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What is proposed?
It is proposed to construct a utility installation at 189 Palmers Road Lakes Entrance. The site will be used to store a series of compressed natural gas cylinders, which will be connected to a reticulated gas network within Lakes Entrance. This facility is known as a ‘Daughter Station’.
Compressed natural gas bottles will be stored centrally on site, and they will be connected into the local gas reticulation system for the town. The rollout of reticulated natural gas into Lakes Entrance will mean homes and business can to connect to a reliable natural gas supply for the first time.
The site footprint is located in the north
eastern corner of 189 Palmers Road, Lakes Entrance. For further details on the
exact siting please see the proposed site plan available from East Gippsland
How is the gas supplied to the utility installation?
In simple terms, gas will be supplied from a high pressure Natural Gas Transmission Distribution Pipeline to a ‘Mother Station’ where it is further compressed and held in storage. The gas is then transferred into transportable high pressure cylinder trailer modules and delivered via road freight vehicles to the ‘Daughter Station’. The natural gas will then be supplied on demand into a local reticulated gas network from the Daughter Station into Lakes Entrance.
What will the traffic impacts be?
The site will be unmanned and compressed natural gas will be periodically brought to the site by a B-double truck (with the standard scenario being a full trailer of cylinders being swapped with empty cylinders on site). This process will take around 30 minutes to complete and it is likely that there would only be one CNG delivery to this site on an average week (much less during off-peak periods).
The facility will be unmanned, but will be
remotely monitored 24/7 and any inspections and servicing would be carried out
on a periodic basis by technicians.
Will the utility installation create amenity impacts?
Considering the use and ongoing operations of a
utility installation, as it will primarily involve static storage of compressed
natural gas; it will have negligible off-site impacts to nearby residential or
accommodation uses. Vehicle movements will be scarce (approximately one vehicle
movement per week in peak periods) so any noise impact upon adjoining sensitive
uses will be minimal. As stated above under normal conditions deliveries will
only occur during daylight hours, thus avoiding noise impacts. Understandably
only under emergency situations will the site be accessed outside daylight
The proposed utility infrastructure provides substantial landscape buffers on the northern, eastern and western boundary to limit visual impacts to adjoining properties.
What vegetation and screening is proposed?
The proposed utility installation provides substantial landscape buffers to limit visual or amenity impacts to the landscape character of the area on all boundaries.
While there is some vegetation removal to the north of the site, additional planting in excess of what currently exists is proposed. To the west and east, landscaping strips of 2m are provided outside of the security fencing. To the south of the site additional planting is proposed on the outside of the shared access way. All vegetation is located outside of the security fencing, allowing for screening of the utility installation and the perimeter fencing.
Vegetation classes selected include Dawsons
River shrubs (full growth height of 5.0m), White opal shrubs (full growth
height of 3.0m) and Garden Armour and Lime Tough ground coverings. For full
details on the landscaping proposal please see the landscape plan submitted to
East Gippsland Council.
Is the storage of gas a risk to the surrounding areas?
Gas utility installations are common throughout populated areas including in schools and hospitals. The design of the facility is such that risk of leakage is extremely unlikely. Leakage surveys, automated controls, odorant and integrated safety features are integral in the design and risk mitigation throughout the design and construction phases.
The site will be subject to 24 hour 7 day a week
remote monitoring, which includes CCTV and a gas leak detection system in
place. Enwave are also obligated to respond immediately in the event of any
public reported leak in the township. In addition to the above mentioned active
monitoring and response, the site will be physically inspected on a frequent
Who is funding the utility installation and reticulation system?
Enwave Regional Energy have entered into an
agreement with the Victorian Government to deliver natural gas to 11 regional
towns. Under the $85 million Victoria Regional Energy Program, Lakes Entrance
is one of the communities to be supplied with natural gas.
Why not install a physical pipeline to Lakes Entrance?
Where distance and demand do not justify an investment in a traditional gas pipeline, Brookfield’s ‘Virtual Pipeline’ offers an attractive alternative for gas distribution to end users, including residential, commercial and industrial energy consumers.
This system is modular and can be scaled up or down to meet demand. This concept provides the following advantages:
Maximization of transported gas. The scalability and custom engineered solutions maximizes the amount of transported gas and reduces the operating cost per cubic meter of natural gas delivered.
Scalability. Working with multiple size storage containers allows the system to grow at the pace of demand. Changes in consumption can be matched with additional stationary and transportable storage.
Transportability. The extensive design and engineering
of the transport modules enables safe and efficient transportation to where
ever natural gas demand is required.
What is the Development Plan Overlay (DPO)?
The DPO is a
flexible planning tool that is used to implement a plan to guide the future
use and development of the land in the form of an outline development plan,
detailed development plan or master plan. The application of the DPO identifies
areas that require the forward planning of future use or development to be
resolved before a permit can be granted for any further
development to take place on the land.
What is the function of the Development Plan Overlay?
The Development Plan Overlay is used to:
Require a plan to be prepared to coordinate proposed use or development, before a permit under the zone can be granted
Guide the content of the plan by specifying that it should contain particular requirements
Provide certainty about the nature of the proposed use or development
Ensure that permits granted are in general conformity with the plan
Apply particular permit conditions that help to implement the plan
When is a Development Plan required?
A development plan is required to be prepared and lodged with Council for approval for any land that has the Development Plan Overlay applied and where the landowner or applicant wishes to further develop the land.
Exemption from notice and review
Once the Development Plan document is approved, all future planning permit applications that are generally in accordance with the approved plan will be exempt from notice and review meaning that they are not required to be advertised to adjoining landowners.
What does a Development Plan need to contain?
The Development Plan may consist of plans or other documents and must describe:
The land to which the plan applies
The proposed use and development of each part of the land
Any other requirements such as roads, open space, landscaping etc. Other requirements will be detailed in the schedule to the overlay.
development plan that provides for residential subdivision in the Neighbourhood
Residential Zone, General Residential Zone, Residential Growth Zone,
Mixed Use Zone, Township Zone,
Comprehensive Development Zone and Priority Development Zone must
meet the requirements of Clause 56 as specified in the zone. Clause 56 provides requirements relating
to residential subdivision.
How are Council keeping you informed?
A Development Plan Overlay is exempt from notice (advertising), however East Gippsland Shire Council have adopted a position that residents are to be informed about any proposed development plan and that Council will receive feedback from residents by way of written comments.
As part of the process, the Development Plan and any comments will go before Council in a formal forum where comments will be actively considered in the decision making process associated with approval or refusal of the development plan documents.
intent of this approach is to keep residents informed,
acknowledge concerns and provide feedback on how the public input influenced
Development Plan for the Gas Utility Installation at 189 Palmers Road, Lakes Entrance
The Development Plan for the Gas Utility Installation located at 189 Palmers Road, Lakes Entrance proposes to develop a small portion of the subject land with a gas utility installation.
The gas utility installation will help connect reticulated gas to Lakes Entrance. The utility installation includes a concrete pad where a gas cylinder is connected to underground pipes. It is expected that the cylinder will be replaced weekly to ensure continuous gas supply.
The site itself will be fenced, locked for security and landscaped for improved visual amenity.
Greater detail about the proposed development and ongoing management of the utility installation can be found with the Development Plan documentation which is comprised of the following:
Development Plan Report
Traffic Impact Assessment
Hydrology Report, Stormwater Computations & Plans
Biodiversity Assessment Report
Landfill Gas Risk Assessment
Proposed Site Plan
Proposed Subdivision Plan
Copy of Title
These ten (10) documents will form the Development Plan approval however for reasons of privacy and copyright, only documents 1, 7 and 9 as well as a Q & A document will be made available on the website. The remaining seven (7) documents can be viewed at the following Council Service Centres during the hours of Monday to Friday, 8:30am-5:00pm.
Lakes Entrance – 18 Mechanics Street
Bairnsdale Service Centre – 24 Service Street
Bairnsdale Business Centre – 32 Pyke Street
Bairnsdale Corporate Centre – 273 Main Street
How to have your say
If you would like to make a comment, you can do so online or in written format no later than 5.00pm, Monday 28 August 2017.
If individuals or groups have any queries or wish to discuss the plan, council staff are more than happy to meet in person. Please telephone 03 5153 9500 to make an appointment.
Online comments can be made by completing the survey on this web page.
The survey and frequently asked questions will be made available in hard copy at the Bairnsdale and Lakes Entrance Service Centres.
Once completed, please return to:
PO Box 1618, Bairnsdale, Vic 3875
Fax: 03 5153 9576
contact Nicole Reynolds on 5153 9500 or via email@example.com.