The establishment of compatible land uses and/or accommodating industrial uses in contemporary cities is an increasingly significant issue in the development of cities, and presents a two-fold challenge:
- The risk of newly developed sensitive uses being subjected to unacceptable amenity impacts.
- The encroachment of sensitive uses into the separation distance (buffer) of existing industries which may result in unachievable or commercially unreasonable constraints being required of the industries to mitigate the impacts at the source (‘reverse amenity’).
A separation/threshold distance is a planning instrument used to provide separation of sensitive land uses (i.e. residential, schools, hospitals) from premises with the potential for off-site emissions (odour or dust) that can cause dis-amenity in the event of an upset or malfunction.
GHD has delivered a range of Adverse Amenity Impact Assessments across Australia including projects for:
- Existing and proposed industry, such as landfills, quarries, waste transfer stations, intensive animal industries, abattoirs, rendering plants, waste water treatment plants, medical facilities, food and beverage production industries and chemical facilities.
- Proposed sensitive uses located near industries, such as residential dwellings, mixed use complexes and child care centres.
- Large urban renewal projects to inform future land use planning for Precinct Structure Plans (PSP).
As part of an Adverse Amenity Impact Assessment, GHD offers a range of services including:
- Identification of existing uses in the area with the potential to emit odour, dust, or noise.
- Default separation distance assessments.
- Site specific variation to default separation distances.
- Directional buffer assessments.
- Three dimensional buffer volume assessments.
- Risk assessments.
- Amenity impact plans.
- Expert witness.
GHD has applied default separation distances and directional buffers in a wide range of planning scenarios and the directional buffer methodology has been accepted in both Planning Panel and VCAT hearings.
Please also refer to our Adverse Amenity Capability Statement link.
