Tailem Bend Power Precinct (sample)

The site is zoned Motorsport Park - Motorsport Park, which is generally compatible with utility-scale infrastructure. This zoning presents an insignificant constraint for the proposed gas peaker project. No major zoning conflicts are anticipated, though compliance with the specific zone provisions must be verified during the planning process.

Legislation: State planning legislation and the applicable planning scheme / Planning and Design Code

• Confirm zone provisions and the assessment pathway with the planning authority

A moderate constraint is present as a 275kV transmission line crosses the site, representing an infrastructure corridor with a likely registered transmission easement and setback. This restricts where plant can be built. A Certificate of Title must be ordered to confirm ownership, covenants, and the exact easement terms.

Legislation: Real Property / Land Title Act (state land registry); Survey and cadastral standards (state)

• Order a Certificate of Title and plan of subdivision from the state land registry
• Commission a survey-grade boundary identification if the project proceeds to design

Four planning overlays apply to the site, including Hazards (Bushfire - Regional), Hazards (Flooding - Evidence Required), Murray-Darling Basin, and Native Vegetation under the Native Vegetation Act 1991. Because only specific themes were checked, remaining overlays including Native Vegetation, Heritage, Character, and Landscape must be confirmed against the current scheme.

Legislation: Applicable planning scheme / Planning and Design Code overlays

• Review each overlay schedule and address its objectives in the development application

This constraint is unassessed due to restricted access, as South Australia has no public Aboriginal heritage register layer. Protection applies regardless, meaning this remains a live risk. While there is no major or named watercourse within 1500m, which may lower potential, a formal search is required to confirm the presence of any heritage sites.

Legislation: Aboriginal Heritage Act 1988 (SA)

• Commission an Aboriginal heritage survey with the relevant Traditional Owners
• Search the relevant state Aboriginal heritage register / central archive

Historic heritage is considered an insignificant constraint for this project. Desktop findings confirm there are no listed historic heritage places located within 1km of the site. The risk of encountering registered historic heritage items during development is low, though standard unexpected finds protocols should still be maintained.

Legislation: Environment Protection and Biodiversity Conservation Act 1999 (Cth); State heritage legislation

• Confirm against the Australian Heritage Database and the state heritage register

The site is subject to a minor constraint as it intersects a mapped regional bushfire hazard area. Development within the Hazards (Bushfire - Regional) overlay will require compliance with specific bushfire protection planning requirements, including appropriate asset protection zones and emergency management planning to mitigate risk.

Legislation: Australian Standard AS 3959; State bushfire planning provisions

• Bushfire hazard site assessment
• Asset protection zone and emergency access design
• Dedicated firewater storage

A moderate ecological constraint is identified as the site intersects threatened biota and native vegetation, specifically the Mallee Birds Ecological Community. This intersection will require detailed ecological assessments to determine the extent of the community, potential impacts, and any native vegetation clearance approvals required under the Native Vegetation Act 1991.

Legislation: Environment Protection and Biodiversity Conservation Act 1999 (Cth); State native vegetation / biodiversity legislation

• Flora and fauna survey by a qualified ecologist
• Native vegetation clearance assessment and offsets if required
• EPBC Act self-assessment / referral if a listed matter may be significantly impacted

A Matter of National Environmental Significance is likely triggered because a threatened community or reserve intersects or adjoins the site. This represents a moderate constraint, and a formal referral under the federal Environment Protection and Biodiversity Conservation Act is required to assess potential impacts on these protected matters.

Legislation: Environment Protection and Biodiversity Conservation Act 1999 (Cth)

• Generate a Protected Matters Search Tool (PMST) report for the site
• Self-assess against the nine MNES and refer to DCCEEW if a significant impact is likely

The Hazards (Flooding - Evidence Required) overlay applies to the site. Although the terrain is very flat with a mean slope of about 1.4%, internal stormwater drainage and finished levels remain key design constraints. A numeric 1% AEP flood level must be sourced from the council floodplain study to inform engineering.

Legislation: State flood policy and the applicable planning scheme flooding controls

• Confirm the relevant flood level (e.g. 1% AEP) with the floodplain authority
• Prepare a stormwater management strategy and set finished levels accordingly

Noise impacts present a minor constraint, with the nearest sensitive receptor identified as a dwelling at 281 Kowald Road, Elwomple, SA, 5260, located approximately 576m away. Acoustic modeling will be required to demonstrate that operational noise from the gas peaker complies with relevant environmental protection policies at this receptor.

Legislation: Environment Protection (Noise) Policy 2007 (SA)

• Environmental noise assessment / modelling against the state noise policy
• Select low-noise equipment and acoustic treatments as required

Visual amenity is a minor constraint, with terrain visibility rated as moderate. The site sits at an elevation of 12.0m and features mixed surrounding terrain, with 13 points lower, 5 points higher, and 6 points similar. A visual impact assessment may be required to address potential visibility from surrounding areas.

Legislation: Applicable planning scheme amenity and landscape provisions

• Visual impact assessment with photomontages from key viewpoints
• Landscape concept plan to limit visibility from sensitive receptors

Topography represents an insignificant constraint for the project. The site is highly level, with a mean slope of approximately 1.4% identified from the SRTM 30m elevation model. This flat terrain is highly favorable for utility-scale infrastructure development and minimizes the need for extensive earthworks or complex grading.

• Confirm levels and gradients with a feature and level survey

Geotechnical conditions are currently unassessed as they are not desktop-assessable. This represents a minor constraint that must be confirmed through on-site intrusive geotechnical investigations. Physical testing is required to determine soil bearing capacity, stability, and specific foundation design parameters for the proposed gas peaker infrastructure.

• Commission a geotechnical investigation (boreholes / test pits) at detailed design

Soils present an insignificant constraint for the development. Desktop mapping indicates there are no acid sulfate soils mapped across the site, and the general soil class is classified as benign. This reduces the risk of soil-related construction complications or the need for specialized soil management plans.

• Confirm soil conditions in the geotechnical investigation

Utilities present an insignificant constraint with excellent proximity to key infrastructure. A 275kV transmission line is located within 0m of the site, facilitating potential grid connection. Additionally, a gas transmission pipeline is located within 1676m, which is highly relevant for fuel supply to the proposed gas peaker.

Legislation: National Electricity Rules (connection); Gas pipeline access regulation

• Network connection study with the transmission operator
• Servicing strategy for water, sewer and telecommunications

Traffic and access represent a minor, unassessed constraint requiring further confirmation. Construction will generate concentrated heavy-vehicle movements, and major gas peaker components will require Over-Size Over-Mass permits and route assessments. A Traffic Impact Assessment must be prepared to address these construction impacts, although operational traffic will remain low.

Legislation: State road / planning authority traffic impact and OSOM permit requirements

• Traffic Impact Assessment (TIA) covering construction and operation
• OSOM route assessment and permits for major plant deliveries
• Construction Traffic Management Plan agreed with the road authority

Land contamination is considered an insignificant constraint for this site. Desktop assessments confirm there are no EPA-listed contaminated sites located within 500m of the project boundary. The risk of encountering historical contamination is low, though standard unexpected finds protocols should be implemented during groundworks.

Legislation: State contaminated land / environment protection legislation

• Phase 1 environmental site assessment if prior industrial use is suspected

Air quality is a moderate constraint for this gas peaker project. Because combustion generation involves emissions to air, it is a prescribed activity that requires an EPA licence. Detailed air quality dispersion modeling will be necessary during the planning phase to assess operational emissions and ensure compliance with environmental standards.

Legislation: State environment protection (air quality) policy; National Environment Protection (Ambient Air Quality) Measure

• Air dispersion modelling against the air quality policy
• EPA works approval and licence application

Hazard and risk present a moderate constraint. The combustion plant will store dangerous goods, potentially triggering a Major Hazard Facility classification. This requires hazardous-industry separation and a risk assessment, particularly with the nearest dwelling at 281 Kowald Road, Elwomple, SA, 5260 about 576m away. The regional bushfire mapping further compounds the fire risk.

Legislation: Work Health and Safety Regulations - Major Hazard Facilities (Schedule 15); Dangerous goods (storage and handling) legislation (state); Hazardous industry planning / separation guidance (state)

• Confirm dangerous-goods quantities against Major Hazard Facility thresholds (WHS Reg Sch 15)
• Preliminary hazard analysis / quantitative risk assessment
• Hazardous-industry separation to sensitive receptors