Lot 283 Broome Road, Roebuck Application For Planning Approval Transient Workers' Accommodation

Lot 283 Broome Road, Roebuck
Application for Planning Approval

Transient Workers Accommodation
Prepared for Decmil Group Ltd
January 2013
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Project details

Job number 3040
Client Decmil Group Ltd
Prepared by Planning Solutions
Consultant Team Architecture
Traffic Engineering
Civil Engineering
Electrical/Hydraulic Engineering
Landscaping
Environmental
Feature Survey
Geotechnical Survey

Peter Hunt Architect Pty Ltd
Donald Veal Consultants Pty Ltd
Robert Bird Group Pty Ltd
Outback Trees of Australia Pty Ltd
Endemic Pty Ltd
McMullen Nolan Group Pty Ltd
Douglas Partners Pty Ltd

Document control

Revision number File name Document date
Rev 0 130108 3040 DA Report 8 January 2013
Rev 1

Development Application

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Contents

1 Executive Summary ............................................................................................................... 3
2 Preliminary .............................................................................................................................. 6
2.1 Introduction .............................................................................................................................. 6
2.2 Background .............................................................................................................................. 6
2.3 Indigenous Facilities and Opportunity ...................................................................................... 8
2.4 Legacy...................................................................................................................................... 8
2.5 Preliminary Summary ............................................................................................................... 9
3 Site Details ............................................................................................................................ 10
3.1 Land Description .................................................................................................................... 10
3.2 Location .................................................................................................................................. 10
3.2.1 Regional Context .................................................................................................................... 10
3.2.2 Local Context ......................................................................................................................... 10
3.3 Land Use and Topography ..................................................................................................... 10
4 Surrounding Land Uses and Precedent ............................................................................. 16
4.1 Temporary Offsite Workers Camp Lot 301 Broome Road, Roebuck .................................. 16
4.2 Temporary Workers Accommodation Lot 2 Broome Road, Skuthorpe ............................... 19
4.3 Caravan Park Lot 3000 Broome Road, Skuthorpe .............................................................. 19
5 Proposed Development ....................................................................................................... 20
5.1 Overview ................................................................................................................................ 20
5.2 Development Details .............................................................................................................. 21
5.3 Indicative Images ................................................................................................................... 22
5.4 Transport, Access, Parking and Wayfinding ........................................................................... 24
5.5 Environmentally Sustainable Design ...................................................................................... 24
5.6 Height, Massing and Appearance .......................................................................................... 25
5.7 Design Philosophy ................................................................................................................. 26
5.8 Landscaping ........................................................................................................................... 28
5.9 Operational Details ................................................................................................................. 29
5.10 Possible Future Modification and Legacy ............................................................................... 30
5.11 Proposed Development Drawings and Accompanying Supporting Information ...................... 31
6 Strategic Planning Framework ............................................................................................ 32
6.1 Shire of Broome Scheme Report (Local Planning Strategy) .................................................. 32
7 Statutory planning framework ............................................................................................ 33
7.1 Statement of Planning Policy No. 1 - State Planning Framework (Variation No. 2) ................ 33
7.2 Shire of Broome Town Planning Scheme No. 4 ..................................................................... 33
7.2.1 Land Use and Zoning ............................................................................................................. 33
7.2.2 Objectives for the Skuthorpe Rural Agriculture Zone SCA ................................................... 36
7.2.3 Development Standards Town Planning Scheme No.4 ....................................................... 38
7.2.4 Matters to be Considered by Council ..................................................................................... 41
7.3 Transient Workers Accommodation Policy ............................................................................ 47
7.3.1 Development Standards Transient Workers Accommodation Policy .................................. 47
7.3.2 Other Policy Considerations ................................................................................................... 50
7.3.3 Matters to be Considered by Council ..................................................................................... 52
7.4 Shire of Broome Local Planning Policy 8.10 .......................................................................... 53
7.4.1 Parking Areas ......................................................................................................................... 54
7.4.2 Storage/General Use Areas ................................................................................................... 54

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7.4.3 Drainage ................................................................................................................................. 54
7.5 Draft Shire of Broome Local Planning Scheme No.6 .............................................................. 54
8 Demand and Location .......................................................................................................... 55
8.1 Demand .................................................................................................................................. 55
8.2 Location .................................................................................................................................. 55
9 Servicing and Engineering .................................................................................................. 57
9.1 Power ..................................................................................................................................... 57
9.2 Water...................................................................................................................................... 57
9.3 Effluent Disposal .................................................................................................................... 58
9.4 Drainage ................................................................................................................................. 58
9.4.1 Drainage Design Principles .................................................................................................... 58
9.4.2 Developed Drainage Strategy ................................................................................................ 58
9.5 Telecommunications .............................................................................................................. 59
10 Operations ............................................................................................................................ 60
11 Possible Future Adaptation and Legacy ............................................................................ 62
11.1 Indigenous Investment, Employment and Training................................................................. 62
11.2 Built Form Modifications ......................................................................................................... 62
12 Conclusion ............................................................................................................................ 63

Figures

Figure 1: Regional context
Figure 2: Local context
Figure 3: Aerial photograph
Figure 4: Land use context plan 1
Figure 5: Land use context plan 2
Figure 6: Landscaping plan
Figure 7: Landscape plant selection
Figure 8: Example images of similarly landscaped facilities

Appendices

Appendix 1: Certificate of Title
Appendix 2: Feature Survey
Appendix 3: Proposed development drawings
Appendix 4: Indicative Concept Landscape Plan
Appendix 5: Traffic Statement
Appendix 6: Geotechnical Survey
Appendix 7: Civil Engineering and Site Services Report


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1 Execut i ve Summar y

1.1. Planning Solutions, on behalf of Decmil Group Ltd in partnership with Nyimarr Ltd (the
proponent), seeks planning approval to develop an 857-person temporary transient workers
accommodation village (TWA) on Lot 283 Broome Road, Roebuck (subject site).
1.2. A fly camp for 100 workers will be established on the subject site initially. These initial 100
workers will undertake the construction of the TWA.
1.3. Approval is sought for the TWA for a temporary period of 5 years, commencing upon occupation.
1.4. The TWA will be developed as a private investment by the proponent and will then be leased to a
tenant who will occupy the facility for the lifespan of the facility (5 years).
1.5. Woodside has confirmed interest in leasing the facility from the proponent in order to service the
Browse LNG Project, subject to strategic investment decisions being made by Woodside.
1.6. If approved, the proposed TWA is intended serve as a replacement for the facility previously
granted Development Approval at Lot 301 (Reserve 27516) Broome Road, Roebuck on 14 April
2011. In accordance with clause 10.5 of the Shire of Broome Town Planning Scheme No.4
(TPS4), it is understood the Lot 301 approval will have lapsed if not substantially commenced
before 14 April 2013.
1.7. The Shires Council has previously resolved to approve Temporary Workers Accommodation on
Lot 2 Broome Road, Skuthorpe, approximately 4.4km (3 minutes drive) to the east of the subject
site. As with the subject site, Lot 2 Broome Road is located within the Rural Agriculture zone
and the Skuthorpe Rural Agricultural Zone Special Control Area.
1.8. The proponent has extensive experience in design, construction, investment and management of
large accommodation projects across Australia. It understands it is imperative an appropriate
strategy is implemented by both large private companies and local communities to service large
construction projects.
1.9. The development of the proposed TWA will help to ensure that transient workers associated with
Browse LNG do not:
Adversely impact on Broome hotel and tourist accommodation availability.
Adversely impact on housing availability and affordability.
1.10. The subject site is located out-of-town, yet in proximity to Broome, such that it facilitates:
Appropriate location of transient workers within the wider community.
Removal of the visual impact of large volumes of workers in town.
Significant local economic benefits and opportunities to the town.
1.11. The TWA will be separated from Broome Road by a vegetated nature strip approximately 50m in
width, and a 180m mango plantation (total 230m visual buffer). The TWA will be largely hidden
from sight from Broome Road by the mango plantation which will be retained and which is
proposed to be developed as an Indigenous business.
1.12. The proposal has been developed as an integrated Indigenous Investment, Employment and
Training solution with the aim of maximising Indigenous opportunities. The facility will provide
construction and facility management training to Indigenous trainees, both as part of the
construction process and during the day to day operation of the TWA.

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1.13. The TWA will be managed by a Facility Services Contractor who will be responsible for:
Site security and emergency management services.
Medical and health management services.
Environmental and waste management services.
Accommodation administration and management services.
Catering services.
Facility cleaning, grounds, laundry and housekeeping services.
Facility entertainment services.
Wet mess and recreational services.
Utilities management services.
Lifestyle and events coordinator services.
1.14. Appropriate management of workers appearance will be employed to limit any visual impact on
the Shire, including from high visibility clothing.
1.15. Workers movements to and from the work site, the airport and the TWA will be closely and
carefully managed. Buses will be used to transport workers. Due to the location of the TWA,
buses will not need to pass through the town to access the work site.
1.16. A Traffic Statement (Appendix 5) and Civil Engineering and Site Services Report (Appendix 7)
prepared in support of the Development Application have determined the proposal will have no
significant adverse impact of the capacity and safety of the surrounding road network and is
capable of being suitably serviced.
1.17. The TWA will include stand-alone infrastructure services (power, water and sewerage) and will
not be connected to the existing town services. This will ensure the facility does not impact on
the existing Broome infrastructure as well as enabling all infrastructure to be modularised and
therefore removable post the 5 year operation.
1.18. The design limits any impact on the subject site with no additional site fill required. This ensures
the facility, post its 5 year use, is removable and the site easily reinstated to its original state.
1.19. A high level of environmental design is incorporated within the facility with Class A grey water
recycling proposed, energy efficient fixtures and fittings, smart card energy management and
water efficient design.
1.20. The TWA uses a fully modular design that will enable efficient construction and use during the
temporary 5 year period, and that will also enable efficient demobilisation.
1.21. After the initial 5 year period of use, all works associated with the development will be removed
from the site at the time of the ceasing of the use for TWA. It is envisaged, however, a separate
request may be made for approval to retain a small number of select facilities on the site to serve
as a lasting Indigenous Training and Employment Academy. It is acknowledged that any ongoing
use of the site after the 5 year temporary period would be contingent on all necessary approvals
being applied for, and granted, at a later date.
1.22. As detailed in this report, the proposed development satisfies all applicable statutory planning
requirements, including the provisions of:
Shire of Broome Town Planning Scheme No.4.
Shire of Broome Local Planning Policy 8.8 - Transient Workers Accommodation.

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1.23. The proposal may be considered and approved by Council under the Use Not Listed provisions
of TPS4, in accordance with the guidance provided by the Shires TWA Policy 8.8.
1.24. The development will be sited within the northern portion of the subject site so as to retain the
existing mango plantation in the southern portion of the site. The retention of the mango
plantation ensures the continuing horticultural use of the site, maximises the setback from
Broome Road and results in a substantial visual barrier between Broome Road and the proposed
TWA.
1.25. The total area of horticulture/agriculture on the site will be increased from its current area of
approximately 45,000m
2
(mango plantation) to include productive bush food, medicine and
horticultural training of approximately 25,000m
2
, and an additional mango planation area of
2
. The proposal will therefore increase the overall horticulture/agriculture
use of the site by 67% to a total of 75,000m
2
.
1.26. The proposal is consistent with the stated objectives of the Rural Agriculture zone, and the
Skuthorpe Rural Agriculture Zone Special Control Area.
1.27. The proposal is capable of approval, meets the requirements of statutory, strategic and policy
planning controls, and warrants the full support of the planning authorities.

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2 Pr el i mi nar y

2.1 Introduction

Planning Solutions acts on behalf of Decmil Group Ltd in partnership with Nyimarr Ltd (the proponent)
in relation to the proposed development of Lot 283 Broome Road, Roebuck (subject site).

Planning Solutions has prepared the following report in support of an Application for Approval to
Commence Development for an 857-person temporary transient workers accommodation village
(TWA) on the subject site.

The following report addresses various issues pertinent to the proposal, including:
Site details.
Surrounding land uses and precedence.
Proposed development.
Statutory planning framework.
Demand and location.
Servicing and engineering.
Operations.
Future adaptation and legacy.

The proposed TWA will have capacity to accommodate up to 857 persons. The TWA will include
ancillary training and education facilities, in addition to other associated facilities including:
Administration building, medical security and emergency response building.
Supporting amenities - restaurant, tavern and beer garden.
Maintenance building and utilities area.
Indoor and outdoor recreational facilities.

A fly camp for 100 workers will be established on the subject site initially. These initial 100 workers will
undertake the construction of the TWA. By accommodating the initial workers in an on-site fly camp the
proposed development will reduce impacts on in-town Broome accommodation facilities. Upon
completion of the TWA, the fly camp will be removed.

Approval is sought for the TWA development for a temporary period of 5 years, commencing upon
occupation.

2.2 Background

The TWA will be developed and owned as a private investment by the proponent and will be leased to
a tenant who will utilise the facility for the lifespan of the facility (5 years).

The proponent has extensive experience in design, construction, investment and management of large
accommodation projects across Australia. It understands it is imperative an appropriate strategy is

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implemented by both large private companies and local communities to service large construction
projects.

Woodside has confirmed interest in leasing the accommodation facility for a 5 year period.

The establishment of the proposed facility is dependent on strategic investment decisions being made
by Woodside (the intended lessee) in relation to the development of an LNG facility at the Browse LNG
site.

If Development Approval is granted, Woodside has confirmed the proposed TWA will serve as a
replacement for the facility previously granted Development Approval at Lot 301 (Reserve 27516)
Broome Road, Roebuck on 14 April 2011. In accordance with clause 10.5 of the Shire of Broome Town
Planning Scheme No.4 (TPS4), it is understood the Lot 301 approval will have lapsed if not
substantially commenced before 14 April 2013.

The proposed development will therefore establish the first substantial TWA in Broome.

The proposal addresses TPS4 and relevant statutory requirements. The proposal also addresses the
Shires Local Planning Policy Policies and the Shires strategic studies and their objectives. Importantly,
the proposal has taken into account social impact concerns outlined within various State Government,
Shire of Broome and industry publications. Notably:
The facility is located out-of-town, yet in proximity to Broome, such that it facilitates:
o Appropriate location of transient workers within the wider community.
o Removal of the visual impact of large volumes of workers in town.
o Significant local economic benefits and opportunities to the town.
Appropriate management of workers appearance will be employed to limit any visual
impact on the Shire, including from high visibility clothing.
Workers movements to and from the work site, the airport and the TWA will be closely
and carefully managed. Buses will be used to transport workers. Due to the location of the
TWA, buses will not need to pass through the town to access the work site.
The development of the proposed TWA will help to ensure that transient workers
associated with Browse LNG do not:
o Adversely impact on Broome hotel and tourist accommodation availability.
o Adversely impact on housing availability and affordability.
The TWA will be separated from Broome Road by a vegetated nature strip approximately
50m in width, and a 180m mango plantation (total 230m visual buffer). The TWA will be
largely hidden from sight from Broome Road.
The TWA uses a fully modular design that will enable efficient construction and use during
the temporary 5 year period, and that will also enable efficient demobilisation.
The proposal will maintain the existing agricultural / horticultural use on the site (mango
plantation), which is proposed to be developed as an Indigenous business.
The proposal has been developed as an integrated Indigenous Investment, Employment
and Training solution with the aim of maximising Indigenous opportunities. The facility will
provide construction and facility management training to Indigenous trainees, both as part
of the construction process and during the day to day operation of the TWA.

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2.3 Indigenous Facilities and Opportunity

The design of the TWA facility incorporates ancillary Indigenous Employment and Training facilities,
including:
Up to 57 Indigenous, staff and trainee accommodation rooms.
3 Indigenous training rooms/class rooms.
An Indigenous training kitchen located adjacent to the mess kitchen.
An Indigenous workshop facility for building and maintenance training.

The Indigenous Partner, Nyimarr, will manage the Indigenous training facilities over the 5 year term of
the facility.

As a Build Own Operate investment, the proponent will provide local and Indigenous businesses,
suppliers and individuals with significant economic opportunity; not only during the construction period,
but also through longer-term Facility Management contracts over the 5 year lifespan.

2.4 Legacy

After the initial 5 year period of use, all works associated with the development will be removed from the
site at the time of the ceasing of the use for TWA.

It is envisaged, however, a separate request may be made for approval to retain a small number of
select facilities on the site to serve as a lasting Indigenous Training and Employment Academy. The
determination of this would be in the hands of the local planning authority at the time.

The village has been designed with careful consideration to this possible future function, and is highly
adaptable due to its modular design.

It is anticipated it will be possible to provide the following local community and Indigenous benefits
through the appropriate design, construction and then residual use of the remaining assets post the 5
years (subject to separate approvals). These benefits will include:
Indigenous investment.
Indigenous construction (employment and training) through a Nyimarr Decmil Joint
Venture.
Indigenous Facility Management (5 year employment strategy and training).
Ongoing training and mentoring facility for the approved 5 year term.
Subject to further approvals, the ongoing training and mentoring opportunities through use
of the residual assets as a training academy.

It is acknowledged that any ongoing use of the site after the 5 year temporary period would be
contingent on all necessary approvals being applied for, and granted, at a later date.


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2.5 Preliminary Summary

As detailed in this report, the proposed development satisfies all applicable statutory planning
1. Shire of Broome Town Planning Scheme No.4 (TPS4).
2. Shire of Broome Local Planning Policy 8.8 - Transient Workers Accommodation (TWA
Policy).

The proposal may be considered and approved by the Kimberly Joint Development Assessment Panel
under the Use Not Listed provisions of TPS4, in accordance with the guidance provided by the Shires
TWA Policy.

The existing mango plantation on part of the subject site will be retained and maintained throughout the
life of the TWA. Further, additional horticultural activities have been integrated into the design of the
TWA. The total area of horticulture/agriculture on the site will be increased from its current area of
2
(mango plantation) to include productive bush food, medicine and horticultural
training of approximately 25,000m
2
, and an additional mango planation area of approximately 5,000m
2
.
The proposal will therefore increase the overall horticulture/agriculture use of the site by 67% to a total
of 75,000m
2
.

The proposal is consistent with the stated objectives of the Rural Agriculture zone.

The proposal is capable of approval, meets the requirements of statutory, strategic and policy planning
controls, and warrants the full support of the planning authorities.


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3 Si t e Det ai l s

3.1 Land Description

Refer to Table 1 below for a description of the land subject to this development application.

Table 1 Lot details.
Lot Plan/Diagram Volume Folio Area (ha)
283 Plan 217711 2092 702 14.9913

Refer Appendix 1 for a copy of the Certificate of Title.

3.2 Location

3.2.1 Regional Context

The subject site is located approximately 24km north east of the Broome townsite. The subject site is
located on the northern side of Broome Road, in the locality of Roebuck.

The subject site is well located with respect to the regional road network, providing easy and
convenient vehicular access to the subject site and to the wider region.

Refer Figure 1, regional context.

3.2.2 Local Context

The subject site is located within a row of 6 lots of similar dimensions fronting Broome Road.

The western boundary of the subject site is formed by Lot 282 whilst the eastern boundary is formed by
Lot 284. The subject site is set back from the sealed edge of Broome Road by a distance of
approximately 180 metres.

Refer Figure 2, local context.

3.3 Land Use and Topography

The overall site is approximately 15ha, with approximately 8ha of the subject site cleared of all
vegetation and agriculture (by the previous owner). The remaining 7ha, in the southern portion of the
subject site, consists of an established mango plantation (with some cleared areas within the
plantation). The subject site also contains a single dwelling and associated outbuildings/sheds. The lots
immediately to the east and west of the subject site are used for small scale horticultural purposes.
Further detail relating to surrounding land uses is provided in section 4 of this report.

The subject site rises by approximately 2.5 metres from south to north.

Refer Figure 3, aerial photo. It should be noted, the aerial photo predates the clearance of
approximately 8ha of vegetation and agriculture from the subject site.

Photographs 1 to 6 depict the subject site and surrounds.
SUBJECT SITE
FIGURE 1: REGIONAL CONTEXT
SCALE 1:100,000 @ A4
DATE 08 January 2013
FILE 130103 3040 Fig1Reg.dwg
REVISION 2/KG/TE- Reconfiguration/08.01.2013
1/KG/First Draft/05.10.2012
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DISCLAIMER: THIS DOCUMENT IS AND REMAINS THE PROPERTY OF PLANNING SOLUTIONS AND MAY NOT BE COPIED IN WHOLE OR IN PART WITHOUT THE WRITTEN CONSENT OF PLANNING SOLUTIONS. ALL AREAS, DISTANCES AND ANGLES ARE APPROXIMATE ONLY AND ARE SUBJECT TO SURVEY.
FIGURE
LOT 283 BROOME ROAD
ROEBUCK, WESTERN AUSTRALIA
BASEPLAN SOURCE:
0 20,000
Scale Bar (m)
SUBJECT SITE
FIGURE 2: LOCAL CONTEXT
SCALE 1:25,000 @ A4
FILE 130103 3040 Fig2.dwg
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FIGURE
LOT 283 BROOME ROAD
BASEPLAN SOURCE:
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0 500
ROOM NAMES:ARCH 20 000
NOTES:ARCH 25 000
ROOM NAMES:ARCH 25 000
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FIGURE
LOT 283 BROOME ROAD
BASEPLAN SOURCE:
0 20,000
Scale Bar (m)
Subject Site
LEGEND
Cleared Portion of Subject Site

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Photo 1 View North towards the subject site from the access road off Broome Road (Note: access road to be
upgraded to Shire of Broome standards).

Photo 2 View North towards the subject site.

Photo 3 View East across the subject site with the existing shed in the foreground.
Subject site (boundary approx. 300m)
Subject site (access)
Existing shed
Existing mango plantation
Subject site (cleared area)

15

Photo 4 View North East across the subject site.

Photo 5 View West from the subject site towards (adjacent) Lot 282 Broome Road.

Photo 6 View North West across the subject site.
Subject cite (existing cleared area)
Subject site (existing cleared area)

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4 Sur r oundi ng Land Uses and Pr ecedent

In developing this proposal, and in order to understand likely planning and design requirements, recent
and similar TWA or short term accommodation facilities near to the subject site have been assessed.
This information has been utilised within the Development Application to ensure this proposal
addresses all matters previously raised.

Three previously approved or existing development approvals have been granted for TWA, or short
term accommodation facilities, at sites adjacent or near to the subject site. Table 2, below, provides a
summary of the three approved or existing development near to the subject site.

Table 2 Summary of Approved or Existing Developments.
Development Key Details
TOWC (Lot 301 Broome Road, Roebuck) Located 15 km from Broome.
600 accommodation rooms.
24 parking bays.
Buses proposed to transport workers.
Licensed tavern.
5 year temporary approval granted 14 April 2011.
Approval will lapse 14 April 2013.
TWA (Lot 2 Broome Road, Roebuck) Located 29.5 km from Broome.
Located in Rural Agriculture zone.
Located in Skuthorpe Rural Agricultural Zone SCA.
150 dwelling to accommodate 300 400 people.
10 year temporary approval granted 24 July 2008.
Approval lapsed 24 July 2010.
Caravan Park (Lot 3000 Broome Road,
Skuthorpe)
Located 29 km from Broome.
Located in Rural Agriculture zone.
Located in Skuthorpe Rural Agricultural Zone SCA.
8 accommodation units and 50 caravan sites.
Wide range of facilities similar to those typically associated with a
TWA facility.
Approval granted 18 March 2010.
Development now established.

Refer Figures 4 & 5 (land use context plans) which depict the locations of the approved or existing
developments described further in the following sections.

4.1 Temporary Offsite Workers Camp Lot 301 Broome Road, Roebuck

On 14 April 2011, the Shires Council resolved to approve an application for planning approval by
Woodside Energy for Minister of Lands for a 600 person Temporary Offsite Workers Camp (TOWC)
at Lot 301 (Reserve 27516) Broome Road, Roebuck. Lot 301 Broome Road is located approximately
10.5km (approximately 9 minutes drive) to the west of the subject site.

The development approved by Council consisted of 600 accommodation rooms; restaurant; wet
mess/tavern and beer garden; administration building; medical, security and emergency response
building; indoor and outdoor recreational facilities; maintenance building and utilities area.

BROOME RD
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DISCLAIMER: THIS DOCUMENT IS AND REMAINS THE PROPERTY OF PLANNING SOLUTIONS AND MAY NOT BE COPIED IN WHOLE OR IN PART WITHOUT THE WRITTEN CONSENT OF PLANNING SOLUTIONS. ALL AREAS, DISTANCES AND ANGLES ARE APPROXIMATE ONLY AND ARE SUBJECT TO SURVEY. BASEPLAN SOURCE: LANDGATE IMAGERY
SCALE 1:125,000 @A3
FILE 130108 3040 Plan.dwg
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3/GW/WN-Layout mods/19.10.2012
LAND USE CONTEXT PLAN - 1
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FIGURE
Broome's Gateway Caravan Park
(Lot 3000 Broome Road)
Subject Site
LEGEND
Approved 'Temporary Offsite Workers Camp' (Lot 301
(Reserve 27516) Broome Road)
1
Key Road
Key Road (unsealed)
0 3000
Scale Bar (m)
Approved 'Temporary Workers Accommodation' Facility
(Lot 2 Broome Road)
BROOME RD
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DISCLAIMER: THIS DOCUMENT IS AND REMAINS THE PROPERTY OF PLANNING SOLUTIONS AND MAY NOT BE COPIED IN WHOLE OR IN PART WITHOUT THE WRITTEN CONSENT OF PLANNING SOLUTIONS. ALL AREAS, DISTANCES AND ANGLES ARE APPROXIMATE ONLY AND ARE SUBJECT TO SURVEY. BASEPLAN SOURCE: LANDGATE IMAGERY
SCALE 1:30,000 @A3
FILE 130108 3040 Plan.dwg
REVISION 3/KG/TE Changes/08.01.2013
2/KG/PK Changes/12.12.2012
1/GW/First Draft/19.10.2012
LAND USE CONTEXT PLAN - 2
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FIGURE
0 1000
Scale Bar (m)
Subject Site
LEGEND
Key Road
3
2
Broome's Gateway Caravan Park
Approved 'Temporary Workers Accommodation' Facility
(Lot 2 Broome Road)

19
The approved development included provision for 24 car parking bays. This level of provision was
determined appropriate by the Shire due to the intended operational management of the facility and the
proposed movement of workers to and from the site by bus.

The provision of a licensed tavern was considered to be appropriate on the basis the tavern formed part
of a comprehensive suite of onsite leisure, passive and active recreational facilities to which no
external visitors are permitted...

It is noted the development approval has not been implemented. In accordance with clause 10.5 of
TPS4, it is therefore understood the approval will lapse if not substantially commenced before 14 April
2013.

Woodside, in discussions with Decmil Group Limited, has indicated its support for the proposed
development on the subject site. Further, Woodside has also indicated its intention to utilise the
proposed development as a replacement to the approved TOWC. As a private development Woodside
will become the facility tenant and lease the facility for a period of 5 years.

4.2 Temporary Workers Accommodation Lot 2 Broome Road, Skuthorpe

On 24 July 2008, the Shires Council resolved to approve an application for temporary planning
approval by Marilynne Paspaley for MP Properties Pty Ltd for a use not listed - Temporary Workers
Accommodation comprising up to 150 dwellings and associated facilities on Lot 2 Broome Road,
Skuthorpe.

Lot 2 Broome Road is located approximately 4.4km (approximately 3 minutes drive) to the east of the
subject site. Lot 2 is located in the Rural Agriculture zone, and in the Skuthorpe Rural Agricultural
Zone Special Control Area (SCA), as defined by TPS4.

The development approved by Council consisted of up to 150 self-contained dwelling units intended to
accommodate 300 400 people. Approval was granted for temporary period of 10 years. It is noted
the development approval has not been implemented. In accordance with clause 10.5 of TPS4, it is
therefore understood the approved lapsed on 24 July 2010.

It is noted Council considered this proposal was appropriate in the Rural Agriculture zone and the
Skuthorpe Rural Agricultural Zone SCA.

4.3 Caravan Park Lot 3000 Broome Road, Skuthorpe

Lot 3000 Broome Road is located approximately 3.8km (approximately 2 minutes drive) to the east of
the subject site. Lot 3000 is also located in the Rural Agriculture zone, and in the Skuthorpe Rural
Agricultural Zone Special Control Area.

On 18 March 2010, the Shires Council resolved to adopt Amendment No.56 to TPS4. This resulted in
Lot 3000 also being zoned to provide for Additional Use No.15 Camping and Caravan Park, Lodging
House.

Broomes Gateway Caravan Park has subsequently been established on Lot 3000. The caravan park
includes 8 rooms with private bathroom facilities and 50 caravan sites with a range of associated
facilities including central ablution facilities; BBQ areas; laundry facilities and wash down bays for
recreational vehicles/motor homes, boats, buses and off-road vehicles.

20
5 Pr oposed Devel opment

5.1 Overview

The following provides an overview of the proposed development:
It is proposed to establish a temporary transient workers accommodation village (TWA)
on the subject site.
Approval is sought for the TWA for a period of 5 years, commencing upon occupation of
the village.
A fly camp for 100 workers will be established on the subject site initially. These initial 100
workers will undertake the construction of the TWA. By accommodating the initial workers
in an on-site fly camp the proposed development will reduce impacts on in-town Broome
accommodation facilities. Upon completion of the TWA, the fly camp will be removed.
The TWA will incorporate an ancillary function for the use of the local Indigenous
population. The facility will provide on-site training, education, mentoring and rehabilitation
programmes to members of the local community. The Indigenous training facilities
incorporated within the facility design have been developed in consultation with Waardi
and Nyimarr.
The opportunity created by the facility will provide the stimulus for substantial training and
employment of Indigenous people within the Kimberley Region, and provide the platform
for long-term sustainable employment.
Once operational, the TWA will provide accommodation for the transient workforce
required to construct the Woodside Browse LNG project.
The transient workforce will primarily be employed on a fly in, fly out (FIFO) basis with all
construction workers engaged to work fixed 12 hours shifts expected to be 6:00am to
6:00pm.
The proposed TWA has been developed in line with industry best practices. The final
detailed design will be developed by the construction contractor in accordance with all
relevant building requirements and approvals.
The development will be sited within the northern portion of the subject site so as to retain
the existing horticultural use (mango plantation) in the southern portion of the site. The
retention of the mango plantation ensures the continuing horticultural use of the site,
maximises the setback from Broome Road and results in a substantial visual barrier
between Broome Road and the proposed TWA.
The total area of horticulture/agriculture on the site will be increased from its current area
of approximately 45,000m
2
(mango plantation) to include productive bush food, medicine
and horticultural training of approximately 25,000m
2
, and an additional mango planation
area of approximately 5,000m
2
. The proposal will therefore increase the overall
horticulture/agriculture use of the site by 67% to a total of 75,000m
2
.


21
5.2 Development Details

The following provides a summary of the development details (refer Appendix 3 - proposed
development plans):

Note: The proposed facility is for use only by persons connected with the TWA or its operations
- no access to the general public will be permitted.

Total of 857 single person accommodation units, comprising:
o 848 single person accommodation units, each with a floor area of 15m
2
, and each with
en suite facilities.
o 9 assisted rooms, comprising 28m
2
.
o Verandah/covered seating areas outside each room.
Kitchen and dining facility, comprising:
o Kitchen / dining area to cater for breakfast and evening meals and take-away lunch
crib facilities.
o Dining area to serve as a cyclone safe haven built to withstand Region C level 4
conditions.
o Indigenous training kitchen.
Wet mess / tavern and beer garden with seating for 182 people.
o Licensed tavern and associated BBQ area and beer garden.
Administration building.
o Complex for camp management and workforce/visitor transiting.
o Resident check in and check out.
Medical security and emergency response building.
o Medical centre including a GP consulting room and treatment room.
o Drug and alcohol testing room.
o Ambulance bay.
o Security control room.
o Parking for 2 emergency response vehicles.
Maintenance and miscellaneous buildings.
o Small workshop.
o Cleaning and chemicals store.
o Indigenous training facilities.
o Laundry facilities.
o Ice room.


22
Recreational facilities, comprising:
o Gymnasium.
o Swimming pool.
o Outdoor multi-sport courts (x2).
o Tavern with alfresco area.
o BBQ shelters (x4).
o Sports and recreation area.
Perimeter cyclone security fencing (min. 1.8m high), CCTV, gatehouse and access control
gates monitored by trained security staff.
Loading area.
Extensive native landscaping.
Pick-up / drop-off area with standing space for cars and up to 3 buses.
Parking for trailers and up to 15 buses.
Parking for 225 cars / light vehicles.
Vehicular access to the site, and circulation through and around the village, comprising:
o Entry and egress for all vehicles via a single security access crossover to Broome
Road at the southwest corner of the subject site.
o Two-way access way for all vehicles.
o Two-way vehicular circulation for cars/light vehicles serving three car parks each
providing 25 of the total 225 parking bays.

5.3 Indicative Images

Photographs 7 to 10 are indicative of the type and quality of facility proposed for the subject site.

Photo 7 - Example of a similar TWA facility landscaping, sporting & leisure areas.


23

Photo 8 - Example of a similar TWA facility recreation and leisure areas.

Photo 9 - Example of a similar TWA facility en suite accommodation rooms.

Photo 10 - Example of a similar TWA facility accommodation rooms.


24
5.4 Transport, Access, Parking and Wayfinding

Private vehicles will not be permitted on the site except those required by local resident staff,
authorised visitors, and resident workers with specific permission from the village managers.

The facility is designed to reduce light vehicle access and the workers will be transported from the
airport, and to and from the work site, via company charter buses.

Although the design incorporates 225 car parking spaces, access to the facility will be managed and
controlled through implementation of a comprehensive bus and transport management strategy. The
objective is to limit the number of all light vehicles on-site.

Primary vehicular movement is contained to the western edge of the development, with the main
central facilities being serviced from the main roadway. A ring road servicing the facility provides
circulation and access to vehicles and this maximises safety by keeping vehicular movements
separated from the movement of residents. Vehicle access to rooms is limited to electric carts and
emergency vehicles only.

Transportation to and from the village, for the large majority of the workforce, will be by buses provided
for by the prospective operator.

The TWA will be kept secure at all times with a min 1.8m high perimeter security fence with 24hr staffed
access control gates, limiting access to residents, staff and authorised visitors. CCTV will be installed.

Parking and hardstand areas are proposed to be constructed from materials that may easily be
removed or resized as required. Accordingly, the extent of sealed surfaces is minimal.

Way-finding has also been a major design determinant in the creation of the TWA village. The
development adopts a practical approach in locating the central services along the village plaza.

Residents are welcomed upon disembarking buses at the Administration building, allowing them to
efficiently check-in prior to dispersing to the accommodation throughout, traversing the central hub of
the village.

Without compromising other functionally important criteria, the need to minimise distance of travel from
a residents unit to the central facilities has also been an important design factor.

5.5 Environmentally Sustainable Design

High standards of environmentally sustainable design have been applied to the proposed development.
The design will incorporate energy and water efficient fixtures and fittings to minimise environmental
impacts. All buildings will be designed to comply with BCA section J.

The proposal incorporates best practice power and energy management systems. Accommodation
rooms will incorporate smart card room access control to manage air-conditioning and power use when
the rooms are not occupied.


25
It is proposed that water recycling and grey water reuse technologies (to Class A level) will be applied
(subject to local authority approvals) with irrigation of the mango plantation and landscape areas using
the Class A water. It is proposed that all waste water will be treated and managed on-site to approved
best practice standards. All storm water will be contained and managed on site.

On site waste will be separated (general waste, recyclable materials and green waste) to maximise
recycling opportunities. A comprehensive waste management plan will be developed and implemented
in consultation with the Shire of Broome.

5.6 Height, Massing and Appearance

To reduce the site footprint, as well as provide a facility that is more liveable by reducing occupants
travel distances from rooms to central facilities, the facility utilises double storey accommodation units
and single storey central facilities. The maximum height of double story accommodation units is 7.5m.
As detailed in section 7.3.1 of this report, this height is substantially below the maximum height of
10.5m permitted by the Shires TWA Policy.

The facility (although only temporary and on-site for 5 years) has a design and appearance that will be
of a particularly high quality. The resort style facility is similar in design concept to three recently
completed double storey TWA facilities: Port Haven, FMG Christmas Creek and Calliope Village.

Photographs 11 to 13 provide examples of previously completed TWA facilities, and are indicative of
the overall quality of the proposed TWA.

Photo 11 - Example of a similar TWA facility.


26



5.7 Design Philosophy

The form of the TWA is composed of a series of radial bands of accommodation units, framed to the
west by the central facilities. The central hub is intended to activate and enliven the core of the facility.

The proximity of each of the accommodation units to this social hub, which is well connected in terms of
circulation and lines of sight, will promote a dialogue of social interaction and inclusion for all residents.

The two storey design of the accommodation units effectively reduces the footprint of the residential
element of the development by 50% when compared to a single storey design.

The facility has been designed to address the local environment (temperatures and prevailing winds),
as described below:


27
The accommodation building layout has been designed to aid in capturing prevailing winds
and directing winds through the facility. The radial nature of the facility and the
North/South orientation will take advantage of the morning prevailing winds during
January/February and September/December. Spacing of all buildings has been designed
to maximise airflow and air movement (accommodation buildings are spaced in a radial
format with 15m spacing between rows of buildings).
Buildings include sun shades and verandahs to shade facades.
All accommodation is provided with operable windows to allow occupants the option of
passive cooling.
The facility is designed with substantial landscape areas providing occupants with outdoor
recreation and relaxation space.

The buildings, although modular and temporary, will incorporate architectural materials and are
designed to ensure the facility has a cohesive aesthetic appearance in keeping with the intended use.

Photographs 14 and 15 are indicative of the built outcome which the design philosophy will result in.

Photo 14 - Example of a similar TWA facility at Port Haven utilising double storey
accommodation buildings.

Photo 15 - Example of a similar TWA facility at Port Haven utilising double storey
accommodation buildings.

28
5.8 Landscaping

The site will be extensively landscaped with a 15m perimeter access road and landscaped buffer
adopted to minimise disruption to surrounding properties.

Landscaping of the TWA will be of a high quality and will utilise local/native, low-water species, in
accordance with the Shires requirements. It is proposed the landscape design of the facility will
incorporate native bush foods and bush medicinal plants (refer Figures 6 to 8 below and Appendix 4).

The landscape design will provide substantial bush food/medicine gardens and once established the
landscaping will be used as an Indigenous horticulture/agriculture training facility and horticultural (Bush
Food/Medicine) business.

The landscape will be used by the Indigenous partners as a cultural heritage and training facility.

Figure 6 Indicative Concept Landscaping plan.


29

Figure 7 - Landscape plant selection.

It is proposed the landscape areas will be reticulated using the on-site treated Class A recycled water.

Figure 8 - Example images of similarly landscaped facilities.

The construction of the landscape works will be undertaken using high levels of Indigenous employees.

Refer Appendix 4, detailed landscaping plan.

5.9 Operational Details

The proposed development will operate 24 hours a day, 7 days a week. It is anticipated to be staffed by
between 40 and 60 persons at any one time.

The site will be monitored and managed by professional Facility Management contractors. The
operation of the facility will be undertaken in accordance with a comprehensive management plan.


30
Movements to and from the site will predominantly be by bus. The Traffic Statement accompanying the
development application (Appendix 5) provides further detail regarding the way in which the use of
buses minimises the generation of traffic by the TWA, and reduces the number of parking bays
required.

5.10 Possible Future Modification and Legacy

After the initial 5 year period of use, the development will be removed and the site decommissioned.

Subject to separate approvals, however, it is suggested the proposed ongoing use of the development
would be as an Indigenous training facility focused on construction, horticulture and associated service
training. A range of activities related to training, education, mentoring and rehabilitation, and connected
with the local indigenous population, would be carried out on the site.

The functional brief for site demobilisation has been an influencing factor in the layout of the design.
The strength in this design ensures any potential legacy use of the site is able to retain the integral
social and collegiate design elements of the original village development.

The central facilities have been designed such that they are able to remain static throughout the
process of demobilisation, negating the often intensive and disruptive process of relocating and or
removing large amounts of building materials from the site.

To facilitate potential adaptation, the proposed development is based on a modular concept. This
modular concept transcends almost all aspects of the development and means that elements of the
village can be transported and placed on the site as required.

This method of construction will significantly reduce the extent of ground works and site fill required,
and will make the process of adapting elements to respond to possible future needs far less
demanding. It is proposed that all buildings (including walkways) will be modularised and appropriately
designed for the cyclonic conditions. These will be placed on cyclone footings on site, therefore limiting
site fill and site works to a minimum. This will ensure the demobilisation of the facility after 5 years is
achieved with minimal disruption to the site.

The design of more detailed elements of the development, such as the catering kitchens and dining
halls, also adopts the modular concept and will ensure that capabilities and capacities can be easily
modified as required.

In developing this project the proponent has identified a demand for more Indigenous training facilities
within the Kimberley Region. It is considered the future option of utilising part of the asset, while
decommissioning the majority of the facility, would provide major long term benefits to the local
Indigenous community.

It is acknowledged that any ongoing use of the site after the 5 year temporary approval period would be
contingent on all necessary approvals being applied for, and granted, at a later date.


31
5.11 Proposed Development Drawings and Accompanying Supporting
Information

Appendix 2 contains an existing feature survey of the subject site prepared by McMullen Nolan Group
Pty Ltd.

Appendix 3 contains the proposed development drawings prepared by Peter Hunt Architect. The
artists impression accompanying the drawings is provided for indicative purposes only.

Appendix 4 contains an indicative Concept Landscaping Plan prepared by Outback Trees of Australia
Pty Ltd.

Appendix 5 contains a Traffic Statement prepared by Donald Veal Consultants Pty. The Traffic
Statement contains further detail in relation to the type and number of vehicles intended to access the
development.

Appendix 6 contains a Geotechnical Investigation Report prepared by Douglas Partners Pty Ltd.

Appendix 7 contains a Civil Engineering and Site Services Report prepared by Robert Bird Group Pty
Ltd.

32
6 St r at egi c Pl anni ng Fr amewor k

6.1 Shire of Broome Scheme Report (Local Planning Strategy)

Provisions
The Shire of Broome Scheme Report (Local Planning Strategy) (Scheme Report) identifies a range of
local planning issues. These include:
Recognise Aboriginal heritage and culture, Native Title and its implications for land use
planning and the Shire of Broome Interim Agreement with Rubibi Aboriginal Land Heritage
and Development Working Group and incorporate these Aboriginal interests into town
planning.
Recognise the history of the town, heritage character and implications for development.
The increase in local population and the implications for housing, services, recreation and
community facilities, range of employment opportunities and associated land to satisfy this
growth.
Growth in the port, general and light industry, primary industry, commercial, recreation and
community land uses.
The increase in tourist numbers and the demands for a range of accommodation,
associated facilities and land to accommodate the growth, in an appropriate form, density
and location.

Response
The proposed development will assist in addressing serious and significant issues, including those
identified in the Scheme Report. The development will:
Provide Broomes and the Kimberleys Indigenous community with substantial investment,
employment and training opportunities.
Assist in preserving the character of Broome by being appropriatly located within the wider
community, and by being appropriately designed to reflect the Broome style.
Assist in ensuring sufficient accommodation for future population growth in the region and
provide necessary transient workers housing that will suit the needs of workers.
Generate a range of local employment opportunities, both during construction and
operation of the TWA. The proponent intends to undertake detailed consultation with local
business networks such as the Broome Chamber of Commerce to ensure appropriate
interface with the local businesses.
Assist in facilitating the growth of industrial, commercial and community land uses, as the
proposal will support the delivery of significant developments and investment in the Shire
of Broome.
Assist in safeguarding the availability and affordability of tourist accommodation in the
Shire by providing suitably located, purpose built and temporary transient workers
accommodation.

33
7 St at ut or y pl anni ng f r amewor k

7.1 Statement of Planning Policy No. 1 - State Planning Framework (Variation
No. 2)

Provisions
Statement of Planning Policy No. 1 - State Planning Framework (Variation No. 2) (SPP 1) sets out the
key principles relating to environment, community, economy, infrastructure and regional development
which should guide the way in which future planning decisions are made. (cl.2.1).

SPP 1s general economic principles aim to actively assist in the creation of regional wealth, support
the development of new industries and encourage economic activity in accordance with sustainable
development principles. (Part A cl.2).

SPP 1s general principles for regional development aim to assist the development of regional Western
Australia by taking account of the special assets and accommodating the individual requirements of
each region. (Part A. cl.2).

SPP1 states Planning should recognise the need for and, as far as practicable, contribute towards
more sustainable communities byaccommodating future population growth and providing housing
choice and diversity to suit the needs of different households, including specialist housing needs, and
the services they require. (Part A. cl.3, A2, i);

Clause 3.1 a) of SPP 1 requires that the Commission and local governments must have due regard to
the provisions that form part of this Framework in preparing planning schemes and making decisions on
planning matters. (cl. 3.1 a).

Response
The proposed development is entirely consistent with the general principles for land use planning and
development as outlined in the various statements contained within SPP 1. The development:
(a) Is consistent with the economic principle to actively assist in the creation of regional
wealth, the development of new industries and the encouragement of economic activity
as the proposal will support the delivery of significant developments and investment in the
Shire of Broome.
(b) Will assist the development of regional Western Australia by making provision for TWA
necessary to help meet the requirements of Broome.
(c) Will assist in the accommodation of future population growth in the region and provide
necessary transient workers housing that will suit the needs of workers.

7.2 Shire of Broome Town Planning Scheme No. 4

7.2.1 Land Use and Zoning

The proposed TWA development is not considered to fall within any of the land uses as defined in
Schedule 1 Definitions of TPS4.


34
The Shires TWA Policy confirms that TWA use is not listed in the list of use classes in TPS4, and that
Council may therefore consider planning applications for TWA use in accordance with the use not
listed provisions of TPS4.

Accordingly, the proposed use of the development is considered to be a use not listed and is therefore
capable of approval by the City under subclauses 4.3.2 and 4.3.3 of TPS4:

Scheme Provisions
4.3.2
In determining an application for planning approval, if a proposed use of the subject land for a
particular purpose is not specifically mentioned in the Zoning Table and cannot reasonably be
determined as falling within the type, class or genus of any other use in the Zoning Table, the
Council may:
(a) determine that the use is consistent with the objectives and purposes of the relevant zone
involved in the application, and therefore may be treated as a permitted use; or
(b) treat the use as a use not listed if the Council considers that the use may be regarded as
consistent with the objectives and purposes of the zone in which it is proposed and thereafter
follow the procedures in relation to a use not listed set out hereafter; or
(c) determine that the use is not consistent with the objectives and purposes of the particular
zone in which case the use is to be treated as a use which is not permitted in that zone.
4.3.3
If the Council determines in connection with an application for planning approval that a use may
be treated as a use not listed, the Council may permit the use provided that the application is
advertised in accordance with the provisions of clause 9.4 before the final consideration and
determination of the application.

Response
Under the provisions of TPS4, the subject site is zoned Rural Agriculture.

As detailed below, the proposed use is consistent with the objectives and purposes of the Rural
Agriculture zone, and therefore may be treated as a permitted use.

Scheme Provisions

Subclauses 4.22.1.1 and 4.22.1.2 of TPS4 describes the aims and objectives of the Rural Agriculture
zone as follows:
The aim of the zone is to provide for the sustainable use of land for animal husbandry, crops,
horticulture and to protect the long term productive capacity of agriculture land from incompatible
land uses (including subdivision).

Council's objectives will therefore be to:
(a) ensure that land is maintained for productive agriculture/horticulture activities with associated
rural industry activities; and
(b) allow small scale tourist related activities which may be associated with a rural agriculture
activity; and

35
c) recognise the limitation on ground water supply in the 'Twelve mile' and 'Skuthorpe' precincts
along Broome Road and therefore protect the intensity of subdivision and land use.

Response
Subclause 4.22.1.1 of TPS4 specifies the aim of the zone is to protect the long term productive
capacity of land [emphasis added]. Given that approval is only sought for the proposed development
for a short term period of 5 years, it is considered it will in no way injure or compromise the long term
productive capacity of the land.

(a) ensure that land is maintained for productive agriculture/horticulture activities with associated
rural industry activities;

The proposed development is restricted to the northern portion of the subject site, thus ensuring that
the existing mango plantation is maintained (with minor realignment of the northern plantation boundary
and additional planting to increase the existing plantation capacity). The mango plantation will therefore
continue to exist and be tended to throughout the term of the temporary approval. The land will
therefore be maintained for a productive horticultural activity and managed as an Indigenous business.

The landscape design of the facility also incorporates and provides for additional horticultural activities
to be integrated into the TWA. The landscape design of the facility incorporates native bush foods and
medicinal bush plants which will be grown and cultivated on the site. Additionally, the landscape will be
used as a cultural heritage and training facility to provide education in a range of fields, including
agriculture/horticulture.

The TWA facility is designed as a fully modular construction and all buildings and infrastructure are
therefore temporary and can be removed and relocated easily. The civil design limits any site
disturbance and therefore the site does not import any site fill, limiting any site disruption. At the end of
the five year operational period of the TWA all buildings will be removed and the site returned to its
original state. The native landscape (Bush Foods and Medicine Plants) will be relocated onto the site
and utilised by the Indigenous partners as a horticultural business.

It is also proposed that Indigenous horticulture/agriculture training will take place on the site and the
existing mango plantation and bush food/medicine gardens used for horticulture/agriculture training.

The total area of horticulture/agriculture on the site will be increased from its current area of
2
2
2
.
of 75,000m
2
.

(b) allow small scale tourist related activities which may be associated with a rural agriculture
activity; and
c) recognise the limitation on ground water supply in the 'Twelve mile' and 'Skuthorpe' precincts
along Broome Road and therefore protect the intensity of subdivision and land use.

The design of the TWA has been developed with careful consideration to environmental matters,
including limiting the use of water and recycling water. The development incorporates a number of
water saving measures such as grey water recycling and an improved irrigation system. This is
anticipated to significantly reduce the demand on the local ground water supply, thereby protecting the
longer term viability of the area for horticultural / agricultural activities.

36
7.2.2 Objectives for the Skuthorpe Rural Agriculture Zone SCA

Scheme Provisions
Subclause 6.1.2 of TPS4 clarifies that where a SCA (special control area) applies, the provisions of the
special control area apply in addition to any special provisions applicable to the underlying zone/s or
reserve/s and any general provisions of the Scheme.

The subject site is located within the Skuthorpe Rural Agriculture Zone SCA. Clause 6.1.10 of TPS4
describes the objective of this SCA as follows:
Objective: To control and manage development within the freehold and leasehold lots, the
Environmental Cultural Corridor and the buffer along Broome Road to ensure the sustainable use
of the land and water resources for horticulture within the Special Control Area.

Response
The proposed temporary development will not injure the long term sustainable use of the subject site
and water resources for horticulture / agriculture. The existing mango plantation will be retained (with
minor modification and additional planting), thus ensuring horticultural activity is sustained on the site at
all times. Furthermore, horticultural activities will be a key component of the educational programmes
provided on the site as part of the developments ancillary function.

At the end of the 5 year approval period the TWA will be decommissioned and the land rehabilitated to
enable additional long-term horticultural activity.

Scheme Provisions
Subclauses 6.1.10.1 6.1.10.12 of TPS4 set out a number of additional provisions relating to
subdivisions and/or development of land within the SCA.

Response
The proposal is consistent with the relevant provisions contained in subclauses 6.1.10.1 6.1.10.12.

6.1.10.1 Council may consult with Department of Environment in regard to any proposal which
may affect the sustainable use of the land for horticulture.

The proposed development makes specific provision for the retention of the existing mango plantation
and will be used for providing a range of ancillary educational programmes, including agriculture /
horticulture training. This will ensure the ongoing sustainable use of the subject site for horticulture, and
will also promote and encourage sustainable horticulture / agriculture activities more generally. The
landscape design of the facility also incorporates and provides for additional horticultural activities to be
integrated into the TWA. The landscape design of the facility incorporates native bush foods and
medicinal bush plants which will be grown and cultivated on the site. The long term use of the site for
ongoing horticultural use will be unaffected by the temporary development which will be demobilised at
the end of the 5 year period.

6.1.10.2 Subdivision creating freehold and leasehold lots in Skuthorpe Rural Agriculture Zone will
only be supported by Council when consistent with the Subdivision Guide Plan dated 1 July 2004
and forming part of this Scheme.

The provisions of subclause 6.1.10.1 are not applicable as the lot which forms the subject site has
already been created.


37
6.1.10.3 Freehold lots in Skuthorpe zoned Rural Agriculture must comply with the relevant
provisions throughout the Scheme.

The proposed development is consistent with the provisions throughout TPS4.

6.1.10.4 Easements
Agreement to easements across the cultural corridor to occupants of lots created by the
subdivision of the Leasehold Sites and the Freehold Sites subject to the easements being
constructed and maintained by the leaseholder to the satisfaction of a Council.

The proposed development does not rely on nor necessitate any easements.

6.1.10.5 The Shelter Belts shall be retained and maintained by the lessee; and if any replanting
becomes necessary, such replanting shall only be done with native flora commonly found in the
locality.

The Shelter Belts are areas of the existing vegetation which is retained for the full length of the
eastern and western boundaries for the new freehold lots and all leasehold lots. The Shelter Belt
is on the inside of the firebreak along the property line and must be a minimum of 10.0 metres in
width.

The provisions of subclause 6.1.10.5 are not applicable as the lot which forms the subject site is an
existing freehold lot which does not benefit from an existing 10m wide shelter belt.

Notwithstanding, a 6m wide landscaped buffer is to be provided within the setback area. This buffer will
be planted with native flora commonly found in the locality.

The proposed development also allows for a 3m dedicated firebreak. In addition, buildings are setback
over 25m from the eastern and western boundaries, and internal site roads are designed to facilitate
access by emergency roads.

6.1.10.6 The leased premises shall be used only for the purpose of horticulture and shall not
contain any dwellings for residential purposes.

The provisions of subclause 6.1.10.6 are not applicable as the lot which forms the subject site is a
freehold lot.

6.1.10.7 The lessee shall construct and maintain fences along the boundaries of the leased
premises.

The provisions of subclause 6.1.10.7 are not applicable as the lot which the subject site is a freehold
lot.

6.1.10.8 The lessee shall construct and maintain firebreaks of approximately 3 metres width
along the inside and outside boundaries of the leased premises so that the effective firebreak is
6.0 metres wide.

The provisions of subclause 6.1.10.8 are not applicable as the lot which forms the subject site is a
freehold lot.


38
6.1.10.9 Maintenance of Buffer Area
The State shall ensure that:
(a) the Buffer Area long Broome Road is retained and maintained, provided that if any replanting
becomes necessary, such replanting is only done with native flora commonly found in the
Subject Land; and
(b) the Buffer Area is cleared as necessary to allow access to:
(i) the lots created by the subdivision of the Freehold Sites;
(ii) the Environmental, Cultural Corridor;
(iii) the Traditional Owners Site; and
(iv) the Existing Development

The provisions of subclause 6.1.10.9 are not applicable as they specify obligations of the State. The
proposal does not impact on the buffer area along Broome Road.

6.1.10.10 Environmental, Cultural Corridor
The intent of this Environmental Cultural Corridor is to preserve the existing vegetation and
biodiversity.

The proposed development is situated outside of the Environmental Cultural Corridor and does not
impact on its existing vegetation and biodiversity.

6.1.10.11 Services and Access
The lessee or landowner will be responsible for the provision of all services and access off
Broome Road to the specifications and satisfaction of Main Roads WA and shall be to a bitumen
standard.

The proposed development makes appropriate provision for all necessary servicing. Access will be to
the satisfaction of Main Roads Western Australia.

6.1.10.12 Proposed lot west of Lot 280
The Development of the proposed lot for the purposes of intensive agriculture will require to
satisfy the hydrogeological requirements of the Department of Environment.

The provisions of subclause 6.1.10.12 are not applicable to Lot 283 which forms the subject site.

7.2.3 Development Standards Town Planning Scheme No.4

Part 5 of TPS4 specifies a number of development standards relevant to the proposed development.
The relevant provisions relate to car parking, service areas, land use and noise, access to Main Road
Western Australia (MRWA) roads, height of buildings, Broomestyle Architecture, landscaping and
existing trees and control of advertisements.

Car Parking

Subclause 5.5.1 of TPS4 specifies that car parking for all development and land uses shall refer to the
relevant policy. In this case, the relevant policy is the Shires TWA Policy which includes parking
standards for TWA proposals.


39
Scheme Provision
Subclause 5.5.2 of TPS4 states:

Council may waive or vary requirements for on-site car parking if it is satisfied that adequate
constructed car parking has been provided in close proximity to the proposed development or
where circumstances relating to the land use demand or a development feature warrant a
relaxation of on-site parking requirements. Where constructed car parking is not provided on site,
Council may request a cash payment in lieu of the provision of parking for application in terms of
clause 5.5.3 below.
[Emphases added]

Response
Subclause 5.5.2 of TPS4 provides that the Shire may relax on-site parking requirements where the
specific circumstances of the particular development or land use warrant a relaxation. Notably,
subclause 5.5.2 provides the Shire with the discretion to relax on-site parking requirements without
necessarily requiring alternative parking in another location or off-site.

The provision of parking associated with the proposed development is discussed in further detail in
section 7.3.1 of this report which deals specifically with the Shires TWA Policy.

Service Areas

Response
In accordance with the general intent of TPS4 clause 5.6, and its subclauses, the proposed
development incorporates provision for storage areas, bin areas and general service areas for loading
and unloading of goods and supplies.

Recycling collection points to enable the separation of waste will also be provided.

The areas are located such that they will not conflict with any other aspect of the TWA village, and such
that suitable manoeuvring spaces for service vehicles are provided.

Land Use and Noise Control

Response
In accordance with TPS4 clause 5.7, and its subclauses, the proposed use will comply with the relevant
noise limitations as applied by the relevant regulations.

Controlled Access

Scheme Provision
TPS4 clause 5.8.1 relates to Highways and Major Roads under the control of MRWA.

Response
A Traffic Statement (Appendix 5) in support of the proposed development has been prepared by
Donald Veal Consultants (DVC). Subject to detailed traffic engineering assessment by DVC, and
design, the proposed development is not anticipated to require any alteration to the existing access
onto Broome Road. The precise radii of any kerbing to be provided to the access layout will be
determined at final design stage, ensuring that the site can be readily accessed by the largest vehicles
projected to use the access on a regular basis. These will be 55 seater buses and occasional 6 tonne
Pantechnicon trucks, delivering supplies to the TWA village.

40
Height of Buildings

Scheme Provisions
Subclause 5.9.1 of TPS4 states it is Councils objective to protect the character of the town, the amenity
of the environment, and the enjoyment of views and aspects from existing buildings.

Subclause 5.9.2 and 5.9.3 are not applicable to the proposed development or to the subject site.

Response
The subject site is not located within Broom Townsite.

The Shires TWA Policy provides specific standards in relation to TWA proposals and is considered
further in section 7.3.1 of this report.

Broomestyle Architecture of Buildings

Scheme Provision
TPS4 clause 5.10 relates to the Broome architectural style and states buildings should be compatible
with the style, which reflects a low scale of building bulk and has regard for local climatic conditions
and traditional architecture.

Response
Notwithstanding that approval is only sought for the proposed development for a period of five years,
and that the development will be largely screened from public view, the design of the buildings within
the village is considered to reflect the Broomestyle. The buildings feature appropriate architectural
elements and will be clad and roofed with Colorbond sheeting (or similar), as per the requirements of
TPS4 subclause 5.10.2.

Buildings incorporate wide balconies and canopies that are common architectural elements
incorporated in Broomestyle designs. The interaction between habitable and shared spaces and the
environment is also a key feature of the design. The occupants will have access to multiple landscape
areas throughout the facility.

Landscaping and Existing Trees

Scheme Provisions
TPS4 subclause 5.11.1 requires that all planning applications indicate the location, type and size of
existing trees on the site and within any abutting reserve.

Subclause 5.11.4 indicates the Shire will require a landscaping plan detailing which trees are to be
retained, and the proposed landscaping, as a condition of planning approval.

Response
No existing trees are located on the site in the area where the TWA is to be developed. The existing
mango plantation will be retained.

A detailed landscaping plan has been prepared by Outback Trees of Australia Pty Ltd and
accompanies the application (Appendix 4).


41
Control of Advertisements
Response
The TWA village site will not be accessible to the public and minimal external signage will be required.
Any signage associated with the proposed development will be the subject of a separate application to
the Shire, as may be necessary.

Groundwater Resources

Response
TPS4 clause 5.15 relates to groundwater resources in the Broome area. The subject site is currently
served by a bore for the provision of a water supply, and the site benefits from a Groundwater Well
Licence. The current owner has included the transfer of 215,000kL of the existing water license with the
sale of the lot. Preliminary assessment of the water volume, quality and process for change of use
application has been undertaken by our engineering, environmental and water license consultants,
confirming:
The 215,00kL allowance is suitable for servicing all on site water needs.
The water quality is of a standard that will require only minimal on-site treatment for use.
The relevant authorities have been contacted to confirm the change of water license will
be granted, and the advice is that it will be.

Notwithstanding, and as previously stated, the proposed development incorporates additional
measures to greatly limit the extent to which groundwater supplies are relied upon for irrigation. These
measures include the provision of an integrated grey water drip feed irrigation system.

Additional information relating to the supply of water is contained within section 9.2 of this report.

7.2.4 Matters to be Considered by Council

TPS4 clause 10.2 sets out a range of matters the Shire may have regard to when considering
applications for planning approval. Relevant matters are addressed below.

Matters to be Considered
(a) the aim and provisions of this Scheme and any other relevant town planning Scheme(s)
operating within the district;
(b) the Scheme Report - Local Planning Strategy;
(c) the requirements of orderly and proper planning including any relevant proposed new town
planning Scheme that has been adopted by the Council pursuant to the Town Planning
Regulations 1967;
Response
As detailed throughout this report, the proposed development is consistent with TPS4. In particular, the
proposal is consistent with the relevant aims of TPS4 (clause 1.6), as detailed below:

Aims
(a) To assist the effective implementation of regional plans and policies endorsed by
the Council and the Commission.

42
(b) To ensure there is sufficient supply of serviced and suitable land for housing,
employment, commercial activities, community facilities, recreation and open space.
(c) To provide for housing choice and variety in neighbourhoods with a community
identity and high levels of amenity.

Response
The proposed TWA is consistent with the Shires TWA Policy, and will provide needed
temporary accommodation without impacting on the availability and affordability of housing in
the town.

Aim
(f) To incorporate Aboriginal heritage and cultural values into the land use planning for
the Scheme Area.

Response
The proposed development makes specific provision related to Aboriginal heritage and cultural
values. The TWA and its ancillary functions will provide significant and lasting benefits to the
local Indigenous communities.

Aim
(g) To provide a range of Tourist facilities and accommodation.

Response
The proposed TWA will assist in ensuring that Broomes tourist accommodation remains
available for use by tourists. The proposed development will provide purpose built, suitably
located accommodation for workers, and in doing so will assist in efforts to maintain a sufficient
supply of tourist accommodation, available to tourists at appropriate prices.

Aim
(h) To promote the sustainable use of rural land for agricultural purposes whilst
accommodating other rural activities.

Response
The proposed development incorporates and retains existing horticultural functions and
activities on the subject site. It is also proposed to further develop horticulture/agriculture on the
site through management of the mango plantation, development of an Indigenous bush
food/medicine business and Indigenous horticulture/agriculture training.

Aim
(i) To protect and enhance the environmental values and natural resources of the
Scheme Area and to promote ecologically sustainable land use and development.

Response
The proposed development will not injure any resource.

Aim
(j) To safeguard and enhance the character and amenity of the built and natural
environment of the Scheme Area.


43
Response
The establishment of the TWA on the subject site will assist in safeguarding the character and
amenity of Scheme Area. Most fundamentally, the TWA will provide suitable, purpose-built
accommodation for transient workers, who may otherwise be accommodated in hotels or other
facilities normally marketed to tourists or competing for local housing/accommodation.
The proposed development will be substantially landscaped and screened from public view,
and will also be managed to the highest standards.
The management protocols applied will ensure the development preserves the wider amenity
of Broome, most fundamentally by achieving significant economic and social benefits. Such
protocols will also serve to limit potential visual impacts upon Broome town particularly by
managing the appearance of workers.

The proposal is similarly consistent with the Shires Local Planning Strategy, and is entirely consistent
with the requirements of orderly and proper planning.

(d) any approved Statement of Planning Policy of the Commission;
(e) any approved Environmental Protection Policy under the Environmental Protection Act
1986;
(f) any other policy or strategy of the Commission or any planning policy adopted by the
Government of the State of Western Australia;
(fa) Any Development Plan prepared and adopted under the provisions of clause 4.25 of
this Scheme.
Response
The proposed development is entirely consistent with SPP 1, as detailed in section 7.1 of this report.

Matter to be Considered
(g) any planning policy adopted by the Council under the provisions of clause 2.5 of this
Scheme, any heritage policy statement for any designated Heritage Area adopted under
clause 7.2.2 of this Scheme, or any other plan or guideline adopted by the Council under
the provisions of this Scheme;
Response
As demonstrated, the proposal in consistent with the provisions of the key TWA Policy of the Shire.

(h) the conservation of any place on the Heritage List or character or appearance of a
Heritage Area under the Aboriginal Heritage Act, 1972 and the Heritage Act of WA, 1990;
(i) any environmental consideration;
(j) whether the land to which that application relates is unsuitable for the proposal by reason
of it being, or likely to be, subject to flooding, tidal inundation, subsidence, landslip, bush
fire or any other risk;


44
Response
The proposed development is suitably located in terms of all relevant environmental considerations.
The area upon which the TWA is to be constructed is clear, unimpeded and suitable for development in
all respects.
Over a number of years the site has been used for agriculture and is cleared of all native vegetation.
The site is Freehold and preliminary discussions have been held with Yawuru and a Heritage Clearance
requested.
The proposed TWA comprises a range of sustainability features which serve to enhance its
environmental credentials, such as; extensive waste management (recycling), Class A grey water
recycling and reuse, construction that minimises all site disruption (no imported site fill), design that is
modularised and easily removed after use and extensive native plant revegetation through bush
food/medicine landscape gardens.

(k) the preservation of the amenity of the locality;
(l) the relationship of the proposal to development on adjoining land or on other land in the
locality;
Response
The temporary establishment of the TWA on the subject site will not detrimentally impact on the
established level of amenity in the immediate locality. The proposed development will be substantially
landscaped and screened from public view, and will also be managed to the highest standards.
Site lighting will incorporate appropriate design and fixtures to limit visibility of direct light sources from
outside the facility.
The management protocols applied will ensure the development preserves the wider amenity of
Broome, most fundamentally by achieving significant economic and social benefits. Such protocols will
also serve to limit potential visual impacts upon Broome town through managing the appearance of
workers.

(m) whether the proposed means of access to and egress from the site are adequate and
whether adequate provision has been made for the loading, unloading, manoeuvring and
parking of vehicles;
(n) the amount of traffic likely to be generated by the proposal, particularly in relation to the
capacity of the road system in the locality and the probable effect on traffic flow and safety;
(o) whether public transport services are necessary and, if so, whether they are available and
adequate for the proposal;
Response
In line with the environmentally sustainable focus of the village, the primary means of transport to and
from the site will be buses. The use of buses will minimise the number and frequency of vehicle
movements, minimise the demand and necessity for vehicle parking, and ensure the impact of the
development on the surrounding road network is minimal. A Traffic Statement has been prepared in
support of the application for approval (Appendix 5). This concludes that the proposal is entirely
appropriate in terms of access and traffic issues.


45
(p) whether public utility services are available and adequate for the proposal;
Response
The proposed development seeks to minimise its impact on public utility services; the facility is fully
self-sufficient and incorporates stand-alone infrastructure (power, water and sewerage). This facility will
not detrimentally impact on Broome infrastructure. As the facility is proposed for a 5 year period the
modular, stand-alone nature of the site infrastructure enables easy removal and rehabilitation of the
site. The facility will incorporate the use of features such as water recycling and energy efficient design.

(q) whether adequate provision has been made for access by disabled persons;
Response
The proposed development will be designed in detail, and subsequently constructed, in accordance
with all relevant aspects of the BCA and DDA.
The facility will incorporate 9 assisted accommodation rooms and access in and around all central
facilities will be designed to comply with DDA access requirements.

(r) whether adequate provision has been made for the landscaping of the land to which the
planning application relates and whether any trees or other vegetation on the land should
be preserved;
Response
The proposed development incorporates substantial landscaping and outdoor recreation areas, in
accordance with the requirements of the Shires TWA Policy.

(s) whether the proposal is likely to cause soil erosion or land degradation;
Response
The temporary establishment of the TWA for a period of 5 years will not lead to land degradation. A
comprehensive management plan, including maintenance of the site and landscaping areas, will be
prepared.
The site civil design incorporates storm water management and retention of all on-site storm water at
the site through development of landscape water swales and retention ponds. These include water
sediment management.
The site will be extensively landscaped with native flora.

(t) the potential loss of any community service or benefit resulting from the planning approval;


46
Response
The proposed development will not result in the loss of any service or benefit to the community.
Contrarily, the proposal will be of significant benefit to the local community. The ancillary training and
education function of the development will positively impact on members of the local community and
supplement the existing educational facilities and cater for the greater Indigenous population.

(u) any relevant submissions or objections received on the application.
(v) the comments or submissions received from any authority consulted under clause 10.1.1;
(w) the comments and submissions received from the representative Aboriginal group and
people on matters of heritage and cultural importance and Native Title;
(x) whether adequate provision is made for access for pedestrians and cyclists (including end
of trip storage, toilet and shower facilities);
Response
The subject site is freehold and a heritage registration search has confirmed there are no registered
heritage sites on or near the site. In developing this proposal the proponent has met with Yawuru
heritage representatives and formally requested heritage clearance. The proponent will comply with all
relevant obligations under relevant heritage legislation.
Due to the nature and the location of the proposed use, and management protocols which will be
implemented, it is not considered likely that cycling or walking will be significant forms of transport to
and from the subject site. Cycling and walking within the site itself will be encouraged with adequate
sporting facilities provided.

(y) any social issues which have an effect on the amenity of the locality; AMD 29 GG30/6/06
(z) any other matter which in the opinion of the Council has planning relevance.
Response
The proposed TWA village is a necessary and required development. As the Shire has previously
acknowledged, including through the adoption of its TWA Policy, the establishment of suitable and well-
managed TWA facilities is of critical importance if the social issues experienced in other parts of
Western Australia are to be avoided in the Broome region.
The proposed development will have very significant positive impacts in terms of its effect on the
amenity of the locality, and the wider Broome region. The provision of accommodation for 857 persons
will contribute to the safeguarding of valuable tourist accommodation for use by visitors to the Broome
region, and accordingly will help to ensure the character of the Broome townsite is preserved.
Perhaps most significantly, the provision of TWA will assist in ensuring that housing in the Shire of
Broome remains available for purchase and rent by the local community, and that the availability of
housing does not become unnecessarily constrained by the increase in demand by the transient
workforce.

In light of the above responses, it is submitted the proposed development appropriately
addresses all the relevant matters to be considered by the Shires Council, as specified in TPS4.

47
7.3 Transient Workers Accommodation Policy

On 10 June 2010 the Shires Council adopted the TWA policy. The TWA policy was prepared, and now
operates, under the provisions of Part 2 of TPS4.

Policy Provision
The TWA policy provides the following definition of a transient workforce accommodation facility:
A building or group of buildings used for the accommodation of transient workers, and it may
comprise bedrooms, dining rooms, kitchens, ablutions, toilets and appropriate amenity area, and
associated parking areas, but does not include a hotel, motel, tourist accommodation, permanent
residential accommodation or caravan park or camping grounds.

Response
Given the above policy provision, the proposed use is considered to appropriately be defined as a TWA
facility.

The TWA policy states that in considering applications for planning approval for TWAs, the Shire will
have regard to a number of matters, including the objectives for the zones and reserves set out in
TPS4.

As previously detailed in section 7.2 of this report, the proposed development is consistent with the
objectives for both the Rural Agriculture zone and the Skuthorpe Rural Agriculture Zone SCA.

7.3.1 Development Standards Transient Workers Accommodation Policy

The Shires TWA Policy sets out a number of development standards applicable to TWA uses.

Site Cover

The proposed development is compliant in terms the level of site cover required by the TWA Policy.

Required (%) Provided (%) Compliance
Site Cover Maximum 40% 9.13% (building area) Yes

Setbacks

The proposed development is compliant in terms the setback distances required by the TWA Policy.

Setback Required (m) Provided (m) Compliance
Front Building 9.0 >150m (to nearest
accommodation unit)

22.5m (to gatehouse)
Yes
Side & Rear Building 3.0 25.5m (west)

20.5m (east)

24.6m (rear)
Yes


48
Building Height

Policy Provision
The TWA Policy confirms TWA facilities may include multiple levels, but specifies a maximum plate
height of 6.5 metres and a maximum building height of 10.5 metres.

Response
The proposed development complies with this requirement. The proposed double storey
accommodation units, which will be the tallest buildings on the site comply with maximum heights.

Building Height Required (m) Provided (m) Compliance
Max. Plate Height 6.5 3.47 Yes
Max. Building Height 10.5 7.325 Yes

Parking

Policy Provision
The standard provided in the TWA Policy requires vehicle parking as detailed below.

Vehicle Type Policy Standard Required Bays Provided
Car 1 car bay per transient
worker accommodated.
857

225
Buses, Boats, trailers,
caravans & other
recreational vehicles.
1 parking/storage bay per
10 transient workers
accommodated.
86 15
Totals 943 240
Total Surplus (+) / Shortfall (-) - 703

Response
The proposed development results in an on-paper parking shortfall. However, in line with the
sustainable nature of the development, buses will be used to transport the large majority of workers to
and from the subject site, and protocols will be implemented to manage this process. The intent of this
facility is to manage and control vehicular movements through a managed bus transport strategy. This
will significantly reduce the demand for parking, and have additional benefits in terms of the impact of
the use on the local road network. The use of buses rather than individual private vehicles will also
have clear environmental benefits.

The workers occupying the TWA village will be operating predominantly on a fly-in, fly-out basis. The
number of workers in possession of a vehicle whilst staying at the TWA village will therefore be
minimal. The quantum of parking bays proposed has been devised so that there is an appropriate
supply of parking for all essential vehicles based at the facility and a suitable number of bays available
for staff.

It is considered highly desirable and beneficial that the proposed development seeks to minimise the
extent of hardstand required for the purposed of car parking. It is considered the provision of parking in
line with the on-paper requirement of 943 bays is particularly excessive, and would necessitate a
substantial additional area being covered with hardstand. This would clearly be contrary to the benefits
of the proposal and would limit the ability of the TWA village to be easily demobilised.


49
It is also noted, the approved TOWC development for 600 workers at Lot 301 Broome Road, Roebuck
(approved 14 April 2011) was required to make provision for just 24 car parking bays and 12 bus bays.
The proposed development on the subject site is therefore considered to include ample parking.

The operational management strategy for the TWA village will restrict access to the site by
unauthorised private vehicles and implement procedures for the safe and efficient movement of
workers by bus.

The lesser provision of on-site parking proposed is considered to be not only entirely adequate, but also
distinctly advantageous.

Landscaping / Open Space

Policy Provision
The TWA Policy seeks landscaped and/or grassed outdoor recreation area(s) to be provided in
accordance with the requirements detailed below.

Standard Required (m
2
) Provided (m
2
) Compliance
Minimum 4m
2
landscaped
and/or grassed outdoor
recreation area(s) per person
accommodated (excluding
boundary landscaping).

[Reduced by of the rate
where facilities such as
swimming pools and
gymnasiums are provided].
4m
2
x 857persons = 3,428m
2
(before
reduction applied)

Swimming pool and gymnasium are provided;
therefore, reduction in rate is applicable.

3m
2
x 857 persons = 2,571m
2
(after reduction
applied)
Approx. 5,000m
2

sports and recreation
area (plus additional
areas throughout the
development).
Yes

Response
The proposed development complies with the requirement of the TWA Policy in relation to the quantity
of landscaped and/or grassed outdoor recreation area(s).

Aesthetic Considerations

Policy Provision
The TWA Policy states that, where possible, TWA facilities are encouraged to comply with the Broome
architectural style provisions set out in clause 5.10 of TPS4. The architectural style, as expressed
though subclause 5.10.2 of TPS4, generally includes the following elements:
Pitched roofs.
Single and multiple hipped roofs.
Gables.
Verandahs.
Shutters.
Lattice Features.
Colorbond roofs.
Walls predominantly finished in Colorbond or timber.


50
TPS4 subclause 5.10.3 advises that materials of concrete, brick, zincalume or rendered walls should be
painted and/or treated in an appropriate manner such that they are compatible with the Broome
architectural style.

Response
As stated previously, the proposed development has been designed to appropriately reflect the Broome
architectural vernacular, notwithstanding that approval is only sought for the proposed development for
a period of five years. The buildings feature appropriate architectural elements and will be clad and
roofed with Colorbond, as per the requirements of TPS4 subclause 5.10.2.

7.3.2 Other Policy Considerations

Period of Operation

Policy Provision
The Shires TWA Policy specifies that planning approval will only be given for TWA for a period of five
years. The TWA Policy acknowledges that TWA facilities may be necessary in the short term to
facilitate development.

Response
As previously described, approval is sought for the proposed development for a period of five years.
The proposal is therefore consistent with the Shires TWA Policy.

After the initial 5 year period of use, all works associated with the development will be removed from the
site at the time of the ceasing of the use for TWA facility. It is envisaged, however, a separate request
may be made for approval to retain a small number of select facilities on the site to serve as a lasting
Indigenous Training and Employment Academy. The determination of this would be in the hands of the
local planning authority at the time.

Liquor Licensing
Policy Provision
The Shires TWA Policy indicates the Shire may not support a Liquor Licence on a TWA premises

Response
The proposed development incorporates a comprehensive suite of on-site recreational facilities, one of
which is a tavern with associated al fresco area. The transient workforce living on the site will be
provided with appropriate on-site recreation and social amenities for after-hours use by site personnel
only.

It is intended the tavern will serve a limited range of alcoholic beverages; however, the service of such
products to all persons will be undertaken only on the strictest terms. The prospective operator of the
TWA facility is committed to preparing a comprehensive management strategy which will include
specific and detailed measures that will be employed to discourage any misuse of alcohol on the
premises.

Accordingly, whilst the Shires TWA Policy indicates the Shire may not support a Liquor Licence on a
TWA premises, it is considered that in this case, where a thorough management strategy comprising
practical restrictions on the consumption of alcohol will be implemented, the proposed tavern is
appropriate.


51
It is also noted, the approved TWOC development at Lot 301 Broome Road, Roebuck includes a wet
mess/tavern and beer garden. Upon review of the minutes of the meeting at which the TWOC
development was approved, it is apparent that a licensed tavern was considered acceptable as it
formed part of a comprehensive suite of onsite leisure, passive and active recreational facilities to
which no external visitors are permitted... The tavern to be provided as part of the proposed
development on the subject site also forms part of a suite of leisure and recreation facilities, and is
therefore also considered to be acceptable. Strict management protocols will be implemented.

Further, a blanket opposition to any activities requiring a liquor licence, regardless of scale, nature or
management, is considered to be an undesirable means of dealing with the perceived and actual
problems which may, on occasion, be associated with the sale and consumption of alcohol. In this
instance, the residents of the TWA village will not be permitted external visitors and the behaviour and
conduct of all workers will be strictly monitored and disciplined in accordance with contracts of
employment and residence.

The proposed tavern, together with other passive and active recreational facilities provide on-site, will
enable workers with up to 12-hour shifts to relax on-site. Strict rules, to be detailed in the management
strategy and communicated to all residents during induction, will include a condition relating to conduct
both within the TWA village and in Broome town. Accordingly, it is considered the strong management
principles that will be employed will ensure that residents may enjoy times of relaxation, whilst providing
appropriate reassurances that high standards of conduct will be required at all times.

Food Premises

Policy Provision
The Shires TWA Policy advises that any food premises within a TWA facility will only be permitted for
the provision of food to the resident transient workers.

Response
Food prepared on site will not be made available to the general public. Resident transient workers and
persons participating in one of the on site training and education programmes will be provided with food
by the operators of the facility.

Management Plan

Policy Provision
The Shires TWA Policy states the Shires Council may require, as a condition of planning approval, a
management agreement in the form of a deed of agreement.

Response
Notwithstanding any requirement which may be imposed by Council, it is intended a comprehensive
management strategy for the TWA village will be prepared and implemented by the prospective
operators. The management strategy will address each of the issues listed in the TWA Policy, and also
deal with specific matters such as those associated with the operation of the tavern.

It is envisaged the management strategy will also address issues such as the ongoing maintenance of
the village, emergency procedures, health issues (including those related to mosquitoes) and the
operational regimes related to the provided bus services.

With regards to mosquitoes, the detailed drainage design for the proposed development will aim to
minimise the potential for mosquitoes. Notwithstanding, the TWA management protocols will include

52
measures to assist in managing the potential impacts of mosquitoes. Residents will also be provided
with guidance on the measures they should take to protect themselves from mosquitoes.

The proponent is willing and committed to work collaboratively with the Shire to ensure the
management and operation of the village meets or exceeds all reasonable expectations.

Section 10 of this report provides further detail in relation to the intended management of the proposed
TWA.

7.3.3 Matters to be Considered by Council

Further to the provisions of clause 10.2 of TPS4, the Shires TWA Policy sets out a range of matters the
Shire will have regard to specifically when considering applications for planning approval for TWA. Key
items and those matters which have not already been addressed in section 7.2.4 of this report are
addressed below:

Policy Provision
6. The time frame for the occupancy of the proposed facility.

Response
The proposed development will operated as a TWA facility for a period of only 5 years, in accordance
with the aspiration of the TWA Policy.

Policy Provision
7. The design form and the likely impact on the future use of the land.

Response
As previously stated, the development has been designed such that it responds appropriately to the
Broome style of architecture, whilst also retaining the modular form of construction that will facilitate
suitable adaptation or modification of the site (subject to necessary approvals).

As the possible ongoing use of the land is already envisaged, the temporary TWA has been designed,
and will be constructed, such that it will not prejudice the future use of the land. In particular, the
horticultural / agricultural value of the land will be uninjured and will therefore be able to be utilised
more extensively after the short-term necessity for the TWA has passed.

Policy Provision
10. The ability of the residents of transient workforce accommodation facilities to access
associated services and amenities within the town.

Response
Given the range of leisure and recreational activity facilities provided on-site, it is anticipated that the
majority of the off-shift time spent by workers will be within the TWA.

It is however envisioned that provision may be made to enable residents to access the town by bus in
order to support available services and amenities (in a controlled and managed format). It is proposed
the TWA managers would devise an access/transport strategy in consultation with the Tennant and the
Shire and local community groups. This approach is intended to ensure the provision of any access is
aligned with the aspirations of the Shire, the community and other interested parties. Ultimately, any
agreed provision for transport to the town from the TWA will be subject to specific conditions and will be

53
overseen by the facility managers. It is proposed that once an initial access/transport strategy has been
developed it will be implemented and then monitored and reviewed at regular intervals in consultation
with the Shire in order to adapt as necessary.

In addition to the potential for residents to support local business, it is also expected the TWA will utilise
a significant number of the town services and local businesses in providing the necessary supplies and
skills to operate the facility.

Policy Provision
11. The scale and overall quality of the development.

Response
The scale of the development is considered to be entirely appropriate for the subject site, particularly
given the substantial front setback of 230m, and the significant screening from Broome Road. The
quality of the development will be to a very high standard. It should be noted, recent TWA facilities of
the type proposed are far removed from earlier donga style camps.

The scale of the development is largely dictated by the requirement that exists for the specific number
of workers. Given the size of the workforce required for projects in the Broome region, the most efficient
and suitable means of providing the necessary accommodation is a single TWA of the type proposed.
The extent of the village in terms of its site cover, and therefore any short-term physical impact on the
land, has been reduced by providing the accommodation units as double storey buildings.

Additionally, the provision of accommodation on a single site in one location which is appropriately
positioned within the wider community will minimise the problems associated with many of the poorly
managed TWA facilities elsewhere.

Policy Provision
14. The Shire may require, by signed agreement, a statement setting out the agreed
management arrangements for the facility and a commitment to the date and details of
rehabilitation and conversion or rehabilitation of the site.

Response
The proponent is committed to working collaboratively with the Shire to ensure the management of the
TWA is undertaken to the Shires satisfaction. As previously explained, an extensive and
comprehensive management strategy will be prepared and implemented governing all elements of the
facilitys operation.

Further details relating to the potential for conversion of the site are provided in section 11 of this report.

7.4 Shire of Broome Local Planning Policy 8.10

On 18 June 1996 the Shires Council first adopted Local Planning Policy 8.10 - Parking, Storage,
Crossovers and Drainage Standards for Planning Applications (LPP8.10).


54
7.4.1 Parking Areas

Policy Provision
In relation to parking areas, LPP8.10 specifies that all parking bay and manoeuvring areas should be
sealed, kerbed, line marked and signed in accordance with Shire specifications.

Response
The detailed design of the proposed development will incorporate such details to the satisfaction of the
Shire.

7.4.2 Storage/General Use Areas

Policy Provision
LPP8.10 specifies that storage/general use areas should be constructed with a sealed surface, in
accordance with Shire specifications.

Response
The detailed design of the proposed development will incorporate such details to the satisfaction of the
Shire.

7.4.3 Drainage

Section 9 of this report contains details relating to drainage. The detailed design of the proposed
development will incorporate further information to the satisfaction of the Shire.

7.5 Draft Shire of Broome Local Planning Scheme No.6

It is noted the Shires Council resolved, on 18 December 2012, to submit the draft Shire of Broome
Local Planning Scheme No.6 (LPS6) to the Western Australian Planning Commission (WAPC) and the
Environmental Protection Authority (EPA) for consent to advertise LPS6 for public comment. It is
understood the responses of the WAPC and EPA are yet to be received by the Shire.

As such, LPS6 is not seriously entertained at the current time, and therefore no weight is to be given to
the draft in the assessment and determination of the proposed development.


55
8 Demand and Locat i on

The proposed TWA will be developed to service the construction workforce demands of the proposed
Browse LNG project. The facility will be leased by Woodside as Early Works Accommodation (EWA).
The facility will enable Woodside to house workers associated with the Browse LNG Project in a
purpose built facility outside of Broome.

The proposed development ensures:
The early project workforce will not increase demand on existing housing and rental assets
within Broome.
Tourist accommodation is not impacted by a large increase of workers competing for hotel
and tourist facilities.
The visual impact and any perceived social impact from an increase in construction
workers is limited due to the appropriate location on the site within the wider community.
The operation of the TWA will include the controlled management of workers from the
airport directly to the accommodation facility, and contractor management of dress
standards whilst in transit through Broome.

8.1 Demand

In a Woodside presentation on the Browse LNG Development (19 September 2011), it was confirmed
the anticipated peak workforce would equal approximately 6,000 people. Prior to major works
commencing on the Browse LNG Project, an early workforce of between 400 and 800 people will be
needed. This workforce will consist of both Woodside and project contractors.

8.2 Location

The location of the proposed development has been selected after a comprehensive assessment of
several sites in and around Broome. This assessment included a review of reference documents and
publications developed by the Shire of Broome, Government of Western Australia, Woodside and
Tourism Western Australia.

In developing the proposal the following reference documents have been considered:
Shire of Broome Local Housing Strategy Feb 2009.
Shire of Broome 2011 to 2016 Strategic and Corporate Plan.
Local Planning Policy 8.8 Transient Workers Accommodation.
Government of Western Australia Browse LNG Precinct, Strategic Social Impact
Assessment Volume 2: Assessment of Impacts and Specialist Studies November 2010.
Browse LNG Precinct Strategic Social Impact Assessment Volume 3: Strategic Social
Impact Management Plan November 2010.
Tourism Western Australia - Broome Accommodation Study Future Needs Analysis -
November 2006.


56
The outcome of this assessment is summarised in the matrix below (Table 3). The matrix confirms the
required site characteristics to ensure the selection of the site addresses community, Shire,
Government, and Woodside objectives. The matrix summarises how the subject site responds to each
of the identified site selection criteria.

Table 3 Site requirements matrix
Selection Criteria: Lot 283 characteristics and how it addresses the
Selection Criteria:
1 The site should be outside of Broome township to ensure
the TWA is appropriately located within the wider
community.
The subject site is located 24kms north of Broome
along Broome Road. This ensures an appropriate
position relative to the town whilst ensuring the site is
still able to benefit from suitable transport links.
2 The site should be accessed by road at all times and not
impacted by the wet season.
The subject site is located off Broome Road and is
accessible year round via a high quality bitumen road.
3 The site location should limit the development impact on
the Towns infrastructure services.
The site will be fully self-sufficient and all servicing
requirements (including power, water and sewerage)
catered for on-site.
4 The site should be cleared of native vegetation and
suitable to build on.
The subject site has no existing native vegetation
which will be impacted by the proposed TWA. The site
is partly cleared of all vegetation, and partly used as a
mango plantation which will be retained.
5 Site levels should be suitable in order to limit earthworks
and civil works, reducing the extent of imported fill.
The subject site is cleared and is suitably level. This
reduces the need for major earthworks.
6 The site should be set back from main roads and not
visible when constructed.
The subject site is set back from Broome Road by
230m. The construction zone is located behind a native
vegetation buffer and an established mango plantation
that will be retained on site. The facility will not be
visible from Broome Road.
7 The site should be freehold with no heritage issues. The subject site is freehold and there are no registered
heritage sites on or near the site. The proponent will
comply with all relevant obligations under relevant
heritage legislation.


57
9 Ser vi ci ng and Engi neer i ng

Provided below, under each appropriate heading, are summaries of the servicing and engineering
solutions proposed for the TWA. The details provided below demonstrate that comprehensive
consideration has been given into ensuring the facility is able to be service self-sufficient.

Accordingly, the proposed development will not impact on local service infrastructure or services
availability.

9.1 Power

Power generation will be provided in the form of diesel generators.
2 x power plants made up of 3 x 500kVA gensets (2 x 100% load, 1 x redundant), each
with 86,000L fuel tanks.
Diesel storage, used for power plants will be designed to best practice fuel management
standards and include appropriate bunding and fuel safety and environmental protections.
Essential services standby power will be provided for power backup to the kitchen/dining
complex, waste water treatment plant and hydraulics pumps.
Backup power will be by diesel generator sets suitably located and housed to meet
applicable noise requirements. Local diesel storage tanks will be provided to support the
generators for a minimum of 12 hours use at 100% load.
Three phase power supply will be reticulated from the site main switchboards to low
voltage site main switchboards and low voltage field distribution boards throughout the
camp. All external mounted switchboards shall be suitable for cyclonic environments and
IP56 rated type with sun shields where located in open exposed locations.
Single phase power supply shall be provided to each accommodation building. The cable
shall be terminated in a metal clad type distribution board located on the outside of the
accommodation building.
Circuit protection and sub main cable shall be sized for the maximum diversified demand
of the accommodation buildings taking into consideration the volt drop and earth fault loop
impedance.

9.2 Water

No municipal water supply networks are known to exist in close vicinity to the site. It is understood
Broome is supplied water through 14 bores generally located to the northeast of the town. Bore water is
sourced from the unconfined Broome sandstone aquifer and yields high quality water.

It is understood that a current license with a water entitlement of 500,000kL exists over Lots 282, 283,
455, 456, 457 and 458 Broome Road. It is proposed that on sale of Lot 283, this entitlement be split,
with a water entitlement of 215,000kL to be allocated to Lot 283. There is currently believed to be one
groundwater abstraction bore located on Lot 283 Broome Road, Roebuck.

It has been noted in the preliminary environmental investigation that the yearly allowance of 215,000kL
is considered to be sufficient for the proposed 857 unit camp.


58
Subject to water quality assessment of bore water, treatment of bore water is expected to enable it
suitable for potable use. An onsite waste water treatment plant (WWTP) is proposed for the site.

Potable water storage shall be provided on site. A water pumping station and potable water network will
provide reticulation around the site to service units and service buildings.

9.3 Effluent Disposal

Onsite wastewater treatment and reuse is proposed for the TWA village. It is proposed to irrigate the
retained mango plantation to the south of the facility as well as all landscape areas with treated
wastewater. Irrigation is proposed as either spray or drip, or a combination of both. Treated wastewater
will be irrigated on to fresh food crops. As such, a very high quality of treated water is required to be
achieved.

A WWTP on site will be used and the treatment technology employed shall be confirmed in the next
design stage once further investigation of flows, loads, operation and maintenance has been
undertaken. Due to the requirement to achieve A Class quality treated water, disinfection and ultra-
filtration will be employed.

Treated wastewater (TW) shall be stored in TW storage tanks following treatment. An irrigation
pumping station shall be draw from the TW tanks to supply an irrigation header main through the
orchard area to be irrigated. Typical TW recovery rates from WWTPs provide approximately 90% yield.
As such, it is estimated that approximately 108kL/day TW will be available for reuse. This figure is
indicative for planning purposes only.

Should a water balance assessment identify surplus TW volumes, consideration shall be given to
providing TW for alternate uses, i.e. vehicle or maintenance yard wash-down, toilet flushing, and/or fire
fighting.

9.4 Drainage

9.4.1 Drainage Design Principles

The drainage for the site is to be based on minimising the manipulation of finished levels by utilising
surface conduits (road surfaces, for example), village spines (pathways) and raised central facilities to
convey the storm water runoff, with a large drainage channel around the perimeter of the site.

The site will possibly require a retention basin for run-off water, as well as several swale systems which
will run parallel to the property boundaries.

9.4.2 Developed Drainage Strategy

The basic drainage strategy for the site is that roof runoff will fall into aggregate covered surrounding
areas. Water will then collect either into table drains or roads that will be used as conduits to convey the
storm water down to the detention basin and retained mango plantation.
The drainage design of the facility addresses the 1 in 50 year occurrence and ensures that all on-site
storm water is retained on site. Water will be managed on site through use of the landscape design
with all site surface water directed onto the landscape or plantation allowing natural infiltration into the
site.

59
9.5 Telecommunications

Incoming communications infrastructure will be provided to the site by the
telecommunications supply authority. The nominated authorised carrier contractor will
reticulate the incoming fibre services to the campus distributor.
A network of telecommunication pits and conduits will be provided to the site boundary.
Communications services design shall include a complete underground fibre optic
backbone network infrastructure commencing from the telecommunications supply
authoritys head-end equipment located within the campus distributor in the Administration
building.
Optical fibre feeder cables will be reticulated from the local distributors to the
accommodation units external communication enclosures to serve the pre-existing cat
and coaxial cabling located within the accommodation units. All external mounted
communications enclosures shall be suitable for cyclonic environment.
The telecommunication and electronic systems shall be designed to accommodate voice,
data, entertainment and security systems.
Sound systems will be provided in the dining area, wet mess and gymnasium.


60
10 Oper at i ons

It should be noted the proposed TWA facility is intended for a specific tenant (Woodside). The facility
will be designed and managed to align with high standards of Facility Management to comply with
typical oil and gas accommodation projects.

The management of facilities of this nature, both during construction and during operations, is
undertaken in accordance with strict adherence to management protocols. Comprehensive
management plans will be developed to address a wide range of matters, summarised below:

Management plans provisions to include (but not limited to):
Management Plan Stage 1 (Construction)
Public Safety, amenity and site security.
Operating hours, noise control.
Air quality and dust management.
Traffic management.
Conduct of workforce in Broome.
Management Plan - Stage 2 (Operation)
Entry to camp / security and access control.
o No guests without specific authorisation.
Induction of residents.
o Safety (fire and cyclone emergency procedures).
o Cultural training.
o Mosquito protection.
o Environmental awareness.
Operation of facilities (tavern/kitchen/pool/recreation facilities).
o Spill (fuel and chemical) management and response.
o Catering hours of operation.
o Tavern operation operation of liquor licence.
Traffic management.
o Transport to construction site.
o Transport of residents to town and return (subject to Shire and community
consultation).
Conduct of residents in Broome and environs.
o High-visibility uniform usage.
o Areas sensitive to public access.


61
Due to the location of this facility within an existing agricultural area a comprehensive horticultural spray
management strategy will be implemented. The design ensures that all buildings are a minium of 25m
from adjacent boundaries with large landscape spray drift buffers and screening. It is also noted that
the facility will be predominantly vacated during working hours from 6am to 6pm due to the nature of
the construction rosters. Preliminary discussions have been held with the adjacent farmer and a
coordinated spray program will be developed so that any spraying is limited to times when the facility is
predominantly vacated.

62
11 Possi bl e Fut ur e Adapt at i on and Legacy

11.1 Indigenous Investment, Employment and Training

The proposed development will provide Broome and Kimberleys Indigenous community with
substantial investment, employment and training opportunities. Indigenous opportunities and outcomes
to be achieved by the proposed development include:
1. Indigenous Asset Investment and Ownership - Decmil Group Ltd confirms that Nyimarr
Ltd, a local Indigenous business, will be an investment partner in the project.
2. Construction Works - The construction works will be delivered by Nyimarr and Decmil
Australia as a joint venture (JV) and will incorporate Indigenous employment and training.
Indigenous employment and training targets will be established as part of the JV.
3. Facility Management Facility Management will be managed through a JV with an
Indigenous Business, providing 5 years of employment and training.

The Shire of Broome 2011 to 2016 Strategic and Corporate Plan acknowledges the potential benefits
to the Kimberley Region of stimulating Indigenous employment:
Due to low Indigenous employment participation Council recognises that supporting the
creation of employment opportunities through provision of infrastructure and new industry
development will help to reduce the socio-economic disadvantage. It will also have a flow on
effect by attracting more people (workers and their families) to the region and thereby creating a
need for further infrastructure that will benefit the community

The proposal will stimulate Indigenous employment.

11.2 Built Form Modifications

Post the 5 year development approval timeframe, the proponent proposes the option of retaining a
proportion of the facility (subject to a separate development application and approval) to be used as an
Indigenous training and healing centre.

Of the proposed 857 rooms and central facilities, it is anticipated the residual asset retained may
incorporate some of the central facilities and a small number of rooms to support the Indigenous
training facility. It is proposed the facility will enable Indigenous people from the Kimberley region to be
trained and mentored to undertake construction and associated works.

It is understood that one key difficulty faced by Indigenous people in the Kimberley is the lack of
affordable accommodation while training. The proposed facility will provide a holistic training facility with
associated student/trainee accommodation.

Decmils investment partner, Nyimarr, has held preliminary discussions with other Indigenous
Traditional Owner representatives from Broome and surrounding areas, and they have proposed the
option of joint use/management and shared facilities.

The proposed development provides employment, training and investment opportunities that will benefit
the local Indigenous community not only during the construction and operation of the facility but also, if
approved, the remaining asset will provide substantial long term benefits.


63
12 Concl usi on

As detailed in this report, the proposed development satisfies all applicable statutory planning
1. Shire of Broome Town Planning Scheme No.4.
2. Shire of Broome Local Planning Policy 8.8 - Transient Workers Accommodation.

The proposal may be considered and approved by Council under the Use Not Listed provisions of
TPS4, in accordance with the guidance provided by the Shires TWA Policy 8.8.

The existing mango plantation on part of the subject site will be retained and maintained throughout the
life of the TWA. Further, additional horticultural activities have been integrated into the design of the
TWA. The total area of horticulture/agriculture on the site will be increased from its current area of
2
2
2
.
of 75,000m
2
.

The proposal is consistent with the stated objectives of the Rural Agriculture zone, and the Skuthorpe
Rural Agriculture Zone Special Control Area.

Appropriate design and management will achieve a development with social and economic benefits
consistent with orderly and proper planning.

Accordingly, the proposal is capable of approval, meets the requirements of statutory, strategic and
policy planning controls, and warrants the full support of the planning authorities.

Appendix 1
Certificate of Title

LANDGATE COPY OF ORIGINAL NOT TO SCALE Wed Sep 5 15:20:13 2012 JOB 39977341
LANDGATE COPY OF ORIGINAL NOT TO SCALE Wed Sep 5 15:20:13 2012 JOB 39977341

Appendix 2
Feature Survey

5
8
6
0
0
5
8
6
0
0
5
8
7
0
0
5
8
7
0
0
5
8
8
0
0
5
8
8
0
0
5
8
9
0
0
5
8
9
0
0
5
9
0
0
0
5
9
0
0
0
5
9
1
0
0
5
9
1
0
0
224200 224200
224300 224300
224400 224400
224500 224500
224600 224600
224700 224700
224800 224800
224900 224900
2
1
2
1
2
1
2
2
2
2
2
2
22
22
2
3
23
23
23
23
2
4
2
4
2 4
24
2 4
WA
TANK
TANK
21.26
21.73
21.55
21.47
21.36
21.33
21.31
21.19
21.18
21.11
21.08
21.07
23.90
23.68
23.91
24.03
24.03
23.93
24.07
24.02
23.65
23.77
23.28
22.92
22.71
21.61
21.59
22.08
21.92
21.65
21.60 21.52
21.51 21.50
21.40
21.44
21.33
21.35
21.28
21.32
21.25
21.13
21.10
21.14
21.10
21.10
21.11
20.83
20.93
21.03
20.94
23.31
23.93
23.98
23.89
23.91
26.28
26.95
26.27
26.18
26.64
25.18
24.00
23.73
23.82
23.74
23.61
23.37
23.31
23.25
22.89
23.00
21.79
21.88
22.05
22.22
22.24
21.72
21.55
21.49
21.27
21.23
20.99
20.95
21.06
20.99
21.04
21.14
24.16
24.17
24.22 24.30
24.22
21.11
20.87
21.10
21.11
20.90
21.06
21.01
25.30
21.23
21.10
21.25
20.95
21.01
21.28
21.20
21.25
21.31
21.21
21.25
21.20
21.11
21.08
21.27
21.37
21.33
21.49
21.26
21.09
21.21
21.57
21.61
21.27
21.40
21.25
21.23
21.41
21.37
21.33
21.61
21.62
21.63
21.59
21.27
21.28
21.35
21.29
21.45
21.41
21.38
21.30
21.32
21.38
21.40
21.56
21.51
21.42
21.50
21.52
21.40
21.40
21.61
21.64
21.65
21.57
21.41
21.57
21.56
21.51 21.50
21.50
21.48
21.48
21.47
21.44
21.56
21.46
21.50
21.50
21.47
21.57
21.62
21.49
21.53
21.66
21.62
21.90
21.85
21.47
21.61
21.81
21.82
21.75
21.43
21.63 21.64
21.64
21.62
21.59
21.63
21.53
21.68
21.72
21.71
21.81
21.69
21.59
21.54
21.70
21.54
21.61
21.60
21.83
21.72
21.70
21.66
21.66
21.78
21.88
21.82
21.80
21.79
21.79
21.80
21.76
21.72
21.63
21.63
21.65
22.38 22.30
21.70
21.82
21.65
22.10
22.02
21.85
21.68
21.71
21.74
21.71
21.89
21.79
21.69
21.82
22.07 21.92
21.92
21.79
21.71
22.10
21.90 21.95
21.76
21.90
22.11
21.96 22.00
21.88
21.81
21.75 21.80
21.85
21.84
21.97
21.89
21.82
21.91
21.89
21.89
22.00
21.88
21.76
21.82
21.98
21.96
21.88
22.00
21.95
22.24
22.11
22.03
21.89
22.05
21.95
22.00
22.07
21.93
21.84
21.95
22.05
22.23
22.10
22.10
22.05
21.86
21.93
22.04
21.95 21.96
22.05
21.92
22.32
22.34
22.26
22.03
22.14
21.91
22.05
22.10
22.03
22.42
22.09
22.03
22.05
22.02
22.36
22.09
22.27
21.88
22.52
22.29
22.22
22.10
22.12
22.10
22.52
22.49
22.40
22.15
22.07
22.17
22.51
22.27
22.29
22.36
22.23
22.15
22.21
22.35
22.72
22.22
22.24
22.03
22.60
22.21
22.42
22.37
22.28
22.33
22.30
22.72
22.48
22.46
22.40
22.35
22.23
22.32
22.25
22.36
22.38
22.48
22.64
22.67
22.43
22.54
22.63
22.50
22.50
22.29
22.71
22.34
22.38
22.60
22.71
22.40
22.39
22.46
22.55
22.48
22.43
22.65
22.42
22.49
22.34
22.58
22.56
22.50
22.63
22.52
22.65
22.64
22.76
22.68
22.80
22.98
22.80
22.80
22.72
22.64
22.52
22.80
22.77
22.77
22.48
23.05
22.90
22.88
22.83
22.76
22.87
23.41
23.30
23.21
22.72
23.39
23.23
23.21
22.59
22.56 22.60
22.89
22.92
22.66
22.81
22.95
22.65
22.92
22.84
23.09
23.04
22.68
22.89
22.90
22.91
22.88
23.14
23.03
23.09
22.94
22.69
22.72
23.08
23.02
22.78 22.82
23.50
23.47
23.34
22.94
22.82
23.17
23.03
23.31
23.21
22.86
23.11
23.20
23.03
23.23
23.26
23.13
22.95
22.78
23.27
23.10
23.48
23.57
23.04
23.02
22.98
23.28
23.07
23.41
23.10
23.13
23.37
23.32
23.22
23.10
23.59
23.52
24.20
23.57
23.62
23.84
23.82
23.89
23.78
23.06
23.27
23.50
23.64
23.51
23.51
23.47
23.40
23.33
23.96
23.72
23.79
23.36
23.64
23.10
23.66
23.48
23.53 23.62
23.17
23.25
23.51
23.44
23.64
23.58
23.20
23.40
23.62
23.67
23.49
23.62 23.66
23.82
24.02
23.68
23.40
23.76
23.22
23.62
23.80
23.73
23.77
23.77
23.56
23.78
23.98
23.77
24.23 24.20
23.84
23.53
23.93
23.35
24.15
23.74
23.92
23.38
23.73
23.92
23.70
24.05
24.18
24.00
23.95
23.59
23.53
24.24
24.33
23.93
24.04
24.23
24.28
24.21
23.84
23.84
23.93
23.84
23.91
24.11
24.15
24.13
24.00
24.00
23.98 23.92
24.05
23.95
24.19
24.17
23.88
24.00
23.83
24.22
24.14
21.05
21.10
21.34
21.56
21.68
22.04
22.08
22.17
22.27
22.29
22.27 22.35
23.44
23.37
23.73
23.88
24.34
23.91
23.92
23.84
24.23
23.93
23.98
23.91
23.97
24.22
21.25
PIPE
PIPE
PIPE
Exposed Reticulation Pipes
Reticulation Box
22.10
Mango
Mango
Mango
Mango
Loading Ramp
Vehicle Track
Water Pump Station
Rubbish Tip
Awning
Concrete Shed
Pump Shed
Chicken
Coop
Shed
Dwelling
Car Port
Awning
Modular Unit
Water Pipes
Water Tank
Pad
Awning
Awning
Water Tank for Cattle
Water Tank
C
a
g
e
F
e
n
c
e
2
m
H
ig
h
C
a
g
e
F
e
n
c
e
2
m
H
ig
h
Wire Fence 1.2m High
W
ire
F
e
n
c
e
1
.2
m
H
ig
h
S
h
e
d
Shed
Approximate Tree Line
Cage Fence 2m High
Vehicle Track
S
e
m
i-S
e
a
le
d
A
c
c
e
s
s
LOT 283
284
292
292
282
459
B
R
O
O
M
E
R
O
A
D
S
h
e
d
w
/o
W
a
lls
5
8
6
0
0
5
8
6
0
0
5
8
7
0
0
5
8
7
0
0
5
8
8
0
0
5
8
8
0
0
5
8
9
0
0
5
8
9
0
0
5
9
0
0
0
5
9
0
0
0
5
9
1
0
0
5
9
1
0
0
224200 224200
224300 224300
224400 224400
224500 224500
224600 224600
224700 224700
224800 224800
224900 224900
0 20 40 60 80 100
DECMILOSBORNEPARK
Description Drawn Date Checked Rev.
A Initial Issue
CLIENT:
PKA 8/10/2012 TKI
Datum Project Mngr. MATTHEW WEBB BRO94 / AHD Headoffice:
Level 1, 2Sabre Crescent
Jandakot, W.A. 6164
PO Box 3526, Success
W.A. 6964, Australia
Offices in: Port Hedland, Margaret River, Broome, Kununurra
Tel:(08) 64361599
Fax:(08) 64361500
info@mcmullennolan.com.au
www.mcmullennolan.com.au
ABN 90 009 363 311
LOT283BROOMEROAD
ROEBUCK
DETAILSURVEY
SCALE @ A1 1:1000
Surveyor:-
Survey Date:-
Precal/Cad:-
ALL DISTANCES ARE IN METRES
For a true to scale reproduction of this plan, plot it to A1 with the Paging Scaling set to None.
97655A - 97655de-001A
FILES
File - Drawing
The contents of this plan are current
and correct as of the date stated within
the revision panel. All consultants and
persons wishing to utilise this data should
satisfy themselves of this plans currency
by contacting the McMullen Nolan Group.
The boundaries shown on this plan were not re-established as part of this survey,
therefore this plan does not guarantee their accuracy. Existing easements,
encumbrances or interests are not depicted and a title search is recommended to
obtain this information. Re-establishment of the cadastral boundaries is recommended
for any proposed works on or near existing boundaries.
Quality
Assured
Company
97655 A 001
Job
Number
Plan
Number
Type
DE
Revision
SURVEY NORTH
08/10/2012
WALLIS
5
8
6
0
0
5
8
6
0
0
5
8
7
0
0
5
8
7
0
0
5
8
8
0
0
5
8
8
0
0
5
8
9
0
0
5
8
9
0
0
5
9
0
0
0
5
9
0
0
0
5
9
1
0
0
5
9
1
0
0
224200 224200
224300 224300
224400 224400
224500 224500
224600 224600
224700 224700
224800 224800
224900 224900

Appendix 3
Proposed Development Drawings

R 0 8 JAN. 2 0 1 3 A1 1
ARTISTS IMPRESSION
DATE : REVISION : JOB/ DWG NUMBER : 1 2 5 8 /
BROOME ACCOMMODATION INVESTMENT
DOUBLE STOREY OPTION p e t e r h u n t a r c h it e c t
TRANSIENT WORKERS' ACCOMMODATION & INDIGENOUS TRAINING FACILITY
2 2 . 5
2 3 . 0
1 9 . 9
2 1 . 3
1 9 . 9
BOUNDARY 2 0 m
TOTAL: 8 5 7 ROOMS
DOUBLE STOREY MODULE 9 8 x8 = 7 8 4 ROOMS
DOUBLE STOREY INDIGENOUS
ACCOMMODATION MODULE 8 x8 = 6 4 ROOMS
SINGLE STOREY DDA COMPLIANT
ACCOMMODATION MODULE 3 x3 = 9 ROOMS
LAUNDRY
BBQ SHELTER
TOTAL SITE AREA: 160,000m
BUILDING SITE COVERAGE: 13,690m
% OF TOTAL SITE AREA: ~ 9 . 1 3 %
PROPOSED CARPARKING
2 2 5 CAR BAYS
1 5 BUS BAYS
5 . 5 0 0 m
2
. 7
0
0
m
5 . 5 0 0 m
2
. 7
0
0
m
REMOVE THREE ROWS OF EXISTING TREES
p e t e r h u n t a r c h it e c t DATE : REVISION :
LOT 2 8 3 BROOME ROAD, ROEBUCK JOB/ DWG NUMBER : 1 2 5 8 / R 0 8 JAN. 2 0 1 3 A0 1
PHASE ONE MASTERPLAN - 8 5 7 UNITS
0 m 1 0 m 2 5 m 5 0 m
SCALE: 1 :1 0 0 0 @ A1
N
LAUNDRY
TOTAL: 2 1 4 ROOMS
BBQ SHELTER
PROPOSED CARPARKING
2 2 5 CAR BAYS
1 5 BUS BAYS
BOUNDARY 2 0 m
BUILDING SITE COVERAGE: B,430m
5 . 5 0 0 m
2
. 7
0
0
m
5 . 5 0 0 m
2
. 7
0
0
m
2 2 . 5
2 3 . 0
1 9 . 9
2 1 . 3
1 9 . 9
LOT 2 8 3 BROOME ROAD, ROEBUCK JOB/ DWG NUMBER : 1 2 5 8 / A0 2
0 m 1 0 m 2 5 m 5 0 m
SCALE: 1 :1 0 0 0 @ A1
N
PHASE TWO MASTERPLAN - 2 0 6 UNITS
R 0 8 JAN. 2 0 1 3
2 2 . 5
2 3 . 0
1 9 . 9
2 1 . 3
1 9 . 9
LOT 2 8 4
LOT 2 8 2
LOT 4 5 9
LOT 2 9 2 LOT 2 9 2
BOUNDARY 2 0 m
BUILDING BOUNDARY SETBACKS
B R O O M E R O A D
TOTAL: 8 5 7 ROOMS
LAUNDRY
BBQ SHELTER
3 5 . 0 0 0 m
BLDG 7 S/ BACK
2
4
.6
0
0
m
B
L
D
G
7
S
/B
A
C
K
2
5
.4
0
0
m
B
L
D
G
8
S
/B
A
C
K
2
7
.9
0
0
m
B
L
D
G
3
S
/B
A
C
K
4
6
.7
0
0
m
B
L
D
G
1
S
/B
A
C
K
1
7
.2
0
0
m
B
L
D
G
2
S
/B
A
C
K
4
8
.3
0
0
m
B
L
D
G
1
4
S
/B
A
C
K
6 3 . 7 0 0 m
BLDG 6 S/ BACK
1 3 . 0 0 0 m
SETBACK
B
U
IL
D
IN
G
B
O
U
N
D
A
R
Y
S
E
T
B
A
C
K
S
PROPOSED CARPARKING
2 2 5 CAR BAYS
1 5 BUS BAYS
1
7
.0
0
0
m
1
7
.0
0
0
m
1
7
.0
0
0
m
5
.5
m
6
m
6
m
6
m
6
m
1
2
m
7 . 3 m
5
m T
Y
P
.
5
m T
Y
P
5
m
T
Y
P
1 8 . 5 m
TYP.
1 8 . 5 m
TYP.
1 8 . 5 m
TYP.
6 0 . 3 7 1 m
BLDG 1 4 S/ BACK
2 . 7 0 0 m
5 . 5 0 0 m
2
. 7
0
0
m
5 . 5 0 0 m
2
. 7
0
0
m
2 8 . 8 5 6 m
3 8 . 0 7 1 m
SITE SETOUT & SURVEY
0 m 1 0 m 2 5 m 5 0 m
SCALE: 1 :1 0 0 0 @ A1
N
R 0 8 JAN. 2 0 1 3
2 2 . 5
2 3 . 0
LOT 4 5 9
BUILDING BOUNDARY SETBACKS
3 5 . 0 0 0 m
BLDG 7 S/ BACK
2
4
.
6
0
0
m
B
L
D
G

7

S
/
B
A
C
K
2
5
.
4
0
0
m
B
L
D
G

8

S
/
B
A
C
K
2
7
.
9
0
0
m
B
L
D
G

3

S
/
B
A
C
K
4
6
.
7
0
0
m
B
L
D
G

1

S
/
B
A
C
K
1
7
.
2
0
0
m
B
L
D
G

2

S
/
B
A
C
K
4
8
.
3
0
0
m
B
L
D
G

1
4

S
/
B
A
C
K
6 3 . 7 0 0 m
BLDG 6 S/ BACK
1 3 . 0 0 0 m
SETBACK
B
U
I
L
D
I
N
G

B
O
U
N
D
A
R
Y
S
E
T
B
A
C
K
S
1
7
.
0
0
0
m
1
7
.
0
0
0
m
1
7
.
0
0
0
m
5
.
5
m
6
m
6
m
6
m
1
2
m
7 . 3 m
5
m T
Y
P
5
m
T
Y
P
1
8
. 5
m
T
Y
P
.
1
8
. 5
m
T
Y
P
.
6 0 . 3 7 1 m
BLDG 1 4 S/ BACK
2 . 7 0 0 m
TOTAL: 8 5 7 ROOMS
LAUNDRY
BBQ SHELTER
PROPOSED CARPARKING
2 2 5 CAR BAYS
1 5 BUS BAYS
0 m 5 m 1 5 m 2 5 m
SCALE: 1 :5 0 0 @ A1
N
SITE PLAN 1 :5 0 0
R 0 8 JAN. 2 0 1 3
REFER TO A0 6 FOR DRAWING CONTINUATION
R
E
F
E
R

T
O

A
0
5

F
O
R

D
R
A
W
I
N
G

C
O
N
T
I
N
U
A
T
I
O
N
LOCATION PLAN
NTS
LOT 4 5 9
5
. 5
0
0
m
2
.
7
0
0
m
5 . 5 0 0 m
2
.
7
0
0
m
TOTAL: 8 5 7 ROOMS
LAUNDRY
BBQ SHELTER
PROPOSED CARPARKING
2 2 5 CAR BAYS
1 5 BUS BAYS
SCALE: 1 :5 0 0 @ A1
N
0 m 5 m 1 5 m
SITE PLAN 1 :5 0 0
R 0 8 JAN. 2 0 1 3
R
E
F
E
R

T
O

A
0
4

F
O
R

D
R
A
W
I
N
G

C
O
N
T
I
N
U
A
T
I
O
N
LOCATION PLAN
NTS
1 9 . 9
1 9 . 9
LOT 2 8 2
LOT 2 9 2 LOT 2 9 2
B
O
U
N
D
A
R
Y
2
0
m
B R O O M E R O A D
1
7
.
0
0
0
m
6
m
5
m T
Y
P
.
1
8
. 5
m
T
Y
P
.
2 8 . 8 5 6 m
3 8 . 0 7 1 m
TOTAL: 8 5 7 ROOMS
LAUNDRY
BBQ SHELTER
PROPOSED CARPARKING
2 2 5 CAR BAYS
1 5 BUS BAYS
SCALE: 1 :5 0 0 @ A1
N
0 m 5 m 1 5 m
SITE PLAN 1 :5 0 0
R 0 8 JAN. 2 0 1 3
R
E
F
E
R

T
O

A
0
7

F
O
R

D
R
A
W
I
N
G

C
O
N
T
I
N
U
A
T
I
O
N
LOCATION PLAN
NTS
2 1 . 3
LOT 2 8 4
LOT 2 9 2
B R O O M E R O A D
TOTAL: 8 5 7 ROOMS
LAUNDRY
BBQ SHELTER
PROPOSED CARPARKING
2 2 5 CAR BAYS
1 5 BUS BAYS
SITE PLAN 1 :5 0 0
SCALE: 1 :5 0 0 @ A1
N
0 m 5 m 1 5 m
R 0 8 JAN. 2 0 1 3
R
E
F
E
R

T
O

A
0
6

F
O
R

D
R
A
W
I
N
G

C
O
N
T
I
N
U
A
T
I
O
N
LOCATION PLAN
NTS
2 2 . 5
2 3 . 0
1 9 . 9
2 1 . 3
1 9 . 9
BOUNDARY 2 0 m
TOTAL: 8 5 7 ROOMS
LAUNDRY
BBQ SHELTER
PROPOSED CARPARKING
2 2 5 CAR BAYS
1 5 BUS BAYS
5 . 5 0 0 m
2
. 7
0
0
m
5 . 5 0 0 m
2
. 7
0
0
m
2 8 . 8 5 6 m
3 8 . 0 7 1 m
LOT 2 8 3 BROOME ROAD, ROEBUCK JOB/ DWG NUMBER : 1 2 5 8 / A 0 8 JAN. 2 0 1 3 A1 2
PHASE ONE MASTERPLAN - 8 5 7 UNITS & FLYCAMP
0 m 1 0 m 2 5 m 5 0 m
SCALE: 1 :1 0 0 0 @ A1
N
RL 0 . 0 0
9 0 0 9 0 0
RL 0 . 0 0
OPEN
10 FIT0h 9 0 0
3200 P
ITC
H
P
O
IN
T
RL 0 . 4 0
RL 0 . 0 0
3200 P
ITC
H
P
O
IN
T
RL 0 . 4 0
OPEN
RL 0 . 0 0
9 0 0 9 0 0
RL 0 . 0 0
9 0 0
CLASSROOM/
TRAINING 1
33m
CORRIDOR
CLASSROOM/
TRAINING 2
33m
CLASSROOM/
TRAINING 3
33m
CLASSROOM/
TRAINING 4
33m
CLASSROOM/
TRAINING 5
33m
CLASSROOM/
TRAINING 6
33m
WAITING
24m
OPEN PLAN
WORKSPACE
26m
MEETING
12.6m
M. WC
16m
F. WC
16m
4 1 6 0 0
14400
M. WC
Bm
F. WC
Bm
CLASSROOM 1
40m
CLASSROOM 2
40m
CLASSROOM 3
27m
CLASSROOM 4
27m
1 5 0 0 0
14400
1 4 4 0 0
37800
3 3 6 0 0 8 8 0 0
14400
8800
3200 P
ITC
H
P
O
IN
T
9 0 0
RL 0 . 4 0 3200 P
ITC
H
P
O
IN
T
RL 0 . 4 0
9 0 0
9 0 0 9 0 0 9 0 0
LOT 2 8 3 BROOME ROAD, ROEBUCK JOB/ DWG NUMBER : 1 2 5 8 /
FLOOR PLAN
ELEVATION 1
ELEVATION 2
ELEVATION 3 ELEVATION 4
OFFICES & BUSINESS SCHOOL
ADMINISTRATION
FLOOR PLAN
ELEVATION 1
ELEVATION 2
TAVERN & BEER GARDEN
FLOOR PLAN
CLASS ROOMS
FLOOR PLAN
R 0 8 JAN. 2 0 1 3 A0 8
BUILDING PLANS & ELEVATIONS
0 m 2 m 5 m 1 0 m
SCALE: 1 :2 0 0 @ A1
ELEVATION 3
ELEVATION 3
ELEVATION 1
1 4 4 0 0
12400
1100
4200
1800
4200
1100
1500
1500
7 5 0
3475 FL TO
FL
RL 0 . 4 0
RL 0 . 0 0
RL 3 . 8 7 5
RL 0 . 4 0
1 1 2 5 1 1 2 5
3475 FL TO
FL
RL 0 . 0 0
RL 3 . 8 7 5
1 1 2 5 1 1 2 5
2 9 6 2 5
13000
10000
3000 1 1 3 2 5 3 0 0 0
2 8 8 7 5
42100
36586
4 3 2 0 0
1 4 4 7 5 1 4 2 5 0 1 4 4 7 5
RL 0 . 4 0
RL 3 . 9 0 0
9 0 0
9 0 0
9 0 0
RL 5 . 4 2 5
RL 5 . 4 2 5
9 0 0
9 0 0
KITCHEN/ DINER & TRAINING KITCHEN
FLOOR PLAN
TYPICAL ACCOMMODATION MODULE
GROUND FLOOR PLAN
A0 9
0 m 2 m 5 m 1 0 m
SCALE: 1 :2 0 0 @ A1
ELEVATION 1
ELEVATION 2
ELEVATION 3
ELEVATION 4
R 0 8 JAN. 2 0 1 3
4 2 0 0
4200
3000 P
ITC
H
P
O
IN
T
RL 0 . 4 0
1 5 0 0 1 5 0 0
RL 5 . 2 7 0
RL 0 . 0 0 3000 P
ITC
H
P
O
IN
T
RL 0 . 0 0
RL 3 . 4 0
RL 0 . 0 0
RL 5 . 2 7 0
1 5 0 0 1 5 0 0
RL 5 . 2 7 0
RL 3 . 4 0
RL 0 . 0 0
RL 5 . 2 7 0
1 5 0 0 1 5 0 0
14400
5 7 7 0 0
14400
2 1 0 0 0 6 0 0 0
RECREATION
166m
SNACK BAR
10m
STORE
9.6m
E
N
T
R
Y
E
N
T
R
Y
BIKES/ SPIN
WARM-UP AREA
WEIGHTS AREA
OFFICE
1B.6m
R
E
C
.
WAITING
17m
STORE
MULTIPURPOSE
ROOM
2Bm
ENTRY
ENTRY
CLN.
4.6m
POOL
ST.
9m
COMMS
6.6m
MALE CHANGE,
SHR'S & WC'S
74m
FEMALE CHANGE,
SHR'S & WC'S
74m
PASSAGE
STORE
7m
ENTRY
OPEN GYM AREA
296m
1 4 4 0 0
27600
4200
1 4 4 0 0 1 2 6 0 0
10275
19125
2 2 4 0 0
2 7 0 0 0
42000
RL 0 . 4 0
9 0 0 9 0 0 9 0 0 9 0 0
RL 5 . 5 2 5
3600 P
ITC
H
P
O
IN
T
9 0 0 9 0 0
9 0 0
9 0 0
9 0 0
9 0 0
1 4 4 0 0
21000
3600 P
ITC
H
P
O
IN
T
3600 P
ITC
H
P
O
IN
T
9 0 0 9 0 0
3600 P
ITC
H
P
O
IN
T
9 0 0 9 0 0
GYMNASIUM / MEDICAL / SECURITY
FLOOR PLAN
GATEHOUSE
FLOOR PLAN
ELEVATION 1 ELEVATION 2 ELEVATION 3 ELEVATION 4
BULK LINEN / INDIGENOUS WORKSHOP / MAINTENANCE
A1 0
0 m 2 m 5 m 1 0 m
SCALE: 1 :2 0 0 @ A1
ELEVATION 1
ELEVATION 2
ELEVATION 3
ELEVATION 4
LOCKERS
R 0 8 JAN. 2 0 1 3

Appendix 4
Indicative Concept Landscape Plan

Appendix 5
Traffic Statement
T: +61 8 9274 7076 6 Burgess St Midland WA 6056
F: +61 8 9274 4854 PO Box 5060 Midland WA 6056
E: Admin@dvcworld.com www.dvcworld.com
December 2012
Final Revision 3
Broome Road TWA, Roebuck
Prepared For:
Decmil Group Ltd
Traffic Statement
Client Name: Decmil Group Limited
Project Name: Broome Road TWA Roebuck TIS
DVC Broome TWA TIS Report Final ii December 2012
TABLE OF CONTENTS
PAGE
1. INTRODUCTION.................................................................................................................... 1
1.1 BACKGROUND................................................................................................................................. 1
1.2 SCOPE OF THIS REPORT................................................................................................................... 1
2. EXISTING CONDITIONS...................................................................................................... 3
2.1 CURRENT LAND USE........................................................................................................................ 3
2.2 EXISTING TRAFFIC VOLUMES ......................................................................................................... 3
2.3 CRASH HISTORY.............................................................................................................................. 4
3. PROPOSED DEVELOPMENT............................................................................................... 5
3.1 DESCRIPTION OF PROPOSED DEVELOPMENT ................................................................................... 5
3.2 OPERATING TIMES OF ASSOCIATED WORKSITE ................................................................................ 5
4. TWA SITE TRANSPORT ANALYSIS .................................................................................. 6
4.1 GENERATION, DISTRIBUTION AND ASSIGNMENT OF DEVELOPMENT TRAFFIC ................................ 6
4.2 DESCRIPTION OF OUTPUTS.............................................................................................................. 6
4.3 ACCESS ANALYSIS .......................................................................................................................... 7
4.4 CAR PARKING PROVISION............................................................................................................... 9
4.5 INTERNAL ROAD LAYOUT.............................................................................................................. 10
4.6 WASTE COLLECTION..................................................................................................................... 10
4.7 PEDESTRIANS AND CYCLISTS........................................................................................................ 10
4.8 PUBLIC TRANSPORT...................................................................................................................... 10
5. SUMMARY AND CONCLUSION....................................................................................... 11
5.1 SUMMARY..................................................................................................................................... 11
5.2 CONCLUSION ................................................................................................................................ 11
APPENDIX A: PROPOSED DEVELOPMENT ........................................................................... 13
Client Name: Decmil Group Ltd
Project Name: Broome Road TWA TIS
DVC Broome TWA TIS Report Final 1 December 2012
1. INTRODUCTION
1.1 BACKGROUND
Decmil Group Ltd has commissioned Donald Veal Consultants to prepare this report to cover the
parking, access and traffic elements of the proposed Transient Workers Accommodation (TWA)
development on Lot 283 Broome Road, Roebuck.
The site is located on Broome Road, around 25 km east from the centre of Broome, and around 10 km
west of the intersection with Great Northern Highway.
The speed limit on Broome Road in this vicinity is 110 km/h.
The general site location is shown in Figure 1.1.
Figure 1.1: Locality Plan
Source: Google Earth
The site is shown in more detail in Figure 1.2 which shows the proposed development is set back
slightly from Broome Road.
1.2 SCOPE OF THIS REPORT
The Shire of Broome's Local Planning Policy (Transient Workers Accommodation) document sets out
their Objectives, Policies and Requirements with respect to these types of development. Within these
criteria, the Shire includes a number of traffic and parking related clauses, and it is the intention of this
Transport Impact Statement to address those elements.
Site
Location
Figure 1.2: Site Location
Source: Planning Solutions
2. EXISTING CONDITIONS
2.1 CURRENT LAND USE
Lot 283 is currently undeveloped except for one or two small outbuildings.
2.2 EXISTING TRAFFIC VOLUMES
The most recent available traffic counts for Broome Road were sourced from the Main Roads Western
Australia website, and are shown in Table 2.1. The second figures shown in the table are the
percentage of heavy vehicles recorded. Figure 2.1 shows the count site locations relevant to the
development site.
Table 2.1: Daily Traffic Volumes for Monday to Sunday Average
Figure 2.1: Count Site Locations
In 2007, the through traffic on Broome Road, west of Great Northern Highway, was approximately
650 vehicles per day (vpd). In 2009, it was just over 2,000 vpd, West of Cape Leveque Road. Cape
Leveque Road itself was carrying 410 vpd in 2008.
Whilst this data is rather limited for making an accurate assessment of the current through flows on
Broome Road adjacent the proposed TWA site, it would be reasonable to argue that it would be less
than 2,000 vpd. Given that much of this traffic would be tourist related, it is also difficult to predict the
likely proportion that would occur during peak hours. As a worst case scenario, we will assume a
figure of 25% of the daily flow, with 66% heading east in the am peak, and 66% heading west in the
pm peak.
Site
Location
Thus, we will assume that the through traffic on Broome Road, in the am peak period, will be 330
vehicles travelling east and 170 vehicles heading west. In the pm peak period, this will be reversed.
For the sake of argument, we will further assume, although this may be unlikely, that the peak periods
of Broome Road will coincide with those of the TWA site.
We have used these estimated traffic flows to analyse the TWA access onto Broome Road for each of
the peak hour movements, using the SIDRA intersection analysis package.
2.3 CRASH HISTORY
Whilst the Shire of Broome has not been approached directly, it is not expected that crash statistics
would show any abnormal concentration of crashes in the vicinity of the site.
The following map has been downloaded from the Office of Road Safety website, depicting the
location of crashes in the Kimberley over the latest available period between 2006 and 2010, inclusive.
Figure 2.2: Serious Crash Locations in the Kimberley
3. PROPOSED DEVELOPMENT
3.1 DESCRIPTION OF PROPOSED DEVELOPMENT
The owner of the site is seeking 5 year temporary development approval for a Transient Workers
Accommodation facility, consisting of 857 single person accommodation units, predominantly in
double storey modules, and an Indigenous Training Facility, with associated medical, recreational,
administrative and car parking amenities. A plan of the development proposal is shown in Appendix
A.
The development is being constructed to provide temporary accommodation for workers who will
mainly be employed on a site located some 50 km to the north of Broome. For the purposes of this
report, the development has been assessed on the basis that up to 860 workers will be accommodated
on the site.
3.2 OPERATING TIMES OF ASSOCIATED WORKSITE
The worksite at which the residents will be employed is intended to operate from 6 am to 6 pm daily.
It is not expected that there will be any requirement for shift working.
4. TWASITE TRANSPORTANALYSIS
4.1 GENERATION, DISTRIBUTION AND ASSIGNMENT OF DEVELOPMENT TRAFFIC
It is expected that when the TWA site is fully developed, peak traffic generation of the site will
involve up to 770 workers travelling to and from the main worksite on a daily basis.
It is envisaged that 85% of these workers, or around 655 people, will be transported to and from the
site using charter buses, with only around 15%, or approximately 115 workers, travelling by light
vehicle. The light vehicles are expected to have an average occupancy of 2 persons, whilst the buses
will mostly be 55 seater vehicles having 45 seats filled (approx. 80% occupancy).
Thus, in the peak periods, the site will generate approximately 58 light vehicle trips and 17 bus
movements. As the operating times of the site are expected to be between 6 am and 6 pm, a 45 to 60
minute commute time means that the peak traffic generation periods at the TWA will occur between 5
and 6 am and 7 to 8 pm.
It is expected that other trips generated by the site, including the arrival and departure of (up to 20)
local Broome based on-site staff such as cooks, tavern staff, cleaners, maintenance staff etc. will occur
at different times to the main peak hour commuting periods. However, for the purpose of analysing the
site access onto Broome Road, these additional trips have been added in to the peak hour period.
As the main worksite will be accessed using Cape Leveque Road, all commuter traffic from the TWA
site will turn right out onto Broome Road in the am peak period, and return to turn left into the site in
the pm peak period. The results of the SIDRA analysis can be seen in the following sections.
4.2 DESCRIPTION OF OUTPUTS
The SIDRA analysis program computes a wide range of operational performance measures from
vehicle delay to estimates of emission gases. For better understanding of outputs, four standard
measures of assessing the impact on vehicular movement are further explained. These comprise
Degree of Saturation (DoS), Average Delay, Queue Length and Level of Service (LoS).
Degree of Saturation
Degree of Saturation is a measure of how much physical capacity is being used with reference to the
full capability of the particular movement, approach or overall intersection. A DoS of 1.0 therefore
equates to full theoretical capacity although in some instances this level is exceeded in practice.
SIDRA uses maximum acceptable DoS of 0.90 for signalised intersections for its Design Life analysis,
whereas design engineers typically set a maximum DoS threshold of 0.95 for new intersection layouts
or modifications.
Average Delay
Average Delay reports the average delay per vehicle in seconds experienced by all vehicles in a
particular lane, approach or for the intersection as a whole. For severely congested intersections the
average delay begins to climb exponentially.
Queue Length
Queue Length measures the length of approach queues. In this document we have reported queue
length in terms of the number of vehicles in the queue at the 95
th
%ile. The program measures the
maximum queue length that will not be exceeded for 95% of the time. Queue lengths provide a useful
indication of the impact of signals on network performance. It also enables the traffic engineer to
consider the likely impact of queues blocking back and impacting on upstream intersections and
accesses.
Level of Service
Level of Service is a combined appreciation of queuing incidence and delay time incurred, producing
an alphanumeric ranking of A through F. A LoS of A indicates an excellent level of service whereby
drivers delay is at a minimum and they clear the intersection at each change of signals or soon after
arrival with little if any queuing. Values of B through D are acceptable in normal traffic conditions.
Whilst values of E and F are typically considered undesirable, within the CBD vehicular and
pedestrian numbers are significant with corresponding delays/queues unavoidable and hence, are
generally accepted by road users.
The definitions in Table 4.1 were extracted from the SIDRA User Guide and provide a definition for
LOS for vehicles based on delay (HCM method).
Table 4.1: Level of Service Definitions for Vehicles (HCM method)
LOS
Delay in seconds (d)
Signals/Roundabouts Stop/Give Way
A d 10 d 10
B 10 < d 20 10 < d 15
C 20 < d 35 15 < d 25
D 35 < d 55 25 < d 35
E 55 < d 80 35 < d 50
F 80 < d 50 < d
Source: Sidra V3.0 User Guide Table 6.11.1a
4.3 ACCESS ANALYSIS
The access to the site will be onto Broome Road. The access has been analysed as a single lane in and
out. Broome Road is constructed as a single lane in each direction. From the available aerial
photography, there does not appear to be any issue with visibility along Broome Road in the location
of the proposed TWA site access.
Using the estimated through traffic figures and the generated turning movements into and out of the
site, the SIDRA analysis gives the results shown below:-
Figure 4.1 and Table 4.2 show the SIDRA input flows and output results for the AM peak hour
period. As can be seen, the LoS for all movements ranges between A and C. The amount of vehicles
queuing is low, as is the degree of saturation. The access can easily accommodate the levels of traffic
being generated by the new facility, as can the existing spare capacity on Broome Road.
Figure 4.1: Traffic flows AM peak
Table 4.2 AM Peak SIDRA Results
Figure 4.2 and Table 4.3 show the input flows and output results of the PM peak hour analysis.
Again, the Level of Service ranges from A to C, with low levels of queuing and low degree of
saturation of the access movements.
Figure 4.2: Traffic flows PM peak
Table 4.3: PM Peak SIDRA Results
The radii of any kerbing to be provided to the access layout will be determined at final design stage,
ensuring that the site can be readily accessed by the largest vehicles projected to use the access on a
regular basis. These will be 55 seater buses and occasional 6 tonne Pantechnicon trucks, delivering
supplies to the TWA site.
As has been previously stated in section 2.2, the estimates of through traffic on Broome Road have
been necessarily estimated and worst case values employed in the analysis to ensure that the access
will operate effectively under actual conditions. Whilst the through traffic levels assumed for the
analysis would, in strict accordance with the relevant codes, necessitate the construction of a left turn
slip lane for the access, it is unlikely that the actual flows on Broome Road would reach the required
level to warrant this. We therefore recommend that actual traffic counts be carried out on Broome
Road using automatic counters prior to carrying out the detailed design stage of the access.
4.4 CAR PARKING PROVISION
The Shire of Broomes Local Planning Policy guideline regarding Transient Workers Accommodation
states that:-
Provision is to be made for car parking at a rate of one car parking bay per transient worker
accommodated. Additional parking is required for boats, trailers, caravans and other recreational
vehicles at a rate of one parking/storage bay per 10 transient workers accommodated.
The plan of the development in Appendix A shows parking bays for 150 light vehicles in the main
parking area, plus an additional 75 bays in secondary parking areas close to the accommodation units.
10 bus bays and 5 shared bays for buses or trailers are also provided.
Whilst it is clear that this falls some way short of the guidelines stipulations, this number will
nonetheless be in excess of the actual bays required in practice. The on paper shortfall is mitigated
by a heavy reliance upon charter buses. Ten 55 seat charter buses will be used to ferry the majority of
the workers to their actual place of work.
It is intended that some of the buses will lay-over on the TWA site, whilst the others will return to
their charter bases. 15 potential layover bays have been provided in the design, with 10 being
dedicated for buses.
The layout of the main car parking areas is considered suitable. The exact dimensions of the bays and
aisles will be checked at final design stage to ensure that they meet all relevant standards.
Five potential trailer bays have been provided on the site. It is expected that the workers will follow a
4 weeks on, one week off schedule, with buses again being used to ferry residents to and from the
airport. This being the case, it is not thought that many of the residents would choose to bring caravans
or boats to the site.
4.5 INTERNAL ROAD LAYOUT
Primary vehicular movement is contained to the western edge of the development, with the main
central facilities being serviced from the main internal roadway. An internal ring road servicing the
facility provides circulation and access to resident parking, whilst maximising safety by separating
vehicular and pedestrian movements.
It is understood that it is proposed to apply a general speed limit of 30 km/h to the internal road
system, with more stringent limits in localised areas such as the drop off/pick up area. It is also
understood that the speeds of vehicles will be monitored and limits strictly enforced to ensure site
safety is maintained at all times.
The internal roads will all be two way, with the exception of the pick-up / drop off area, which it is
understood will be one way.
4.6 WASTE COLLECTION
The site plan in Appendix A shows the location for bin storage, near the kitchen.
It will be necessary to identify the type of vehicle that will be used to collect or empty the containers,
in order to ensure that they can be easily accessed in this location. The vehicle will need room to
manoeuvre as required without causing safety issues for other vehicles or pedestrians.
4.7 PEDESTRIANS AND CYCLISTS
There are no footpaths or cycle paths in the vicinity of the site. There is a comprehensive network of
footpaths proposed within the site that connect transient workers to their accommodation, on site
facilities coach stops and car park areas.
4.8 PUBLIC TRANSPORT
There are no public bus routes in the vicinity of the site. There is a greyhound bus stop in Broome
Town Centre and school buses that serve the townsite but these have no bearing on traffic issues in the
vicinity of the development site.
5. SUMMARYAND CONCLUSION
5.1 SUMMARY
Decmil Group Ltd has submitted a development application to construct a temporary Transient
Worker Accommodation facility, located on Broome Road, between Broome and the Great Northern
Highway intersection. For the purposes of this report, the development has been assessed on the basis
that up to 860 residents will be accommodated on the site.
This transport impact statement has been provided in support of the application and addresses all of
the elements required by the Shire of Broomes planning policies.
The majority of the transport movements generated by the facility will be catered for using 55 seater
chartered buses. There will be few light vehicle movements as a result.
Current traffic volumes on Broome Road are estimated as under 2,000 vpd. The traffic generated
during the am and pm peak hour periods therefore falls well within the spare capacity of the site access
point and the local road network.
No changes to the existing road network are currently proposed, but it is recommended that actual
traffic counts are carried out on Broome Road, before finalising the design of the access, to determine
whether or not a left turn slip lane is warranted.
A 6m wide crossover is proposed for vehicle access to the site. This has good sight lines along
Broome Road in both directions.
The parking provision on site shows an on paper shortfall over the requirements of the Shire of
Broomes guidelines. However, this issue is considered to be mitigated significantly by the intention to
provide regular bus charter services for commuting to the main work site, north of Broome. 150
parking bays are to be provided in the main parking area plus 75 parking bays in the secondary areas
close to the workers accommodation. This is likely to be in excess of operational requirements.
5.2 CONCLUSION
We conclude that the development proposal has no significant adverse impact on the capacity or safety
of the surrounding road network. We therefore fully support the development application in terms of
its traffic and road safety impact and recommend its approval.
DOCUMENT ISSUE AUTHORISATION
Issue Rev Date Description
Checked
By
Approved
By
0 0 17/10/2012 DRAFT REPORT SY DNV
1 0 18/10/2012 FINAL REPORT SY DNV
1 1 30/11/2012 FINAL REPORT SY/DK DNV
The information contained in this document is solely for the use of the client identified for the
purpose for which it has been prepared. It is not to be used by any third party and no
responsibility is undertaken to any third party. All photographs remain the copyright of
Donald Veal Consultants and are included for illustration only.
Donald Veal Consultants Pty Ltd
APPENDIX A: PROPOSED DEVELOPMENT

Appendix 6
Geotechnical Investigation Report

Report on
Preliminary Geotechnical Investigation

Proposed Accommodation Village
Lot 283 Broome Road
Roebuck, WA

Prepared for
Decmil Australia Pty Ltd

Project 76459
January 2013

Report on Preliminary Geotechnical Investigation Project 76459
Lot 283 Broome Road, Roebuck, WA January 2013

Table of Contents
Page

1. Introduction ........................................................................................................................ 1
2. Site Description ................................................................................................................. 1
3. Field Work Methods .......................................................................................................... 2
4. Field Work Results ............................................................................................................ 2
4.1 Ground Conditions ................................................................................................... 2
4.2 Groundwater ............................................................................................................ 3
5. Laboratory Testing ............................................................................................................ 3
6. Proposed Development ..................................................................................................... 4
7. Comments ......................................................................................................................... 4
7.1 Site Suitability ........................................................................................................... 4
7.2 Ground Conditions and Collapsing Soils ................................................................. 4
7.3 Site Classification ..................................................................................................... 5
7.4 Excavation Conditions and Re-use of Materials ..................................................... 5
7.5 Site Preparation ....................................................................................................... 5
7.6 Foundation Design ................................................................................................... 6
7.7 Pavement Design Parameters and Road Construction .......................................... 6
7.8 Site Drainage ........................................................................................................... 7
8. References ........................................................................................................................ 7
9. Limitations.......................................................................................................................... 7

Appendix A About this Report
Appendix B Site Plan and Test Locations
Results of Field Work
Appendix C Laboratory Testing

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Report on Preliminary Geotechnical Investigation
Lot 283 Broome Road, Roebuck, Western Australia

1. Introduction
This report presents the results of a preliminary geotechnical investigation undertaken by Douglas
Partners Pty Ltd (DP) for a proposed accommodation village within a portion of the site identified as
Lot 283 Broome Road in Roebuck, WA. The investigation was commissioned by
Mr. Evan Papadopoulos of Decmil Australia Pty Ltd on 2 October 2012 and was undertaken in
accordance with DP proposal dated 27 September 2012.

The aim of the preliminary geotechnical investigation was to determine the subsurface conditions
beneath the site and provide preliminary comments on:
The suitability of the site for development;
An appropriate classification in accordance with the requirements of AS 2870-2011;
Site preparation requirements;
Excavation conditions and reuse of existing materials for structural filling;
Appropriate foundation system(s), including the assessment of allowable bearing pressures and
likely settlements;
Geotechnical parameters for pavement design including a suitable California bearing ratio; and
The implications of the soils on site drainage.

The investigation included the excavation of seven test pits and the laboratory testing of selected
samples. The details of the field work are presented in this report, together with comments and
recommendations on the issues listed above.

2. Site Description
The site comprises a rectangular shaped area of approximately 15 hectares and lies within the
northern two thirds of Lot 283 Broome Road in Roebuck, Western Australia.

It is bounded by farming
lots to north and east and an existing orchard to the south and west (Refer to Drawing 1, Appendix B).

At the time of the field work, the site had generally been cleared of all vegetation and stripped of
topsoil. The exposed surface generally consisted of brown silty sand, with a few small patches of
grass and remnant topsoil in some areas. A stockpile of topsoil was observed in the north western
corner of the site, directly west of TP6 (Refer to Drawing 1). A small mound of soil, approximately
0.5 m high, covered in dried grass and containing shredded plastic tarp was observed to the north east
of the site.

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A well and water pumping station is located north of the centre of the southern site boundary. A shed
used for storage and maintenance of farming machinery was located to the south western corner of
the site.

Survey data provided by Decmil Australia Pty Ltd indicates surface levels of approximately
RL 24 m AHD in the north falling to RL 22 m AHD in the south.

The Broome-Roebuck Plains 1:50 000 Environmental Geology sheet indicates that the site is
underlain by silty sand (locally termed Pindan Sand).

Pindan Sands are known to sometimes exhibit collapsing potential. Collapsing soil is a weakly
cemented material that is potentially subject to large settlement upon wetting under load, and this
could possibly have an impact on the proposed structures at the site.

3. Field Work Methods
Field work for the investigation was carried out on 4 October 2012 and comprised the excavation of
seven test pits with adjacent Perth sand penetrometer (PSP) tests.

The test pits (TP1 to TP7) were excavated to a maximum depth of 3.0 m, using a Yanmar 4 tonne
excavator equipped with a 450 mm wide, toothed bucket. PSP tests were carried out adjacent to the
test pit locations in accordance with AS 1289.6.3.3 to assess the in-situ density of the shallow soils.

Each test location was logged in general accordance with AS 17261993 by a DP geotechnical
engineer. Soil samples were recovered from selected locations for subsequent laboratory testing.

Test locations were determined using existing site features and are shown on Drawing 1. Surface
elevations at each test location were interpolated from a site survey undertaken by McMullen Nolan
Surveyors. Levels are quoted relative to the Australian Height Datum (AHD) on the test pit logs in
Appendix B.

4. Field Work Results
4.1 Ground Conditions
Detailed test pit logs of the ground conditions and results of the field testing are presented in
Appendix B, together with notes defining descriptive terms and classification methods. The ground
conditions across the site generally consist of:
Silty Sand generally very dense/weakly cemented, brown to red-brown silty sand, from the
surface to depths of between 0.15 m and 0.5 m; overlying
Silty Sand generally loose to medium dense red-brown silty sand with some clay to pit
termination depths of 3.0 m. The clay fraction increases with depth to slightly clayey silty sand,
generally below 1.4 m. The fines have low plasticity.

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4.2 Groundwater
No free groundwater was observed within any of the test pits excavated on 4 October 2012 to a
maximum depth of 3.0 m (RL 19.3 m AHD). The test pits were immediately backfilled following
sampling, which precluded longer-term monitoring of groundwater levels.

5. Laboratory Testing
A geotechnical laboratory testing programme was carried out by a NATA registered laboratory and
comprised the determination of:
The particle size distribution of four samples.
The Atterberg limits and linear shrinkage of four samples.
The modified maximum dry density (MMDD) of two samples.
4-day soaked California bearing ratio (CBR) of two samples.
Double oedometer tests on two samples to assess the collapse potential.

The detailed test report sheets are given in Appendix C and the results are summarised in
Tables 1 and 2.

Table 1: Results of Laboratory Testing for Soil Identification
Pit
Depth
(m)
Fines
(%)
d
10

(mm)
d
60

(mm)
LL
(%)
PL
(%)
PI
LS
(%)
Material
TP1 0.5 25 <0.0135 0.17 15 14 1 1.0 Silty Sand, some clay
TP2 2.9 29 <0.0135 0.15 22 16 6 2.5 Silty Sand, slightly clayey
TP3 1.5 27 <0.0135 0.16 21 14 7 2.5 Silty Sand, slightly clayey
TP7 0.5 23 <0.0135 0.37 15 14 1 0 Silty Sand, some clay
Notes:
- The % fines is the amount of particles smaller than 75 m.
- A d10 of 0.17 mm means that 10% of the sample particles are finer than 0.17 mm.
- A d60 of 0.23 mm means that 60% of the sample particles are finer than 0.23 mm.
- LL: liquid limit.
- PL: plastic limit.
- PI: plasticity Index.
- LS: linear shrinkage.

The CBR tests were undertaken at a target compaction level of 95% of modified maximum dry density.
The sample was tested after soaking for four days with a confining surcharge of 4.5 kg.

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Table 2: Results of Laboratory Testing for Pavement Design Parameters
Pit Depth (m) MMDD (t/m
3
) CBR (%) OMC (%) Material
TP1 0.5 2.13 35 7.0 Silty Sand, some clay
TP7 0.5 2.07 35 5.5 Silty Sand, some clay
Notes:
- MMDD: modified maximum dry density.
- CBR: California bearing ratio.
- OMC: optimum moisture content

At the time of report preparation the results of the double oedometer tests for collapse potential
assessment of the soils were unavailable because the testing takes a long time to complete.
Following the receipt of the test results and completion of the collapse potential assessment, an
addendum to this report would be issued detailing recommendations on their impact on the
development, or otherwise.

6. Proposed Development
Based on a preliminary concept schematic, it is understood that the proposed development includes
the construction of one and two storey structures comprising 857 residential units along with
administration, dining and recreational facilities, a workshop area and a 225 bay car parking area.

7. Comments
7.1 Site Suitability
The investigation indicates that the site is generally underlain by loose to medium dense silty sand as
described in Section 4.1 above. Such ground conditions are routinely encountered in many large
residential and commercial projects in the north-west of Western Australia, and do not impose
significant geotechnical constraint on development.

Hence, from a geotechnical standpoint, the land is suitable for the proposed development, provided
that the provisions outlined in the subsequent subsections of the report are taken into consideration

7.2 Ground Conditions and Collapsing Soils
The results of the investigation indicate that there is little lateral variation in the shallow ground
conditions across the site, which generally consist of weakly cemented silty sand overlying silty sand.
The encountered soil conditions are identified as Pindan Sand, a geological soil unit found throughout
areas of the north-west of Western Australia and known to sometimes have collapse potential.
5 of 8


As indicated in Section 5, the laboratory results to allow assessment of collapse potential are not
available at time of writing. However the results of testing undertaken by DP on other sites in the
Broome area, which are underlain by the same geological unit, indicate that there is possibility of
collapse. On the basis that collapsing soils may be present, site preparation measures to minimise
potential impacts on the proposed development are included in Section 7.5, should they be required.
It is reiterated that following the receipt of the test results and completion of the collapse potential
assessment, an addendum to this report would be issued detailing recommendations on their impact
on the development, or otherwise.

7.3 Site Classification
The shallow ground conditions beneath the site comprise weakly cemented silty sand overlying silty
sand. A preliminary classification of the site in accordance with AS 2870-2011 was determined using
the results of the field work and subsequent laboratory testing. Provided that suitable site preparation
is undertaken in accordance with Section 7.5 below, it is considered that the site is likely to be
classified as Class S in accordance with AS 2870-2011.

If collapsing soils are identified at the site, the strict site classification in accordance with AS 2870-
2011 should be P. In DPs experience, this classification can be readily improved to a less restrictive
class following suitable site preparation.

7.4 Excavation Conditions and Re-use of Materials
The soil across the site was readily excavatable to a depth of 3.0 m using a 4 tonne excavator. It is
therefore considered that the excavation of soils for foundations construction, installation of services
and drainage swales should be readily achievable using conventional excavation equipment such as
hydraulic excavators.

During excavation, it is recommended that batter slopes in sand are maintained flatter than 1.5:1 (H:V)
if not retained. This batter angle is valid provided no load (including live loads such as vehicles and
machinery) applies at the top of the slope.

With the exception any remnant topsoil and root affected soils, the natural materials encountered to
3.0 m depth across the site are generally suitable for re-use as structural filling material. If used as
structural filling, it is recommended that the material is placed within 2% of its optimum moisture
content, in layers not exceeding 300 mm thickness and each layer compacted to achieve a dry density
ratio of not less than 95% relative to modified compaction.

7.5 Site Preparation
It is recommended that site preparation is supervised by a suitably experienced geotechnical engineer.
Prior to excavation of foundations and/or placement of fill, all deleterious material including topsoil,
vegetation, uncontrolled filling and former building foundations should be stripped from building
6 of 8


envelopes and pavement areas and removed from site or reused for landscaping purposes, if
applicable.

Tree roots remaining from any clearing operations within the proposed building envelopes and
pavement areas, should be completely removed.

To minimise the risk of damage to structures and roads due to possible soil collapse, it is
recommended that the following preparation is undertaken across each building envelope and
pavement area during the bulk earthworks construction phase of the development:
Soak the site with water and allow to drain; then
Compact the site using several overlapping passes of a heavy vibrating roller (minimum
18 tonne). Care should be taken not to operate heavy plant adjacent to existing structures or
services.

Following the site preparation suggested above, filling, if required, should be placed within 2% of its
optimum moisture content, in layers not exceeding 300 mm thickness and each layer compacted to
achieve a dry density ratio of not less than 95% relative to modified compaction.

Compaction control of the shallow sandy material at the site could be carried out using a Perth sand
penetrometer in accordance with test method AS 1289.6.3.3, following the determination of a
relationship between PSP blow counts and dry density. In lieu of such a relationship, it is
recommended that for building and pavement areas, the material be compacted to achieve a minimum
blow count of 10 blows per 300 mm penetration to a depth of 1 m below foundation or subgrade level
when tested in accordance with the above test method.

The base of all footing excavations should be re-compacted prior to placement of reinforcement and
casting of concrete. The use of a vertical rammer is considered to be suitable equipment for this task.

7.6 Foundation Design
Shallow foundation systems comprising slab, pad and strip footings should be suitable to support the
proposed structures at this site, provided that suitable site preparation is undertaken in accordance
with Section 7.5. Footings of buildings covered by AS 2870-2011 should be designed to satisfy the
requirements of the appropriate site classification suggested in Section 7.3.

AS 2870-2011 applies to single houses, townhouses and the like classified as Class 1 and 10a under
the Building Code of Australia. For buildings not covered by AS 2870-2011, a presumptive allowable
bearing pressure of 150 kPa is suggested for foundation design of strip and pad footings founded at a
minimum depth of 0.5 m following suitable site preparation. This should ensure that total settlements
are less than about 15 mm.

7.7 Pavement Design Parameters and Road Construction
As noted in Section 4.1 the shallow soils across the site generally comprise silty sand. This material
may constitute the subgrade for the proposed pavements across the site.

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Laboratory testing results detailed in Section 5 indicate CBR value of 35% for 4-day soaked samples
compacted to achieve a dry density ratio of not less than 95% relative to modified compaction and
tested under a confining surcharge of 4.5 kg for silty sand subgrade. Based on observations made in
the field and a review of the available laboratory testing results, a subgrade CBR design value of 12%
is suggested for the design of pavement on the silty sand material, provided the subgrade is prepared
in accordance with Section 7.5, compacted to achieve a dry density ratio of not less than 95% relative
to modified compaction and suitably drained.

It is recommended that adequate surface and subsoil drainage be implemented in order to direct water
away from the pavement to avoid saturation of the proposed pavement that could result in developing
pore pressure under trafficking and subsequent pavement failure. No water should be allowed to pond
under the pavement.

7.8 Site Drainage
Given the high fines content of the soils at the site, which generally increase with depth, it is
considered that stormwater disposal via soakwells is unsuitable. An alternative method of stormwater
disposal, such as directing stormwater to surface drainage channels, retention basins or similar should
be considered. The implementation of a suitable drainage strategy is suggested to control water
collecting on the site surface during the large rain events which seasonally occur in the Kimberley
region.

The typical approach for ensuring amenity of sites such as this in regional areas includes grading of
the lots to allow surface water to flow into roadside drains, and on towards a subsequent suitable
outflow.

8. References
1. Australian Standard AS 1289-2000, Methods of Testing Soils for Engineering Purposes.
2. Australian Standard AS 1289.6.3.3-1999, Soil Strength and Consolidation Tests-Determination
of the Penetration Resistance of a Soil Perth Sand Penetrometer Test.
3. Australian Standard AS 1726-1996, Geotechnical Site Investigation.
4. Australian Standard AS 2870-2011, Residential Slabs and Footings.

9. Limitations
DP has prepared this report for the proposed development at Lot 283 Broome Road in Roebuck, WA
in accordance with DP's proposal dated 27 September 2012 and acceptance received from
Mr. Evan Papadopoulos of Decmil Australia Pty Ltd on 2 October 2012. This report is provided for the
exclusive use of Decmil Australia Pty Ltd for the proposed development at Lot 283 Broome Road,
Roebuck only and for the purposes described in the report. It should not be used for other projects or
8 of 8


by a third party. In preparing this report DP has necessarily relied upon information provided by the
client and/or their agents.

The results provided in the report are indicative of the sub-surface conditions only at the specific
sampling or testing locations, and then only to the depths investigated and at the time the work was
carried out. Sub-surface conditions can change abruptly due to variable geological processes and
also as a result of anthropogenic influences. Such changes may occur after DP's field testing has
been completed.

DP's advice is based upon the conditions encountered during this investigation. The accuracy of the
advice provided by DP in this report may be limited by undetected variations in ground conditions
between sampling locations. The advice may also be limited by budget constraints imposed by others
or by site accessibility.

This report must be read in conjunction with all of the attached notes and should be kept in its entirety
without separation of individual pages or sections. DP cannot be held responsible for interpretations
or conclusions made by others unless they are supported by an expressed statement, interpretation,
outcome or conclusion given in this report.

This report, or sections from this report, should not be used as part of a specification for a project,
without review and agreement by DP. This is because this report has been written as advice and
opinion rather than instructions for construction.

Douglas Partners Pty Ltd

Appendix A
About this Report

July 2010
Introduction
These notes have been provided to amplify DP's
report in regard to classification methods, field
procedures and the comments section. Not all are
necessarily relevant to all reports.

DP's reports are based on information gained from
limited subsurface excavations and sampling,
supplemented by knowledge of local geology and
experience. For this reason, they must be
regarded as interpretive rather than factual
documents, limited to some extent by the scope of
information on which they rely.

Copyright
This report is the property of Douglas Partners Pty
Ltd. The report may only be used for the purpose
for which it was commissioned and in accordance
with the Conditions of Engagement for the
commission supplied at the time of proposal.
Unauthorised use of this report in any form
whatsoever is prohibited.

Borehole and Test Pit Logs
The borehole and test pit logs presented in this
report are an engineering and/or geological
interpretation of the subsurface conditions, and
their reliability will depend to some extent on
frequency of sampling and the method of drilling or
excavation. Ideally, continuous undisturbed
sampling or core drilling will provide the most
reliable assessment, but this is not always
practicable or possible to justify on economic
grounds. In any case the boreholes and test pits
represent only a very small sample of the total
subsurface profile.

Interpretation of the information and its application
to design and construction should therefore take
into account the spacing of boreholes or pits, the
frequency of sampling, and the possibility of other
than 'straight line' variations between the test
locations.

Groundwater
Where groundwater levels are measured in
boreholes there are several potential problems,
namely:
In low permeability soils groundwater may
enter the hole very slowly or perhaps not at all
during the time the hole is left open;
A localised, perched water table may lead to
an erroneous indication of the true water
table;
Water table levels will vary from time to time
with seasons or recent weather changes.
They may not be the same at the time of
construction as are indicated in the report;
and
The use of water or mud as a drilling fluid will
mask any groundwater inflow. Water has to
be blown out of the hole and drilling mud must
first be washed out of the hole if water
measurements are to be made.

More reliable measurements can be made by
installing standpipes which are read at intervals
over several days, or perhaps weeks for low
permeability soils. Piezometers, sealed in a
particular stratum, may be advisable in low
permeability soils or where there may be
interference from a perched water table.

Reports
The report has been prepared by qualified
personnel, is based on the information obtained
from field and laboratory testing, and has been
undertaken to current engineering standards of
interpretation and analysis. Where the report has
been prepared for a specific design proposal, the
information and interpretation may not be relevant
if the design proposal is changed. If this happens,
DP will be pleased to review the report and the
sufficiency of the investigation work.

Every care is taken with the report as it relates to
interpretation of subsurface conditions, discussion
of geotechnical and environmental aspects, and
recommendations or suggestions for design and
construction. However, DP cannot always
anticipate or assume responsibility for:
Unexpected variations in ground conditions.
The potential for this will depend partly on
borehole or pit spacing and sampling
frequency;
Changes in policy or interpretations of policy
by statutory authorities; or
The actions of contractors responding to
commercial pressures.
If these occur, DP will be pleased to assist with
investigations or advice to resolve the matter.

July 2010
Site Anomalies
In the event that conditions encountered on site
during construction appear to vary from those
which were expected from the information
contained in the report, DP requests that it be
immediately notified. Most problems are much
more readily resolved when conditions are
exposed rather than at some later stage, well after
the event.

Information for Contractual Purposes
Where information obtained from this report is
provided for tendering purposes, it is
recommended that all information, including the
written report and discussion, be made available.
In circumstances where the discussion or
comments section is not relevant to the contractual
situation, it may be appropriate to prepare a
specially edited document. DP would be pleased
to assist in this regard and/or to make additional
report copies available for contract purposes at a
nominal charge.

Site Inspection
The company will always be pleased to provide
engineering inspection services for geotechnical
and environmental aspects of work to which this
report is related. This could range from a site visit
to confirm that conditions exposed are as
expected, to full time engineering presence on
site.

July 2010
Sampling
Sampling is carried out during drilling or test pitting
to allow engineering examination (and laboratory
testing where required) of the soil or rock.

Disturbed samples taken during drilling provide
information on colour, type, inclusions and,
depending upon the degree of disturbance, some
information on strength and structure.

Undisturbed samples are taken by pushing a thin-
walled sample tube into the soil and withdrawing it
to obtain a sample of the soil in a relatively
undisturbed state. Such samples yield information
on structure and strength, and are necessary for
laboratory determination of shear strength and
compressibility. Undisturbed sampling is generally
effective only in cohesive soils.

Test Pits
Test pits are usually excavated with a backhoe or
an excavator, allowing close examination of the in-
situ soil if it is safe to enter into the pit. The depth
of excavation is limited to about 3 m for a backhoe
and up to 6 m for a large excavator. A potential
disadvantage of this investigation method is the
larger area of disturbance to the site.

Large Diameter Augers
Boreholes can be drilled using a rotating plate or
short spiral auger, generally 300 mm or larger in
diameter commonly mounted on a standard piling
rig. The cuttings are returned to the surface at
intervals (generally not more than 0.5 m) and are
disturbed but usually unchanged in moisture
content. Identification of soil strata is generally
much more reliable than with continuous spiral
flight augers, and is usually supplemented by
occasional undisturbed tube samples.

Continuous Spiral Flight Augers
The borehole is advanced using 90-115 mm
diameter continuous spiral flight augers which are
withdrawn at intervals to allow sampling or in-situ
testing. This is a relatively economical means of
drilling in clays and sands above the water table.
Samples are returned to the surface, or may be
collected after withdrawal of the auger flights, but
they are disturbed and may be mixed with soils
from the sides of the hole. Information from the
drilling (as distinct from specific sampling by SPTs
or undisturbed samples) is of relatively low
reliability, due to the remoulding, possible mixing
or softening of samples by groundwater.

Non-core Rotary Drilling
The borehole is advanced using a rotary bit, with
water or drilling mud being pumped down the drill
rods and returned up the annulus, carrying the drill
cuttings. Only major changes in stratification can
be determined from the cuttings, together with
some information from the rate of penetration.
Where drilling mud is used this can mask the
cuttings and reliable identification is only possible
from separate sampling such as SPTs.

Continuous Core Drilling
A continuous core sample can be obtained using a
diamond tipped core barrel, usually with a 50 mm
internal diameter. Provided full core recovery is
achieved (which is not always possible in weak
rocks and granular soils), this technique provides a
very reliable method of investigation.

Standard Penetration Tests
Standard penetration tests (SPT) are used as a
means of estimating the density or strength of soils
and also of obtaining a relatively undisturbed
sample. The test procedure is described in
Australian Standard 1289, Methods of Testing
Soils for Engineering Purposes - Test 6.3.1.

The test is carried out in a borehole by driving a 50
mm diameter split sample tube under the impact of
a 63 kg hammer with a free fall of 760 mm. It is
normal for the tube to be driven in three
successive 150 mm increments and the 'N' value
is taken as the number of blows for the last 300
mm. In dense sands, very hard clays or weak
rock, the full 450 mm penetration may not be
practicable and the test is discontinued.

The test results are reported in the following form.
In the case where full penetration is obtained
with successive blow counts for each 150 mm
of, say, 4, 6 and 7 as:
4,6,7
N=13
In the case where the test is discontinued
before the full penetration depth, say after 15
blows for the first 150 mm and 30 blows for
the next 40 mm as:
15, 30/40 mm

July 2010
The results of the SPT tests can be related
empirically to the engineering properties of the
soils.

Dynamic Cone Penetrometer Tests /
Perth Sand Penetrometer Tests
Dynamic penetrometer tests (DCP or PSP) are
carried out by driving a steel rod into the ground
using a standard weight of hammer falling a
specified distance. As the rod penetrates the soil
the number of blows required to penetrate each
successive 150 mm depth are recorded. Normally
there is a depth limitation of 1.2 m, but this may be
extended in certain conditions by the use of
extension rods. Two types of penetrometer are
commonly used.
Perth sand penetrometer - a 16 mm diameter
flat ended rod is driven using a 9 kg hammer
dropping 600 mm (AS 1289, Test 6.3.3). This
test was developed for testing the density of
sands and is mainly used in granular soils and
filling.
Cone penetrometer - a 16 mm diameter rod
with a 20 mm diameter cone end is driven
using a 9 kg hammer dropping 510 mm (AS
1289, Test 6.3.2). This test was developed
initially for pavement subgrade investigations,
and correlations of the test results with
California Bearing Ratio have been published
by various road authorities.

July 2010
Description and Classification Methods
The methods of description and classification of
soils and rocks used in this report are based on
Australian Standard AS 1726, Geotechnical Site
Investigations Code. In general, the descriptions
include strength or density, colour, structure, soil
or rock type and inclusions.

Soil Types
Soil types are described according to the
predominant particle size, qualified by the grading
of other particles present:

Type Particle size (mm)
Boulder >200
Cobble 63 - 200
Gravel 2.36 - 63
Sand 0.075 - 2.36
Silt 0.002 - 0.075
Clay <0.002

The sand and gravel sizes can be further
subdivided as follows:

Type Particle size (mm)
Coarse gravel 20 - 63
Medium gravel 6 - 20
Fine gravel 2.36 - 6
Coarse sand 0.6 - 2.36
Medium sand 0.2 - 0.6
Fine sand 0.075 - 0.2

The proportions of secondary constituents of soils
are described as:

Term Proportion Example
And Specify Clay (60%) and
Sand (40%)
Adjective 20 - 35% Sandy Clay
Slightly 12 - 20% Slightly Sandy
Clay
With some 5 - 12% Clay with some
sand
With a trace of 0 - 5% Clay with a trace
of sand

Definitions of grading terms used are:
Well graded - a good representation of all
particle sizes
Poorly graded - an excess or deficiency of
particular sizes within the specified range
Uniformly graded - an excess of a particular
particle size
Gap graded - a deficiency of a particular
particle size with the range

Cohesive Soils
Cohesive soils, such as clays, are classified on the
basis of undrained shear strength. The strength
may be measured by laboratory testing, or
estimated by field tests or engineering
examination. The strength terms are defined as
follows:

Description Abbreviation
Undrained
shear strength
(kPa)
Very soft vs <12
Soft s 12 - 25
Firm f 25 - 50
Stiff st 50 - 100
Very stiff vst 100 - 200
Hard h >200

Cohesionless Soils
Cohesionless soils, such as clean sands, are
classified on the basis of relative density, generally
from the results of standard penetration tests
(SPT), cone penetration tests (CPT) or dynamic
penetrometers (PSP). The relative density terms
are given below:

Relative
Density
Abbreviation SPT N
value
CPT qc
value
(MPa)
Very loose vl <4 <2
Loose l 4 - 10 2 -5
Medium
dense
md 10 - 30 5 - 15
Dense d 30 - 50 15 - 25
Very
dense
vd >50 >25

July 2010
Soil Origin
It is often difficult to accurately determine the origin
of a soil. Soils can generally be classified as:
Residual soil - derived from in-situ weathering
of the underlying rock;
Transported soils - formed somewhere else
and transported by nature to the site; or
Filling - moved by man.

Transported soils may be further subdivided into:
Alluvium - river deposits
Lacustrine - lake deposits
Aeolian - wind deposits
Littoral - beach deposits
Estuarine - tidal river deposits
Talus - scree or coarse colluvium
Slopewash or Colluvium - transported
downslope by gravity assisted by water.
Often includes angular rock fragments and
boulders.

July 2010
Introduction
These notes summarise abbreviations commonly
used on borehole logs and test pit reports.

Drilling or Excavation Methods
C Core Drilling
R Rotary drilling
SFA Spiral flight augers
NMLC Diamond core - 52 mm dia
NQ Diamond core - 47 mm dia
HQ Diamond core - 63 mm dia
PQ Diamond core - 81 mm dia

Water
Z Water seep
V Water level

Sampling and Testing
A Auger sample
B Bulk sample
D Disturbed sample
E Environmental sample
U
50
Undisturbed tube sample (50mm)
W Water sample
pp pocket penetrometer (kPa)
PID Photo ionisation detector
PL Point load strength Is(50) MPa
S Standard Penetration Test
V Shear vane (kPa)

Description of Defects in Rock
The abbreviated descriptions of the defects should
be in the following order: Depth, Type, Orientation,
Coating, Shape, Roughness and Other. Drilling
and handling breaks are not usually included on
the logs.

Defect Type
B Bedding plane
Cs Clay seam
Cv Cleavage
Cz Crushed zone
Ds Decomposed seam
F Fault
J Joint
Lam lamination
Pt Parting
Sz Sheared Zone
V Vein

Orientation
The inclination of defects is always measured from
the perpendicular to the core axis.

h horizontal
v vertical
sh sub-horizontal
sv sub-vertical

Coating or Infilling Term
cln clean
co coating
he healed
inf infilled
stn stained
ti tight
vn veneer

Coating Descriptor
ca calcite
cbs carbonaceous
cly clay
fe iron oxide
mn manganese
slt silty

Shape
cu curved
ir irregular
pl planar
st stepped
un undulating

Roughness
po polished
ro rough
sl slickensided
sm smooth
vr very rough

Other
fg fragmented
bnd band
qtz quartz

July 2010
Graphic Symbols for Soil and Rock

General

Soils

Sedimentary Rocks

Metamorphic Rocks

Igneous Rocks

Road base
Filling

Concrete
Asphalt
Topsoil
Peat
Clay
Conglomeratic sandstone
Conglomerate
Boulder conglomerate
Sandstone
Slate, phyllite, schist
Siltstone
Mudstone, claystone, shale
Coal
Limestone
Porphyry
Cobbles, boulders
Sandy gravel
Laminite
Silty sand
Clayey sand
Silty clay
Sandy clay
Gravelly clay
Shaly clay
Silt
Clayey silt
Sandy silt
Sand
Gravel
Talus
Gneiss
Quartzite
Dolerite, basalt, andesite
Granite
Tuff, breccia
Dacite, epidote

Appendix B
Drawing 1
Results of Field Work

459
284
R 50840
R 42023
R 42023
282
292
292
Lot 283
Pump
Shed
Shed
Water
Pump Station
Chicken
Coop
Shed
Dwelling
Modular
Unit
7
6
4
5
9
-
d
0
1
.
d
g
n
P
I
N
P
O
I
N
T

C
A
R
T
O
G
R
A
P
H
I
C
S

(
0
8
)

9
5
6
2

7
1
3
6
CLIENT:
PROJECT No.:
DRAWING No.:
REVISION:
DATE:
1
A
Site Boundary
Cadastral Boundary
Topographic Contour
Test Pit Location
Legend
Douglas Partners
Geotechnics Environment Groundwater
N
MGA
25 Oct 2012
76459
0 50 200m 100 150
SCALE 1 : 4 000 at A4
TP6
TP7
TP3
TP1
TP2
TP4
TP5
2
4
23
22
4
3
8

2
5
0
m
E
4
3
8

5
0
0
m
E
8 025 750mN
8 025 500mN
8 025 250mN
8 025 000mN
B
R
O
O
M
E
R
O
A
D
Location of Tests
Lot 283 Broome Road
Roebuck, WA
DEVELOPMENT
AREA
EXISTING
ORCHARD
CADASTRAL SOURCE: Landgate, October 2012.
SILTY SAND - weakly cemented, brown, fine to
medium grained silty sand, dry.
- becoming red-brown from 0.2 m depth.
SILTY SAND - dense, red-brown, fine to medium
grained silty sand with some clay, dry to moist.
- becoming loose to medium dense and moist from 0.7
m depth.
- slightly clayey from 1.4 m depth.
Pit discontinued at 3.0m (Target)
0.4
3.0
>>
Results &
Comments
Sampling & In Situ Testing
1
2
3
W
a
t
e
r
D
e
p
t
h
S
a
m
p
l
e
Description
of
Strata
G
r
a
p
h
i
c
L
o
g
T
y
p
e
CLIENT:
PROJECT:
SAMPLING & IN SITU TESTING LEGEND
1
2
3
R
L
RIG: 4 tonne Yanmar with 450 mm wide toothed bucket.
LOCATION:
2
2
2
1
2
0
1
9
REMARKS:
WATER OBSERVATIONS: No free groundwater observed.
TEST PIT LOG
Depth
(m)
LOGGED: CC
Lot 283 Broome Road, Roebuck, WA
SURVEY DATUM: MGA94 Zone 51
A Auger sample G Gas sample PID Photo ionisation detector (ppm)
B Bulk sample P Piston sample PL(A) Point load axial test Is(50) (MPa)
BLK Block sample U
x
Tube sample (x mm dia.) PL(D) Point load diametral test Is(50) (MPa)
C Core drilling W Water sample pp Pocket penetrometer (kPa)
D Disturbed sample Water seep S Standard penetration test
E Environmental sample Water level V Shear vane (kPa)
SURFACE LEVEL: 22.3 AHD
EASTING: 438108
NORTHING: 8025244
DIP/AZIMUTH: 90/--
PIT No: TP1
PROJECT No: 76459
DATE: 4/10/2012
SHEET 1 OF 1
5 10 15 20
Sand Penetrometer AS1289.6.3.3
Cone Penetrometer AS1289.6.3.2
Dynamic Penetrometer Test
(blows per 150mm)
0.5
1.5
B
D
SILTY SAND - medium dense, red-brown, fine to
medium grained silty sand with some clay, dry to moist.
- becoming moist from 0.5 m depth.
- becoming medium dense from 1.1 m depth.
0.2
3.0
Results &
Comments
1
2
3
W
a
t
e
r
D
e
p
t
h
S
a
m
p
l
e
Description
of
Strata
G
r
a
p
h
i
c
L
o
g
T
y
p
e
CLIENT:
PROJECT:
1
2
3
R
L
LOCATION:
2
2
2
1
2
0
1
9
REMARKS:
TEST PIT LOG
Depth
(m)
LOGGED: CC
BLK Block sample U
x
EASTING: 438250
NORTHING: 8025258
DIP/AZIMUTH: 90/--
PIT No: TP2
PROJECT No: 76459
DATE: 4/10/2012
SHEET 1 OF 1
5 10 15 20
(blows per 150mm)
0.5
0.7
1.0
2.9
U
155
B
D
SILTY SAND - loose to medium dense, red-brown, fine
to medium grained silty sand with some clay, dry to
moist.
- with a root from 1.6 m (approximately 20 mm
diameter) depth.
0.15
3.0
Results &
Comments
1
2
3
W
a
t
e
r
D
e
p
t
h
S
a
m
p
l
e
Description
of
Strata
G
r
a
p
h
i
c
L
o
g
T
y
p
e
CLIENT:
PROJECT:
1
2
3
R
L
LOCATION:
2
2
2
1
2
0
REMARKS:
TEST PIT LOG
Depth
(m)
LOGGED: CC
BLK Block sample U
x
EASTING: 438170
NORTHING: 8025336
DIP/AZIMUTH: 90/--
PIT No: TP3
PROJECT No: 76459
DATE: 4/10/2012
SHEET 1 OF 1
5 10 15 20
(blows per 150mm)
1.5
2.5
2.7
D
U
155
SILTY SAND - loose to medium dense, red-brown, fine
to medium grained silty sand with some clay, dry to
moist.
0.2
3.0
Results &
Comments
1
2
3
W
a
t
e
r
D
e
p
t
h
S
a
m
p
l
e
Description
of
Strata
G
r
a
p
h
i
c
L
o
g
T
y
p
e
CLIENT:
PROJECT:
1
2
3
R
L
LOCATION:
2
3
2
2
2
1
2
0
REMARKS:
TEST PIT LOG
Depth
(m)
LOGGED: CC
BLK Block sample U
x
SURFACE LEVEL: 23 AHD
EASTING: 438318
NORTHING: 8025377
DIP/AZIMUTH: 90/--
PIT No: TP4
PROJECT No: 76459
DATE: 4/10/2012
SHEET 1 OF 1
5 10 15 20
(blows per 150mm)
1.0 D
- becoming loose to medium dense and moist from 0.5
m depth.
0.2
3.0
Results &
Comments
1
2
3
W
a
t
e
r
D
e
p
t
h
S
a
m
p
l
e
Description
of
Strata
G
r
a
p
h
i
c
L
o
g
T
y
p
e
CLIENT:
PROJECT:
1
2
3
R
L
LOCATION:
2
3
2
2
2
1
2
0
REMARKS:
TEST PIT LOG
Depth
(m)
LOGGED: CC
BLK Block sample U
x
EASTING: 438264
NORTHING: 8025431
DIP/AZIMUTH: 90/--
PIT No: TP5
PROJECT No: 76459
DATE: 4/10/2012
SHEET 1 OF 1
5 10 15 20
(blows per 150mm)
1.0
1.2
2.0
U
155
B
medium grained silty sand with a trace of rootlets, dry.
- becoming red-brown from 0.2 m.
0.4
3.0
Results &
Comments
1
2
3
W
a
t
e
r
D
e
p
t
h
S
a
m
p
l
e
Description
of
Strata
G
r
a
p
h
i
c
L
o
g
T
y
p
e
CLIENT:
PROJECT:
1
2
3
R
L
LOCATION:
2
3
2
2
2
1
REMARKS:
TEST PIT LOG
Depth
(m)
LOGGED: CC
BLK Block sample U
x
EASTING: 438112
NORTHING: 8025473
DIP/AZIMUTH: 90/--
PIT No: TP6
PROJECT No: 76459
DATE: 4/10/2012
SHEET 1 OF 1
5 10 15 20
(blows per 150mm)
0.2 D
- becoming red-brown from 0.25 m depth.
- loose to medium dense from 0.7 m depth.
0.5
3.0
Results &
Comments
1
2
3
W
a
t
e
r
D
e
p
t
h
S
a
m
p
l
e
Description
of
Strata
G
r
a
p
h
i
c
L
o
g
T
y
p
e
CLIENT:
PROJECT:
1
2
3
R
L
LOCATION:
2
3
2
2
2
1
2
0
REMARKS:
TEST PIT LOG
Depth
(m)
LOGGED: CC
BLK Block sample U
x
EASTING: 438083
NORTHING: 8025365
DIP/AZIMUTH: 90/--
PIT No: TP7
PROJECT No: 76459
DATE: 4/10/2012
SHEET 1 OF 1
5 10 15 20
(blows per 150mm)
0.5 B

Appendix C
Laboratory Testing

Particle Size Distribution &
Plasticity Index tests
Mining &
Civil
Geotest Pty Ltd Job No:
unit1/1 Pusey Road, Jandakot, WA 6164 Report No: 60017-P12/3527
Ph (08) 9414 8022 Fax (08) 9414 8011 Sample No: P12/3527
Email: kevin@mcgeotest.com.au Issue Date:
Client: Decmil Australia Pty Ltd Sample Location: TP1
Project: Lot 283 Broome Road, Roebuck Depth (m): 0.5
Location: Roebuck, WA
SIEVE ANALYSIS WA 115.1
Sieve Size (mm) % Passing
75.0
37.5
19.0 Plasticity index tests
9.5 Australian Standard 1289.
4.75 Liquid limit 3.1.1 15 %
2.36 Plastic limit 3.2.1 14 %
1.18 100 Plasticity index 3.3.1 1 %
0.600 97 Linear shrinkage 3.4.1 1.0 %
0.425 91
0.300 81 Cracked
0.150 51
0.075 25 Curled
0.0135 14
Client address: 36 O'Malley Street, Osborne Park Sampling Procedure: Tested as received
Approved signature
Kevin M Jones
WA PSD PI April 2009
23 October 2012
60017
sheet 1 of 2
0
10
20
30
40
50
60
70
80
90
100
0.001 0.01 0.1 1 10 100
%

P
a
s
s
i
n
g

Particle Size (mm)
This document is issued in accordance with NATA's accreditation
requirements. This Document may only be reproduced in full.
Accreditation No 15545
Mining & Maximum Dry Density (AS 1289.5.2.1) &
Civil California Bearing Ratio (AS 1289.6.1.1)
Geotest Pty Ltd Test Report
Unit 1/1 Pusey Road, JANDAKOT WA 6164
Ph (08) 9414 8022
Fax (08)9414 8011
Certificate No: Project:
Sample No: Client:
Location: Date of Issue:
TP1 0.5 Job No: 60017
Maximum Dry Density t/m
3
:
Optimum Moisture Content %: 4
Desired Conditions: 4.5
Compactive Effort 9.0
Mass of hammer kg 128.0
Number of layers 9.9
Number of blows/layer 141.5
Conditions after Compaction 0
Dry Density t/m
3
C.B.R. at 5.0 mm Penetration % 35
Moisture Content %
Density Ratio % 2.03
Moisture Ratio % 9.6
Soaked / Unsoaked 95.0
137.0
Comments:
Moisture Content (%)
Client address: 36 O'Malley St, Osborne Park
Approved Signature Kevin M Jones
Sheet 2 of 2
Email kevin@mcgeotest.com.au
60017-P12/3527 Lot 283 Broome Road Roebuck
23 October 2012
P12/3527
Roebuck, WA
2.13 Conditions at Test
7.0 Soaking Period (Days)
95/100 Surcharge (kg)
Entire Moisture Content %
4.9 Entire Moisture Ratio %
5 Top 30mm Moisture Content %
15 Top 30mm Moisture Ratio %
Swell %
Dry Density Ratio %
2.03
6.8 Conditions after Soaking
95.0 Dry Density t/m
3
ASMDD-CBR June 2009
D
r
y

D
e
n
s
i
t
y

(
t
/
m
3
)
Moisture Ratio %
96.5 Moisture Content %
Soaked
This document is issued in accordance with NATA's
accreditation requirements. This document may not be
reproduced except in full. Accreditation No 15545
1.800
1.900
2.000
2.100
2.200
1 3 5 7 9
Mining &
Civil
Ph (08) 9414 8022 Fax (08) 9414 8011 Sample No: P12/3528
75.0
37.5
4.75 Liquid limit 3.1.1 22 %
2.36 100 Plastic limit 3.2.1 16 %
0.425 92
0.300 86 Cracked
0.150 57
0.075 29 Curled
0.0135 18
Approved signature
Kevin M Jones
23 October 2012
60017
sheet 1 of 1
0
10
20
30
40
50
60
70
80
90
100
0.001 0.01 0.1 1 10 100
%

P
a
s
s
i
n
g

Particle Size (mm)
Mining &
Civil
Ph (08) 9414 8022 Fax (08) 9414 8011 Sample No: P12/3529
75.0
37.5
4.75 Liquid limit 3.1.1 21 %
2.36 100 Plastic limit 3.2.1 14 %
0.425 92
0.300 83 Cracked
0.150 54
0.075 27 Curled
0.0135 17
Approved signature
Kevin M Jones
23 October 2012
60017
sheet 1 of 1
0
10
20
30
40
50
60
70
80
90
100
0.001 0.01 0.1 1 10 100
%

P
a
s
s
i
n
g

Particle Size (mm)
Mining &
Civil
Ph (08) 9414 8022 Fax (08) 9414 8011 Sample No: P12/3530
75.0
37.5
4.75 Liquid limit 3.1.1 15 %
2.36 Plastic limit 3.2.1 14 %
0.425 91
0.300 81 Cracked
0.150 50
0.075 23 Curled
0.0135 12
Approved signature
Kevin M Jones
23 October 2012
60017
sheet 1 of 2
0
10
20
30
40
50
60
70
80
90
100
0.001 0.01 0.1 1 10 100
%

P
a
s
s
i
n
g

Particle Size (mm)
Mining & Maximum Dry Density (AS 1289.5.2.1) &
Civil California Bearing Ratio (AS 1289.6.1.1)
Geotest Pty Ltd Test Report
Unit 1/1 Pusey Road, JANDAKOT WA 6164
Ph (08) 9414 8022
Fax (08)9414 8011
Certificate No: Project:
Sample No: Client:
Location: Date of Issue:
TP7 0.5 Job No: 60017
Maximum Dry Density t/m
3
:
Optimum Moisture Content %: 4
Desired Conditions: 4.5
Compactive Effort 9.2
Mass of hammer kg 168.0
Number of layers 10.7
Number of blows/layer 194.0
Conditions after Compaction 0
Dry Density t/m
3
C.B.R. at 2.5 mm Penetration % 35
Moisture Content %
Density Ratio % 1.96
Moisture Ratio % 9.8
Soaked / Unsoaked 95.0
179.0
Comments:
Moisture Content (%)
Client address: 36 O'Malley St, Osborne Park
Approved Signature Kevin M Jones
ASMDD-CBR June 2009
D
r
y

D
e
n
s
i
t
y

(
t
/
m
3
)
Moisture Ratio %
98.5 Moisture Content %
Soaked
16 Top 30mm Moisture Ratio %
Swell %
Dry Density Ratio %
1.96
5.4 Conditions after Soaking
95.0 Dry Density t/m
3
Entire Moisture Content %
4.9 Entire Moisture Ratio %
5 Top 30mm Moisture Content %
2.07 Conditions at Test
5.5 Soaking Period (Days)
95/100 Surcharge (kg)
60017-P12/3530 Lot 283 Broome Road Roebuck
23 October 2012
P12/3530
Roebuck, WA
Sheet 2 of 2
Email kevin@mcgeotest.com.au
This document is issued in accordance with NATA's
accreditation requirements. This document may not be
reproduced except in full. Accreditation No 15545
1.750
1.850
1.950
2.050
2.150
1 3 5 7 9

Appendix 7
Civil Engineering and Site Services Report

C:\Users\monica.szymaniak\Documents\Chris Cable File\12751C-Concept Assessment Report - Civil works and Services-V5.doc

Concept Assessment Report
Civil Engineering and Site Services

Temporary Worker Village and
Indigenous training facility
Broome, WA

Prepared For: DECMIL Group Limited

December 2012
Job No.: 12751C
Report No.: 12751C-C&S1

R O B E R T B I R D G R O U P Page 2
Date:18/12/12 Date: 18/12/12

Table of Contents

Report Issue Register ........................................................................................................................................ 1
Report Amendment Register ............................................................................................................................. 1
1. Introduction......................................................................................................................................... 4
Objective 4
Site Description.................................................................................................................................... 4
Topography and Site Drainage.............................................................................................................. 5
Development Proposal ......................................................................................................................... 5
2. Stormwater Management ................................................................................................................... 6
Existing Site ......................................................................................................................................... 6
Opportunities and constraints............................................................................................................... 6
Proposed Site Management ................................................................................................................. 6
Points of Discharge .............................................................................................................................. 7
Stormwater Quantity Modelling Approach ............................................................................................. 7
Pre-Development Scenario ................................................................................................................... 7
Post-Development Scenario.................................................................................................................. 8
Stormwater Quality Assessment and management Options................................................................. 10
3. Earthworks and Site Grading ........................................................................................................... 11
4. Erosion and Sediment Control ......................................................................................................... 11
5. Water Supply, Treatment and Storage............................................................................................. 12
6. Wastewater....................................................................................................................................... 12
Wastewater Treatment & Reuse ......................................................................................................... 13
7. Power Supply ................................................................................................................................... 14
Natural Gas........................................................................................................................................ 14
8. Communications............................................................................................................................... 14
Appendix
A Robert Bird Group Drawings

References

1. Australian Rainfall and Runoff A Guide to Flood Estimation, Volumes 1 and 2 (1987) The Institution of
Engineers, Australia.
2. Best Practices Erosion & Sediment Control for building and construction sites (Book 2 Appendices A-G)
November 2008.
3. Shire of Broome Development Services Environmental Policy 4.4.8 Stormwater Management.
4. Satellite imagery from Google Maps and Google Earth.
5. Western Australia Planning Commission Better Urban Water Management 2008.
6. Australian Guidelines for Urban Stormwater Management 2000.
7. Kimberley Regional Water Plan 2010-2030.
8. Government of Western Australia State Water Quality Management Strategy No. 2 (2003).
9. Waters and Rivers Commission Report WRP41 (2001)
10. Shire of Broome Environmental Policy 4.4.8 Stormwater Management (2003).
11. Environmental Protection (Water) Policy 2009.
12. Contour and Detail Survey of the site prepared by McMullen Nolan Group, dated 08 October 2012.
13. Concept Architectural Plans of the proposed development prepared by Nyimarr Decmil


1. Introduction
Objective
This constitutes a report on the concept Civil Engineering and Site Servicing Strategy prepared in support of a
future Development Application (DA) for the proposed Accommodation Village located at Lot 283 Broome Road,
Roebuck, Broome, Western Australia.

This concept report has been prepared to: (1) identify infrastructure considerations, constraints, and
opportunities, and (2) develop considered and integrated concepts that align with local government policies and
create a sustainable development.

Site Description
The site is located approximately 25 kilometres east of Broome township, on Lot 283 Broome Road, Roebuck.
The overall site is approximately 15ha, with approximately 8ha of the subject site cleared of all vegetation and
agriculture. The remaining 5ha (with 4.5ha planted), in the southern portion of the subject site, consists of an
established mango plantation. The site is bound by horticultural/agricultural areas to the west and the east, and
bound by undeveloped, open green space to the north and south.
A large 180m buffer separates the site and Broome Road. Currently vehicles can access the site from the road via
an unbound dirt access track.
The site is located in the Shire of Broome (SOB) local government area; Under the Town Planning District Scheme,
the site is classified as a Rural Agriculture zone, and is further zoned as the Skuthorpe Rural Agricultural Zone
SCA.

Figure 1.1: Site Context Map


Figure 1.2: Lot 283 Broome Road

Topography and Site Drainage
The existing site is fully utilised and the site topography is generally flat. Survey level information shows that the
existing ground surface falls north to south from 24.00m AHD to 21.41m AHD, at approximately 0.45%.
The current site is drained by overland flow, following the natural topography and discharging through the sites
southern boundary into the natural 180m wide buffer strip between the site and Broome Road.
Development Proposal
A Preliminary Layout Plan has been prepared by Peter Hunt Architect (PHA) and was used as the reference plan for
assessing infrastructure requirements. The Preliminary Layout Plan referenced was dated 6 November 2012,
Revision J.
The proposed development is comprised of an accommodation compound incorporating amenities, recreational
facilities, utilities areas, and car parking.
Key elements of the layout plan include:
857 unit temporary worker accommodation facility, utilising double storey units.
Centralised facilities, including kitchen/diner, indigenous training facility, gym, tavern, sports and
recreation area.
Access roads, car parking, bus parking, vegetated buffers

This report provides a summary of the design principles and planning objectives for stormwater management,
earthworks, sediment and erosion controls, water, wastewater, power supply and communications.
This is a concept strategy/assessment only, indicative for planning purposes and subject to detailed site
investigation and options analysis.

2. Stormwater Management

Existing Site
The site is located within the Kimberley area as defined by AR&R 87. The available survey data that is available for
the project is limited to the locality of the site. In order to gain an approximate understanding of the surrounding
catchments, RBG have obtained approximate topography data of the upstream areas via use of GIS (Google Earth)
surface extraction. Whilst this information is by no means definitive it does give a reasonable indication of the size
and grade of the area which will contribute flows to the site of the proposed development.
A summation of the external catchment is included in the drawings provided in Appendix A. It is proposed that the
upstream catchment will be collected and conveyed through the site via the use of large swales that will cater for
the flows for all events up to and including the 1 in 50 year storm event as per Broome Shire Council guidelines.
Provision for the 100 year flows will be made within the overall design of the site.
A Site inspection by RBG has not been performed to date, however it is assumed that there is no existing
stormwater infrastructure located in the site. Existing overland flow paths and networks formed within the natural
surface are located within and downstream of the subject site.
Opportunities and constraints
Site Opportunities
The proposed development enables a number of opportunities to address any negative impacts that the proposal
may have on the quantity and quality of the stormwater discharging from the subject site. The main advantage of
the site is the availability of open space, which can have large infiltration of rainfall and hence reduce water
quantity and improve water quality.
The opportunities identified are as follows:
Stormwater Quantity
The collection of roofwater and stormwater runoff in possible rainwater tanks which may for example be
used for; toilet flushing and landscape irrigation. Rainwater and stormwater harvesting can reduce the
quantity of stormwater being discharged into the natural waterways. This can also assist with reducing the
sites demand on an external water supply.
Stormwater Quality
It is proposed that the vast majority of the rainfall on site will infiltrate into the soil, and any overland flow
will be captured and conveyed by swales into on-site detention basins. Roof water can be captured and
stored for suitable reuse throughout the site.
Implementation of Stormwater Best Management Practice where appropriate to reduce the levels of
pollutants in stormwater being discharged from site.
Site Constraints
The proposed development provides numerous benefits in terms of stormwater management however a limiting
factor is the very flat natural surface, which falls at roughly 0.45%. Though this does allow for more soil infiltration,
during major storm events when the soil is saturated, overland flow will be slow and will require the use of wide
swales to convey the flows into the on-site detention basins. This may require considerable space throughout the
site.
Proposed Site Management
General
The proposed stormwater network within the site will be designed to cater for the 1 in 50 year storm events as
required by Council. It is intended to avoid the use of a pit and pipe network and instead use a series of vegetated
swales that will collect water from the internal site and direct it to an on-site detention basin that is located at the
southern, downhill end of the development. The onsite detention basin will then discharge into the existing
downstream portion of the site.
Internal Site Drainage
The internal drainage network will consist of a two stage strategy. The eastern side of the site which consists of
the accommodation units will involve the roof drainage being directed to swales located between the rows of the
elevated units which will then connect to central swales running adjacent to the radial footpaths to the eastern
half of the site ring road. The road will then discharge directly into the upstream catchment bypass swale. The
western side of the site which consists of the Central Facilities Buildings, associated carparks and loading docks

will drain in a similar manner to the eastern side, draining to a Western swale. This swale will then connect to the
proposed On-Site Detention basin at the bottom of the site via a headwall and culvert connection.
On-Site Detention
A DRAINS model has been constructed to analyse the impacts of the proposed drainage network. Utilising this
model the onsite detention basin is designed to pull the post development flows back to those of the pre
development catchment. As per the Council guidelines the internal drainage will cater for the 1 in 50 year event.
The basin will consist of a controlled pipe discharge to the upstream catchment bypass swale on the eastern
boundary of the site for low flows and a wide overflow weir along the southern edge of the basin which will provide
a widely spread high flow discharge into the existing Mango Orchard.
Building Levels
As per Broome Shire Council guidelines all building will be located 300mm above the 100 year ARI flood event
levels for the site.
Points of Discharge
Stormwater resulting from minor and major storm events in the proposed development will discharge via
overland flow across the southern boundary of the site into the large vegetated buffer to the south of the site.
It is proposed that the Eastern and Western Channels will be detailed to dissipate concentrated flows into the
orchid as sheet flows.
Stormwater Quantity Modelling Approach
Stormwater runoff quantity has been considered for both pre-development and post-development scenarios.
Modelling of stormwater runoff has been undertaken using the Rational Method of calculation.
Pre-Development Scenario
The site is currently used for horticultural/agricultural uses predominately mango growing. The pre-development
scenario has therefore based on the sites existing usage of the land.
Table 2.1 Pre Development Land Characteristic Summary

Impervious
Area (m
2
)
Pervious
Area (m
2
)
Total Site
Area (m
2
)
Pre-development 1491 148,309 149,800

Note: The pervious and impervious areas for the existing development are derived from the detail survey plan
prepared by McMullen Nolan Group. The area of the subject site for the purposes of this report is 149,800m2.

The summary of pre-development sites stormwater discharge parameters used, are listed below:


Post-Development Scenario
At this point in time, the proposed compound has been assumed to be consistent with a low density residential
development. The proposed mixed use development will consist of a number of catchment areas analysed
through the rational method using both the Kinematic Wave and Mannings equations.
Table 2.3 Post Development Land Characteristic Summary

Impervious
Area (m
2
)
Pervious
Area (m
2
)
Total Site
Area (m
2
)
Post-development 31,258 118,542 149,800

Note: The pervious and impervious areas for the proposed development are calculated from the concept
architectural plan.

The summary of post-development sites stormwater discharge parameters used is as listed below:


The comparison between pre-development flow and post-development has demonstrated that peak runoff from
the proposed development will result in a small increase in flow. Stormwater detention has therefore been
proposed in the form of on-site detention basins.
Stormwater Quality Assessment and management Options

Local Area
Currently a water quality monitoring program is underway for the Roebuck Bay region (south of proposed site). A
report undertaken by the Western Australia Waters and Rivers Commission outlines the need for a revised Broome
Water Reserve boundary, which would then contain protected waters and stringent quality standards; however the
proposed site falls outside of this area.
The water quality for the site may by high in pollutant loads as a typical mango farm (current land use) Nitrogen
load is 100-150kgN/ha/year, which may discharge into Roebuck Bay during a storm event. Hence best
management practices are recommended for this development.
Pollutants of Concern
The key pollutants generated by various developments are listed by the Australian Guidelines for Urban
Stormwater Management 2000 Table 4. During the operational (post-construction) phase of a mixed use
development, Australian Guidelines for Urban Stormwater Management 2000 Table 4 identifies the following
pollutants as being typically generated:
Litter
Sediment
Nutrients (Nitrogen & Phosphorous)
Pathogens/Faecal coliforms (bacteria and viruses)
Hydrocarbons (including oil and grease) - unlikely
Heavy Metals (often associated with fine sediment)
Surfactants (e.g. detergents from car washing)

Best Management Practice
Water quality best management practice is proposed to be used on site and will consist of swales, surface
infiltration, sediment basins, rainwater tanks and on-site detention.
These stormwater quality improvement methodologies will help to improve the quality of the stormwater
discharging from the proposed development and have been summarized in Table 2.5 below.

Table 2.5 - Stormwater Best Management Practices Selection Matrix
Stormwater Quality
Best Management
Practice
Discussion
Vegetated Swales
Vegetated swales are an effective gross pollutant and sediment
removal treatment method. Given the very flat grade of the site,
infiltration into the swale base can be achieved, thereby recharging
groundwater, improving water quality and reducing runoff.
Sediment Basins
Sediment basins are a highly effective method for the removal of
gross pollutants, sediment and attached nutrients. Regular
maintenance and dewatering during storm periods is required to
maintain their effectiveness.
Detention Basins
On-site detention basins are used to reduce stormwater discharge,
however can also be used to remove gross pollutants, some
suspended solids and sediment. This device provides minimal
stormwater treatment and hence is best used in conjunction with
primary and secondary treatment systems.
Rainwater Storage
Tank
Rainwater storage tank enables the reuse of roof runoff, primarily
for toilet flushing. The main contaminant removal process is the
diversion of runoff from roof (impervious) areas to the sewer system
(toilet flushing).

3. Earthworks and Site Grading

This design intent for the proposed site grading is to balance and minimize earthworks cut and fill as much as
possible, whilst avoiding any excess fill. Currently the site grades approximately 0.5% toward the south.
Due to the limited fall on the site, no downstream stormwater infrastructure and cost implications; it was
deemed that piped drainage would not be adequate for this development. Thus the implementation of surface
swales through the site with pipes under cross roads and paths was deemed to be the most effective solution.
The current design has three major swales. These are located on either side of the site and through the middle
to take the majority of stormwater flow with minor swales connecting into these major ones. Several of these
swales connect to OSD basins to limit flows to pre developed levels. In addition to this, to avoid installing pipes
on the roadway, the roads grade toward the larger swales on either side of the road with flush kerb
implemented.
The incorporation of a surface drainage strategy generally has governed the site grading design, with the surface
requiring constant falls and no trapped low points.

4. Erosion and Sediment Control

Erosion and sediment controls will be provided in accordance with related local or state authority guidelines. This
will likely include measures such as sediment fences at the downstream edges of all disturbed areas and a truck
shaker grid at each point of access to the site. A sedimentation basin will be provided at the lowest part of the
site. Silt build-up in the basins will be monitored and removed until the completion of earthworks and the grass
has become well established in the re-vegetated areas.
The proposed Sediment and Erosion Control plan and details are shown on DWGs SKC1-01 & 02 & 03 which
assumes that all of the proposed stages are to be constructed concurrently, if this is not the case the controls will
be slightly different to cater for the individual stages.

From preliminary survey information, the external catchment for the site is estimated to be approximately 190ha,
and flows into the northern boundary of the site. To avoid this external catchment flowing through the site a
diversion bund is proposed to limit stormwater discharging into the proposed development. This will ensure that
there are no detrimental hydrological impacts downstream of the site occur as the internal flows will be contained
and treated through a sediment basin prior to discharge. Further details will be provided at the detailed design
stage.

5. Water Supply, Treatment and Storage

No municipal water supply networks are known to exist in close vicinity to the site. A DBYD search was performed,
however no return was provided from the authorities for water assets. It is understood that the Broome township
is supplied water through 14 bores generally located to the northeast of the town. Bore water is sourced from the
unconfined Broome Sandstone aquifer and yields high quality water
1, 3
Decmil Australia have advised that a current license with a water entitlement of 500 000 kL exists over Lots 282
and 283 Broome Rd. It is proposed that on sale of Lot 283, this entitlement be split, with a water entitlement of
215 000 KL to be allocated to Lot 283. There is currently believed to be one groundwater abstraction bore located
on Lot 283 Broome Rd, Roebuck.

No liaison has been conducted with Water Corporation.
As noted above, water supply is proposed to be sourced from the existing groundwater bore on site (subject to
license agreements). The proposed extraction rate requires confirmation through detailed site investigation to be
undertaken at the next stage (as well as the approvals). Decmil Australias Hydraulics department have confirmed
that a water license of 215 000KL is adequate to service the proposed 857 Unit camp
Subject to water quality assessment of bore water, treatment of bore water is expected to enable it suitable for
potable use. An onsite water treatment plant (WTP) is proposed for the site.
Potable water storage shall be provided on site. A water pumping station and potable water network shall provide
reticulation around the site to service units and service buildings.

6. Wastewater

No municipal sewage networks are known to exist in the vicinity of the site. A DBYD search was performed,
however no return was provided from the authorities for sewerage assets.
No liaison has been conducted with Water Corporation.
The Broome Wastewater Treatment Plant (WWTP) is located approximately 10km northeast of Broome. It is
understood the WWTP was upgraded in September 2011 to cater for increased development in Broome. It is also
understood that as part of these upgrades, a sewage pumping station was constructed in Roebuck Estate with a
9.9km rising main to the WWTP3. The capacity of the pumping station is unknown. It is understood that the
Roebuck Estate is approximately 5km from the site.
Wastewater generation rates for similar accommodation villages are in the order of 80-90% of the potable water
demand. It is estimated that the wastewater Average Daily Dry Weather Flow (ADWF) will be in the order of
120kL/day. This rate is suitable for planning purposes only as it will be affected by site conditions, water
conservation and reuse measures, and actual water demand.
Wastewater collection shall be provided through sewer reticulation network, and shall gravitate to the onsite
wastewater treatment plant (WWTP). The WWTP shall be located so as to enable gravity drainage without network
lift stations (in order to reduce energy consuming elements and O&M requirements).

3
Sourced from Water Corporation website. http://www.watercorporation.com.au/B/broome_wwtp2.cfm


Wastewater Treatment & Reuse
Onsite wastewater treatment and reuse is proposed for the site. It is proposed to irrigate the existing orchard to
the south of the development with treated wastewater. Irrigation is proposed as either spray or drip, or a
combination of both. Treated wastewater will be irrigated on to fresh food crops, as such a very high quality of
treated water is required to be achieved. Due the nature of the site, with the close proximity of residents, compact
systems that maintain strict odour control are also recommended.
A package or containerised treatment plant is proposed. The treatment technology employed shall be confirmed in
the next design stage once further investigation of flows, loads, operation and maintenance has been undertaken.
The primary treatment technologies available in package systems include Sequence Batch Reactor (SBR),
Membrane Bioreactors (MBR), and Extended Aeration Activated Sludge (EAAS). Due to the requirement to achieve
A Class quality treated water, disinfection and ultra-filtration is expected to be employed. Disinfection can be
achieved through chemical dosing or UV treatment.
Treated wastewater (TW) shall be stored in TW storage tanks following treatment. An irrigation pumping station
shall be draw from the TW tanks to supply an irrigation header main through the orchard area to be irrigated.
Typical TW recovery rates from package WWTPs such as MBR provide approximately 90% yield. As such, it is
estimated that approximately 108kL/day TW will be available for reuse. This figure is indicative for planning
purposes only. No assessment of the orchard irrigation requirements has been undertaken. This shall be
undertaken in the next design stage. Should a water balance assessment identify surplus TW volumes,
consideration shall be given to providing TW for alternate uses i.e. vehicle or maintenance yard washdown, toilet
flushing, and/or fire fighting.
As wastewater volumes to be treated are greater than 5,000 L/d, application needs to be made to Department of
Health, WA. The process for approval is outline in the flow diagram below.

Figure 6.1. Schematic representation of the DOH approval process
4

Subject to the final water balance and demand assessment, additional approvals may be required with the
Department of Environment and Conservation (DEC). Should treated wastewater volumes range between 20
kL/day and 100 kL/day, a works approval from DEC to construct the facility, followed by a registration to operate

4
Guidelines for the Non-Potable Uses of Recycled Water in Western Australia, DOH, August 2011

as Category 85 Sewage facility is required. If the volume of recycled water exceeds 100 kL/day such premises are
designated as Category 54 Sewage facility and a licence is required to operate after works approval
(Environmental Protection Regulations 1987). License application requirements will be investigated in the next
design stage.

7. Power Supply

A Dial Before You Dig (DBYD) search was undertaken and the return register from Horizon Power did not identify
any assets along Broome Road adjacent to the site. Discussions have not been held with Horizon Energy regarding
grid power supply for the site. It is understood that local network capacity is expected to be limited and connection
to the grid is not envisaged.
Based on similar sites, total connected load is expected to be in the range of 1-2 MVA. This load is indicative and
suitable for concept planning purposes only. A detailed load assessment is required at the next design stage.
On-site power generation is proposed for the development. Power generation scenarios for isolated areas typically
involve the use of diesel generators.
Once the development details are finalised, a detailed assessment of load profiles versus supply options should
be undertaken to identify feasibility of generation options, feasibility, serviceability and sustainability benefits of
the system options.
Natural Gas
Natural gas supply is understood to be limited in Broome. Discussions with BOC Gas indicate availability of 50kg
cylinders which may be suitable for kitchen usage. BOC Gas also indicated that there may be possibility of
refuelling services for permanent on-site gas storage vessels (milk-run deliveries).
Should reliability of gas delivery supply be confirmed, options for increased gas usage can be investigated at the
site such as gas water heating, laundry equipment operation, equipment operation. Increased natural gas usage
can provide sustainability benefits through reduced electrical demand. This shall be investigated in the next
development stage.

8. Communications

A Dial Before You Dig (DBYD) search was undertaken and the return register from Telstra indicated that
communication assets are located in Broome Road adjacent to the site. Similarly, as search of the Telstra GSM
indicated that reasonable GSM coverage is available at the site. Discussions have not been held with Telstra
regarding communications network connectivity to the site. Liaison will be undertaken with Telstra during the next
development design stage. Figures 8.1 and 8.2 below indicate communications infrastructure and coverage for
the site.


Figure 8.1 Telstra GSM Coverage Map for Broome Area (source: www.telstra.com.au)

Figure 8.2 Telstra communications assets located adjacent to the site (source: Telstra DBYD)

Appendix A
(RBG Drawings)

Proposed
Development Site
location
Existing Telstra assets
entering the site, and
located in Broome
Road adjacent to the
21
2 1
21 21
22
23
23
24
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PROPERTY
RESOURCES
ENERGY
CONSTRUCTION
MECHANICAL
INFRASTRUCTURE
VISUALISATION
PROPERTY
RESOURCES
ENERGY
CONSTRUCTION
MECHANICAL
INFRASTRUCTURE
VISUALISATION
21.26
2 1
21 21
22
22
2 2
22
22
23
23 23
23 23
24
24
2 4
24
24
PROPERTY
RESOURCES
ENERGY
CONSTRUCTION
MECHANICAL
INFRASTRUCTURE
VISUALISATION
PROPERTY
RESOURCES
ENERGY
CONSTRUCTION
MECHANICAL
INFRASTRUCTURE
VISUALISATION
2
2
2
2
22
22
23
23
21.26
2
1
2
1
2
1
PROPERTY
RESOURCES
ENERGY
CONSTRUCTION
MECHANICAL
INFRASTRUCTURE
VISUALISATION
23
23
23
23
23
2
4
24
2 4
24
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PROPERTY
RESOURCES
ENERGY
CONSTRUCTION
MECHANICAL
INFRASTRUCTURE
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Sydney Brisbane Melbourne North Queensland London

Perth Office

ABN 67 010 580 248 ACN 010 580 248

Level 7
28 The Esplanade
Perth WA 6000
PO Box Z5250
St Georges Terrace
Perth WA 6000
Australia
P: +61 (0) 8 6104 2642

www.robertbird.com

23.90
23.68
23.91
24.03
24.03
23.93
24.07
24.02
23.65
23.77
23.28
22.92
22.71
23.31
23.93
23.98
23.89
23.91
26.28 26.95
26.27
26.18
26.64
25.18
24.00
23.73
23.82
23.74
23.61
23.37
23.31
23.25
22.89
23.00
24.16
24.17
24.22
24.30
24.22
25.30
22.49
22.51
22.72 22.72
22.48
22.46
22.64
22.67
22.54
22.63
22.50
22.50
22.71
22.60
22.71
22.55
22.65
22.63
22.52
22.65
22.64
22.76
22.68
22.80
22.98
22.80
22.80
22.72
22.64
22.80
22.77
22.77
23.05
22.90
22.88
22.83
22.76
22.87
23.41
23.30
23.21
22.72
23.39
23.23
23.21
22.60
22.89
22.92
22.66
22.81
22.95
22.65
22.92
22.84
23.09
23.04
22.89
22.90
22.91
22.88
23.14
23.03
23.09
22.94
22.69
22.72
23.08
23.02
22.78
22.82
23.50
23.47
23.34
22.94
22.82
23.17
23.03
23.31
23.21
22.86
23.11
23.20
23.03
23.23
23.26
23.13
22.95
22.78
23.27
23.10
23.48
23.57
23.04
23.02
22.98
23.28
23.07
23.41
23.10
23.13
23.37
23.32
23.22
23.10
23.59
23.52
23.57
23.62
23.84
23.82
23.89
23.78
23.06
23.27
23.50
23.64
23.51
23.51
23.47
23.40
23.33
23.96
23.72
23.79
23.36
23.64
23.10
23.66
23.48
23.53
23.62
23.17
23.25
23.51
23.44
23.64
23.58
23.20
23.40
23.62
23.67
23.49
23.62
23.66
23.82
24.02
23.68
23.40
23.76
23.22
23.62
23.80
23.73
23.77
23.77
23.56
23.78
23.98
23.77
23.84
23.53
23.93
23.35
24.15
23.74
23.92
23.38
23.73
23.92
23.70
24.05
24.18
24.00 23.95
23.59
23.53
23.93
24.04
24.23
23.84
23.84
23.93
23.84
23.91
24.11
24.13
24.00
24.00
23.98
23.92
24.05
23.95
23.88
24.00
23.83
24.14
23.44
23.37
23.73
23.88
24.34
23.91
23.92
23.84
24.23
23.93
23.98
23.91
23.97
PIPE
Loading Ramp
Water Tank
C
a
g
e

F
e
n
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2
m

H
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g
h
Vehicle Track
W
i
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F
e
n
c
e

1
.
2
m

H
i
g
h
L
O
T
2
8
3
23
23
23
23
23
2
4
2
4
2 4
24
24
PROPERTY
RESOURCES
ENERGY
CONSTRUCTION
MECHANICAL
INFRASTRUCTURE
VISUALISATION
22.71
22.08
21.92
22.89
23.00
22.22
22.24
21.61
21.81
21.82
21.75
21.63
21.64
21.81
21.69
21.70
21.61
21.60
21.83
21.72
21.66
21.66
21.82
21.63
21.63
22.38
22.30
21.70
21.82 22.10
22.02
21.85
21.74
21.89
21.79
22.07
21.92
21.92
21.79
21.71
22.10
21.90
21.95
21.90
22.11
21.96
22.00
21.88
21.81
21.80
21.85
21.84
21.97
21.89
21.91
21.89
21.89
22.00 21.88
21.76
21.82
21.98
21.96
21.88
22.00
21.95
22.24
22.11
22.03
21.89
21.84
21.95
22.05
22.10
22.05
21.86
21.93
22.04
21.95
21.96
22.05
21.92
22.32
22.34
22.26
22.03
22.14
21.91
22.05
22.10
22.03
22.42
22.09
22.03
22.05
22.02
22.36
22.09
22.27
21.88
22.52
22.29
22.22
22.10
22.12
22.10
22.52
22.49
22.40
22.15
22.07
22.17
22.51
22.27
22.29
22.36
22.23
22.15
22.21
22.35
22.72
22.22
22.24
22.03
22.60
22.21
22.42
22.37
22.28
22.30
22.72
22.48
22.46
22.40
22.35
22.23
22.32
22.25
22.36
22.64
22.67
22.43
22.54
22.63
22.50
22.50
22.29
22.71
22.34
22.38
22.60
22.71
22.40
22.39
22.46
22.55
22.48
22.43
22.65
22.42
22.49
22.34
22.56
22.50
22.63
22.52
22.65
22.64
22.76
22.68
22.80
22.98
22.80
22.80
22.72
22.64
22.52
22.80
22.77
22.77
22.48
22.90
22.88
22.83
22.76
22.87
22.72
22.59
22.56
22.60
22.89
22.92
22.66
22.81
22.95
22.65
22.92
22.84
22.89
22.90
22.91
22.88
22.69
22.72
22.78
22.82
22.94
22.82
22.86
22.95
23.02
22.98
22.04
22.08
22.17
22.27
22.29
22.27
22.35
PIPE
PIPE
2
2
.1
0
Water Pump Station
W
i
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e

F
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1
.
2
m

H
i
g
h
S
h
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d
Awning
Concrete Shed
Pump Shed
Shed
Awning
Awning
S
h
e
d

w
/
o
W
a
l
l
s
Chicken
Coop
Water Tank
Pad
Shed
Dwelling
Car Port
Awning
Modular Unit
L
O
T
2
8
3
2
2
2
2
22
2
2
23
23
PROPERTY
RESOURCES
ENERGY
CONSTRUCTION
MECHANICAL
INFRASTRUCTURE
VISUALISATION
22.71
22.08
21.92
22.89
23.00
22.22
22.24
21.61
21.81
21.82
21.75
21.63
21.64
21.81
21.69
21.70
21.61
21.60
21.83
21.72
21.66
21.66
21.82
21.63
21.63
22.38
22.30
21.70
21.82 22.10
22.02
21.85
21.74
21.89
21.79
22.07
21.92
21.92
21.79
21.71
22.10
21.90
21.95
21.90
22.11
21.96
22.00
21.88
21.81
21.80
21.85
21.84
21.97
21.89
21.91
21.89
21.89
22.00 21.88
21.76
21.82
21.98
21.96
21.88
22.00
21.95
22.24
22.11
22.03
21.89
21.84
21.95
22.05
22.10
22.05
21.86
21.93
22.04
21.95
21.96
22.05
21.92
22.32
22.34
22.26
22.03
22.14
21.91
22.05
22.10
22.03
22.42
22.09
22.03
22.05
22.02
22.36
22.09
22.27
21.88
22.52
22.29
22.22
22.10
22.12
22.10
22.52
22.49
22.40
22.15
22.07
22.17
22.51
22.27
22.29
22.36
22.23
22.15
22.21
22.35
22.72
22.22
22.24
22.03
22.60
22.21
22.42
22.37
22.28
22.30
22.72
22.48
22.46
22.40
22.35
22.23
22.32
22.25
22.36
22.64
22.67
22.43
22.54
22.63
22.50
22.50
22.29
22.71
22.34
22.38
22.60
22.71
22.40
22.39
22.46
22.55
22.48
22.43
22.65
22.42
22.49
22.34
22.56
22.50
22.63
22.52
22.65
22.64
22.76
22.68
22.80
22.98
22.80
22.80
22.72
22.64
22.52
22.80
22.77
22.77
22.48
22.90
22.88
22.83
22.76
22.87
22.72
22.59
22.56
22.60
22.89
22.92
22.66
22.81
22.95
22.65
22.92
22.84
22.89
22.90
22.91
22.88
22.69
22.72
22.78
22.82
22.94
22.82
22.86
22.95
23.02
22.98
22.04
22.08
22.17
22.27
22.29
22.27
22.35
PIPE
PIPE
2
2
.1
0
Water Pump Station
W
i
r
e

F
e
n
c
e

1
.
2
m

H
i
g
h
S
h
e
d
Awning
Concrete Shed
Pump Shed
Shed
Awning
Awning
S
h
e
d

w
/
o
W
a
l
l
s
Chicken
Coop
Water Tank
Pad
Shed
Dwelling
Car Port
Awning
Modular Unit
L
O
T
2
8
3
2
2
2
2
22
2
2
23
23
PROPERTY
RESOURCES
ENERGY
CONSTRUCTION
MECHANICAL
INFRASTRUCTURE
VISUALISATION
23.90
23.68
23.91
24.03
24.03
23.93
24.07
24.02
23.65
23.77
23.28
22.92
22.71
23.31
23.93
23.98
23.89
23.91
26.28 26.95
26.27
26.18
26.64
25.18
24.00
23.73
23.82
23.74
23.61
23.37
23.31
23.25
22.89
23.00
24.16
24.17
24.22
24.30
24.22
25.30
22.49
22.51
22.72 22.72
22.48
22.46
22.64
22.67
22.54
22.63
22.50
22.50
22.71
22.60
22.71
22.55
22.65
22.63
22.52
22.65
22.64
22.76
22.68
22.80
22.98
22.80
22.80
22.72
22.64
22.80
22.77
22.77
23.05
22.90
22.88
22.83
22.76
22.87
23.41
23.30
23.21
22.72
23.39
23.23
23.21
22.60
22.89
22.92
22.66
22.81
22.95
22.65
22.92
22.84
23.09
23.04
22.89
22.90
22.91
22.88
23.14
23.03
23.09
22.94
22.69
22.72
23.08
23.02
22.78
22.82
23.50
23.47
23.34
22.94
22.82
23.17
23.03
23.31
23.21
22.86
23.11
23.20
23.03
23.23
23.26
23.13
22.95
22.78
23.27
23.10
23.48
23.57
23.04
23.02
22.98
23.28
23.07
23.41
23.10
23.13
23.37
23.32
23.22
23.10
23.59
23.52
23.57
23.62
23.84
23.82
23.89
23.78
23.06
23.27
23.50
23.64
23.51
23.51
23.47
23.40
23.33
23.96
23.72
23.79
23.36
23.64
23.10
23.66
23.48
23.53
23.62
23.17
23.25
23.51
23.44
23.64
23.58
23.20
23.40
23.62
23.67
23.49
23.62
23.66
23.82
24.02
23.68
23.40
23.76
23.22
23.62
23.80
23.73
23.77
23.77
23.56
23.78
23.98
23.77
23.84
23.53
23.93
23.35
24.15
23.74
23.92
23.38
23.73
23.92
23.70
24.05
24.18
24.00 23.95
23.59
23.53
23.93
24.04
24.23
23.84
23.84
23.93
23.84
23.91
24.11
24.13
24.00
24.00
23.98
23.92
24.05
23.95
23.88
24.00
23.83
24.14
23.44
23.37
23.73
23.88
24.34
23.91
23.92
23.84
24.23
23.93
23.98
23.91
23.97
PIPE
Loading Ramp
Water Tank
C
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F
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2
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H
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Vehicle Track
W
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F
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1
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2
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H
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L
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23
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PROPERTY
RESOURCES
ENERGY
CONSTRUCTION
MECHANICAL
INFRASTRUCTURE
VISUALISATION

Lot 283 Broome Road, Roebuck Application For Planning Approval Transient Workers' Accommodation

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Lot 283 Broome Road, Roebuck

Application for Planning Approval

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