Department of State Development, Infrastructure and Planning
State Planning Policy—state interest guideline
Energy and
water supply
Great state. Great opportunity.
Preface
Using this state interest guideline
The Queensland Government established the State Planning
Policy (SPP) to define the specific matters of state interest
in land use planning and development. To support the
implementation of the SPP, each state interest in the SPP
is supported by a state interest guideline such as this one.
This state interest guideline must be read in conjunction
with the SPP.
Where text in this guideline is in a coloured text box, it is
an excerpt from the SPP and is the state’s policy about a
matter of state interest.
In relation to making or amending a planning scheme, the
SPP quoted text defines what a local government should do
in preparing or amending a planning scheme (ie. the state
prefers this policy but will consider alternative approaches
based on specific local context or issues).
Where interim development assessment requirements apply
for a state interest (because the relevant planning scheme
has not yet integrated the state interest or an amendment
to the SPP has occurred subsequent to the scheme), the
SPP quoted text defines requirements that must be applied
in the assessment of applicable development applications.
Content within this state interest guideline that is not an
excerpt from the SPP provides further context and explains
how the SPP policies can be applied. It does not introduce or
define any new policies which do not exist in the SPP itself.
The use of such guidance material is optional—it does not
form a statutory component of the SPP and hence is not a
mandatory requirement of the state.
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Contents
PART A Background and core concepts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
PART B Integrating the state interest into planning schemes. . . . . . . . . . . . 7
PART C Application of interim development assessment requirements. . . . . . 9
PART D Model codes and provisions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
1. Strategic framework—model provisions for energy and water supply. . . . . . . . . . . . . . . 10
2. Model code for reconfiguring a lot . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
3. Model regional infrastructure overlay code . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
4. Model code for operational works . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
PART E Supporting material. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
1.
Mapping information. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
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PART A
PART A: Background and core concepts
State interest—energy and water supply
Planning supports the timely, safe, affordable and reliable provision and operation of electricity and water
supply infrastructure.
Background
Core concepts
A strong and resilient network of electricity and water supply
underpins the standard of living and economic development
in Queensland. The reliability and operational integrity of
major electricity and bulk water supply infrastructure must
be maintained. It is also important that electricity and water
services are able to be supplied to consumers when needed
and at an affordable price. This means that infrastructure
must be planned, constructed and maintained in a timely
and cost efficient way.
Electricity transmission infrastructure
Depending on the type and function of major electricity
and bulk water supply infrastructure, the issues that may
be of concern include: visual amenity, noise, public safety,
routine and emergency maintenance and access and
easement-related restrictions (such as temporary traffic
interruptions). Effective integration of these infrastructure
networks in planning schemes is required to avoid or
mitigate these issues.
Transmission lines take electricity from power generation
sources to main grid and bulk supply substations or
switchyards. Corridors may traverse a wide variety of land
holdings and landscapes. Transmission structures vary
and include steel towers, steel poles, timber poles and
concrete poles.
Transmission infrastructure generally consists of overhead
lines and some underground lines with voltages of 110
kilovolts or higher. Due to the very high construction cost,
assets are rarely placed underground.
Examples of electricity transmission infrastructure.
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PART A
Substations
Substations provide many functions within the electricity
grid, including transforming electricity from a higher to
lower voltage (referred to as stepping down the voltage).
Substations may be established in a wide range of forms
and sizes, including:
• transmission switchyard—involving a switching function
rather than transformation
• bulk supply substations—generally transforming 275
kilovolts to 110 kilovolts or 110 kilovolts to 33 kilovolts
Most substations in suburban and rural areas have
a combination of outdoor and indoor components.
Transmission substations are generally provided outdoors.
Some substations may be enclosed within the large
buildings they directly serve (for example in major centres).
Under the Sustainable Planning Regulations 2009, pole
mounted substations, transformers or voltage regulators
or pad mounted substations or transformers are excluded
from the definition of a substation site (thereby avoiding
triggering referral of development near small-scale
facilities)1.
• direct transformation substations—which might transform
bulk supply (e.g.110 kilovolts) to distribution level
(11 kilovolts)
• zone substations—generally transforming 33 kilovolts
to 11 kilovolts.
Examples of electricity substations.
1.
The definition of substation sites is contained in schedule 26 of the Sustainable Planning Regulation 2009. In addition, schedule 4 makes pole
or pad mounted substations exempt from regulation under a planning scheme (provided they are less than 66 kilovolts).
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PART A
Bulk water supply infrastructure
Bulk water supply infrastructure is defined within the State
Planning Policy (SPP) as infrastructure identified in the
SPP Interactive Mapping System. Features include pipeline
and corridors, chemical dosing facilities, pump stations,
reservoir and water quality facilities. Properties containing
bulk water facilities are also included. Pipeline easements
also traverse a wide variety of landscapes and landholdings.
Pipelines are generally located below ground with other
associated infrastructure, including pump stations,
reservoirs and water quality facilities, located above ground.
At this time bulk water supply infrastructure is applicable
to South East Queensland, The Department of State
Development, Infrastructure and Planning is continuing
to update the SPP to include additional matters involving
water supply infrastructure. While not mandated by the SPP,
it is advised that local governments throughout Queensland
consider provisions to protect the supply of water for
their communities.
Examples of bulk water supply infrastructure.
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PART B
PART B: Integrating the state interest
into planning schemes
Policy 1
Considering the location of major electricity infrastructure and bulk water supply infrastructure.
Policy 2
Protecting existing and approved future major electricity infrastructure locations and corridors (including
easements), electricity substations and bulk water supply infrastructure locations and corridors (including
easements) from development that would compromise the corridor integrity and the efficient delivery and
functioning of the identified infrastructure.
It is important to identify and protect the existing and future
major electricity and bulk water supply infrastructure to
ensure these services continue to provide communities
with necessary electricity and water provisions well into
the future.
How to appropriately integrate
the policy
1/2.1 Identify transmission and sub-transmission corridors
(greater than 66 kilovolts), major substation
infrastructure and bulk water supply infrastructure
and future infrastructure corridors on strategic
framework maps addressing infrastructure and
services. Alternatively the infrastructure may be
adequately identified on zoning or overlay maps
such as a Regional Infrastructure Corridors and
Substations overlay.
1/2.2In determining the zoning of land, it is desirable to
include existing and planned electricity infrastructure
in a specific zone which reflects the nature of
the infrastructure (for example within community
facilities or special purpose zones). For instance,
major electricity infrastructure is unlikely to be
decommissioned or moved, as such the zoning of this
land can be used to reinforce community expectations
that the land is committed to this purpose.
1/2.3Ensure that land close to major electricity
infrastructure, substation and bulk water supply
infrastructure is zoned for compatible forms of
development. Ideally, the zoning would avoid
the potential for intensification of sensitive uses.
However, where new development is to occur, an
effective approach to managing the interface should
be set out in the relevant code(s). For example, a
Major Infrastructure overlay code.
1/2.4Higher levels of assessment can be prescribed where
an incompatible use encroaches major electricity or
bulk water supply infrastructure through the use of
overlay buffers.
1/2.5 It is desirable to deal with any special circumstances or
particular risks that are specific to the local government
area or region. For example, there may be new facilities
planned where particular objectives for addressing
nearby development could be expressed. Consultation
at an early stage with service providers and the
Department of Energy and Water Supply can assist
in identifying regional and locally specific issues.
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PART B
Policy 3
Recognising the industrial nature of some bulk water infrastructure and electricity infrastructure such as
pump stations, water-quality facilities and electricity substations, and protecting this infrastructure from
encroachment by sensitive land uses where practicable.
In some cases electricity and bulk water infrastructure
may have operational features that conflict with sensitive
land uses. Some examples include visual amenity, noise,
odour and public safety concerns. It is therefore important
to ensure minimal encroachment of sensitive land uses
through appropriate planning measures. This ensures the
continued supply of services, and acceptable standards
of living for these communities, and minimise expensive
retro-fitting of infrastructure.
How to appropriately integrate
the policy
1.
Identify suitable land in appropriate locations for
development that is sensitive to the characteristics of
major electricity and bulk water supply infrastructure.
This will minimise the need for retrofitting of
expensive mitigation measures or underutilisation
of infrastructure assets.
2.
Avoid intensification of sensitive development
adjoining the infrastructure where necessary; or
identify how the interface between new development
and the infrastructure is to be dealt with such that
the operation, maintenance or upgrading of the
infrastructure is not interfered with, and the potential
for nuisance, safety and health concerns is avoided
(as consistent with the strategic level intentions).
3.
Ensuring encroaching development uses design
mechanisms to reduce impacts.
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PART C
PART C: Application of interim development
assessment requirements
There are no interim development assessment requirements for this state interest.
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PART D
PART D: Model codes and provisions
1. Strategic framework—model
provisions for energy and
water supply
Strategic outcome
• Identify, protect and manage key infrastructure sites
and corridors.
Specific outcome
• Identifying and preserving corridors for major electricity
and bulk water supply infrastructure.
• Identified strategic open space sites in key locations
are preserved to allow for the efficient servicing of new
communities.
• Existing infrastructure corridors are protected from
incompatible development to ensure the safety and
reliability of existing networks.
• Essential infrastructure is protected from the detrimental
impacts of natural hazards.
2. Model code for reconfiguring
a lot
This following content could appear in one code or may be
spread across two or more relevant codes (for example, the
provisions may be spread between strategic framework,
zone code and reconfiguring a lot code, or strategic
framework, zone and use or overlay code). Operational
works aspects should be applied to works associated with
a material change of use or reconfiguration, as well as works
in their own right.
Include the following within the purpose and performance
outcomes of the planning scheme, reconfiguring a lot code.
Purpose
The purpose of this code is to ensure development
is consistent with the operation of major electricity
infrastructure and bulk water supply infrastructure.
The purpose of the code will be achieved through the
following overall outcomes:
• Reconfiguring a lot recognises and responds to the
presence of major infrastructure and does not undermine
the viability, integrity, operation, maintenance or safety
of major infrastructure.
Assessment criteria
Performance outcomes
Acceptable outcomes
PO1
Reconfiguration of lots does not compromise or adversely
impact upon the efficiency and integrity of major electricity
and bulk water supply infrastructure networks.
AO1
Urban residential lots and buildings and structures are
not located within an easement for, or an area otherwise
affected by, a high voltage electricity transmission line as
identified on a Regional Infrastructure Overlay Map.
PO2
Reconfiguring of lots ensures that access requirements
of major electricity and bulk water supply infrastructure
are maintained.
AO2
Major electricity or bulk water supply infrastructure
traversing or within private land are protected by easement
in favour of the service provider for access and maintenance
PO3
Development within a water supply pipeline and buffer
identified on a Regional Infrastructure Overlay Map:
AO3
Buildings and structures are setback a minimum of
20 m from a water supply pipeline as identified
on a Regional Infrastructure Overlay Map.
(a)is located, designed and constructed to protect
the integrity of the water supply pipeline and
(b)maintains adequate access for any required
maintenance or upgrading work to the water
supply pipeline.
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PART D
3. M
odel regional infrastructure
overlay code
Include the following within the purpose and performance
outcomes of the planning scheme, regional infrastructure
overlay code.
Purpose
The purpose of this code is to ensure development is
compatible with the ongoing operation and maintenance
requirements of major electricity infrastructure, substations
and bulk water supply infrastructure. The purpose of the code
will be achieved through the following overall outcomes:
• Development proximate to existing and planned
regional infrastructure facilities, networks and corridors
is appropriately located, designed, constructed and
operated to:
–avoid compromising the integrity, operational
efficiency and maintenance of regional infrastructure
and
–protect the amenity, health and safety of people
and property.
• Development does not increase risk to community health
or safety, or the operation and reliability of electricity
infrastructure of any type or size.
• The intensification of sensitive land uses adjoining major
electricity and bulk water supply infrastructure does not
adversely impact upon community wellbeing.
Assessment criteria
Performance outcomes
Acceptable outcomes
Major electricity infrastructure and buffers
PO1
Development involving a sensitive land use1 is sufficiently
separated from major electricity infrastructure or substations
to minimise the likelihood of nuisance or complaint.
AO1
Sensitive land uses maintain the following separation
distances from the substation or easement for major
electricity infrastructure:
(a) 20 m for transmission lines up to 132 kilovolts
(b)30 m for transmission lines between 133 kilovolts
and 275 kilovolts and
(c)40 m for transmission lines exceeding 275 kilovolts.
1. Sensitive land uses is defined in the SPP.
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PART D
PO2
There is sufficient space within the site to establish
landscaping which substantively assists in screening
and softening obtrusive major electricity and substations.
AO2
A minimum 3 metre wide densely planted landscaped
buffer is provided along the boundary adjoining the major
electricity, including provision for advanced trees and
shrubs that will grow to a minimum height of 10 metres.
Editor’s note: The figures below provide an example but
are not drawn to scale. Applicants may find guidance in
Powerlink’s Screening your home from powerlines—a guide
for planting trees and shrubs outside of easements to
screen powerlines.
PO3
Major electricity infrastructure on private land is included in
an easement.
AO3
Existing infrastructure easements are maintained and where
none currently exist, new easements are created which are
sufficient for the electricity provider’s requirements.
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PART D
Water supply pipelines and buffers
PO4
Development within a water supply pipeline and buffer
identified on a Regional Infrastructure Overlay Map:
(a) is located, designed and constructed to protect
the integrity of the water supply pipeline and
AO4
Buildings and structures are setback a minimum of
20 m from a water supply pipeline as identified
on a Regional Infrastructure Overlay Map.
(b) maintains adequate access for any required
maintenance or upgrading work to the water
supply pipeline.
PO5
Development is located and designed to maintain required
access to water supply infrastructure.
AO5
Development does not restrict access to bulk water supply
infrastructure of any type or size, having regard to (among
other things):
(a) buildings or structures
(b) gates and fences
(c) storage of equipment or materials
(d) landscaping or earthworks or stormwater or other
infrastructure
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PART D
4. Model code for operational
works
Include the following within the purpose and performance
outcomes of the planning scheme, operational works code.
Purpose
The purpose of this code is to ensure development is
compatible with the ongoing operation and maintenance
requirements of major electricity infrastructure, substations
and bulk water supply infrastructure. The purpose of the code
will be achieved through the following overall outcomes:
• Development over or near major electricity and bulk water
supply infrastructure does not compromise or interfere
with the integrity of the infrastructure.
Assessment criteria
Performance outcomes
Acceptable outcomes
PO1
Development within a water supply infrastructure buffer is
located, designed and constructed to:
AO1
Development does not involve works within a water supply
infrastructure buffer.
(a) protect the integrity of the water supply infrastructure
(b)maintains adequate access for any required
maintenance or upgrading work to the water supply
infrastructure.
PO2
Development within a major electricity infrastructure buffer:
(a)is located and designed in a manner that maintains a
high level of security of supply
AO2
Development does not involve works within a major
electricity infrastructure buffer.
(b)is located and designed so as not to impede upon
the functioning and maintenance of major electricity
infrastructure.
PO3
Earthworks ensure access to major electricity infrastructure,
bulk water infrastructure and substations is maintained.
AO3
Earthworks do not restrict access to substations or to and
along major electricity infrastructure or bulk water supply
infrastructure by utility providers, using their normal
vehicles and equipment.
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PART D
PO4
Any earthworks are undertaken in a way which:
AO4.1
No earthworks are undertaken:
(a) ensures stability of the land on or adjoining
substations and major electricity and bulk water
supply infrastructure
(a) for overhead transmission infrastructure, within
20 m of a transmission tower or pole or
(b) does not otherwise impact on the safety and reliability
of the electricity or bulk water supply infrastructure
and
(c)
(b) for overhead distribution infrastructure, within 10 m
of a tower, pole or stay.
Editor’s note: The figures below illustrate the concept.
does not restrict the placement or use of the electricity
or bulk water supply provider’s equipment.
AO4.2
No earthworks are undertaken, or other loading or
displacement of earth caused, within the easement of
an underground power line or bulk water supply corridor
without owner’s consent.
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PART E
PART E: Supporting material
1. Mapping information
SPP Interactive Mapping System provides the plan making
maps in relation to bulk water supply infrastructure and major
electricity infrastructure as referred to within this guideline
www.dsdip.qld.gov.au/about-planning/spp-mappingonline-system.html
Photo credit: Images (pages 3 and 4) sourced from Urban Context Analysis Report—Corridors, GHD Pty Ltd for Energex (September 2012).
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State Planning Policy
PO Box 15009 City East Qld 4002 Australia
tel 13 QGOV email SPP@dsdip.qld.gov.au
www.dsdip.qld.gov.au