Application for Preliminary Approval for Material Change of Use
from low density residential use to Industrial and Commercial Uses
Lots 3 & 4 on RP 233446, Lot 7 on RP 807550 and Lot 8 on RP 851851,
Parish Of Mitchell, County of Stanley
To: Chief Executive Officer Brisbane City Council
CC: Rory Kellar Senior Planner south Brisbane City Council
The Web Incorporated's Brisbane Region Environment Council objects to the above application for preliminary approval. We believe the site and adjacent BCC land should be preserved as part of core habitat for significant flora and fauna of the area and for its regional significance.
We believe that the need for regional bushland is greater than the need for more industrial land. Industrial land opportunities will arise again as sites and areas are redeveloped, opportunities for regional bushland corridors are less frequent. The industries proposed are already available within the locality and as such there are no compelling reasons to compromise the vegetation corridor.
We believe the information supplied is inadequate to accurately assess the impacts of the proposal. The proposal in it current form will have irreversible impacts on the integrity of this forested area.
The proposal that subsequent development be "code assessable" we reject on the grounds that inadequate supporting information has failed to assess the short and long term cumulative effects of subsequent development. The rapid development of industrial enterprises without public scrutiny, appeal rights or adequate impact assessment will erode the public's right to know and make informed judgements about the likely risks to themselves and their households.
We argue that the public interest, the interests of the environment and future generations is better served by retaining the maximum amount of native vegetation in the area. The benefits for wildlife, water quality, air quality and social amenity of a significant forested area close to an urban centre are indisputable and clear. As an asset it will continue to improve the environment for many centuries into the future. The proposed change of use however can only end up as contaminated land and a significant contributor to air and noise pollution.
We also note that the public notice on the land referred to the proposed development as the "Elsdon Park Co-operative". Given that the actual applicants are Harold Thompson Donaldson, Desely Phyliss Spoto and Savers Investments Pty the signage was misleading. We also note that under the Qld Cooperatives Act 1998 only registered cooperative under that Act have the right to use the name "co-operative". We also note that while the IDAS application listed Savers Investments Pty Ltd as one of the owners a subsequent signed letter of consent identifies this party as Sayers Investments Pty Ltd.
Vegetation and Wildlife Impacts
The vegetation corridor the site is located in is unique, there is no other band of vegetation as long or as broad anywhere in the South Western side of Brisbane City and is one the major vegetation corridors in SEQ and can be observed in regional satellite images. It ecological values are enumerated in the attached supporting document " The Significance of the Parkinson Larapinta Bushlands". The site is in the Greenbank link a regionally significant vegetation corridor recognised in regional planning frameworks. The area is currently conjoined with a large tract of bush that represents integral core habitat for wildlife and important regional ecosystems. This bushland area is in good condition and is of a size as to be robust and resilient to environmental changes around it. If the area is comprised and nibbled away it will have less likelihood of providing sufficient habitat and resistance to environmental change.
The whole precinct including the BCC land intrudes on catchment of Larapinta wetlands and important freshwater wetland area to the West.
The proposal and the City Plan fails to protect old growth trees on the ridges in the North west corner of the site.
The proposal is based on inadequate Flora and Fauna Studies and such a study by an independent expert should be done before any preliminary approval is given.
Particulates from the industry plus increased traffic will increase the risks to elderly people or people with pre existing conditions. The air pollution will also be deposited or transit the bushland areas. So to add insult to injury the integral habitat area will be reduced to a corridor and then to just an industrial buffer if this preliminary approval is granted. The fallout out from any pollution will be deposited in the bushland areas and subsequently move downstream through the Larapinta Wetlands and into Oxley Ck.
The SEQ Regional Air Quality Strategy found that the western corridor of Brisbane was at particular risk from air pollution. This area receives the morning pollution from Brisbane as well as the pollution from major roads and industrial estates. The further increase of industry and traffic in these areas will have a negative impact on regional air quality and consequent health impacts.
Johnson Rd, Paradise Rd The proposal will increase the demand for traffic improvements along these two roads. If these roads are widened it will have a severe impact on water and air quality and noise pollution. We oppose the widening or relocation of Paradise Rd and the widening of Johnson Rd and we believe that the proposal will accelerate this undesirable outcome.
Even with out road reconstruction the proposal will exacerbate traffic problems on Johnson and Beaudesert Rd intersection.
Control structure for pollutants should be designed for specific industries there is no one size fits all method for handling contaminants in surface runoff. A detention basin may be good a stripping sediments and nutrients but will less effective with other contaminants. We believe the proposal allows for insufficient control and management of surface water pollution. The proposed uses of service station and vehicle repair are of concern in this regard. The construction of recreational facilities and food outlets will have a detrimental transboundry litter and noise effects
Seepage from the site and associated industries will have a negative effect on groundwater quality. The sandstone geology ensures wastes spilt or flushed onto the ground will infiltrate and join groundwater systems.
Impact on waste treatment
Sewer overflows downpipe of the site will contain greater loads of potential toxicants and contaminants. Transport of hazardous material to and from the site will increase the risk factors for surrounding residential areas. Any accidents with waste disposal or transport on the site will impact either the surround people or the surrounding bushland.
Already our wastewater and biosolid stream are contaminated with industrial pollutants. These pollutants eventually end up in the receiving environment. The contaminants also make the water and solids problematic to reuse. The waste tracking system for industrial wastes is virtually non existent and the regulation of waste disposal is still primitive.
The proposed subsequent uses represents a significant noise intrusion that will effect the wildlife corridor and surrounding residents.
Finally we believe this proposal should be wholly rejected. We also believe that publicly transparent planning process including the involvement of traditional owners should be done for this whole vegetation corridor to replace the inaccurate, inadequate and secretive Parkinson Larapinta Land Use Study.
Yours for nature
SAVE THE GILDER FORESTS
BREC Report on the Parkinson-Larapinta Forest Remnants Version 3 June 1999
The expansive forests within Parkinson and Larapinta are a vital core habitat for a wide range of fauna and flora species, and has the adopted local name "Glider Forest", which represents the diversity of habitats and five glider species recorded for the immediate region. The area also hosts a wide variety of birds and two species of wallaby. The area contains numerous old growth habitat trees and at least 6 distinct vegetation communities, several of which are in danger of extinction.
There is no guarantee that State Government land (Queensland Rail) will not be cleared and used as a transport corridor from the Logan Motorway to the Port. Current Brisbane City Plans reveal a devastating outcome for these core forests, which are to be threatened with massive clearing for industry and housing development despite 200 hectares being owned by BCC.
Instead of recognising the ecological significance of these forests and wetlands, BCC have opted for development, and denied the people of Brisbane a chance to retain a greenbelt as the essential "lungs" of the city. The term "Livable Brisbane" will become a farce.
The BCC Vegetation Map 1997 fails to reflect the complexity or diversity of these areas and has reduced these areas to three basic plant communities. Even the most preliminary field reconnaissance and walking transects would have revealed the diversity of plant alliances throughout these areas. Unfortunately, the vegetation map indicated the entire area as scribbly gum forest and linear vegetation on drainage lines. Based on this type of inadequate mapping, it is little wonder that this area was not recognised as significant, thereby facilitating development.
Research has indicated greater gliders need approximately 600 ha with 6-8 habitat trees per hectare to encourage their continued survival. This fact presents a compelling case for the full retention of this area for the protection and long-term survival of this unique species.
The remnant forests and creek linkages within the broader region include Heathwood, Pallara, Doolandella, Drewvale, Berrinba and Kuraby. These must be recognised by council as significant; and retain them as Conservation in planning documents. The diversity of ecosystems, old growth and significant habitat values warrants their urgent inclusion into the National Estate Register, in accord with adjoining National Estate areas of Greenbank and Karawatha Forest. It is particularly important that Parkinson-Larapinta is not fragmented or severed by development, which will have a detrimental impact upon water quality, ecological processes, and fauna and flora habitat.
For preservation of Parkinson-Larapinta core area to have maximum ecological value, all adjoining areas will need to be linked to these ecologically important reserves, utilising remnant forests, creeks and drainage lines of Blunder Creek and Oxley Creek systems, Scrubby Creek, Slacks Creek, Spring Creek and Bulimba Creek.
The large core area of forest in Larapinta is an integral component of the Oxley Creek catchment, which includes springs, and several drainage lines and ponds, with an extensive wetland and permanent freshwater lagoons. These ecosystems provide excellent terrestrial and aquatic fauna habitats, and comprise an integral component of the diverse biological resources within the region.
NatureSearch data (Department of Environment, 1995), for the Parkinson Area and Bushland between the Logan Motorway and Johnson Road, Larapinta was compiled by Dr Ian Gynther and Adrian Caneris, and included a brief visit in 1994 to Larapinta. These surveys yielded 19 mammal, 62 bird, 11 reptile and 10 amphibian species; including 3 gliders, 8 insectivorous bats, flying foxes, koala, dunnart, planigale, peregrine falcon, pacific heron, white-headed pigeon, rainbow bee-eater, parrots, lorikeets, rosellas, raptors and owl.
The State of Oxley Creek Catchment Report and Water and Land Use Impact and Management Analysis (Kinhill Cameron McNamara) further highlights the ecological importance of the Oxley Creek Catchment with 43 mammal species, 226 birds, 21 amphibians, 11 aquafauna and 35 reptile species.
Description of Vegetation Alliances
The following major plant associations were identified within the combined areas of Parkinson and Larapinta. Heathwood (Stapylton Rd to Paradise Road) comprised low-lying western catchment of Oxley Creek, with dominant vegetation of E. tereticornis. Larapinta is between Paradise Rd and Railway Line, and Parkinson to the east to Beaudesert Rd.
These zones are all occurring on sandstone-derived soils and older mudstones from swamps, with weathered sandstone ridgelines, forming creek catchments, springs with paperbark forests and wetlands.
paperbark open forest on coastal lowlands;
wet heath on poorly drained sandplains;
and coastal wetlands
Mixed Eucalyptus species open forest with (E. fibrosa, E. henryii, E. trachyphloia, E. umbra).
Eucalyptus signata (scribbly gum) open forest scribbly gum woodland on coastal sandstones
Mixed eucalypt, swamp box and paperbarks, Melaleuca nodosa (prickly-leaved paperbark) and M. quinquenervia
Eucalyptus tindaliae (Queensland white mahogany), and E. carnea (broad-leaved white mahogany) open forest
This area has three broad plant communities with subsets of related plant alliances based on the wetland ecosystems listed above, including forests which are dominated by E. tindaliae.
Spring-fed wetland has wet heath and permanent lagoons, with a rich diversity of ferns, including Gleichenia dicarpa (pouched coral fern), Sticherus flabellatus (shiny umbrella fern), Lygodium microphyllum (climbing maidenhair fern), Lindsaea microphylla (lacy wedge fern); Calochlaena dubia (false bracken), Christella dentata (binung), and Blechnum indicum (water fern). This area also has Lepirionia articulata (tall grey reed), which has a restricted distribution.
Melaleuca quinquenervia dominant forest in drainage basin and adjoining lowland swamps and lagoons of the Oxley Creek catchment, with uncommon Glochidion sumatranum, Melaleuca linariifolia and Banksia robur (broad-leaved banksia). Wetland alliances such as these are poorly conserved in the Brisbane region and must be retained, in recognition of their significant ecological values including catchment protection.
Has outstanding old growth scribbly gum forest (E. racemosa), mixed eucalypt open forest with E. henryi, and lower slopes with higher moisture levels had a vegetation alliance of mixed eucalypts (E. seeana, E. resinifera, Corymbia intermedia), with swamp box and paperbarks.
The combined mosaic of forest types have a diverse range of shrubs, grass and herb layers including Xanthorrhoea macronema (bottlebrush grass tree), Xanthorrhoea latifolia (flat-leaved grass tree), ground orchids and pea flowers.
The forest mosaics of Parkinson-Larapinta and Heathwood are significant because of their core habitat values and integral regional linkages from Flinder's Peak and surrounding catchments, to Greenbank and Karawatha Forest.
The Parkinson and Larapinta core forest habitat comprises a significant area of remaining intact, healthy forest, with diverse ecosystems, old growth values (numerous tree and branch hollows), including dead trees with hollows, and a range of foliage and flowering plants.
There was also evidence of wallaby habitat with flattened areas of grass in upper catchment and lower drainage basin and numerous tracks and wallaby scats of swamp wallaby (Wallabia bicolor) and red-necked wallaby (Macropus rufogriseus). These macropods require large contiguous areas of forest and woodland habitat with a healthy understorey and diverse grass species and herbs for their continued survival.
This rich diversity has regional significance within the Oxley Creek catchment due to the listing of rare, restricted or vulnerable species within the region, including Parkinson and Larapinta.
This includes five of the six species of Australia's gliders: Petauroides volans (greater glider), Petaurus norfolcensis (squirrel glider), Petaurus australis (yellow-bellied glider) in Greenbank, Petaurus breviceps (sugar glider), and Acrobates pygmaeus (feather-tailed glider).
Petaurus breviceps (sugar glider), is likely to occur due to the availability of breeding hollows and preferred food trees including bloodwood, spotted gum and Banksia integrifolia. These species occur in the spectacular old growth E. racemosa (scribbly gum), which have numerous branch and tree hollows, and the extensive forests provide sufficient food resources and breeding sites for Ninox strenua (powerful owl).
Other species of regional importance due to similar forest and wetland habitats within the region include Rare: Accipiter novaehollandiae (grey goshawk), Ephippiorhynchus asiaticus (black-necked stork), rarely observed frilled lizard (from Greenbank), and
Vulnerable Species: Crinia tinnula (wallum froglet), Ninox strenua (powerful owl), Calyptorhynchus lathami (glossy black cockatoo), and Litoria brevipalmata (green-thighed frog).
Species of Special Interest: Ornithorhynchus anatinus (platypus), Phascolarctos cinereus (koala) and Tachyglossus aculeatus (Short-beaked echidna).
The core forests of Parkinson and Larapinta are significant because of their contiguous forest with old growth values, flora and fauna habitat. This diversity is due to the diverse range of plant communities and ecosystems, based on information from the Queensland Herbarium for the Southeast Queensland Biogeographic Region, the following regional ecosystems occur within the core areas:
Endangered regional ecosystems
(Area is at the edge of Province 3: Southern Coastal Lowlands and Province 2 Moreton Basin)
paperbark open forest on coastal lowlands in southern part of region
paperbark low woodland on coastal lowlands in southern part of region
paperbark low woodland in southern part of region
wet heath on poorly drained sandplains in southern part of region
Regional ecosystems of concern (BCC: 1999)
Vulnerable: Melaleuca nodosa Low Open Forest,
Melaleuca quinquenervia - Lophostemon suavelolens +/- other Eucalyptus spp. woodland
Vulnerable: Freshwater bodies with areas of aquatic vegetation: Freshwater sedgeland/ wetland Baumea spp., Juncus spp. & Eleocharis spp.
Endangered/Vulnerable: E. seeana - mixed eucalypt and Melaleuca spp. woodland
Endangered: Melaleuca nodosa wet heath shrubland +/- stunted emergent shrubs/low trees
Banksia robur, Melaleuca linariifolia, Leptospermum polygalifolium ssp. cismontanum shrubland
Melaleuca quuinquenervia open forest
At Risk: (BCC: 1999)
E. signata and E. intermedia open forest and woodland
Eucalyptus maculata - E. carnea - E. siderophloia open forest
Of concern: Eucalyptus fibrosa - E. henryi open forest
Eucalyptus carnea/E. trachyphloia - E. drepanophylla (E. siderophloia) open forest
Eucalyptus propinqua - E. nigra (E. tindaliae) open forest
Eucalyptus nigra - E. resinifera open forest
Eucalyptus nigra +/- other Eucalyptus spp. open forest
Many species have regional significance (restricted distribution or uncommon status): E. racemosa (scribbly gum), Gompholobium latifolium (glory bush-pea), Persoonia cornifolia (broad-leaf geebung), Hakea florulenta (three-veined hakea), Gahnia clarkei (tall saw-sedge), Trachymene incisa (native yam), and Xanthorrhoea macronema (bottlebrush grass tree).
The following species have been listed by consulting botanists in reports which includes
Restricted distribution: Daviesia wyattiana (long-leaved bitter-pea), Echinostephia aculeata (prickly tape vine (Rare, not conserved under the Vine Forest Plant Atlas 1991).
Eucalypts with a restricted distribution: Eucalyptus tindaliae (Queensland white mahogany), E. carnea (broad-leaved white mahogany), E. seeana (narrow-leaved red gum), E. henryi (large-leaved spotted gum), E. siderophloia (grey ironbark)
locally uncommon with a restricted distribution: Glochidion sumatranum (umbrella cheese tree)
locally common, with a restricted distribution: Angophora woodsiana (smudgee)
The continued loss of nationally significant urban forests and wetlands, and further development pressure upon Brisbane's greenbelt should cause alarm. The retention of these forests is integral to the longterm survival of nature in the southern part of Brisbane City.
This area requires protection and conservation plan to ensure good management. This area does not need industrial development. In this case the "development pendulum" must swing all the way in nature's favour. It is irreplaceable and vital ecological infrastructure.
If BCC are to retain public credibility, they must ensure that land under their ownership and management is retained as conservation and not targeted by industry and development. The BCC should also work with surrounding residents to ensure that State Government Land is equally protected.
The diversity of ecosystems, old growth and significant habitat values of this area warrants their urgent inclusion into the National Estate Register, in accord with adjoining National Estate areas of Greenbank and Karawatha Forest. It is particularly important that Parkinson-Larapinta is not fragmented or severed by development, which will have a detrimental impact upon water quality, ecological processes, and fauna and flora habitat.