State Planning Policy 4.1 – Industrial Interface

What is the purpose of SPP4.1?

SPP4.1 sets a framework for decision making using a broad, flexible approach to allow for the consideration of a variety of industrial proposals and responses. Under SPP4.1 land use conflict is managed through land use transition and control, utilising both technical evidence and the consideration of strategic factors, such as future industrial expansion.

What are the key changes that have been made to the advertised draft policy document?

In response to public submissions and feedback, the updated policy has been refined to include:

• greater emphasis on planning for compatibility at the interface of different land uses
• greater balance between industrial and sensitive land uses, and acknowledgment and management of residual risks between uses
• additional flexibility and adaptability to make provision for changing industry operations and technology
• provision of a high-level framework for risk-based decision-making
• improved clarity, consistency and readability.

When does SPP4.1 apply?

This policy applies to planning decision-making for new proposals involving, impacted by, or with the potential to impact, existing or proposed industrial land uses. SPP4.1 applies to all stages of the planning process where industrial land uses or infrastructure facilities are being considered and/or where there is land that may be affected by the following:

• State and regional strategies
• local planning strategies
• planning schemes
• improvement schemes
• structure plans
• subdivision and development applications (including local development plans).

Are there any proposals where SPP4.1 does not apply?

Some proposals are exempt from SPP4.1. Section 4.3 outlines the proposals that are exempt from SPP4.1, which include:

• rural land uses, including Industry – Rural
• the extraction of basic raw materials
• infrastructure corridors such as road and rail or gas pipelines
• telecommunications infrastructure
• aircraft noise.

Does SPP4.1 apply to existing development?

This policy is not intended to apply retrospectively or remove existing land use conflicts. Notwithstanding, efforts should be made for continuous improvement that reduces emissions and safety risks in line with the development of technological advances. 

How does SPP4.1 protect industrial development from sensitive land uses?

Industrial areas and land uses are critical to local, regional, State and national economies and are significant employment generators. Sensitive land uses are typically those where people live or regularly spend extended periods of time such as residential dwellings, schools and childcare centres. Such uses have greater potential to be affected by industry emissions such as noise, dust and odour. Appropriate siting of sensitive land uses will assist in the long-term operational certainty and viability of industries.

This policy seeks to prevent conflict and encroachment between industrial and sensitive land uses. To achieve this, the policy requires planning decisions to consider the locational constraints of land uses, the significant investments represented, and the current and future benefits and costs to communities when assessing proposals where land use conflict may exist or result.

At each stage of the planning process, planning decision-makers need to consider the broad suitability of land uses and the ability to avoid, mitigate or manage industrial impacts. In the same way, planning decision-makers need to consider the broad suitability of sensitive land uses and the ability to avoid future constraints imposed on industries located appropriately within the industry zone or scheme reserve.

Why has there been a shift away from statutory buffers to a transition of land uses?

SPP4.1 has been renamed to reflect the broader policy measures which extend beyond the application of statutory buffers. This means the policy now deals more generally with providing transitioning compatible zones, reserves and land uses between industry and sensitive land uses to avoid potential conflict.

What is a compatible zone, reserve or land use?

Compatible zones, reserves and land uses are typically those considered to be more sympathetic to, or tolerant of, industrial emissions and safety risks (for example, odour, dust and noise). The inclusion of sensitive land uses in compatible zones and reserves are generally avoided or considered on a case by case basis. Compatible zones and reserves for an industrial area may include Light Industry; Service Commercial; Commercial; Rural; Public Open Space; Environmental Conservation; State Forest; infrastructure services and some public purpose uses. The range of compatible land use zones and reserves may depend on the nature of off-site impacts and/or safety risks.

Diagram - Land use transition example.

What is an incompatible zone, reserve or land use?

Incompatible zones, reserves and land uses are those considered to conflict with or be adversely affected by impacts arising from nearby industrial areas and land uses. For example, residential land with high safety and amenity expectations could be incompatible with industrial land uses that generate substantial detrimental impacts. Land uses that attract a large number of people for an extended period of time are generally considered incompatible with land uses associated with off-site impacts and/or safety risks.

Why is the precautionary principle used?

In instances where inadequate information is known or available about impacts it is appropriate to use a precautionary approach. This is particularly relevant for cases where these impacts are difficult to avoid, mitigate or manage, or where the cost to do so is not commensurate with the risk. A conservative approach is needed where it has not been adequately demonstrated that industrial impacts can be identified and if there is uncertainty regarding the potential risk to health and amenity.