large-scale retail uses, storage facilities, distribution centres, sales and hire yards and similar uses. “Retail showrooms and bulky good land uses” are also envisaged. The area is intended to act as an employment generator.
The Community Use Precinct is the preferred location for education facilities as well as possible social and community services, health, recreational and entertainment facilities. Child care centres, community residences, cultural facilities, institutional residences, hospitals, retirement villages, medical centres, and outdoor recreational and places of worship are envisaged. The application report referred to up to 3 primary schools and 2 high schools.
The Open Space Precinct was intended to incorporate parkland, together with remnant vegetation, riparian corridors and watercourses with ancillary facilities and pathways. There have been changes, discussed later, as to what may be done in the open space precinct.
Another code is the Detailed Land Use Plan Code (DLUP Code) which is provided for under the PDC. A Detailed Land Use Plan (DLUP) must be approved for each neighbourhood prior to any application for any further development. A DLUP for each neighbourhood would be the subject of a code assessable “material change of use” application, provided it is generally in accordance with the approved PDP. The DLUP must be assessed against the DLUP Code and the PDP. The DLUP would establish cadstral boundaries for Precincts, and a framework for the location of land uses, roads, parks, stormwater drainage and other infrastructure. A DLUP would establish “in principle” support for land use areas and criteria for future applications.
The Overall Outcome for the DLUP Code is that a DLUP is generally in accordance with the approved PDP including Maps 1 to 4.[8] The term “generally in accordance” is defined in s 4.2 of the DLUP Code. It relevantly includes that precincts nominated within the DLUP are located as indicated on the approved PDP Map 1 and the probable solutions of the DLUP Code; residential densities and yields do not exceed those nominated on the approved PDP Map 2; maximum GLA for other uses do not exceed those nominated in the PDC; the DLUP achieves the Overall Outcomes within the PDC; and infrastructure of a sufficient capacity is available, or can be made available for the area the subject of the proposed DLUP. Specific Outcomes are stated for each of the neighbourhood areas (NH1-NH9).
[8]and that infrastructure and services technical reports are submitted to demonstrate the need for and capacity of trunk infrastructure.
The proposal is to concentrate development generally into the flatter parts of the site, whilst retaining the two creeks to which reference has been made. The open space otherwise is concentrated mainly in the western part of the site. The projected ultimate residential lot yield was 5,100 lots. That was contained within the application report itself, and more particularly within the PDP. With changes that have since been made to the proposal (discussed later), that number of residential lots is unlikely to be realised if the proposal were to proceed, since the changes have significantly reduced the extent of land that would be available for development.
The PDP identifies the applicable codes for future development applications within the PDP area. Those codes are the PDC and DLUP Code as well as certain codes forming part of the planning scheme. The PDP defines the planning scheme by reference to the Townsville City Plan 2005 (CP 2005) up to and including amendment 17 of 2008. On its face the proposal seeks to apply those codes to development that would take place well into the future. Senior Counsel for the appellant at one point foreshadowed an application to amend the proposal so that the relevant codes would be those current from time to time, but later informed the Court that no such application would be made.
There have been changes to the proposal in the course of the appeal, and more are foreshadowed or would be required in the event that the Court were to deliver a judgment indicating that the appeal would be allowed subject to the formulation of appropriate terms of order. Prior to the hearing the plans were changed to reflect a seven stage development with, amongst other things:
(a) a reduced development footprint and consequential increase in open space; and
(b) the introduction of a vegetation and watercourse buffer.
In the course of the hearing a further amended plan was produced, which further reduced the development footprint and further increased the open space. The proposal was also changed such that stormwater infrastructure, such as detention basins, are now to be kept out of the open space areas and are instead to be included within the development footprint (as are the parks and, indeed any uses save for road crossings).[9] That was to address the difficulty that the open space was previously being relied on for disparate and potentially conflicting purposes given its ecological value. Other aspects of the PDP would require attention prior to any final orders in the appellant’s favour.
[9]T11-7.
Statutory Framework
It has already been observed that the development application was made in 2008, during the currency of the Integrated Planning Act (IPA). That was superseded by the Sustainable Planning Act (SPA) which was, in turn, superseded by the Planning Act (PA).
The appeal to this Court was commenced during the currency of SPA. At the time SPA commenced, the development application had been made under IPA but not decided. Accordingly, it was required to be dealt with and decided as if IPA continued to apply.[10] Further, any appeal was required to be heard and decided under IPA.[11] The proceeding having commenced before PA, the position was, for it, effectively preserved under s 311 of the PA.
[10]s 802 of SPA.
[11]s 819 of SPA.
It is common ground that if the appeal is allowed and the development application approved, the approval will take effect as a variation approval for the purposes of the PA.[12]
[12]A preliminary approval under IPA is taken to be a “preliminary approval to which s 242 applies” under SPA (s 808(2)) which, in turn, is taken to be a variation approval (s 289(2) of PA).
The Decision Framework under IPA
Not all applications for preliminary approvals are for master planned developments or seek any variation to the effect of the planning scheme, but some are of that kind. Section 3.1.6 of IPA made provision for preliminary approvals that approved a material change of use and overrode a local planning scheme instrument in certain ways. The subject development application was for such an approval and was subject to impact assessment which, under IPA, was to be carried out pursuant to s 3.5.5. Relevantly, s 3.5.5(2) provided that, if the application was for “development” in a planning scheme area, the assessment was required to be carried out having regard to a number of things, including the planning scheme.
“Development” was defined, for the purposes of IPA, in s 1.3.2 to include, relevantly for current purposes, making a material change of use of premises. The application for a preliminary approval for the material change of use was therefore required to be assessed pursuant to s 3.5.5 having regard to, inter alia, the planning scheme. That the component of the application which sought approval for the development was required to be assessed, in the case of impact assessable applications, pursuant to s 3.5.5 was expressly contemplated by s 3.5.5A(2)(b). Further, the explanatory notes to the legislation[13] that amended IPA to include s 3.5.5A stated, in part, that:
“Although sections 3.5.4 and 3.5.5 establish criteria for the assessment of all development (including development the subject of an application under section 3.1.6) the Act currently contains no guidance about assessing the part of such an application that seeks to vary the local planning instrument.”
[13]Integrated and Other Legislation Amendments Act 2003.
That part of the application which stated the way in which it was sought to vary the effect of any applicable local planning instrument (the variation) was not making application for a form of development. That part of the application fell to be assessed pursuant to s 3.5.5A. By reason of 3.5.5A(2) that part of the application was required to be assessed having regard to a number of matters including the consistency of the proposed variations with aspects of the planning scheme, other than those sought to be varied and the result of the assessment of the “development” (the material change of use) under, relevantly, s 3.5.5.
Decisions on development applications requiring impact assessment under IPA were subject to the provisions of s 3.5.14. That included the following provision (underlining added):
“(2) If the application is for development in a planning scheme area, the assessment manager’s decision must not–
(a) compromise the achievement of the desired environmental outcomes for the planning scheme area; or
(b) conflict with the planning scheme, unless there are sufficient grounds to justify the decision despite the conflict.”
As has already been observed, that part of the application which sought a preliminary approval for the material change of use was for “development” in the planning scheme area. Accordingly, s 3.5.14(2) applied to a decision on that part of the application.
Section 3.5.14A made specific provision for decision or applications under s 3.1.6 as follows (underlining added):
“(1) In deciding the part of an application for preliminary approval mentioned in section 3.1.6 that states the way in which the applicant seeks approval to vary the effect of any applicable local planning instrument for the land, the assessment manager must–
(a) approve all or some of the variations sought; or
(b) subject to section 3.1.6(3) and (5)–approve different variations from those sought; or
(c) refuse the variations sought.
It is apparent that that does not refer to the part of the application that seeks a preliminary approval of the material change of use (that being caught by s 3.5.14), but rather only applies to the part of the application which sought the variation. That is clear both from the introductory paragraph in s 3.5.14A(1) and from the nature of the orders referred to in the subparagraphs. The relevant explanatory note said that the provision was to compliment s 3.5.5A. It did not contain a similar conflict/grounds test, but did go on to provide, in part, as follows:
“(2) However–
(a) to the extent development applied for under other parts of the application is refused, any variation relating to the development must also be refused; and
(b) the assessment manager’s decision must not compromise the achievement of the desired environmental outcomes for the planning scheme area; and…”
Since the material change of use is development applied for under another part of the application, s 3.5.14A requires refusal of the variations in the event that the MCU is refused.
It was submitted, on behalf of the appellant that, although the substance of its proposal, on any view, flies in the face of the planning scheme in force at the time the development application was made, s 3.5.14(2) is not engaged in the sense that there is no relevant conflict, because only a preliminary approval is sought. Reliance was placed on the reasons of McMurdo JA in Lipoma Pty Ltd & Anor v Redland City Council & Anor[14] when considering the corresponding provisions of SPA (referred to, for convenience, as the Nerinda point).
[14][2020] QCA 180.
In the written submissions it was contended, for the appellant, that the effect of His Honour’s approach was that, insofar as the identification of conflict with the planning scheme is concerned, there ought be no assessment of the proposed material change of use against those parts of the planning scheme sought to be varied. Accordingly it was submitted that no conflict arises in this case. It was however, acknowledged that s 3.5.5 requires the material change of use to be assessed having regard to the planning scheme. In that regard Mr Gore QC contended that, even accepting the approach of McMurdo JA, the planning scheme provisions remain a relevant consideration, but on the basis of there being a general discretion as to approval or refusal of the application. That discretion would then be exercised against the background of the planning scheme being a relevant consideration, rather than triggering the conflict/grounds test.[15] I find it difficult to see how the provisions could have that effect. Further, it was submitted that when a preliminary approval is sought, it is inherent that care needs to be taken in applying the planning scheme as the embodiment of the public interest.
[15]T13-22.
In Lipoma, the Court of Appeal considered an appeal from a decision of this Court which ultimately refused a submitter appeal against an approval of a development permit for a reconfiguration and a preliminary approval for a material change of use for a mixed use development that included a shopping centre. The argument proceeded on the basis that s 329 of SPA, which contained a conflict/grounds provision, was engaged. That section fell within Subdivision 3 of Part 5 of Chapter 6 of SPA, dealing with decision rules for applications under s 242.
In his reasons, McMurdo JA expressed the opinion that it was “very arguable” that s 329 was not engaged. He drew a distinction between s 326, which falls within the decision rules generally, and s 329, which deals with applications under s 242. His Honour said:
“[95] A decision to grant a preliminary approval, varying the effect of the scheme in a certain respect, will not cause a conflict which would engage s 329 in many, and perhaps most cases. If there would be no conflict between one part of the scheme as varied and any other part of the scheme, s 329 would not be engaged.”
His Honour’s observations were obiter and did not address the different parts of an application for a preliminary approval. I was informed that His Honour’s observations were not responsive to any submission made in that case.
As has already been observed, an application for a preliminary approval for a material change of use may also seek to vary the effect of a local planning instrument (a variation), but it does more than just seek the variation. It seeks a preliminary approval for a material change of use (the MCU component). The legislation distinguishes between the components. Indeed, the assessment of the MCU component must be had regard to when assessing the variation component[16] and the decision on the MCU component can be decisive of the part which seeks the variation, since, as has been observed, in the event that the MCU component is refused, the variation must also be refused.[17]
[16]s 3.5.5A(2)(b).
[17]s 3.5.14A(2)(a) of IPA.
Whilst, in the event the MCU component is approved, the proposed variation is assessed for consistency only with aspects of the planning scheme other than those sought to be varied,[18] that is not so in relation to the MCU component. That follows from s 3.5.5A of IPA, which expressly makes s 3.5.5A(2), including the constraint in sub-paragraph (d), applicable only to “the part” of the application. Section 3.5.5A(1) provides that the relevant “part” is that which is seeking the variation. The MCU component of the application (the part that seeks approval for development) is a different part and is assessed, in this case, pursuant to s 3.5.5 as is expressly contemplated by 3.5.5A(2)(b). That part of the application is for development in a planning scheme area and so, on the face of the provisions, is subject to the conflict/grounds test in s 3.5.14(2). It is difficult to see any justification for reading s 3.5.14(2) as subject to an unexpressed qualification that, in conducting the conflict/grounds test with respect to the MCU, conflict with those parts of the planning scheme sought to be varied in the other component of the application should be ignored.
[18]s 3.5.5A.
If the position were otherwise then a proposed material change of use that conflicts with the planning scheme would have to confront the conflict/grounds provisions in s 3.5.14 if only a development permit were sought, but would escape such scrutiny if a preliminary approval was first obtained which also varied the scheme so as to facilitate the later grant of a development permit (by varying the effect of the conflicting provisions). I do not consider that the provisions had that purpose or effect. It has already been noted that variations can only be granted in respect of development (here an MCU) that is approved. The provisions operate so that, if a preliminary approval for a material change of use that conflicts with the scheme can be justified, then approval may also be given to a request to vary the effect of the local planning instrument that will apply in relation to the subsequent applications required to ultimately facilitate the development to which a preliminary approval is being given. In assessing the requested variations consideration will be given to the extent to which, if made, they would be consistent with the other (non varied) provisions of the scheme. There is nothing surprising about that.
In Nerinda Pty Ltd v Redland City Council,[19] Bowskill J said as follows with respect to the provisions under SPA:
[19][2019] 1 Qd R 523.
“[50] Subdivision 3 sets out the “decision rules – application under section 242.” This subdivision applies in deciding the part of an application for a preliminary approval that states the way in which the applicant seeks approval to vary the effect of any applicable local planning instrument (s 327). The test in s 329(1)(b) is worded in the same way as s 326 – that the decision must not conflict with a relevant instrument unless there are sufficient grounds to justify the decision despite the conflict. But the meaning of “relevant instrument” is different. Section 329(2) defines “relevant instrument” to mean a matter or thing mentioned in s 316(4)(c) or s 316(4)(d), other than a State planning regulatory provision, that the assessment manager must have regard to in assessing the part of the application. Section 316(4)(d) in particular presents quite a different lens through which to consider the part of an application which seeks approval to vary parts of the planning scheme – that is, consistency of the proposed variations with aspects of the local planning instrument, other than the aspects sought to be varied.
[51] … apart from the summary at [22] of the Decision, his Honour does not draw any distinction, in the course of his reasons, between his analysis of the part of the preliminary approval which seeks to vary parts of the planning scheme, and any other part of it (relevantly, the part seeking approval for a material change of use).
[52] Although the applicant seemed to submit, on this application for leave to appeal, that there was no basis for any consideration of conflict with the parts of the planning scheme that it sought to vary, by its application for preliminary approval, I am not persuaded that accords with a proper construction of the provisions. The application for preliminary approval also sought approval for a material change of use, which presumably was required to be considered under ss 313 or 314. It does not seem correct to construe the provisions in such a way that a developer could apply for a preliminary approval, inter alia, seeking to vary the effect of planning scheme provisions, so that a different level of assessment would apply in the future (relevantly, here, code assessment for a large shop, where impact assessment would previously have applied) without the assessment manager (or the Court standing in its shoes) at some point giving consideration to whether that was an appropriate thing to do, having regard to conflict with the (unvaried) planning scheme provisions, and whether there are public interest grounds to approve, despite the conflict.”[20]
[20]See also the footnote to this paragraph of Her Honour’s reasons.
In my respectful view similar observations to those at paragraph 52 of Her Honour’s reasons apply in relation to the relevant provisions of the IPA. I would have no great difficulty with the observations of McMurdo JA in Lipoma if they applied only to the operation of s 329 in relation to the variation part of an application for preliminary approval, but they do not cause me to conclude that the MCU component of the application does not attract the provisions of s 3.5.14 of IPA, including those in relation to conflict/grounds in relation to the provisions of the planning scheme including those sought to be varied in the event that the MCU is approved. In this case however, I would have reached the same conclusion as to the merits even had I proceeded on the basis that the relevant provisions of the planning scheme (including those sought to be varied) were simply a matter to have regard to in the assessment under s 3.5.5 leading to the exercise of a general discretion. In that regard I would, in this case, have, in any event, placed significant weight upon the fact that the proposed material change of use flies in the face of the planning scheme.
I also do not accept that the fact that the application is for a preliminary approval means that a significantly different level of care needs to be taken in relation to the application of the planning scheme as the embodiment of the public interest, at least in relation to assessment of the MCU component. As I have previously observed, the gravity of conflict between an application for a material change of use and the planning scheme cannot be put at nought simply because the applicant applies to vary the effect of a planning scheme so as to obviate the conflict.[21]
[21]Stockland Development v Sunshine Coast Regional Council [2014] QPELR 52 at [19].
Acknowledging that his client’s proposal is contrary to the applicable planning instrument, Mr Gore QC likened the development application to an application for rezoning under older statutory regimes. In my view it is best to focus on the relevant provisions of the applicable regime but, to the extent that the comparison has any validity, it should be noted that, under the earlier regime, such approvals were not there for the asking in relation to development that was prohibited under the existing zoning. The change from the existing zoning had to be justified and the statement of intent of the existing zoning was a relevant consideration.[22]
[22]Residential Developments Australia Pty Ltd v Brisbane City Council [1990] QPELR 121.
The respondent alleges that a decision to approve the application would both compromise the achievement of desired environmental outcomes (DEOs), and conflict with provisions of the planning scheme (which also include the DEOs[23]). The words “compromise” and “conflict” are to be given their ordinary meaning. To compromise is to clearly threaten, imperil or endanger.[24] Conflict means to be at variance or disagree with.[25] Senior Counsel for the appellant did not dispute that there may be circumstances where a decision would conflict with a DEO (which is part of the planning scheme) so as to trigger the conflict/grounds test albeit that achievement of the DEO was not compromised.[26]
[23]Lewiac Pty Ltd v Gold Coast City Council and Another (2011) 180 LGERA 117.
[24]Brown v BCC [2005] QPELR 629, 631 [9]; Aldi Stores v Redland City Council [2009] QPELR 602, 604 [16].
[25]Redland City Council v Aldi Stores [2009] QCA 346 at [17]-[19]; Woolworths Ltd v Maryborough City Council (No 2) [2006] 1 Qd R 273, 286 [23].
[26]T14-29.
In a sense, it is now not possible for any decision to compromise the (future) achievement of a DEO in a planning scheme which ceased to have effect years ago. It was submitted, for the respondent, that since the development application must be decided under the old planning scheme, the Court ought approach the compromise issue as if that scheme were still in place and its DEOs were still current and capable of being achieved or their achievement capable of being compromised. That is perhaps another way of saying that the question now is whether it would have had that compromising effect. That submission is, I consider, correct, but my decision does not rely on that because, for the reasons discussed later, I am of the view that the appeal should, in any event, be dismissed even if it is assumed, favourably to the appellant, that any conflict would not be accompanied by a compromise of the achievement of the DEOs of the applicable 2003 planning scheme.
In considering whether there are sufficient grounds, reference is often made to the following three step process described in Weightman v Gold Coast City Council[27] per Atkinson J in respect of similar provisions of the then Local Government (Planning and Environment) Act:
[27][2003] 2 Qd R 441.
“… the decision maker should:
1. examine the nature and extent of the conflict;
2. determine whether there are any planning grounds which are relevant to the part of the application which is in conflict with the planning scheme and if the conflict can be justified on those planning grounds;
3. determine whether the planning grounds in favour of the application as a whole are, on balance, sufficient to justify approving the application notwithstanding the conflict.”
The provision of IPA refers to “sufficient grounds” rather than “sufficient planning grounds” and the passage from Weightman must be read subject to that qualification. Grounds are defined in IPA, as matters of public interest. They do not include the personal circumstances of an applicant, owner or interested party.[28]
[28]Schedule 10.
The consideration of whether grounds are sufficient has been the subject of recent Court of Appeal authority in Bell v Brisbane City Council[29], Gold Coast City Council v K & K (GC) Pty Ltd[30] and Redland City Council v King of Gifts (Qld) Pty Ltd.[31] Those decisions emphasise the planning scheme provisions as an expression of public interest, at least in a prima facie way. It was said in K & K that:[32]
“It is, in general, against the public interest to approve a development that conflicts with the Planning Scheme. To justify such a development it must be demonstrated that the desired deviation from the Planning Scheme serves the public interest to an extent greater than the maintenance of the status quo. The public interest that is to be satisfied by the proposed development must be greater than the public interest in certainty that the terms of a Planning Scheme will be faithfully applied.”
[29](2018) 230 LGERA 374.
[30](2019) 239 LGERA 409.
[31][2020] QCA 41.
[32]At para 67.
In Bell, McMurdo JA spoke of cases which might justify approval notwithstanding conflict.[33] Reference was made to cases where relevant circumstances had changed, or the scheme was based on a factual error or had not anticipated a need for a certain development in the public interest. Those are examples of where it might be concluded that the provision with which there is conflict is not, in fact, a reflection of the public interest.
[33]At para 68.
If the demonstration of sufficient grounds focused only on the point of conflict and was limited to circumstances in which the conflict could be justified by demonstration that the relevant provision no longer embodies the public interest then there would appear to be little scope for the operation of the third limb of the Weightman test. That limb calls on the decision maker, having considered whether the conflict could be justified by grounds going to the part of the application in conflict, to look to see whether the “grounds in favour of the application as a whole are, on balance, sufficient”. Certainly the third limb must now be read in light of the more recent Court of Appeal authority and, in particular, its caution against approaching such provisions on the basis of a general weighing of factors.[34]
[34]K & K para [48].
The recent cases have however, not disapproved of Weightman. Further, one of the examples[35] given by the learned President in paragraph 68 of the reasons in K & K appears to be an example of a third limb consideration. The appellant, in this case, relied upon some third limb grounds. I have proceeded on the basis that the third limb of Weightman remains relevant in the consideration of whether there are sufficient grounds. That limb is not necessarily given any more or less weight.[36] Further, as was said in Woolworths Ltd v Maryborough City Council (No 2)[37], it would be a mistake to treat the Weightman formulation as if it were a code.
[35]That involving need satisfied by a non-conflicting component overriding conflict created by another component.
[36]Lockyer Valley Regional Council v Westlink Pty Ltd [2013] 2 Qd R 302 at 322.
[37][2006] 1 Qd R 273 at 286.
Onus and Nature of Appeal
The appeal proceeds as a hearing anew.[38] The appellant bears the onus of establishing that the appeal should be upheld.[39] The Court must decide the appeal on the basis of the laws and policies applying when the application was made, but may give weight to any new laws and policies the Court considers appropriate.[40]
[38]s 4.1.52(1) of IPA.
[39]s 4.1.50(1) of IPA.
[40]s 4.1.52(2).
The Planning Documents
The development application was made during the life of the Thuringowa Town Planning Scheme (TPS 2003), which first took effect in 2003. The appeal must be decided on the basis of that planning scheme, however the Court may give such weight as it considers appropriate to any new laws and policies.[41] The conflict/grounds provisions discussed earlier only apply in relation to the TPS 2003.
[41]s 4.1.52 of IPA.
On 27 October 2014 the new Townsville City Plan (CP 2014) commenced. It was prepared in accordance with SPA, but has subsequently been amended to align with the PA. That planning scheme has been the subject of various amendments since its commencement.
The provisions of CP 2014 are, in my view, worthy of considerable weight. They represent the contemporary expression of the planning intent for the City of Townsville as a whole (not just the old Thuringowa) in a document that has now been in force for a considerable period of time. It is appropriate that the provisions of the document be afforded considerable weight particularly in relation to a large, long term proposed development of obvious significance in relation to the planning strategy for Townsville, involving the creation of a substantial new community composed of a range of urban activities within what is currently a rural part of the city. As Mr Gore QC himself said “this is a major development which will be a feature of Townsville for a long time”.[42] The appellant points out that the planning intent of CP 2014 is not markedly different from that in the TPS, but the continuation of that intent into CP 2014 (notwithstanding the passage of time), and the provisions now giving effect to it, are of significance.
[42]T13-99.
The appellant complains of the unfairness of affording weight to CP 2014, given that it commenced well after the lodgement of the development application. It also points to the expiration of the time for it to now make a development application (superseded planning scheme). This appeal falls for determination at a time when CP 2014 is in force and has been for some years, because of the appellant’s failure to pursue its rights more swiftly. It delayed, for years, in instituting any appeal against Council’s deemed refusal, whilst trying to influence the content of the new planning scheme which it knew was then being formulated. It then delayed in the prosecution of the appeal whilst the planning scheme took effect and continued in effect for years. That it, in the meantime, let its right to make a development application (superseded planning scheme) pass is a matter for it. I do not consider that matters of fairness dictate that no or no significant weight be afforded to CP 2014.
The appellant complains that the Council has given other approvals inconsistent with CP 2014. In particular, it points to the approval of a development referred to as Wingate. That does not, in my view, create a sufficient justification for this Court to ignore the provisions of CP 2014, or attach little or no weight to them in relation to the subject site. The planning strategy, particularly as it relates to the subject site, has not been shown to have been overtaken or affected in a way that would justify the subject proposal by reason of the other approvals.
The appellant claims that the reasons for the treatment of its land as rural in CP 2014, particularly with respect to amenity, do not call for refusal. Those matters are considered later. That might affect the extent or gravity of discord between the proposal and CP 2014, in a particular respect or respects, but does not justify giving other than significant weight to the document more generally. The utility of the site for its zoned purpose is dealt with later in these reasons.
Earlier in 2020 the North Queensland Regional Plan (NQRP) took effect. It is the pre-eminent plan for the region and is intended to guide planning and decision-making by all State Government agencies. Its principal aim is to determine how land use and infrastructure planning can best support economic growth and population change over the next 25 years and beyond. That aim is identified as being achieved by, relevantly: “more efficient patterns of development to put an end to Townsville’s urban sprawl, thereby reducing cost pressures on infrastructure provision and services”. The plan is intended to guide strategic planning and decisions including land use planning by both state and local governments; the assessment of development applications; and infrastructure planning, prioritisation and funding decisions made by all levels of government, and other infrastructure agencies.
Given the nature and importance of the subject application, as described earlier, some weight should be given to NQRP, notwithstanding the complaints of the appellant (which were in like terms to its objections to weight being afforded to CP 2014). Having regard to how recently the NQRP has been published however, consideration of matters of fairness are more significant which, in turn, results in me attaching less weight to it. I would have been loath to refuse the application solely because of conflict with the NQRP. That is however, not the case. Indeed my ultimate conclusion would have been no different had no weight been afforded to the NQRP.
The Issues
The parties tendered an agreed abbreviated list of issues which were the focus of the hearing. Some of those issues, such as whether weight should be given to the planning documents which came into effect after the development application was made and the extent to which the assessment of the development application is carried out on the basis of the provisions of the town planning scheme sought to be varied, have already been addressed. Some of the remaining issues relate to the variation component of the development application, but the focus of the evidence and argument was on the MCU component. That will be addressed first. The issues in that regard went to the extent of conflict between the proposal (subject to appropriate conditions) and the planning documents, and matters that could satisfy the conflict/grounds test with respect to conflict with the TPS 2003 or that should be taken into account when considering the weight to be afforded to the proposal’s discord with the provisions of the more recent planning documents.[43]
[43]Or, on the appellant’s case (that the provisions of TPS 2003 are also only a matter to be considered) with TPS 2003 as well.
The Conflict/Matters Raised Against the Proposal
(i) Residential and Other Urban (Non-rural) Use
(a) TPS 2003
Under the TPS 2003 the land was included within the Rural Planning Area and the Rural 40 sub-area. Unsurprisingly, master planned estates for suburban residential and other urban development were not contemplated in that area. Residential, industrial and centres development was promoted in other planning areas. Even Mr Buckley, the town planner engaged by the appellant, saw the conflict between the MCU component of the application and at least some provision of the TPS as “very major”.[44]
[44]T11-57.
The respondent relied on 4 DEOs namely:
·DEO 1 in relation to nature;
·DEO 4 in relation to city image amenity and lifestyle;
·DEO 5 in relation to economy, and
·DEO 6 in relation to land use patterns.
Of particular relevance in this respect is DEO 6, which is that:
“the city’s land use patterns create cohesive communities that balance economic, social and environmental considerations”
That is a statement about land use patterns which is expressed at a high level of generality. It is however, intended to be achieved by strategies set out in s 2.6.2, which include by establishing the city’s urban growth boundaries to create an efficient urban form. As is observed later, the proposal is outside those boundaries and conflicts with that aspect of the strategy to achieve the DEO. The nature, scale and location of the proposal relative to the intended land use pattern suggest that approval would have a compromising effect, but with respect to the DEO. There is conflict with the strategy even if it were assumed, favourably to the appellant, that it does not go so far as to compromise the achievement of the DEO.
The respondent also drew attention to DEO 5 which is that:
“Economic development in the city is strong, diversified, supports local employment and enhances quality of life”
That is also an objective which is expressed at a high level of generality. Attention was directed to the relevant city strategies for the achievement of DEO 5 which include:
“(a) protecting land and providing an adequate supply of land for employment generating development (at a local, regional, state or national scale) and the future expansion of employment generating land uses in designated locations”
The respondent alleged conflict on the basis that the proposal seeks to facilitate retail, commercial and industrial development on land that is not in a designated location. The provision seeks to protect and provide an adequate supply of land in designated locations. It does not, in terms, say that all employment generating development must be in designated locations. In any event, the primary issue in relation to the nature of the land use is whether it is appropriate to allow for a new master planned community, of the scale proposed, on the subject site, notwithstanding the provisions of the planning scheme that do not contemplate such development in this location. If such development is appropriate, then it would be justifiable, in the community interest, to provide an appropriate level of non-residential uses to support that community, even if that involved a level of conflict with this provision.
There was a character statement for the Rural Planning Area in s 3.1.1 of the TPS 2003. It provided, in part, that:
“…
(a) At the Commencement Date, premises within the Rural Planning Area consisted of:
(i) Rural Development of varying scale and intensity; and
(ii) other development that may be inconsistent with the future intent for the Rural Planning Area described below.
(b) The Rural Planning Area is intended for Rural Development that contributes to the amenity and landscape of the area in particular –
(i) buildings and structures are sited to protect the amenity of adjoining premises and contribute to maintaining the rural landscape;
(ii) Rural Development is located, designed and constructed to minimise potential adverse environmental impacts;
(iii) development is compatible with the rural landscape or has a nexus with Rural Development; and
(iv) development is adequately serviced by infrastructure.
(c) Reconfiguring a Lot does not result in –
(i) the fragmentation or alienation of land; and
(ii) the reduction of the capability of the land resource to provide a Rural Living Area.
…
(f) Development, other than Rural Development, is only located in the Rural Planning Area where no viable alternative location exists, and where that development will not detrimentally affect rural amenity and the rural landscape.
(g) Three sub-areas are identified for the Rural Planning Area based on land capacity and lot sizes – the Rural 10 sub-area, the Rural 40 sub-area and the Rural 400 sub-area. These sub-areas are shown on map 31 and –
…
(ii) the Rural 40 sub-area is intended for agricultural, aquaculture and animal husbandry on a minimum lot size of 40 hectares; and
…”
Rural Development was defined to include:
“Agriculture
Animal Husbandry
Aquaculture
Host Farm
Intensive Animal Husbandry
Rural Accommodation Units
Rural Dwelling
Rural Home Occupation
Rural Industry”
The proposed MCU conflicts with the character statement. Whilst the appellant contends that the proposal will not detrimentally affect rural amenity and landscape (matters discussed later), sub-paragraph (b) relates to the intent for “Rural Development” that contributes in a certain way. The proposal is not for Rural Development. Sub-paragraph (b)(iii) expressly contemplates development with a nexus with Rural Development, but the subject proposal has no such nexus. Sub-paragraph (f) envisages development other than Rural Development only where, amongst other things, no viable alternative location exists. That has not been demonstrated to be the case. The proposal does not seek a development approval for reconfiguration, but the MCU contemplates subdivision of lots to suburban residential densities, much smaller than those contemplated by sub-paragraph (g) and not for the uses contemplated and with the effect of alienating the land from rural use (sub-paragraph (c)). There is conflict even if the appellant’s case on rural amenity and landscape was accepted (which it is not).
There was also a Rural Planning Area Code, the purpose of which was to ensure that development within the Rural Planning area is consistent with the character of the Rural Planning area described in the character statement. The respondent drew attention, in particular, to the following performance criteria (and their acceptable solutions).
PART A
Performance Criteria
Acceptable Solutions for Self-Assessable and Assessable Development
CHARACTER AND BUILT FORM
P2. A separation distance between Rural Development and Sensitive Receptors is provided to prevent adverse impacts of spray drift, odour, noise, smoke, dust, vibration and ash
A2. The separation distance between a Sensitive Receptor and Rural Development is at least –
(a) for the Rural 10 sub-area, the Rural 40 sub-area and the Rural 400 sub-area –
(i) 300m for aerial chemical spray drift; and
(ii) 100m for ground applied spray drift; and
(iii) 300m for odour; and
(iv) 300m for long term day time noise (6am – 10pm).
(b) for the Rural 10 sub-area –
(i) 60m for intermittent noise and 500m for long term night time noise (10pm – 6am); and
(ii) 150m for dust, smoke and ash.
(c) for the Rural 40 sub-area and the Rural 400 sub-area, 40m for intermittent noise.
PART B
Performance Criteria
Acceptable Solutions for Assessable Development Only
LOT SIZE
P5. The proposed Rural Living Area maintains farm holdings capable of sustainable production in terms of –
(a) capability of the land to support the development;
(b) provision of services;
(c) suitability for the development;
(d) availability of water suitable for the development, and
(e) sustainability of proposed development practices.
A5. Lot sizes are at least –
(a) 10 hectares in the Rural 10 sub-area; or
(b) 40 hectares in the Rural 40 sub-area; or
(c) 400 hectares in the Rural 400 sub-area.
AMENITY
P6. Development, other than Rural Development, is only located in the Rural Planning Area where no viable alternative location exists.
A6. No acceptable solution prescribed.
P7. Development will not detrimentally affect the existing and future rural amenity and landscape of the Rural Planning Area, taking into account –
(a) the manner in which the proposed development will affect the desired future character of the area; and
(b) the degree of impact on the area.
A7. No acceptable solution prescribed.
The proposal seeks to facilitate[45] subsequent subdivision that is in obvious conflict with P5[46] (Lot size). There has been no demonstration of the no viable alternative location test in P6 (Amenity). In the appellant’s written submissions conflict with the code was acknowledged[47] (subject to the Nerinda point). P5 and P6 were described as “blunt” provisions. They are provisions of clear intent with which the proposal conflicts. Compliance or otherwise with P2 and P7 is discussed later in relation to character/amenity impacts.
[45]subject to further approvals.
[46]The land is suitable for grazing although its productive value is low.
[47]paras 204-207.
The TPS 2003 also included an Urban Growth Boundaries Code, which was supported by a map of the urban growth boundaries. The subject site is beyond those boundaries. The purpose of the code was as follows:
“Urban Growth Boundaries Code
Purpose: The purpose of this code is to ensure:
(a) development occurs in an orderly, efficient and cost effective manner;
(b) the community is provided with a reasonable level of infrastructure service;
(c) Council Infrastructure and State Government Infrastructure is coordinated and provided in an orderly, efficient and cost effective manner;
(d) areas outside the City’s Urban Growth Boundaries are retained for economic, social and environmental purposes such as agricultural land, visual and natural resource protection, significant water catchments and World Heritage Areas; and
(e) development within the City’s Urban Growth Boundaries –
(i) does not prejudice premises for urban development in the long term;
(ii) creates vibrant and liveable communities; and
(iii) provides an example for sustainability in the City.”
Matters relating to efficiency and cost effectiveness are discussed later, but the proposal is in conflict with sub-paragraph (d) in that the land falls within the area outside the urban growth boundary and is not to be retained for purposes such as those nominated.
The performance criteria and acceptable solutions in the code include the following:
PART A
Performance Criteria
Acceptable Solutions for Self-Assessable and Assessable Development
P1. Urban development –
(a) occurs in an orderly, efficient and cost effective manner;
(b) maintains a reasonable level of service to the existing community; and
(c) provides infrastructure in an orderly, efficient and cost effective manner.
A1. Urban development occurs within the defined Urban Growth Boundaries defined on map 5.6.
P2. Areas outside the City’s Urban Growth Boundaries are retained for non-urban development.
A2. No acceptable solution prescribed.
PART B
Performance Criteria
Acceptable Solutions for Assessable Development Only
P2. Areas outside the City’s Urban Growth Boundaries are retained for non-urban development.
A2. No acceptable solution prescribed.
P1 relates to matters which are discussed later, but, in any event, the proposal is in conflict with P2. The written submissions for the appellant acknowledged conflict with this code (subject to the Nerinda point) and described P2 as a “blunt” provision.[48] It is a provision of clear intent with which the proposal conflicts.
[48]paras 204, 208.
For the reasons given, the MCU component conflicts with the TPS 2003 in relation to the use to which the land is intended to be put. That at least[49] triggers the conflict/grounds test. That conflict will be even stronger if some other issues are determined against the appellant, but the degree of conflict is strong and major in any event and my ultimate decision is not dependent on establishing further conflict.
[49]assuming, favourably to the appellant, that it does not amount to a compromise of DEO’s.
(b) CP 2014
The proposal, in relation to land use, also flies in the face of CP 2014. Under that planning scheme the site is included in the Rural Zone. CP 2014 contains a Rural Zone Code the purpose[50] of which is to:
[50]s 6.6.1.2.
“(a) provide for a wide range of rural uses including cropping, intensive horticulture, intensive animal industries, animal husbandry, animal keeping and other primary production activities;
(b) provide opportunities for non-rural uses that are compatible with agriculture, the environment, and the landscape character of the rural area where they do not compromise the long-term use of the land for rural purposes; and
(c) protect or manage significant natural features, resources, and processes, including the capacity for primary production.”
and the “particular purpose” of which is to “ensure”:
“(a) the productive capacity of all rural land and opportunities to diversify and add value to rural production are maximised, within the ecological constraints of the land;
(b) the character and landscape values of non-urban land are maintained; and
(c) urban or rural residential development does not expand into rural zoned land.”
Matters in relation to landscape character, natural features and ecological constraints are considered later, but even putting those to one side, the proposal flies in the face of the particular purpose of the code which is quite limited in terms of the type of non-rural uses envisaged in the zone. The purpose speaks of non-rural uses that are compatible with certain things “where they do not compromise the long term use of the land for rural purposes”. The particular purpose seeks to ensure that urban development does not expand into the zone.
The site is within a grazing precinct. The code contains performance outcomes and acceptable outcomes that include:
PO20
Reconfiguration is limited to reflect the suitability of the land for primarily grazing purposes and to protect water quality and ecological and landscape values.
AO20
The minimum lot size in the precinct is 400ha.
The site has been, and is being, used for grazing. The proposal would facilitate reconfiguration which does not reflect the suitability of the land for grazing, although, it should be acknowledged, that while suitable for grazing, its rural productive value for that purpose is low.[51]
[51]T11-80.
The containment of growth of urban development is a matter to which the CP 2014 is otherwise directed. That is unsurprising, given that urban sprawl has been a feature of Townsville’s development in the past.
The strategy framework of CP 2014 sets the policy direction for the planning scheme and forms the basis for ensuring that appropriate development occurs within the planning scheme area for the life of the planning scheme.[52] Theme 3.3, which relates to “shaping Townsville”, states that the planning scheme allocates land for housing, business and community uses, sufficient to meet Townsville’s need for at least 25 years.[53] It earlier states[54] that the planning scheme designates sufficient land supply for future greenfield development and that “the city will not grow outwards beyond the areas designated in the foreseeable future”.
[52]s 3.1(1).
[53]s 3.3.1(1).
[54]s 3.2.5.
Against that background, the city shape and housing element[55] contains a specific outcome in relation to “city shape and urban containment” which provides, in part, as follows:
“(1) The growth of Townsville will occur within the city’s existing urban and rural residential areas, and in areas identified for urban expansion through the Emerging community zone. Urban and rural residential development does not occur outside land identified for these purposes.”
The application flies in the face of this by proposing urban development outside the land identified for such purposes.
[55]s 3.3.2.
The relevant land use strategies include:[56]
[56]S 3.3.2.2.
“Zoning designations closely reflect the strategic intentions regarding the extent of urban growth. Development outside these areas will not be supported.
Major greenfield areas are included in the Emerging community zone to facilitate master planning and orderly development in accordance with best practice neighbourhood planning principles for accessibility, density, land use mix, street networks and lot configuration…”
The proposal is for major greenfield development for urban purposes outside the emerging community zone or any other zoning designation consistent with such intent.
The specific outcomes for the strong and connected community element[57] include that “non-urban land is protected to define the edges to the city and to protect non-urban landscape values. Urban and rural residential development does not occur in rural areas”. The land use strategies in support of that include[58] that “a primary strategy implemented through the planning scheme is the containment of urban growth within the designated area”. The description of the strategy as a “primary strategy through the planning scheme” is an indication of its significance in the context of the document. The proposal flies in the face of those provisions.
[57]s 3.4.4.1(4).
[58]s 3.4.4.2.
The transport, accessibility and mobility element[59] and the integrated infrastructure planning and provision element[60] link the city shape to the optimum transport outcomes[61] and most efficient provision of infrastructure.[62] The proposal is not for a site that is serviced or currently planned to be serviced with transport and other infrastructure. The appellant’s proposal to provide infrastructure is considered later, but the traffic outcomes, whilst acceptable, are not optimum and the provision of infrastructure not efficient.
[59]s 3.3.5.
[60]s 3.3.6.
[61]s 3.3.5.1(2).
[62]s 3.3.6(2) – see also s 3.3.6 linking land use and development pattern to the efficient and cost effective provision of infrastructure.
The land use strategies for the natural assets element[63] include the statement that “the city scape and settlement pattern has been determined to avoid further expansion of urban or rural residential development beyond existing developed areas. This will avoid increasing pressures on environmentally important values”. The proposal does not accord with that strategy.
[63]s 3.5.2.2.
The land use strategy in support of the sustainability element provides, in part, that the city shape and settlement pattern established under the planning scheme provisions underpins the growth of a more sustainable Townsville in which transportation and fossil fuel use will be better managed. That is yet another illustration of the importance CP 2014 places on the city shape and settlement pattern (including appropriate land use).
The industrial land element includes a specific outcome[64] that industrial development does not expand beyond areas zoned for industrial purposes or identified as industry area on the strategic framework maps. The proposed material change of use includes an industrial component on land beyond that zoned or identified for industry. If the proposal were otherwise justified however, (which for the reasons stated herein it is not) it may have been appropriate to permit an industrial component within the new community.
[64]s 3.6.2.1(5).
The natural economic resources element contains specific outcomes which seek to avoid further fragmentation of rural land, even when there is a lack of viability.[65] The proposal seeks to facilitate urban development which would not only fragment rural land, but alienate the subject site from rural use.
[65]s 3.6.4.1(3).
The proposal is in strong conflict with CP 2014 by reason of the nature of its proposed use for the subject site which is fundamentally at odds with the clear strategy of the planning scheme particularly in relation to the shape of the city and the direction of further urban development. That is a mater to which I attach significant weight.
(c) NQRP
The NQRP is based on an expected growth in population in the region and, in particular, in Townsville. In the “context” part of the document it is said that Townsville’s urban sprawl will be put to an end.[66] Goal 3 is liveable, sustainable and resilient communities that promote living in the tropics. There is, in that regard, a discussion in relation to Townsville of, amongst other things, an urban consolidation policy to prevent the continuation of an inefficient and expensive development pattern and of the lack of need, based on current supply, for residential development to continue outside of Townsville’s existing urban area. The relevant regional outcome adopted in the NQRP is as follows:
“3.1 The development pattern for the North Queensland region delivers consolidated and efficient growth for urban areas.”
[66]Ex 9 pg 9.
The regional policies in support of that outcome include the following policy which is specific to Townsville:
“3.1.5 Townsville’s urban residential development is to be contained within the Townsville Urban Area. Urban residential development within the Townsville Urban Area does not occur outside land identified for these purposes.”
The Townsville Urban Area is identified in Map 6 and is based on the existing extent of land zoned for urban purposes in the Townsville City Plan (2014), the priority infrastructure area under the Local Government Infrastructure Plan and land adjoining these zones that have been approved for urban purposes. It does not extend to the subject site.
Whilst the appellant may argue about efficiency[67] (a matter discussed later in the context of infrastructure), its proposal does not constitute a consolidation and does involve urban residential development outside of the urban area contrary to policy 3.1.5. The proposed use flies in the face of the NQRP. That is a matter of weight. I have already dealt with the weight that I am prepared to afford the NQRP. In this case, the conflict simply serves to reinforce the ultimate conclusion which I have otherwise reached.
[67]as discussed later, the assumption of the obligation to provide or pay for the cost of infrastructure does not mean that its provision is efficient.
(d) Conclusion on Residential and Other Urban (Non-Rural) Use
The proposal to use the subject site for residential development at suburban densities and for other urban uses conflicts with all relevant planning documents. It conflicts with TPS 2003, triggering the conflict/grounds provision and also with the more recent planning documents which are a matter of weight. Mr Buckley did not cavil with the proposition that the identification of where urban development is and is not to occur is an important planning objective of planning schemes. So much appears from the following exchange under cross-examination:[68]
MR JOB: The conflicts that I think you acknowledge – sorry. I’ll put it this way: one of the conflicts involves the fact that what is proposed here is a large urban form of development in a location where the planning instruments – all three of them – indicate urban development is not to occur?---Correct.
And that’s an imported [sic] planning objective; the identification of where urban development is and is not to occur?---Yes. Spatially planning schemes convey that.
[68]T11-32.
Mr Buckley sought to call in aid the fact of past urban approvals as, in some way, helping to justify continuing that sprawl, by approval of the subject application. As Mr Perkins pointed out however,[69] the planning documents have provided a policy response which seeks to prevent that. Mr Buckley seemed to acknowledge that in the following exchange which occurred during Mr Buckley’s testimony:[70]
[69]T11-95.
[70]T11-43.
HIS HONOUR: Mr Buckley, if you go to page 2 of your individual report?---Yes.
At paragraph 14 is where you talk about Townsville conveying a sprawl-like phenomenon?---Yes.
In forming your views did you take it that the town plan encourages that, or discourages that sprawling further or is neutral about it?---Well, to answer the – there’s two parts of your question, your Honour. The scheme, I think, seeks to arrest it, yes, by limiting the amount of areas it shows as preferred urban. So that’s probably a fair call about the current scheme. But the – a lot of the spread out nature of Townsville is historical, and – and some of that would be in accordance with planning policies. Some would just predate planning schemes. But the growth of Upper Ross I’m reasonably familiar with from living in the north in the eighties and, you know, it just appears, in my – my observation as a planner, just to get more concentrated and more – a reality, if you like, of that urban frontier.
But do you accept that approval of this proposal would lead to some continuation of sprawl?---Yes. That – the sprawl, as indicated by what comments I’ve said, your Honour, is not unusual in the context of Townsville historically and what’s on the ground.
Mr Perkins rightly saw the application as seeking approval for an initiative or strategy at odds with, and dilutive of, the planned strategy for urban development in the planning documents.[71] Whilst there are other alleged conflicts (discussed later), I consider the conflict in relation to the land use to be serious and, indeed, sufficient to be decisive because, for the reasons given later, I do not find the matters raised to justify approval to be persuasive, or sufficiently persuasive, to cause me to allow the appeal and grant the development approval. Insofar as the TPS 2003 is concerned, that is either on the basis of satisfaction of the conflict/grounds test (which I find not to be satisfied) or on the basis of exercising a discretion having given consideration to the relevant provisions of TPS 2003 in assessing the application, as the appellant submitted is appropriate in the case of an application for a preliminary approval. The provisions of the subsequent planning documents have, as I have indicated, been treated as a matter of weight.
[71]Ex 34 para 160.
(ii) Landscape Character and Visual Amenity
Reference has already been made to the provisions of TPS 2003 for the Rural Planning Area that relate to amenity and landscape. DEO 4 is also of relevance. It provides as follows:
“2.4.1 DEO 4
The City’s valuable features, built environment and land use pattern result in a distinct sense of place and local identity, and are vibrant, safe and healthy, with access to community and cultural facilities and services.
The city strategies in supporting that DEO include:
2.4.2 City Strategies
DEO 4 is intended to be achieved by –
(a) protecting or enhancing the City’s natural and built environment as an integral part of the City’s Landscape Character Types.
(b) reinforcing the City’s character through effective siting, design and layout of development that –
(i) reflects community expectations;
(ii) promotes safety and security;
(iii) reflects local and desired character;
(iv) enhances local identity and lifestyle;
(v) contributes to the formation of a sense of place; and
(vi) responds to the City’s tropical climate.”
…
CP 2014 contains specific outcome 3.4.4.1 and the associated land use strategy 3.4.4.2 extracted earlier, which set their face against development such as is proposed in rural areas.
The purpose of the Rural Zone Code, which has previously been set out, refers to the opportunities for non-rural uses which are compatible with, amongst other things, the landscape character of the rural area and includes a particular purpose that the character and landscape values of non-urban land are maintained.
Issues of this kind were addressed in the evidence of Mr McGowan, who was called by the appellant. His report summarised his opinion as follows:
“48 The assessment undertaken to inform this statement revealed that, while the proposed development would change the appearance and character of the subject site, that change would not be detrimental in terms of the overall values and quality of the local visual environment. Furthermore, the provision of open space and landscape buffers across the site and at the edges of the site will ensure the amenity of adjoining properties will be appropriately maintained.
49 Regarding the provisions referenced in the relevant reason for refusal:
a) the proposed development can be seen to satisfy P1 (in so far as it relates to visual amenity concerns) and P7 of the Rural Planning Area Code;
b) while it is not rural development, the proposed development will achieve an appropriate level of compatibility with the rural landscape remaining in the area, as sought by the character statement referenced in the Purpose of the Area Code; and
c) while the development would not satisfy P6 nor item (f) of the character statement for the Rural Planning Area, the consequence of this non-compliance is not significant in terms of visual amenity concerns. The non-compliance is technical, does not result in any unacceptable impacts and therefore should not result in refusal of the proposal.”
In forming his opinions, Mr McGowan was influenced by the proposed retention of a large area of open space, including the parts of the site he thought of most value (the main waterways and the slopes) and the concentration of development on the lower, flatter areas of the site, to which there is limited visibility from beyond the site. He did not think that the proposed development would make any positive contribution to the rural landscape, but considered that it would not offend it.[72]
[72]T5-53.
These issues were also considered by the town planners. Mr Buckley thought the development would reinforce the city’s character and sense of place because it would be the logical “bookend” of the Upper Ross urban corridor, rather than a new front or corridor.[73] Mr Perkins, on the other hand, did not see the proposed large scale urban development of land in the rural land use category as reinforcing planned local and desired city character, reflecting community expectations or contributing to the planned sense of character.[74] Further, he pointed out that the proposal involves the large scale urbanisation of rural land, which he did not regard as consistent with the provisions of the character statement[75] for the Rural Planning Area or the Rural Planning Area Code[76] in relation to rural landscape character and rural character and amenity. He rejected Mr Buckley’s bookend argument, pointing out that the site does not adjoin nor is immediately adjacent to urban development that either exists or is planned for[77] and to which it would provide a bookend. I found that to be persuasive.
[73]Ex 34 para 120, Ex 43 para 19.
[74]Ex 34 para 123.
[75]Ex 34 para 126.
[76]Ex 34 para 127.
[77]T11-74.
In the course of his testimony, Mr McGowan:
(a) confirmed that the proposed development would itself not appear as rural in character, but rather as suburban development.[78] In my view that is not insignificant because the site is itself a large holding within the area, such that the approximate north-south dimension of the development would be up to 4.4km and up to 2.5km east-west;[79]
[78]T5-38, T5-30.
[79]T5-34.
(b) described one of the qualities of the current “sense of place” as an “openness” bordering on “emptiness” with dispersed built forms and structures;[80]
[80]T5-48.
(c) described the “local identity” in the Rural Planning Area as substantially the same, but would factor in landscape features;[81]
[81]T5-48, 49.
(d) conceded that the development would not result in openness or emptiness, insofar as the developed parts of the site are concerned;
(e) conceded that the siting, design and layout of the development does not reflect the local rural character that exists;[82]
[82]T5-50.
(f) conceded that if a rural landscape is sought, then the outcome would be compromised;[83]
[83]T5-49.
(g) having suggested that the development would appear as a logical and sensitive extension of suburban and rural residential development,[84] acknowledged that there was a break between the site and nearby rural residential development, such that there would be no continuous extension[85] (something which Mr Perkins also pointed out[86]) and that suburban development to the north-east is some 8.5km away.[87] Further it became evident that there was little about the design of the proposal that was sensitive, aside from its location on the flatter parts of the site.[88] The logic he relied upon was that all land up to the edge of the range ought be allowed to be developed.[89] There is, of course, no warrant in the planning documents for urban or suburban development or for a character or landscape of that kind to sprawl out to the edge of the range;
It was contended that “more importantly”[230] the proposal would, over time, not only provide its own facilities, but would provide facilities that would assist in ensuring that the Upper Ross Corridor is better provided for and more self-sufficient. That is relevant to paragraph (e) of the appellant’s marginal grounds. There are a number of things to note about that proposition.
[230]Appellant’s submissions para 242.
Firstly, there are some retail and other facilities, including education facilities in the broader area,[231] the site’s proximity to which the appellant otherwise relies on to assert the suitability of its location.
[231]Ex 23 para 103.
Secondly, in the first need JER, the experts agreed that, absent approval of the full residential development, there is no need for the other uses.[232]
[232]Ex 23 pg 11 para 12.
Thirdly, the evidence about need for non-residential facilities is that found in the second supplementary JER, which speaks of how much residential development must occur within the development itself in order to justify the provision of those facilities. The focus on the non-residential uses needing to be justified by development on the subject site (rather than in the Upper Ross Corridor more generally) is understandable given that, as Mr Duane agreed, the site is tantamount to one sitting at the end of a very large cul-de-sac, such that the trade area for any retail facilities on the subject site would be largely confined to the site itself.[233]
[233]T6-33.
Fourthly, the evidence demonstrates that it will take a long time for residential development on the subject site to justify substantial retail and education facilities.[234] In the meantime the development would, far from assisting to make the broader area more self-sufficient, simply be adding lots at a location remote from facilities. As Mr Perkins said in the planning JER “early residents will be left in an isolated, under-serviced and car-dependent fringe location, contrary to the goal of all contemporary urban planning in Australia”.[235]
[234]being the only non-residential facilities about which there was any specific evidence about need/timing.
[235]Ex 34 para 98.
Insofar as the last point is concerned, the need experts agreed, in the second supplementary JER as follows:
“Retail Facilities
15. A convenience centre anchored by a 500sq.m convenience store with five to six speciality shops requires around 3,000 – 3,500 persons. This would be supportable around year ten of the development.
16. A full-line supermarket based centre of around 6,000 sq.m with a range of other uses usually requires around 8,000 – 9,000 persons. This would be supportable around year 23 of the development.
17. Over time as the population increases the centre could be developed to a larger size and up to 10,000 – 12,000 sq.m of uses most likely as a guide by around year 30.
Education Facilities
18. A childcare centre is typically provided at one place for every three children aged 0 – 5 years of age. Consequently, assuming children 0 – 5 years of age up 10%-12.5% of the population around 300 children would be required for the first childcare centre. This would be required by year 8-10. After that time frame, childcare centres could be provided every six to seven years.
19. Primary schools typically target around 400 – 500 students supporting children aged 5 – 11 years. Assuming 10%-12.5% of the population is aged 5 – 11 years and increasing over time, the first primary school is likely to be demanded by year 15.
20. It is understood that the typical threshold for a new high school in an urban area is a population of around 1,200 students aged 11-17. Assuming students aged 11 – 17 are 10%-12% of the development’s population, a high school would be expected by around year 26 – 30.”
It should be noted that, if anything, those predictions in terms of the years at which those facilities would be supportable are optimistic, since they are based on an occupancy rate of 3 residents per dwelling, which is an average for single lot dwellings and is decreasing over time.[236]
[236]T6-36, T7-5.
Accepting that evidence, those who would come to live in the first lots developed would have to wait a decade before even a convenience centre was supportable. Even Mr Duane acknowledged that it would be undesirable if nothing was provided for 10 years.[237] A full line supermarket would not be supportable for almost a quarter of a century. Currently, the nearest full line supermarket is as Mr Coghlian opined (and I agree), undesirably remote.[238] The typical threshold for a primary school is unlikely to be reached before 15 years, with the threshold for a high school being more than a quarter of a century away, if it ever materialises.
[237]T6-42.
[238]T7-5.
The reservation about whether the typical threshold for a secondary school will ever be met is because the experts put that around 26-30 years which is when they assume that 3300 to 4000 lots will have been developed, sold and occupied. Whilst the initial proposal was for the development to achieve up to 5100 lots, the evidence suggests that will no longer be achievable. There is uncertainty around what lesser number could ultimately be provided.
There is a decrease in likely lot yield as a consequence of changes to the proposal, which have already been noted, particularly so as to address the ecological issues. This has resulted in a decrease in the developable area and the need to set some of that aside for things such as for example, buffers and storm water treatment areas now proposed to be within those areas. As has already been noted in the context of agriculture experts, there is also the possibility of greater buffers being required at the development permit stage.
There has been a loss of around a third of the developable area from 711 ha to 445 ha - a loss of some 265 ha. If the yield of 5100 lots from the 711 ha were accepted and then reduced in proportion to the reduced developable area, the yield would be around 3200 lots. That is however, a crude exercise. Mr Perkins carried out a more detailed analysis of the latest plan to estimate that there would be approximately 250 ha of land for residential lots. That however, did not allow for the 50 m ecological buffer or the 40 m agricultural buffer. Both parties, in submissions, adopted an additional reduction to 200 ha to take account of that. That is a net area (excluding roads). Assuming it is mostly used for 600m2 lots (but some 450m2 as well) produces a yield of 3444 lots, which is towards the bottom end of the threshold for a secondary school. It also suggests that the development will be nearing completion before there is justification for a secondary school. Of course, even those predictions may turn out to be optimistic if less land can be given over for lots because the agriculture buffer needs to be wider or the infrastructure (eg stormwater treatment devices) within the developable area larger.
Fifthly, whilst it would be logical to suggest that a large master planned community should include a range of uses so as to achieve an appropriate degree of self-sufficiency, there has been no specific evidence about the need for the many other urban uses contemplated by the application or when, if they are needed, they might be realised.
For the reasons discussed, I am not satisfied that there is a significant need for the development application to be approved so as to provide facilities which would be used by those in the broader area. The non-residential facilities, particularly the retail and educational facilities of which there was some evidence, would primarily serve the residents of the development itself and be reliant on a sufficient population such that the facilities will be a long time coming with the consequence that, in the meantime, the development would do more to locate people in a location remote from facilities than it would to benefit the wider area.
It was contended that there is a need for the proposed development in circumstances where, unlike the subject site, much of the future land supply set aside for development in Townsville is significantly flood affected. That is relevant to paragraph (h) of the appellant’s primary grounds which is dealt with later and does not significantly assist the appellant.
For the reasons given I do not consider that there is any significant need to support approval of the subject development application. I do not consider that the appellant has made out paragraph (c) of its primary grounds.
(ii) The Benefits of the Site and Development from a Flooding Perspective
The development:
(i) would be substantially flood free and, indeed, have immunity to the extent that it would be suitable for the provision of a refuge for use in times of flood.[239] It would also not be subject to cyclonic storm tide and can be engineered to achieve immunity from dam failure.
[239]with the majority of lots being above the PMF – Ex 14 pg 3.
(ii) could be carried out in a way that does not adversely impact on others, from a flooding perspective.
(iii) can (subject to a qualification discussed below) be conditioned to require the proposed external road upgradings to be of a Q100 standard, so as to provide flood free access, at least to that standard.
From the above the appellant advances two of its primary grounds/matters in favour approval, namely ground (g) which relates to the benefit to be obtained from having a flood refuge on the site and ground (h) which relates to the sites’ suitability, from a flooding perspective, relative to other land in Townsville.
Ground (h) however, is not a matter upon which I am prepared to place a lot of weight. Even accepting that the site performs well relative to others, it does not follow that land which has the benefit of approvals for urban development or which the planning documents contemplate as being suitable for future development cannot appropriately be developed for such purposes, with the result that the proposed development is needed in order to, in effect, take their place in providing for such development to occur. The evidence does not go so far as to establish that the planning strategy, as to the provision for future development of this kind, is, in any substantial way, unsound on the basis of insurmountable flooding constraints affecting land planned to provide for future development of this kind. It may be noted that the Council has not made amendments of relevance, in this regard, following the 2019 flood. I accept that the relative suitability of the site, from a flooding perspective, is a factor that would weigh in favour of concluding that the subject site is an appropriate one on which to permit development of this kind in the event that a location beyond those contemplated by the planning documents was considered appropriate, but it is not something which weighs heavily in favour of concluding that a location at odds with the planning strategy in the planning documents is appropriate in the circumstances.
Ground (g) is worthy of some weight. It was a point of agreement, in the 3rd stormwater JER that, subject to increased flood immunity on access roads and suitable detailed design, the development would potentially provide significant benefits to existing flood affected development east and north-east of the subject site, as a regional evacuation centre for the suburbs of Kelso, Rasmussen and Condon. As has been noted, it is proposed to have upgrades conditioned on any approval of the subject application. Accordingly there is the potential for a benefit of the kind referred to.
There are at least two things to observe about this potential benefit. First, there is some level of uncertainty about the proposed on-site emergency centre. Mr Collins, in his appeal report, set out development requirements for adequate emergency flood management on the site.[240] They included an ambulance/fire station (and functional helipad for helicopter evacuations). This contemplates a commitment from State agencies. Further, they included a medical centre and a town centre management structure with a full time on-site manager to act as an emergency flood manager. In that regard however, there is no fixed timing for the development of the town centre and the evidence of the need experts suggests that it will be quite some time before other than modest retail facilities will be provided.
[240]Ex 36 pg 46.
Secondly, the disaster management plan for the Townsville City Council identifies major evacuation routes. The Ring Road and Riverway Drive are already identified as major evacuation routes, in times of flood, in this area.[241] That is not to say that, leaving to one side the uncertainty issues, the upgrading of the level of immunity of roads linking Riverway Drive to the subject site (accepting, as I do, Mr Gould’s evidence to the effect that upgrading the immunity of Beck Drive is not practicable), would be of no benefit. It would increase the extent of the road network that has a Q100 immunity and would provide an option (if and when an evacuation centre is built) to take refuge on the subject site in a facility not otherwise provided in the area, rather than use Riverway Drive to access Ring Road to the north (which lies in an area of the floodplain where flooding - although not necessarily the road - is generally worse) and from there to an unspecified destination. In assessing the extent of that benefit however, it is relevant to bear in mind that we are not dealing with an area that is currently bereft of an evacuation route.
[241]T4-11.
Whilst I accept that ground (g) provides some support to the application I have ultimately come to the conclusion that it is not a matter, which considered by itself or in combination with other matters in favour of approval, justifies approval of the development application.
(iii) Sodic Soil/Erosion
The site contains evidence of severe erosion associated with very sodic and highly dispersive soils, that are widespread, but particularly concentrated in the north-east and south-east sections of the property. Whilst similar landscapes and soils occur throughout the coastal plain,[242] the extent of erosion on the subject site is particularly great.[243] Mr Thompson ranked it as 5 on a scale of 1 to 5.[244] The proposed master plan shows that most forms of development are included in eroded areas.[245]
[242]T12-8.
[243]T12-8.
[244]T12-8.
[245]Ex 26 pg 2.
The extent of the erosion would not prevent the development being realised but, as Mr Sutherland and Mr Thompson agreed, erosion controls beyond those normally employed in subdivisions would be required.[246] Indeed as Mr Thompson pointed out,[247] extensive rehabilitation and remediation works would be required to permanently stabilise the affected areas. Mr Sutherland and Mr Thompson gave some evidence of what that is likely to entail.
[246]Ex 40 pg 6.
[247]Ex 26 pg 2.
Mr Sutherland’s approach, as set out in his appeal report, involved updated soil testing, mulching, the application of lime or gypsum and seedbed fertiliser, oversowing a Rhodes Grass based seed mix and placing cane mulch. I accept Mr Thompson’s evidence however, to the effect that this underestimates the extent of works required to achieve rehabilitation and does not address the requirements for severe gullies.[248] As he attested (words in brackets added):[249]
Do you believe it [Mr Sutherland’s proposed solution] to be feasible?---No I don’t.
Why not?---The level of sodic – okay, there are extensive areas of these tough clay subsoils that are exposed at the land surface. Simply dumping a bit of fertiliser and amendment on it, and throwing some grass seeds on it, won’t really alter the fact that these are very, very difficult clay soils to deal with. They already have a shape, which is related to the nature of the sodic soils, that makes it very difficult to get 5 relatively uniform conditions across the area. You can’t get away with this, unless you do some degree of physical earthworks. Now, I’m not talking about physical earthworks that are part of, you know, a wetland environment, or part of a sedimentation [indistinct] I’m talking about physical earthworks, to get the topsoil and immediate subsoil of relatively uniform character, so whatever you plant in there, whenever you plant it, will come up in a relatively uniform rate. So that’s my concern with that. Now, that is solely to do with the areas outside of the immediate eroding stream bed. Inside the eroding stream bed, that’s an even more serious issue.
[248]T12-15.
[249]T10-70, 71.
It has already been noted that Mr Thompson envisaged works in the waterways including armouring and reshaping. The conclusion is that the issue, whilst not rendering the site incapable of development as proposed, would require extensive and expensive works, which, as Mr Thompson point out, ought be done at the outset.[250] Mr Sutherland appeared to be somewhat flummoxed when questioned about the timing and duration of the process.[251] I prefer Mr Thompson’s view as to when it should occur. Mr Thompson’s evidence was that the cost of rehabilitation would run into “many millions of dollars”, and that he would not be surprised if it ran to in the order of tens of millions of dollars.
[250]T12-10.
[251]T10-57, 58, 59.
The appellant sought to turn this constraint into an advantage, in terms of obtaining an approval. It pointed to the site’s relatively low value for grazing, its high level of erosion, the fact that the erosion has been on-going and will, without intervention, continue and the evidence as to the likely high cost of rehabilitation to suggest that rehabilitation is unlikely to occur if the site remains in its rural state and that there is a significant benefit to be obtained, in the form of rehabilitation, if the development proceeds. That is reflected in its primary ground (b).
It was contended, for the respondent, that the appellant ought be given no credit for its willingness to take on the burden of rehabilitation in circumstances where the evidence shows that the problem has materially worsened as a result of land management during the appellant’s ownership of the site. The evidence does not however, establish that the poor land management practices over that time were the fault of the appellant (as opposed to a lessee, for example) or that it knew of the problem and knowingly did nothing about it or what, if any, opportunity it had to address that matter with the person or entity in occupation of the site. I am not prepared to make a speculative finding about those matters and so, in the circumstances, I have not discarded or discounted the potential benefit to be gained from rehabilitation.
I accept that the rehabilitation would be a benefit. In that regard however, there are two things to note. First, whilst the appellant’s ground asserts that the soils are “currently carried down stream with detrimental effects,” the evidence did not establish the quantum of runoff or the extent of downstream detrimental effect to date or the likely extent of effect if the erosion problem on the subject site is not arrested. In the course of oral submissions Mr Gore QC accepted that the extent to which the erosion creates an environmental problem is, on the evidence, unknown.[252]
[252]T14-32.
Secondly, whilst it is reasonable to conclude that a rural use of this land is unlikely to produce sufficient funds to carry out rehabilitation works costing tens of millions of dollars as envisaged by Mr Thompson, that does not mean that the erosion problem will necessarily continue, unabated, if the subject proposal does not proceed. Mr Thompson’s evidence, which I accept, was to the effect that, for a fraction of the cost of rehabilitation, steps could be taken by way of responsible and appropriate land management practices in the context of a rural use to stabilize (but not rehabilitate) the site, so as to address the risk of further erosion. In this regard he spoke of measures that would include decisions about stock, fencing off areas from access by stock and utilising treatments of some areas of the kind recommended by Mr Sutherland.[253]
[253]T12-10, 11, 14.
Mr Thompson put the likely cost of stabilizing the site, in the context of a rural use, at something in the order of $500,000. He acknowledged that the expenditure would not bring much of a return to a grazier,[254] but would not discount the prospect of that investment being made. Reference was made to the encouragement owners of degraded sites get in terms of government grants and regulatory provisions, to address such issues.[255] I have previously noted the evidence of the ecologists as to the increasing awareness of sustainable farming and grazing practices. I am not prepared to discount, even on the balance of probabilities, the prospect of the land being stabilised in the future by the application of more responsible land management in the context of a rural use.
[254]T12-16.
[255]T12-9, 10.
The evidence falls short of persuading me to find that the site would be consigned to unarrested erosion into the future in the absence of approval of the subject development. I am similarly not prepared to find that the site should be regarded as unsuitable for retention for rural purposes, because of the need to address the erosion issue. Notwithstanding those observations however, I accept that the rehabilitation of the site, from an erosion perspective, would be a beneficial outcome of the proposed development. Ultimately however, I do not consider that it is a benefit which, considered individually or in combination with other factors, justifies approval of the application.
(iv) Other Grounds/Factors in Favour
Paragraph (a) of the primary grounds is that the site is unsuitable for agriculture and has low suitability for grazing. The site is neither good quality agricultural land nor strategic cropping land[256] and is low-potential grazing country.[257] The site can however be, and has been, used for grazing. It should also be recalled that, the natural economic resources element under CP 2014 contains a specific outcome which seeks to avoid fragmentation of rural land even when there is a lack of viability. The site does not lack utility in its zoning under the planning documents. Further, the purpose of the application of the rural zone (or rural planning scheme) is not limited to the protection of rural productivity. It includes, for example, matters of character and landscape value. That is reflected in the provisions of both TPS 2003 and CP 2014 discussed earlier. The zoning/area designation also serves to constrain the expansion of urban development. The allocation of the land to the rural planning area pursuant to TPS 2003 is consistent with its location outside the urban growth boundary. The zoning of the land under CP 2014 is consistent with its strategy of containment of urban growth. These strategies serve a number of purposes. For example, CP 2014 links the avoidance of urban development beyond existing boundaries to avoiding increasing pressure on environmentally important values.
[256]Ex 26 pg 2.
[257]T12-5.
Paragraph (p) and (q) of the primary grounds relate to the restoration and protection of the waterway corridors on the land and the proposed dedication of land. The stabilisation and rehabilitation of the eroded areas have been discussed separately. These aspects must be seen in the context of the ecological impact of the development as a whole, which would, as has been observed, introduce new or increased environmental threats. For the reasons previously given I do not consider that it has been demonstrated that the proposal represents any significant overall advantage for the environment. Indeed I have found that it would be preferable to retain it as a rural holding.
Paragraph (l) of the marginal grounds speaks of the advantage of master planning in ensuring an orderly and efficient delivery of infrastructure, services and facilities. Master planning does have that advantage, particularly in relation to the delivery of infrastructure, services and facilities within the development. In this case the site is not currently serviced by infrastructure. Issues in relation to the orderly and efficient delivery of infrastructure to the site have been considered earlier in these reasons.
Paragraph (i) of the marginal grounds relates to the intention to provide for facilities to allow residents to “age in place”. That would be an appropriate aspect of a new master planned community, but does not add much in terms of justifying approval of such a community on the subject site.
Paragraph (j) of the marginal grounds relates to the generation of employment. It may be accepted that a substantial new master planned development as proposed would generate employment, but the planning documents make provision for employment generating development to occur elsewhere. The ground adds little if anything.
Paragraph (o) of the marginal grounds relates to sustainability measures. Other than for the sites proximity to gas, electricity and water infrastructure, the things relied on were the potential to establish a co-generation or tri-generation gas fired power centre on the site and the development using its own water centre and recycling to achieve greater water efficiency. Assuming (favourably to the appellant) that there is a real prospect of these things being realised, they represent positive aspects of the proposal that might not be achieved in other developments. It is something to which I have had regard and which warrants some, but not great, weight.
Paragraph (r) asserts an absence of unacceptable amenity impacts. I have had regard to my findings on amenity, to the extent they are favourable to the appellant, but that does not alter my conclusion.
(v) Appellant’s Summary
The summary of the appellant’s grounds/matters in favour of approval commences with an introductory paragraph before five sub-paragraphs which refer to benefits which it is said would flow from the proposal but would probably or certainly not be enjoyed otherwise. Those five matters have already been discussed in these reasons. The introductory paragraph:
(i) refers to the lands relative unsuitability for rural uses compared with its suitability for the proposed purposes
(ii) asserts that the proposed purposes would be for the benefit of a much larger number of community members than currently benefit from the lands zoning and potential uses
The alleged unsuitability of the land for rural purposes has been discussed and rejected. The appellant’s proposal is based on only a minority of the site being suitable for development and then only after works to deal with the erosion issue. Part of the subject land may be physically suitable for development, but its suitability from a planning perspective is the subject of consideration of the various issues otherwise dealt with in these reasons.
As to the number of community members to benefit from the use of the land, it should not be thought that the benefit to the community, of the land’s retention for rural use is limited to the small number of people who might occupy the land. I have already dealt with the utility of the site in its zone. To the extent that the land, under its rural use, contributes to the broader planning strategy for the city, its benefit to the community is much broader.
Conclusion on Material Change of Use Component
For the reasons given, the proposed material change of use finds itself starkly at odds with the planning documents, particular by reason of its urban (non-rural) nature. That is true of each of the planning documents. The Council’s current planning scheme which, in my view, is deserving of considerable weight is against the expansion of urban development into rural zoned land. There is no need, of any significance, to justify approval of the subject development application. The current planning scheme, and the planning strategy apparent from its provisions, was based on the assumption that the document set aside sufficient land for housing, businesses and community uses to meet Townsville’s needs for at least 25 years. The evidence in this case shows that nothing has occurred which undermines that assumption in any way that would call for this site to be approved for development as proposed. That planning scheme also expressed an intention to monitor the supply of new land for residential development. The next planning scheme review is due in but a few years time. There is ample opportunity for the Council to respond to any possible future shortage that may appear on the horizon. There is no sufficient basis otherwise to find that there is a need to support approval of the application.
The stark departure from the planning strategy with respect to land use coupled with the absence of any significant need are ultimately the matters of most significance in the context of this particular case and which point to refusal of the application for a preliminary approval for a material change of use. There are grounds/matters in favour of approval some of which I have accepted as having some substance. None however, considered individually or collectively, alter the conclusion that the proposed material change of use should be rejected. More specifically, there is nothing which I regard as passing the conflict/grounds test in relation to the conflicts I have found with TPS 2003 in relation to the nature of the use, even if they were assumed to be the only conflicts. I also would conclude that the application should be refused even if those provisions were a matter simply for consideration in the assessment under s 3.5.5 prior to a discretionary decision (as was submitted for the appellant). I have previously indicated the weight I place on the later planning documents. There are also other matters of conflict/matters raised against the proposal which I have discussed earlier and which serve to reinforce my conclusion.
This is a case where rural land was purchased on the speculative basis that it would be “next in line” to be permitted to be developed, even though the provisions of the planning scheme gave no basis for such an expectation. Subsequent attempts to persuade the respondent to draw its new planning scheme in a way which favoured those aspirations failed, as did attempts to persuade the respondent to support the subject development application. The relevant planning documents have been consistent in their treatment of the subject land as part of the relevant broader planning strategy. The proposal flies in the face of that strategy and I have not been persuaded that, in the circumstances, the proposed MCU for the site ought be approved.
Approval in Part
In the event that I was not minded to approve the development in whole (as I am not) I was asked to consider approving it in part and, in particular, to approve Stage 1, subject to conditions which, amongst other things, would require the dedication of open space areas. Relatively little argument was directed to it and it is difficult to see the rationale for such an approval.
Development of Stage 1 alone may reduce the extent of the introduced ecological threat but it would still offend the planning strategy as to the location of uses without contributing much in the way of the long term housing stock or facilities which formed important components of the appellant’s ultimately unsuccessful case on need and on the benefits of its master planned proposal. Without the balance of the development it would be, as Mr Perkins said, “an isolated community that had no hope of any significant level of self-containment”,[258] located contrary to the planning documents whilst having an even weaker case with respect to need. I am not minded to grant an approval in part.
The Variation Component
[258]T11-79.
The debate in the case was overwhelmingly focused on the material change of use component. The variations attracted relatively little consideration.
I have earlier outlined the general nature of the variations sought. In the appellant’s written submissions it was said that, in addition to variations otherwise identified, it was proposed to override the Urban Growth Boundaries Code. I have also noted that there would be a need for revision of the variations in the event that the Court delivered reasons indicating that the development application would be approved. It is therefore not possible to deal with the variations in a comprehensive way.
It has already been observed that the assessment of the proposed variations should have regard to their consistency with other aspects of the planning scheme.[259] Further the decision on the variations must not compromise the achievement of the desired environmental outcomes for the planning scheme area. It was submitted, on behalf of the respondent, that the variations sought by the appellant would result in (or would have resulted in) inconsistency between those provisions and the DEO’s. Had I decided to approve the MCU component of the application then I would have had to have been satisfied that a decision to approve that component would not have compromised the achievement of the DEO’s. To the extent that the variations do no more than is appropriate to provide a framework for future applications for approvals to implement the MCU, I would then have been minded to allow them notwithstanding a level of conflict insofar as land use is concerned.
[259]s 3.5.5A(d).
I have previously noted that one of the proposed codes calls up codes from CP 2014 as at a certain date. They are, in that way, to be made applicable for the future of what would be a large project with a lengthy development period. That brings the obvious risk of applying codes that are, in the future, out of date or no longer appropriate. I would have been loath to approve of such a variation. Mr Gore QC accepted that common experience shows that codes and standards change over time.[260] He initially foreshadowed[261] a change to the application, so that the codes from time to time would apply, but did not proceed with that.[262] Ultimately he submitted that a condition nevertheless might be imposed by the Court which required assessment against the new provisions (from time to time) even though that is not what his client requests. He acknowledged that the failure to explore that in the course of the case made it difficult for him to press the submission.[263] Had I been otherwise minded to approve the MCU, I would have sought further assistance from Counsel in relation to this aspect.
[260]T14-19.
[261]T13-46.
[262]T14-16.
[263]T14-21.
One of the matters to have regard to in assessing the variations is the effect of the variations on any right of a submitter for following applications, with particular regard to the amount and detail of the supporting material for the current application available to any submitters. It was contended, on behalf of the respondent, that having regard to the length of time that has expired since public notification of the application, the extent to which the proposal has evolved since that time, the information not available to submitters and indeed still not available, the estimated time for the delivery of the development, and the level of uncertainty as to the final form of the development, the removal of submitters’ rights for subsequent approvals is not justified.
It is, of course, neither surprising nor unusual for there to be a degree of uncertainty about the final form of development at the time a preliminary approval is given for a master planned development such as is proposed here. That does not mean that changes to levels of assessment, for the purposes of future applications, are necessarily inappropriate, assuming that the scheme, as varied, would provide for an appropriate assessment of future applications. That proviso means that a decision about the levels of assessment ought not be made until there is clarity about the issue with the codes referred to above and the changes otherwise to the requested variations.
Whilst I appreciate that the application has been on foot for a long time, the general nature of the proposal has remained the same, with changes largely made in an attempt to mitigate concerns. The range of potential uses and the way the master planning process is proposed to work have not changed. Had I been satisfied that the MCU ought be given a preliminary approval then I would have been prepared to entertain changes of levels of assessment appropriate to reflect the fact that the suitability of the site for the proposed master planned community had been determined sufficiently to grant that approval.
The range of uses for which a change to the level of assessment has been requested is broad, but that is not unexpected in relation to a substantial master planned community proposed in an otherwise rural area and which would need to achieve a level of self-sufficiency by the provision, within the development, of a range of uses. The need experts agreed that if there is a need for the residential development then there will be a need for other components of the master plan.[264]
[264]Ex 23 pg 11 para 12.
The extent to which the respondent takes issue with the proposed changes to the levels of assessment for that range of uses is unclear. It would seem unlikely, for example, that there would be opposition, should the MCU component be granted, to the variation requested so that a detached house in a residential precinct is self assessable, rather than impact assessable. Had I approved the MCU component I would, before finally determining the variations, have sought further assistance from Counsel for the respondent in relation to the extent to which the proposed changes to the levels of assessment were opposed and the reasons for opposition to the specific variations sought. It is unnecessary for me to trouble Counsel further in relation to the variations however, because, having determined to refuse the material change of use component, I am required by s 3.5.14A(2) to refuse the variation component as well.
Conclusion
For the reasons given, the appeal is dismissed.
1
2
4