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MCU to establish Motor Sport Facility (three events annually) Bella Creek Road, Bella Creek

Town Planning Report

MATERIAL CHANGE OF USE TO ESTABLISH MOTOR SPORT FACILITY

BELLA CREEK ROAD, BELLA CREEK described as LOT 14 ON LX1131, LOT 16 ON RP841632 AND LOT 764 ON L37551

Applicant: Mr Scott Canty

Date: May 2017

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1. Summary .................................................................................................................................... 5

2. Application Information ............................................................................................................. 7

3. Development Intent ................................................................................................................... 8

4. Characteristics of Site and Surrounds ......................................................................................... 9

4.1 Site Characteristics ........................................................................................................................... 9

4.2 Past and Existing Uses .................................................................................................................... 11

4.3 Surrounding Area Land Uses ........................................................................................................... 11

5. Proposed Development Details ................................................................................................ 14

5.1 Material Change of Use .................................................................................................................. 14

5.2 Site Access ...................................................................................................................................... 18

5.3 Amenity .......................................................................................................................................... 18

5.4 Hours of Operation ......................................................................................................................... 20

5.5 Surrounding Uses ........................................................................................................................... 20

5.6 Community Benefit ......................................................................................................................... 21

5.7 Safety .............................................................................................................................................. 22

6. Expert Assessments .................................................................................................................. 22

6.1 Acoustic Report .............................................................................................................................. 22

6.2 Traffic Engineering Report .............................................................................................................. 23

6.3 Bushfire Management Plan ............................................................................................................ 24

7. State Planning Interests ............................................................................................................ 26

7.1 State Planning Regulatory Provisions ............................................................................................. 26

7.2 State Planning Policy ...................................................................................................................... 26

7.3 State Development Assessment Provisions.................................................................................... 27

7.4 Wide Bay Burnett Regional Plan ..................................................................................................... 28

7.5 State Guidelines .............................................................................................................................. 29

8. Gympie Planning Scheme Considerations ................................................................................. 32

8.1 Strategic Framework ...................................................................................................................... 32

8.1.1 Strategic Vision ............................................................................................................................... 32

8.2 Strategic Documents ...................................................................................................................... 34

8.2.1 Open Space and Recreation Plan 2016 ........................................................................................... 34

8.3 Zone ................................................................................................................................................ 36

8.4 Land Use Definition ........................................................................................................................ 37

8.5 Level of Assessment ....................................................................................................................... 37

8.6 Applicable Development and Overlay Codes ................................................................................. 38

8.6.1 Rural Zone Code ............................................................................................................................. 38

8.6.2 Flood Overlay Code ........................................................................................................................ 48

8.6.3 Bushfire Overlay Code .................................................................................................................... 48

8.6.4 Conservation Significant Area Overlay Code .................................................................................. 49

8.6.5 Operational Works Code ................................................................................................................ 50

8.7 Relevant Planning Scheme Policies ................................................................................................ 50

9. Conclusions............................................................................................................................... 51

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Figure 1 – Site Location Plan

Figure 2 – Cadastral Plan

Figure 3 –Council Zone Map

Figure 4 – Proposed Multisport Event Park and Surrounding Uses

Figure 5 – Proposed Multisport Event Park and Surrounding Uses

Figure 6 – Use Area Map

Figure 7 – Camping Area and Arrangements

Figure 8 – SEQ Regional Plan Land Use Category Map

Figure 9 – Non-organised Physical Activity

Figure 10 – Organised Physical Activity Figure 11 – Demand and Gap Assessment

Photograph 1 –Family & Kids’ Activities

Photograph 2 – Family & Kids’ Activities



Photograph 5 – Supervised Traffic Lights along Bella Creed Road

Photograph 6 – Supervised Controlled Crossing across Bella Creed Road

Photograph 7 – Water Truck Frequently Treat Bella Creed Road during the Event

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Important Note

Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted under the Copyright Act, no part of this report, its attachments or appendices may be reproduced by any process without the written consent of RG Strategic. All enquiries should be directed to RG Strategic.

We have prepared this report for the sole purposes of Mr Scott Canty (“Client”) for the specific purpose of demonstrating the proposed use as being permitted under the Gympie Regional Council Planning Scheme 2016 (“Purpose”). This report is strictly limited to the purpose and the facts and matters stated in it and does not apply directly or indirectly and will not be used for any other application, purpose, use or matter.

In preparing this report we have made certain assumptions. We have assumed that all information and documents provided to us by the Client or as a result of a specific request or enquiry were complete, accurate and up-to-date. Where we have obtained information from a government register or database, we have assumed that the information is accurate. Where an assumption has been made, we have not made any independent investigations with respect to the matters the subject of that assumption. We are not aware of any reason why any of the assumptions are incorrect.

This report is presented without the assumption of a duty of care to any other person (other than the Client) (“Third Party”). The report may not contain sufficient information for the purposes of a Third Party or for other uses. Without the prior written consent of RG Strategic;

• this report may not be relied on by a Third Party; and

• RG Strategic will not be liable to a Third Party for any loss, damage, liability or claim arising out of or incidental to a Third Party; and

• Publishing, using or relying on the facts, content, opinions or subject matter contained in this report

If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this report with or without the consent of RG Strategic, RG Strategic disclaims all risk and the Third Party assumes all risk and releases and indemnifies and agrees to keep indemnified RG Strategic from any loss, damage, claim or liability arising directly or indirectly from the use of or reliance on this report.

In this note, a reference to loss and damage includes past and prospective economic loss, loss of profits, damage to property, injury to any person (including death) costs and expenses incurred in taking measures to prevent, mitigate or rectify any harm, loss of opportunity, legal costs, compensation, interest and any other direct, indirect, consequential or financial or other loss.

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MCU to establish Motor Sport Facility (three events annually)

Bella Creek Road, Bella Creek

1. Summary

Mr Scott Canty (the Applicant) has engaged RG Strategic to seek development approval for a Material Change of Use (Impact Assessable application) Motor Sport Facility to establish three (3) multisport events annually including motocross, trail bike and mountain bike activities on the site.

The subject site comprises a number of large irregular parcels of partially cleared land located at Bella Creek Road, Bella Creek and is formally described as Lot 14 on LX1131, Lot 16 on RP841632 and Lot 764 on L37551, as shown on Figure 1 Site Location Plan. For the purposes of this report, the allotments are considered to be a single entity and are referred to collectively as ‘the site’.

The proposed development of this site constitutes ‘development’ as defined by Section 7 of the Sustainable Planning Act 2009. This report demonstrates that the proposed Material Change of Use of Premises for Outdoor Sport and Recreation which will enable the three multisport events to be held annually on the site is permitted.

The Bella Creek Multisport Park is seeking to establish and conduct three (3) multisport events including motocross, trail bike and mountain bike activities on the site annually. The proposed events will utilise the existing natural operational facilities on-site including the existing logging trails and bushfire tracks. The natural topography and terrain characteristics of the site lend themselves to be utilised by organised and open rural-based recreational activities, both motorized and non-motorised, such as trail and motocross riding and mountain biking.

Associated amenities including toilets, showers, waste bins, traffic management devices and emergency response facilities will be delivered to the site prior to each event and removed upon its completion. The assembly of this infrastructure will occur in the days prior to the vent with minimal vehicle movements. Once each event has concluded these facilities will be removed from site.

Total vehicle movements associated with infrastructure provision and removal will be no greater than 12 for each event. The site will resume its current use as animal husbandry / cattle production outside the three brief event periods. These temporary amenities will be of an appropriate standard for the proposed use and reflect the rural nature of the event.

The proposed Multisport Park is complementary to the existing rural-based recreational activities nearby including Lake Borumba, Borumba Deer Park and the recently approved Stirling’s Crossing Equestrian Facility and is considered substantially compliant with the planning scheme. The use is of community benefit to the wider locality in the form of increased tourism activity and potential flow on affects as event attendees will travel into Imbil to stock up on provisions (food, drinks and consumables) during each event.

The proposed event use is located reflective of and responsive to the environmental constraints of the land, and is located where the impacts of natural hazards are avoided or can be safely managed. The new use will not result in the land being unable to be used for rural or agricultural uses in the future and the frequency and scale of events (maximum of three events over a maximum of 9 days a year) is considered to not adversely impact on the lifestyle expected in the rural zone.

As evidenced in the Acoustic Report (Appendix B) there will be no disturbance to the surrounding land uses during the delivery and removal of the temporary infrastructure. This is a result of the topography of the site and the extensive restricted buffer zone which provides in excess of 1.5km of densely vegetated forestry between the closest bike trail and dwelling. In any event, the noise associated with the events is not dissimilar to those expected from a rural use including tractors, heavy machinery, clearing of vegetation, generators and pumps, chainsaws and the like.

The minimal disturbance as a result of the increase traffic is not considered an unreasonable onus on the

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surrounding land uses considering the infrequency of the events and the net economic and social gain that each event brings to the locality and the wider region.

This planning report provides greater detail of the nature of the proposal, describes the site characteristics and surrounding land uses, and provides a statutory assessment against the intents and code requirements of the Planning Scheme. These matters are set out in;

• Proposed development intent;

• Description of the characteristics of site and surrounds;

• Proposed development details;

• An assessment of the proposal against the State planning interests;

• An assessment of the proposal against the SEQ Regional Plan;

• An assessment of the proposal against the Gympie Regional Planning Scheme 2016; and • A conclusion that provides summary grounds which support the proposed Material Change of Use. This report should be read in conjunction with the accompanying covering letter, IDAS Development Application forms, and appendices. The proposed Outdoor Sport and Recreation three (3) multisport events held on the site annually are consistent with the intent of the Planning Scheme and the character envisaged for the rural locality. The proposal aligns with Council’s strategic framework and vision in expanding the variety of rural recreational pursuits offered and leveraging the natural assets to increase the region’s economic opportunities in both scale and diversity. Therefore, approval with reasonable and relevant conditions is recommended.

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2. Application Information

SITE DETAILS

Address Bella Creek Road, Bella Creek

Real Property Description Lot 14 on LX1131, Lot 16 on RP841632 and Lot 764 on L37551

Land Area 897.714ha

Use Area 93,600m2 (Event Base Area)

Site Cover 0.010%

Local Authority Gympie Regional Council

Current Use Rural activities

Proposed Use Motor Sport Facility (3 x Multisport events / year)

PLANNING SCHEME DESIGNATIONS

Planning Scheme The Gympie Regional Council Planning Scheme 2016 (version 1.2 August 2016)

Locality There are no local plans in the Planning Scheme.

Zone Rural Zone

Precinct N/A

Overlays and Relevant Codes • Rural Zone Code, • Flood Overlay Code, • Bushfire Overlay Code, • Conservation Significant Area Overlay Code, and • Operational Works Code.

APPLICATION DETAILS

Applicant Mr Scott Canty

Level of Assessment Impact Assessable

Referrals Not applicable

PROJECT TEAM

Town Planning RG Strategic

Site Plans – Appendix A Canty and Sons Construction (Plans 1, 2 & 3)

Acoustic – Appendix B David Moore and Associates (Report - R12062/D2449/Rev.1/12.05.13)

Traffic Engineering – Appendix C Hayes Traffic Engineering (Report DA01)

Bushfire Management Plan – Appendix D

Bushfire Risk Reducers

Economic Summary – Appendix E Urban Analytics

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3. Development Intent

Bella Creek Multisport is seeking to establish and conduct three (3) multisport events held on the site annually which include (but not limited to) motocross, trail bike and mountain bike activities (Outdoor Sport and Recreation and Tourist Park).

This application consists of a Material Change of Use to facilitate the three events and includes the use of an existing building on-site. An Operational Works Permit is sought to permit minor earth works to occur on the site south of Bella Creek Road on Lot 764 on L37551. Minor earth works are required to form a motocross track which incorporates the natural terrain of the site.

All of the facilities and bike tracks will be provided on Lot 14 on LX1131 and Lot 764 on L37551 where the immediate adjoining uses consist of vacant, mostly cleared land. Lot 16 on RP841632 will be reserved as a restricted area and noise buffer zone. Event users will be prohibited from using this part of the site with the bushfire breaks being maintained for safety purposes only.

The proposed events will be oriented towards families with a range of activities provided. The existing bike trails and the proposed new track will cater for various ages and skill levels. These tracks will be of varying terrain, length and difficulty, and include a dedicated junior track and activities area. All tracks will be rideable in one direction only, will be clearly signed, and will be checked regularly by staff. It is proposed that all infrastructure and services associated with the proposed activity will be delivered to the site prior to each event and removed upon its completion. These facilities include public toilet and showers, traffic management devices, emergency response facilities and waste management facilities. It is anticipated that each event will require up to a maximum of 7 days of activity of the site involving the following:

• Up to three (2) days of preparation including the assembly of temporary infrastructure and services;

• Up to three (3) days for the event itself;

• Up to two (2) days for disassembly and vacation of all temporary operational infrastructure and facilities from the site.

It is proposed that there will only be a maximum of 9 days in total for a calendar year where participants will be engaged in activities and camping on site. Site plans have been prepared by Canty and Sons Construction (refer to Appendix A) illustrate the use areas (Plan 1), configuration of the event base area (Plan 2), and mark the location of the proposed traffic management devices (Plan 3).

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4. Characteristics of Site and Surrounds

4.1 Site Characteristics

The land which is subject of this report (i.e. the site) is located at Bella Creek Road, Bella Creek and described as Lot 14 on LX1131, Lot 16 on RP841632 and Lot 764 on L37551 as shown on Figure 1 Site Location Plan and Figure 2 Cadastral Plan.

Figure 1. Site Location Map Source: QLD Globe

For the purposes of this report, the allotments are considered to be a single entity and are referred to collectively as ‘the site’. The total site area is 894.714ha as per Table 1 below:

Table 1: Site Area Calculation

Lot Area

Lot 14 on LX1131 333.056ha

Lot 16 on RP841632 306.301ha

Lot 764 on L37551 255.357ha

Total Area 894.714ha

Each allotment maintains an extensive frontage to Bella Creek Road. The only structures currently on site are some small cattle yards and a shed. The site represents a mixture of terrain and vegetation from steep wooded hills to grassy flats. There is an extensive trail and fire break network that has been established throughout the

B e l l a C r e e k R o a d

Subject Site

N

Bella Creek

To Lake Borumba

To Imbil

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site as a result of the previous sound rural land practices of logging and cattle grazing. These trails and breaks have been maintained over time.

Bella Creek also runs through the site, and for the most extent is in proximity to Bella Creek Road. Multisport activities, trails, temporary amenities and camping areas are to be located in these cleared, gently sloping areas.

Figure 2. Cadastral Map

Source: QLD Globe

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4.2 Past and Existing Uses

This site has historically been used for sustainable rural purposes including logging and animal husbandry (cattle farming). The cattle yards, shed, cattle trails and fire breaks are the remnants of these previous rural uses and still exist on-site currently.

4.3 Surrounding Area Land Uses

As illustrated in Figure 3, the surrounding area of the subject site predominately encompasses rural allotments of varying sizes, state forestry, and rural-based recreational and tourism uses. Surrounding lands generally consist of vegetated sites that have been partially cleared for agricultural uses (cattle grazing) and/or cleared for the development of a dwelling. The closest dwellings to the proposed events are approximately (distance from the centre of the motocross track) 2,300 metres to the west-south-west and 3,000 meters to the east. Some of the small rural allotments to the east of the site contain hobby farms. Boarding the southern boundary of the restricted area noise buffer zone (Lot 16 on RP841632) is a ginger farm. Rural production in the surrounding area will not be affected by the proposal, having regard to the nature of the proposed use and the nature of established land uses nearby.

Figure 3. Council Zone Map Source: Gympie Regional Council

Imbil The subject site is located in a rural area approximately 17km west of the Imbil Township. Imbil is a small rural township located 120km north-west of central Brisbane, or a 48km drive south-west from Gympie. Imbil has a combined State primary-secondary school, motel, bowling club, showground, local shops, two timber mills and a caravan park. Forestry and Agriculture The predominant land use in the locality is state forestry which is milled at Imbil. The subject site is framed by

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agricultural pursuits (e.g. cropping and cattle farming) to the immediate north, west and south. Small Rural Lots There are approximately 24 smaller rural allotments to the eastern boundary of the site. These rural allotments range from 13-69ha in area. Most of these allotments contain dwellings and are cleared. The terrain is generally sloping and the majority of allotments have on-site dams. Some of these lots are used for small-scale cropping, grazing and hobby farms. Between the subject site and these small rural allotments is approximately 306.301ha (Lot 16 on RP841632) being the dedicated noise buffer area consisting of densely vegetated forestry and two ridgelines. As evidenced in Figures 4 and 5, the noise buffer area is extensive and the Figures clearly depict the topography and ridgelines screening the site and the nearby small allotments.

Figure X: Proposed Multisport Event Park and Surrounding Uses Source: Google Earth

Figure 4: Proposed Multisport Event Park and Surrounding Uses Source: Google Earth

Figure 5: Proposed Multisport Event Park and Surrounding Uses Source: Google Earth


NE

Location of Event Base Amenities. Location of existing cattle yards.

Small rural allotments behind 2nd vegetated ridgeline

Restricted Area – Noise Buffer Zone

Location of Event Base Amenities. Location of existing cattle yards.


Small rural allotments – Bella Creek

NE

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Borumba Deer Park The Borumba Deer Park is an established camping ground on Yabba Creek Road which offers a range of accommodation options including cabins, and powered and unpowered test/caravan sites. The Deer Park includes a Laundromat, kiosk, amenities, farm tours, and boat and kayak hire. Borumba Dam Borumba dam is built across Yabba Creek, which is a tributary of the Mary River. Lake Borumba was built in the 1960s and also serves as a tourist attraction and recreational area which facilities swimming, boating, waster-skiing, fishing and camping. Stirling’s Crossing Equestrian Facility Stirling's Crossing Endurance Arabians is situated in the beautiful lower Mary Valley. A short distance from Imbil down Yabba Creek Road you will find the lush paddocks that surround our stables. Australia's first purpose built Endurance complex was constructed at Stirling's Crossing Endurance Arabians in June 2016. Construction continues around the complex making it one of Australia's most impressive equestrian complexes ready to cater for a range of events.

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5. Proposed Development Details

5.1 Material Change of Use

This report demonstrates that the proposed use for a Motor Sports Facility to enable three (3) multisport events including motocross, trail bike and mountain bike activities to be held on the site annually is a consistent use as defined within the Gympie Regional Council’s Planning Scheme 2016. The proposal consists of three family orientated events which will provide a range of motocross, trail bike and mountain bike activities during the day, kid’s games and activities in the afternoon, and entertainment including live music in the evening (refer to Photographs 1-4 below). The events will cater for a variety of ages and skill levels.

Photograph 1: Family & Kids’ Activities

Source: Scott Canty

Photograph 2: Family & Kids’ Activities

Source: Scott Canty

Photograph 3. Family & Kids’ Activities Source: Scott Canty

Photograph 4: Family & Kids’ Activities Source: Scott Canty

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It is anticipated that each event will require up to a maximum of 7 days of activity of the site involving the following:

• Up to three (2) days of preparation including the assembly of temporary infrastructure and services;

• Up to three (3) days for the event itself;

• Up to two (2) days for disassembly and vacation of all temporary operational infrastructure and facilities from the site.

It is estimated that the majority of event attendees will stay for the duration of the event (three days) and will camp overnight at the site. Amenities associated with the event and its activities will be temporarily set up on site for the duration of the event. The camping area and amenities will be centralized on the site and will be serviced with direct access from Bella Creek Road. This area is identified as the event base area (refer to Figure 6 below) and is situated on land that has been previously cleared. Site plans prepared by Canty and & Sons Construction are included in Appendix A and depict the proposed arrangement. No significant clearing will be required as a result of the proposal.

Figure 6. Use Area Map Source: RG Strategic

With each event, tickets will be presold before the event commences. This practice will enable event organisers to have a definite number of attendees and allow them to provide appropriate resources and temporary infrastructure to meet the needs of the visitors. The number of temporary amenities (showers,

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toilets, waste bins, etc.) and traffic management devices can therefore be best designed to suit each event and expected number of visitors. Before each event the Event Management Plan will be adjusted to best reflect the visitor attendance numbers. As only 3 events are planned per year the ability to cancel, transfer dates or shorten events due to adverse climatic conditions is more easily managed. Consideration of wet weather, potential flooding, high bush fire alert are all matters within the Event Management Plan – re planning considerations so events can be adjusted to suit. This follows a strong and methodical approach to risk management and operational safety. The proposal makes excellent use of the existing topography with a buffer zone to adjoining rural lots below the ridgeline; ensuring a substantial noise and visual barriers. The main components of the proposed Multisport Event are outlined as follows:

• Adult Dirt Bikes.

• Junior Activity Area.

• Mountain Bikes.

• Restricted Buffer Area.

• Facilities. Adult Dirt Bikes A range of facilities are provided for dirt bikes including one motocross track and an extensive network of existing forestry trails (over 100km of trails). Event attendees will utilise the existing trail infrastructure that has been established throughout the site as a result of the previous sound rural land practices of logging and cattle grazing. The tracks are located throughout Lot 14 on LX1131 and spread over an area of approximately 333ha. These trails and breaks have been maintained over time and are of varying terrain, length and difficulty. The Operational Works Permit sought after is in relation to the proposed motocross track to be constructed on the cleared area south of Bella Creed Road on Lot 764 onL37551 (refer to Plan 2 in Appendix A). Minor earth works will be involved to form a motocross track which incorporates the natural terrain of the site. The existing bike trails and the proposed new track will cater for various ages and skill levels. All tracks will be rideable in one direction only and will be clearly signed accordingly. All tracks will be check regularly by staff. Junior Activity Area The dedicated Junior Activity Area is proposed and includes a junior track and flat area. The Junior Activity Area will be rideable in one direction only and checked regularly by staff. The existing junior track and activities area and the proposed motocross track both include a naturally formed sediment ponds located adjacent to the track and at the lowest point. The sediment ponds will catch run-off from the tracks before it enters Bella Creek. The sediment ponds will also be used for water source for dust control as required. Mountain Bikes The extensive network of forestry trails includes numerous steep sections suitable for downhill mountain biking. Mountain biking activities will be limited to Lot 14 on LX1131. Restricted Buffer Area Lot 16 on RP841632 will be reserved as a restricted area and noise buffer zone. Event users will be prohibited from using this part of the site with the bushfire breaks being maintained for safety purposes only. No new tracks or modifications to existing tracks are proposed for Lot 16 on RP841632.

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Facilities A range of temporary ancillary facilities to support the abovementioned uses are also proposed. Two (2) days before each of the three events held annually the temporary infrastructure and services will be assembled. Following the event the site will be vacated of all temporary operational infrastructure and facilities over a two (2) day period. Their will only be 12 vehicle movements in total relating to infrastructure provision and servicing for each event. Camping is proposed to the south of Bella Creek on Lot 764. The camping facilities will be located to achieve easy access to Bella Creek Road and in areas where slop is minimal. The informal nature of the camping area and set up complements the rural and transient character of the event. An example of the typical arrangement of camping facilities and area can be evidenced in figure below. As depicted in Figure 7, a majority of the camp arrangements are self-contained camps with most visitors preferring to supply their own amenities including toilets, showers, sleeping and cooking provisions.

Figure 7: Camping Area and Arrangements

Source: Scott Canty

Gympie has a growing regional, national and international reputation for successful rural-based festivals and events. These events promote the Gympie region as a stimulating, diverse and fun place to live and visit. The Council recognises the important role events play in building social capital, encouraging community participation and enhancing tourism opportunities. It has been identified that an increase and broadening of the range of events showcasing the rural areas and complementing the landscape could also be pursued.

The proposal is an alternate industry which leverages the region’s hinterland amenity and adds to the suite of rural events and activities promoted by the Council. This aligns with Council’s strategic framework and vision in expanding the variety of rural recreational pursuits offered and leveraging the natural assets to increase the region’s economic opportunities in both scale and diversity.

Site Access

Bella Creek

Bella Creek Road

Junior Activity Area

Site Access

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5.2 Site Access

The site is accessed via Bella Creek Road onto Lot 14 on LX1131. One (1) x day parking area is proposed to the south west of the existing cattle yard and shed. Car parking will be unsealed and separate from the proposed camping area and associated facilities as to reduce the risk of accidents between users on site. The configuration of the access and parking area is depicted in the Site Plan – Plan 2 (Appendix A). A section of Bella Creek Road will have supervised traffic lights on the southern boundary of Lot 14 on LX1131 (refer to Photograph 5 below). One supervised controlled crossing is provided to manage traffic in the north eastern corner of Lot 764 on L37551. These traffic management devices ensure safe access to and across the sites during all stages of the event and are in keeping with the recommendations specified in the Traffic Engineering Report prepared by Hayes Traffic Engineering (DA01); refer to Section 6.2 and Appendix C. The location of these traffic management devices are identified in the Site Plans prepared by Canty and Sons Construction (Plans 3) in Appendix A.

5.3 Amenity

The proposed three (3) multi sports events (involving trail bike, motocross and mountain biking) do not pose a threat to the scenic amenity enjoyed by the residents and visitors of the Bella Creek locality. With respect to the vast scale of the site and the remoteness of the location the proposed Multisport Park is a use that presents very little visual and acoustic disturbance to the amenity and character of the surrounds. The perceived noise associated with the events is not dissimilar to those expected from a rural use including tractors, heavy machinery, clearing of vegetation, generators and pumps, chainsaws and the like. Additionally, the closest dwellings to the proposed events are approximately (distance from the centre of the motocross track) 2,300 metres to the west-south-west and 3,000 meters to the east. The minimal visual and acoustic disturbance is not considered an unreasonable onus on the surrounding land uses considering the infrequency of the events. The auditory effects of the proposed Multisport events on the site has been assessed. The findings are detailed in the enclosed Acoustic Report (Appendix B) as prepared by David Moore and Associates (R12062/D2449/Rev.1/12.05.13). A breakdown of the event stages and their perceived and actual noise and visual impacts are detailed below.

Photograph 5: Supervised Traffic Lights along Bella Creed Road Source: Scott Canty

Photograph 6: Supervised Controlled Crossing across Bella Creed Road

Source: Scott Canty

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The Event (3 days) Due to the remoteness of the site and the significant acoustic buffer provided by the ridgelines and established vegetation, there will be minimal acoustic disturbance to surrounding land uses during the event itself (three days per event, three events annually – 9 event days in total in a calendar year). During the three days that any of the three events will be held, the event activities will begin at 8:30AM and conclude at 5:30PM. No motocross and trail bike riding activities will be permitted before or after these times. The noise associated with the event activities are during the daytime and comply with the relevant noise limits. Collectively the event activities will operate on site for nine (9) days over the year. Consequently, the proposed minimal acoustic disturbance will not impede on the amenity of surrounding uses. Before and After the Event (2 days + 2 days) The noise associated with the assembly (two days), disassemble and vacation (two days) of the temporary event related facilitates is expected to be minimal and non-obtrusive to the surrounding land uses. The assembly and disassembly of temporary event related facilities will be predominately located in the south western corner of the site. The impact on the surrounding land uses from the noise associated with the preparation of the site for the three events will be minimal due to the location of the Event Base Area (SW corner of site) and the 306.301ha (being Lot 16 on RP841632) vegetated noise buffer area to the east. The type, frequency and volume of noise associated with these stages of the event (set up and pack up) are of such a minor nature they could not be distinguished between normal activity noise on a rural property. Traffic Noise The only other potential noise impact is with respect to the increased traffic noise on Bella Creek Road for the total of 9 days in the year (three events annually; each event running for three days). The impact of the set-up, and disassemble of facilities will only contribute in total 16 vehicle movements which again provides no impacts. Most of the traffic will be during the first and last day of each event when families, competitors, officials and spectators first arrive at the site and when they leave at the conclusion of the event. Table 2 below is an actual count undertaken during the recent Mud Bikes and Music event in April /May 2017. Table 2: Vehicular Movements – Mud Bikes and Music – Arrivals and Departures

Event Stage Day Daytime

7:00AM – 6:00PM Evening

6:00PM – 10:00PM Night time

10:00PM – 7:00 AM

Set Up 1 4

2 4

Event

3 42 28

4 171 47

5 158 68

Pack up 6 138

7 4

The Acoustic Report (refer to Section 6.1 below and Appendix B) prepared by David Moore and Associates (R12062/D2449/Rev.1/12.05.13) provides an assessment of the potential impact associated with increased traffic noise on Bella Creek Road. It was identified in the Acoustic Report that the noise associated with 300 vehicles travelling along Bella Creek Road per day complies with the traffic noise limits.

Consequently, the three (3) x three (3) day events are not considered an imposition to the surrounding land uses with consideration to the minimal acoustic and visual amenity disturbance caused as a result of the proposed Multisport Park. The site is large enough to mitigate any noise or visual impacts. Extensive buffer areas are proposed.

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5.4 Hours of Operation

The proposed hours of operation are provided as follows: During the three days that the multi sport events will be held, all activities will begin at 8:30AM and conclude at 5:30PM. Live music from 7:00PM-11:00PM is proposed following the completion of all activities out on the trails. Table 3 below is an example of the event schedule and activities planned on site. Table 3: Example Event Schedule

Preparation of site for Event

Set-up (2-days - Wednesday, Thursday) Transportation of site amenities including toilets and showers. Installation of traffic management devices. Dust mitigation measures – throughout day. Wayfinding and safety signaling erected.

Family event itself

Event Day 1 (Friday) Gates open for camping at 2:00PM Dust mitigation measures – throughout day.

Event Day 2 (Saturday) Prestart meeting at the main tent – 8:00AM Tracks open 8:30AM – 3:30PM Family and kids-based activities 4:00PM Live band and entertainment – 7:00PM-11:00PM Dust mitigation measures – throughout day.

Event Day 3 (Sunday) Prestart meeting at the main tent – 8:00AM Tracks open 8:30AM – 3:30PM Live band and entertainment – 7:00PM-11:00PM Dust mitigation measures – throughout day.

Disassembly and vacation of site concluding the event

Pack-up (Monday and Tuesday) Trails are not open for riding. Dust mitigation measures – throughout day. Traffic management devices removed. Wayfinding and safety signaling removed. Temporary amenities including toilet and showers removed from site. Waste collected and removed from site.

As demonstrated in the Acoustic Report (Appendix B) there will be no disturbance (and confirmed by Statutory Declarations of adjoining residents) to the surrounding land uses during the temporary event related set up and break down of facilitates, and the event itself. This is a result of the topography of the site and the extensive restricted buffer zone which provides in excess of 1.5km and 3.2km of densely vegetated forestry between the closest bike trail and dwelling and the event base area and the closest dwelling respectfully.

5.5 Surrounding Uses

Due to the remoteness of the site and the significant acoustic buffer provided by the ridgelines and vegetation, there will be very minimal visual and no acoustic disturbance to surrounding land uses during the event itself (three days per event, three events annually). Refer to the Traffic Engineering and Acoustic Reports in the

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appendices and in Section 6 below of this report. The Acoustic report demonstrates that there will be no disturbance to the acoustic amenity enjoyed by the surrounding uses as a result from the proposed three Multisport Events. Additionally, the noise associated with the events is not dissimilar to those expected from a rural use including tractors, heavy machinery, clearing of vegetation, generators and pumps, chainsaws and the like. In consultation with adjoining land uses it was bought to the attention of the applicant that dust from Bella Creed Road was causing some inconvenience to the surrounding land uses, specifically the Ginger Farm to the south west of the site. In response, the applicant has deployed a water truck to make frequent trips along Bella Creed Road to mitigate the potential dust disturbance. The water truck with dampen the road and provides dust mitigation during the set-up, the event itself and the pack-up after the event (refer to Photograph 7 below). This practice ensures that the road is well maintained for the visitors of the event and that the disturbance to surrounding land uses is negated. This potential disturbance is not considered an unreasonable onus on the surrounding land uses considering the infrequency of the events and their short duration.

Photograph 7: Water Truck Frequently Treat Bella Creed Road during the Event Source: Scott Canty

5.6 Community Benefit

Within South East Queensland, there are very few facilities which offer the diversity and range of activities similar to those provided in the proposed Multisport Park at Bella Creek. As evidenced by the Council’s Open Space and Recreation Plan 2016 (see Section 8 of this report), motocross, trail bike, mountain biking and BMX recreational activities are becoming increasingly popular both within the locality and in the region. Participants in these activities are well aware of the necessary commute involved to travel to these rural recreational facilities. The proposed facility therefore has a captured audience who are willing to commute to rural locations in order to pursuit their recreational activity of choice.

Council’s Economic Development Strategy 2014-2019 identifies the need for the region to attract people, business and industry. The Strategy advises that this could be through promotion and marketing the Gympie region’s lifestyle and liveability. The proposed use is of community benefit to the wider locality in the form of increased tourism activity and potential flow on affects as event attendees will travel into Imbil to stock up on

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provisions (food, drinks and consumables) during each event. “The positive impact of tourism and the continued development of tourism and visitation is an important component to the Economic Development of the Gympie region”. The proposed Multisport Park increases the tourism visitation opportunities and enhances the investment and liveability attractiveness of the Gympie region.

5.7 Safety

The Event Management Plan prepared by RG Strategic provides a comprehensive analysis of the risks associated and planning involved with the proposed use and delivers management practices to ensure the success of the event including the health and safety of the event attendees. The Event Management Plan covers the following aspects:

• Waste management,

• Health and safety,

• Emergency response and response structure,

• Evacuation Plan,

• Risk assessment and hazard log,

• Radio operation and protocols,

• Incident control and management, and

• Stakeholder analysis.

To ensure the health and wellbeing of event attendees and staff, all staff will hold applicable and relevant licenses, and advanced first aid certificates. All reasonable measures will be undertaken by site management to establish and maintain a high level of safety (e.g. with signage, single direction tracks, supervision etc.).There will be a helipad provided on-site in case of serious accidents and an emergency meeting point is also proposed.

Before each event day a prestart meeting is held to educate users and visitors of the Multisport park of the safety protocols and emergency evacuation areas on site. St Johns First Aid Personnel will be onsite daily during track operating hours and no trail activities will be permitted once the personnel have left the site. Security and operational first aid personnel are provided on site to ensure the successful operation of each event.

6. Expert Assessments

The applicant has engaged a number of specialist experts to conduct an assessment on the impacts of the development of a Multisport Park on the site. The following summaries highlight the key points raised in each expert assessment. A copy of each professional assessment can be found in the appendices of this report.

6.1 Acoustic Report

An Acoustic Report has been prepared by David Moore and Associates (R12062/D2449/Rev.1/12.05.13) and is included in Appendix B. The Acoustic Report provides an assessment of the potential noise impact of the proposed development and concludes that the noise level impact will comply with applicable noise level criteria and standards. Acoustic testing was conducted and revealed that motocross and trail bike use on the site is inaudible to the residences located in Little Bella Creek Road (east of the site) and inaudible to the closest residence in Glenvagh (west south-west of the site). Whilst the Acoustic Report was prepared for a higher intensity of use (full time use of the site as a Multisport park as opposed to the proposed three events held annually) the findings can be applied to the proposed events.

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The following points are outlined in the acoustic report:

Noise Impact For the noise sources tested (car driving in carpark, car door closing, car engine starting, PA system, motocross, motorbike-trail riding, motorbike – endure) irrespective of whether they are consist noises or time-varying, “the daytime and evening noise limits are easily complied with”. “Motorcycle source noise levels were based on data obtained from the subject site on Sunday 12 February 2012, when a total of 18 motocross riders (juniors and seniors) from a local Sunshine Coast motorcycle club attended the site, purely for the purpose of gathering noise data. When these bikes were ‘racing’ they were inaudible at the residences in Little Bella Creek Road, with this ‘racing’ conducted from” the proposed event base area. “Additional ‘racing’ was also conducted from” the location of the proposed motocross track, “and this noise was inaudible at the closest residence to the west-south-west, Glenvagh”. “Compliance with the noise limits for the … motocross racing would also result in all other potential noise sources associated with the camping and track racing complying with the noise limits, as the noise of the motocross starting and racing is the greatest of all of the potential noise sources.” Traffic Noise The report “details the calculated traffic noise level at the closest residence to Bella Creek Road, which is set back from the road approximately 120 metres. This residence is on the northern side of Bella Creed Road, west of Little Bella Creek Road, and is the closest residence to the east of the proposed multisport park”. “For the closest residence to Bella Creek Road … the ultimate traffic noise level would be approximately 48.8 dB(A) LA10,18H and this noise level easily complies with the traffic noise limits for internal and external living areas”. Recommendation “…from an environmental noise perspective, the proposed multi sports park be approved, with no noise control measures required.”

6.2 Traffic Engineering Report

The proposed use will cater mainly as an outdoor recreational venue where families can engage in off-road motocross and mountain biking activities. Given the remote location of the Multisport Park it is expected that families will arrive early in the morning and utilise the venue for the daily activities and then camp overnight. All traffic is expected to be generated from Imbil via Yabba Creek Road.

A traffic engineering report has been undertaken by Hayes Traffic Engineering (DA01) and is included in Appendix C. Whilst the Traffic Engineering Report (DA01) was prepared for a higher intensity of use (full time use of the site as a Multisport park as opposed to the proposed three events held annually) the findings can be applied to the proposed events. The report highlights the following points:

Optional Traffic Impact – Capacity “The sealed section of pavement of Bella Creed Road is considered adequate for the additional

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development generate traffic, with adequate provision for passing”. “The traffic generated from the proposed development is estimated to arrive in the morning and depart in the afternoon, and this section of road only serves three residents, therefore the need for passing is infrequent”.

Traffic Management Devices - Safety “It should be noted that under current guidelines for rural roads it is the driver’s responsibility to drive according to the road conditions, and maintain due care and attention at all times”.

Road Network Bella Creed Road is “a gravel road with grassed shoulders and provides access to rural properties. There is adequate provision for passing along the majority of Bella Creed Road.” “The estimate average annual daily traffic volume on Bella Creed Road is less than 100 vehicles per day and on Yabba Creek Road near the Bella Creek Road intersection is 510vpd”.

Other Comments

“Whilst researching this type of land use, it was revealed that several studies have been commissioned to determine appropriate locations in south east Queensland for motocross and endurance biking parks, to encourage outdoor activities, particularly for children and teenagers. There are limited parks in south east Queensland that cater for recreational motocross activates, and the private residential parks that do cater for such activities are located in rural areas with access via gravel roads. The proposed subject site appears to align with similar travel and access conditions, as other motocross recreational sites”.

Conclusion

“The proposed development does not adversely impact on the operational performance of the external road network, namely Bella Creek Road.”. “To ensure the safety of the road users it is recommended that consideration be given to some additional traffic management devices…”.

6.3 Bushfire Management Plan

A compliant Bushfire Management Plan has been prepared by Bushfire Risk Reducers and is contained within

Appendix E which demonstrates that the bushfire risk has been comprehensively addressed. Whilst the

Bushfire Management Plan (DA01) was prepared for a higher intensity of use (full time use of the site as a

Multisport park as opposed to the proposed three events held annually) the findings can be applied to the

proposed events. The following points are outlined in the acoustic report:

“A series of old existing logging paths extend through mountainous terrain on Lots 14/ LX1131 and 16/

RP841632, which will be used for trail bikes. Some are too narrow and steep, and without sufficient

passing or turning facilities to serve as effective fire trails or fire breaks, however the main internal

tracks and the perimeter trail will be routinely maintained to serve as fire trails for prescribed burning

under benign fire weather conditions”.

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“The potential for fire to be initiated by activities on site is recognised, and to impact guests of the

Multi Sports Park, as well as neighbouring properties. Measures are planned and outlined in this report

to mitigate this risk to the extent that is reasonably possible.”

“Council’s identification of “bushfire prone land” above appears not to be entirely consistent, with some

areas clearly being hazardous not being classified, whilst other areas of low lying and relatively flat

grassland have been classified as hazardous”.

“Figure 10 also show one of many small dams that have been constructed adjacent to the perimeter

fire trail. These dams are well located to support prescribed burning operations, being less than 1km

apart and within easy reach of pump suction lines”.

“The existing network includes major fire lines which are strategically highly important, if their

condition can be maintained. The most important of these are shown as dotted red lines in Figure 11

below. These fire lines provide the opportunity to manage a number of “Zones” in such a way as to

mitigate the risk of fire passing through the subject lot and impacting the subdivision and State Forest

to the East”.

The proposed Multisport events will enable the maintenance of the highly important fire breaks. The

recommendations as advised in the Bushfire Management Report have been addressed within the Event

Management Plan. Parts of the proposed camping area is located within the identified medium bushfire hazard

area. However, no permanent structures are proposed. The bushfire hazard is considered minimal due to the

temporary nature of the use and the ability of the event to be rescheduled or cancelled if there is a threat of

bushfire.

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7. State Planning Interests

7.1 State Planning Regulatory Provisions

State planning regulatory provisions are state planning instruments that regulate development and can apply to all or part of the state.

The following regulatory provisions are in effect:

State Planning Regulatory Provisions Comment

Draft Palm Island State Planning Regulatory Provision 2015

Not applicable

The site is not located within the Palm Island area.

Yeerongpilly Transit Oriented Development State Planning Regulatory Provision

Not applicable

The site is not located within the Yeerongpilly Transit Oriented Development area.

Draft amendment to the South East Queensland Regional Plan 2009-2031 State Planning Regulatory Provisions

The subject site is located within the Regional Landscape and Rural Production Area (see Figure 8).

Guragunbah State Planning Regulatory Provision Not applicable

The site is not located within the Guragunbah area.

State Planning Regulatory Provision (adopted charges)

The Council’s Adopted Infrastructure Charges Resolution reflects these provisions.

Off-road motorcycling facility on State-owned land at Wyaralong

Not applicable

The site is not located within the Wyaralong area.

State Planning Regulatory Provisions (Adult stores) Not applicable The proposal does not include an adult store use.

South East Queensland Koala Conservation State Planning Regulatory Provisions

Not applicable

The site is not located within a Koala Assessable Development area.

Queensland Housing Affordability Strategy, Greenfield land supply in South East Queensland

Not applicable The site is not identified within the Housing Affordability Strategy.

7.2 State Planning Policy

The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of state interest in land use planning and development. The SPP only applies to development assessment if the

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planning scheme has not yet appropriately integrated the SPP. If there is a discrepancy between a local planning scheme and a state planning policy, then what is outlined in the state planning policy overrides the planning scheme. The Gympie Planning Scheme does not reflect the SPP and assessment against the SPP is required.

Part E of the SPP details the interim development assessment requirements for the following state interests:

State Interest Comment

Mining and extractive resources

Not applicable The site is not within a key resource area (KRA), the separation area of a KRA or the transport route separation area of a KRA.

Biodiversity Not applicable Some parts of the site are identified as being matters of state environmental significance (MSES). This overlay is primarily associated with Bella Creek. No additional trail bike tracks are proposed on the site and no disturbance to, or alteration of Bella Creek is proposed.

Coastal Environment Not Applicable The site is not located within the coastal management district.

Natural Hazards The site is located within Bushfire Hazard Area. The proposal includes the reuse of an existing operational infrastructure and no new structures are proposed. The Event Management Plan (Appendix D) and Bushfire Management Report (Appendix E) cover all bushfire related management and safety aspects of the proposed events.

Water Quality Not applicable

Emissions and hazardous activities

Not applicable

State Transport Infrastructure Not applicable The site is not located within 400m of a public passenger transport facility or future public passenger transport facility.

Strategic airports and aviation facilities

Not applicable The site is not located within proximity of a strategic airport or aviation facility.

7.3 State Development Assessment Provisions

The State Development Assessment Provisions (SDAP) set out the matters of interest to the state for development assessment, where the state assessment and referral agency (SARA) is responsible for assessing or deciding development applications as assessment manager or as a referral agency. The SDAP is not applied by local government in the assessment of this impact-assessable application.

The site has been identified as containing Strategic Cropping Area (SCA), however this code has been removed from the (SDAP version 1.10) (Module 6). The land which will be used as the Event Base Area has already been cleared as a result of the previous rural land uses. The new use will not result in the land being unable to be used for rural or agricultural uses in the future.

The waterway barrier works (Level 4, 3 and 2) overlay is applicable to the site. As no construction, raising, or destruction of the waterway barriers are proposed, assessment against this overlay is not required. . The

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proposed minor earth works associated with the motocross track will not result in a major change to the natural hydrology of the site or the direction of storm water, and does not reduce the site’s capacity to store and remove flood waters.

7.4 Wide Bay Burnett Regional Plan

The Wide Bay Burnett Regional Plan 2011 (WBBRP) guides land use and development in the region. The vision for the region as envisioned by the WBBRP is noted below with the key aspects to the proposal highlighted:

The Wide Bay Burnett region has a distinct identity and strong sense of community, achieved through a balanced lifestyle that respects cultural values and provides diverse employment and recreation opportunities. It has a robust regional economy supported by a well-managed and high value natural environment, plentiful natural resources and a strong agricultural base. This in turn provides accessible community services, infrastructure and affordable housing choices that support the region’s liveability and sustainability.

The region known for and supports a variety of domestic and internationally renowned tourism industries, including wine tourism, ecotourism, sport and recreation tourism, and agritourism. These growing markets will be a key driver of the future growth of the region.

The subject site is located within the Regional Landscape and Rural Production Area as determined by the WBBRP (Figure 8). The intent of this area is to broadly identify land with regional landscape, rural production and other non-urban values, and to protect these areas from urban or rural residential development. These areas support the lifestyle and wellbeing of the regional population, primarily located in the Urban Footprint.

Figure 8. SEQ Regional Plan Land Use Category Map Source: DSDIP online DA mapping

The proposed land use (three multisport events held annually) is compatible with the Regional Plan’s designation of Regional Landscape and Rural Production Area. The proposed development will represent the continued function of the site for a rural purpose with vase areas of open space and will implement management plans to ensure the existing ecological values are maintained and enhanced. All recreational

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activities proposed rely on the continued preservation of the site’s rural amenity and character.

The State Planning Regulatory Provisions (SPRP) for the WBBRP ceased to have effect from 16 May 2012. The removal of the SPRP will return decision making power to local governments so they may determine if a development proposal is an appropriate outcome for their area. Hence, the Department of Infrastructure Local Government and Planning will not be a Referral Agency for the proposed Material Change of Use (Impact Assessable application) to establish three (3) Multisport events on the site annually.

7.5 State Guidelines

The Queensland Department of National Parks, Sport and Racing (DNPSR) has developed the Providing Opportunities for Off-Road Motorcycling - A Guide for Local Governments 2012 guideline to assist local governments plan and manage land to increase the amount of private land made available to the public for outdoor recreation activities. Whilst this is not a statutory document, this guideline nonetheless provides relevant information to consider as part of the assessment of the proposed development.

The guideline nominates the role of local government in the facilitation of permitting motorsport facilities to be provided, the benefits of providing these facilities, and the desirable and required site attributes to establish this sort of facility. Extracts of these sections are as follows (extracts from pages 6, 8 and 9 of the guideline):

Local Government’s Role in Off-road Motorcycling

Local government has a primary role in enabling the establishment of safe and legally compliant places for off-road motorcycling in the community and in finding a positive approach to managing the activity in a manner which has benefits for all. Local government also has an important role in minimising nuisance behaviour.

Policy and provisions for off-road motorcycling

Adopting a proactive approach to off-road motorcycle issues has the potential to:

• help service increasing demand for off-road motorcycle riding sites

• assist in providing a diversity of outdoor recreation activity

• provide economic benefits to local communities

• create strong stakeholder partnerships for the preservation and management of natural resource values in motorised recreation areas

• promote responsible off-road motorcycle riding

• enhance participant safety

• protect sensitive areas

• reduce social conflict

• reduce demand for reactive law enforcement.

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Queensland Planning Provisions —Definitions

The motor sport facility land use definition in the Queensland Planning Provisions provides for “Premises used for organised or recreational motor sports whether on or off road, which may include permanent, temporary or informal provision for spectators and other supporting uses”, and includes “go-karting, lawn mower race tracks, trail bike parks, 4WD and all terrain parks, motocross tracks, off-road motorcycle facility, motorcycle or car race tracks”. This definition reflects considerations such as:

• off-road motorcycle riding activities can vary in nature, scale and intensity

• off-road motorcycle riding is commonly associated with specific impacts and issues more significant than more passive uses that might be encompassed in a general “Outdoor sport and recreation” definition

The QPP also includes a definition of Temporary Use in its suite of administrative definitions, providing for a “use that is impermanent and may be irregular or infrequent that does not require the construction of a permanent building or the installation of permanent infrastructure or services”.

This category is particularly useful in providing for large, infrequent events, including off-road motorcycling events, that could bring significant economic benefits to the local community. Within a suitable zone, such use could be designated self-assessable or even exempt development as a limited number of events per year may have minimal site and community impacts, and such use therefore does not need to be highly regulated.

Finding off-road motorcycling sites A number of key characteristics may contribute to the suitability of areas for off-road motorcycle riding. Appendix 1 includes a description of some of the site qualities required for different disciplines of off-road motorcycling.

Size

The area should be sufficiently large to accommodate off-road motorcycle uses, as well as future

redesign or expansion. The site should incorporate buffer areas for the mitigation of noise and dust

emissions. As a guide, the required area may vary from approximately 50 to 400 hectares, depending

on the type of off-road motorcycle use.

Location and Land Use Context

Areas should preferably display a land use context consistent with off-road motorcycling uses. This may

include certain agriculture types, industrial uses and landfill sites. Off-road motorcycle areas must be

sufficiently separated from more sensitive land uses such as residential development, community

facilities, ecological reserves with high conservation values and some commercial development,

including retail development. Buffering treatments (for example earth mounds, fencing and

landscaping) may be required to mitigate impacts of off-road motorcycle riding on sensitive land uses.

A noise policy framework for off-road motorcycle facilities and a basic screening methodology are

detailed later in this document.

Physical Characteristics

Characteristics suitable to off-road motorcycle riding may include:

• topographic features limiting noise and providing a visual barrier

• prevailing winds which limit the transmission of noise, dust and fumes to adjacent sensitive

areas

• public road access sufficient for construction purposes and expected traffic volumes

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• safe and efficient entry and exit points adequate for peak operation and emergency vehicle

purposes

• vegetation that may provide visual barriers, shade, use separation and dust containment, but

may be selectively cleared for safety purposes

• soils resistant to erosion and dispersion

• low probability of flooding

• features negating the need for excessive site modification such as through earthworks, clearing

and major infrastructure upgrades.

Comment: The subject site satisfies the identified characteristics for appropriate sites and is considered

extremely well suited to the proposed use. The proposed Multisport events will be located on an 897.714ha far

exceeds the minimum recommended area for facilities of this type. The large site area proposed allows

extensive areas to be set aside for noise buffers and will improve flexibility of the use to cater for a range of

dirt bike disciplines.

The subject site is immediately surrounded by rural lots, forestry and agricultural pursuits (e.g. crops and cattle

farming). Main activity areas are located approximately 2,300m from any residential dwelling to the west, and

3,000m from any residential dwelling to the east. A substantial noise buffer zone is proposed. This noise buffer

zone as shown in the Site Plans prepared by Canty and Sons Construction (Appendix A) ranges from

approximately 400m to 1.2km in width and extends to the lower slopes of the ridgelines separating the site

from the adjoining residences.

The topography/ridgeline is approximately 70m to 280m higher than Little Bella Creek Road. The motocross

tracks will be located on existing cleared lands with little environmental significance (currently used for cattle

grazing). Over 100km of existing logging trails through the vegetated areas of the site will be utilised for trail

bike riding with no additional clearing of the vegetated areas required.

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8. Gympie Planning Scheme Considerations

8.1 Strategic Framework

The strategic framework sets the policy direction for the planning scheme and forms the basis for ensuring appropriate development occurs within the Gympie Region. The following extracts are taken from the Strategic Vision in Part 3 of the Gympie Regional Plan 2016 and state the relevant overall strategic outcomes for the region.

8.1.1 Strategic Vision

The Strategic Vision for the Gympie Region has been distilled to a number of key themes. Extracts from these relevant themes are provided below.

3.4 Rural Futures The role of the Planning Scheme in rural futures is to preserve productive agricultural land, provide opportunities for a wide variety of rural pursuits, food production and innovative rural businesses and facilitate, where appropriate, suitable non-rural activities, including extractive activities. Rural areas can provide suitable locations for non-rural activities that hold significant benefits to a local or wider community, but where circumstances or characteristics are such that they are not suited to conventional urban areas.

Comment: As an alternative yet complimentary with negligible impacts industry to the timber milling and animal husbandry uses traditionally on site, the proposed Multisport Park (3 events annually) adds to the variety of rural based economic activities in the region. The proposed three events offer tourists and residents a rural experience which captures the scenic values of the hinterland. The proposal does not conflict with the surrounding quasi/hobby farming uses nor impede upon the productivity of the surrounding farm land. The proposed rural-based tourism event is of a scale that is appropriate for the location. Real and perceived impacts on the rural values are minimised through an extensive event management. There is a 3,200 metre vegetated buffer between the proposed Motorsport Facility and the more sensitive uses adjacent to the site. As demonstrated in the Acoustic Report (Appendix B) the proposal does not present any adverse impacts on adjoining properties. The proposed three multisport events annually will have a similar if not lesser impact on the visual and acoustic amenity if the site was used for farming and associated agricultural noises. Noises emitting from tractors, heavy machinery, clearing of vegetation, generators and pumps, chainsaws and the like are expected noises associated with rural environments.

3.5 Strong Economy The Gympie Region’s economic base is predominantly rural, but with a strong and growing regional centre. It is physically and economically diverse offering multiple business location options. It is strategically positioned to provide excellent access to the south east market and beyond, and to provide linkages between the south east and the north, north-west and south-west. It has a natural buffer provided by timber plantations and native forests that prevent it from becoming an indistinguishable part of a larger conurbation. It has a strong manufacturing base, strong linkages within its agricultural sector with well developed

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supply chains, vertical integration and value adding. It is home to some of Australia’s market leaders in the food processing and timber processing/ timber value adding sectors, including Nestle, Nolan’s Meats, Carter Holt Harvey and Laminex. The Aerodrome Precinct facilitates opportunities for the expansion of aviation related uses, adjacent to the Gympie Aerodrome at Kybong. Because of its history (notably gold rush related) and a moderate travelling distance from Brisbane, it has significance as a tourist destination, though mainly on a drop-in basis for Bruce Highway motorists. The Region’s wealth of natural assets enhances its potential for tourism diversity and marine industry development, subject to responsible custodianship of those assets. The role of the Planning Scheme is to protect existing economic resources and enhance the opportunities for expansion, in both scale and diversity, of the Region’s economic base.

Comment: The proposal provides an alternative rural-based tourism activity which is well suited for the location. The natural topography and terrain characteristics of the site lend themselves to be utilised by motorized and non-motorised rural-based recreational activities such as trail and motocross riding and mountain biking. As such, the proposal capitalises on its locational advantages and natural assets to provide a niche tourism event which will cater to the growing demand for trail bike and motocross related tourism activities in the south east Queensland region.

The minimal disturbance as a result of the increase traffic is not considered an unreasonable onus on the surrounding land uses considering the infrequency of the events and the net economic and social gain that each event brings to the locality and the wider region. The events will bring increased awareness to the quality open space and recreational opportunities located in the Gympie Region. The direct and indirect economic benefits have been identified in the Economic Summary by Urban Analytics in Appendix E.

Strong Communities The Gympie Region has many assets that contribute to the liveability and prosperity of the area. The Region has attracted many retirees and young families with a relaxed and affordable lifestyle. Increasingly traditional family farms are being taken up as lifestyle hobby farms and for rural residential living. Residents value the Region's scenic environment, the strong sense of community, friendly people, community involvement, the strong economy, and the facilities and services available. The Planning Scheme faces the challenges in providing services to meet growing demands, managing development, meeting the needs of an ageing population and sustaining affordable housing and services.

Comment: The proposal consists of three family orientated events which will provide a range of motocross, trail bike and mountain bike activities during the day, kid’s games and activities in the afternoon, and entertainment including live music in the evening. The proposed Multisport events provide an alternative recreational activity for local residents and visitors which expands upon the existing pursuits available in the region. As established in the in the Economic Summary (Appendix F) there will be direct and indirect economic benefits to the locality and the region. As highlighted in the below strategic document prepared by Council (Open Space and Recreational Plan 2016) there is a identified need for motocross, trail bike and mountain biking facilities to be located in the region. The proposed multisport events will deliver an additional recreational and open space facility and provide increased opportunities for social interaction and community engagement.

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8.2 Strategic Documents

8.2.1 Open Space and Recreation Plan 2016

The Gympie Regional Council has looked at the ways to enhance the variety of current open space and recreation opportunities to better accommodate the future growth of the region. The Plan outlines short, medium and long term priorities for Council. The Plan identifies are number of key trends relevant to the proposal. Mountain biking, BMX and cycling activities were identified by the Council as being the 4th most popular non-organised physical activity in the Gympie region (Figure 9 below). Additionally, motorsport related activities were identified as the 3rd most popular organised physical activity in the Gympie region (Figure 10 below).

Figure 9: Non-organised Physical Activity

Source: Gympie Regional Council’s Open Space and Recreation Plan 2016

Figure 10: Organised Physical Activity


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Therefore an event facility which provides both organised (motorsport) and non-organised (mountain biking, BMX) activities such as the proposed for this application will be an appropriate recreational facility for the region. The proposal will expand upon the diversity of open space motor and non-motorised recreational activities available to the local community and region. The site is located with the Mary Valley Planning Precinct of the Open Space and Recreational Plan 2016. The Mary Valley Planning Precinct is located south west of Gympie (urban), in the hinterland. The Precinct is popular tourist destination offering numerous outdoor recreation pursuits, particularly along the Mary River. It has been identified in the Plan’s demand and gap assessment (as illustrated below in Figure 11) that there is a current undersupply of recreational, Local and Sports parks located in the locality. The undersupply is modelled to continue well into the future. The proposed multisport park will provide a rural-based recreational facility for motocross, trail bike and mountain biking users.

Figure 11: Demand and Gap Assessment


The following extracts are from the Gympie Regional Council’s Open Space and Recreation Plan 2016:

“Council has embraced the community’s desire to participate in outdoor recreation activities. Through Council’s Economic Development Strategy and Destination Gympie Region, the pre-eminent tourism organisation for the Region, Council aims to ensure that there is a range of experiences for visitors to encounter when in the Region”.

“The Region’s open space network has the potential to attract many of the visitors from South East Queensland to experience a quality rural or coastal lifestyle.”

“It is believed that the Region could potentially host a number of additional festivals”

“A recommendation of the Open Space and Recreational Plan 2016 is to Ensure that Council’s Corporate Plan (and other strategic documents) reflects Council’s commitment to all facets of open space, including a focus that identifies and promotes the quality outdoor recreation opportunities available in the area and Council’s commitment to further developing these and new opportunities”.

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Comment: The proposed Multisport Park addresses the demand and gap in the current provision of recreational open space facilities. Motorsports, mountain biking, trail bikes, BMX and the like are identified recreational activities which are popular within the locality and more broadly in the region. In providing a quality outdoor rural-based recreational facility such as the proposed, the Gympie Region’s open space network has the potential to attract many visitors from South East Queensland to experience quality rural-based recreational facilities.

8.3 Zone

The subject property is located within the Rural Zone of the Gympie Regional Council. The following extracts are taken from the Rural Zone Code in Section 6.2.20 of the Gympie Regional Council Planning Scheme 2016 and state the relevant overall outcomes for the Rural Zone.

(1) The purpose of the zone is to: (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;

(2) The local government purpose of the code is to support the economic viability of a broad range of existing and new ag