stair case

Every year there is a symposium at the IBA’s Annual Conference (see previous post) on the Rule of Law. The 2013 Rule of Law topic was the Magna Carta, the 800th Anniversary of which will occur in 2015.  This was the first in a series. The keynote speaker this year was Justice Stephen Breyer of the US Supreme Court, who spoke passionately on the contemporary relevance and importance of the Magna Carta. Eminent lawyers from around the world shared the podium with Justice Breyer and spoke in support of his views on the Magna Carta. This session attracted a very large international audience and was supported by various legal luminaries, including the former Solicitor General of India, who spoke strongly in support of the importance of the Magna Carta in his Country and the leaders of a number of bar associations and law societies.  Taking up a suggestion of Justice Breyer the American Bar Association and the IBA will consider making a film targeted at younger members of society, with a view to promoting the importance of the rule of law to younger generations. The IBA annual conference, 7-11 October 2013 was attended by approximately 5000 lawyers from around the world and is held each year in a different City. Next year it will be held in Tokyo.

conference room

Boston 7-11 October session organised by Glen ad other sessions

Glen organised a session at the International Bar Association’s (IBA’s) recent annual conference in Boston entitled Environment and Natural Resources Courts – Do We Need Independent and Specialised Adjudicators?  This was done in his capacity as Senior Vice Chair of the IBA’s Environment Health and Safety Committee. The conference was held from 7-11 October 2013. The need for specialised environmental courts has been voiced by industry, government and non government organisations which seek to have their positions understood by judges who have experience with or training in complex scientific, engineering, social and economic criteria that underlie the resolution of environmental and resource issues. The session focused on:

  • the need for and advantages of environmental disputes, judicial reviews and prosecutions being heard by specialist judges and other adjudicators; and
  • the potential advantages of having specialised judges or adjudicators issue licences for major projects or resource allocation permits in place of government administrative officials.

We were blest to have an eminent panel of speakers accept invitations to contribute. The session was held on the morning of 8 October and the programme is set out below.

Justice Brian Preston, Chief Judge, New South Wales Land and Environment Court was Glen’s co-chair of the session

Rock Pring Professor, Environmental, Natural Resources Law, Constitutional and International Law, Sturm College of Law, University of Denver, USA

Kitty Pring Principal, Global Environmental Outcomes LLC (GEO), USA

Meredith Wright Judge, Environmental Division Vermont Superior Court, USA (r’td)

Judge David Parry Deputy President, State Administrative Tribunal, Perth Western Australia

Israel Aye Lawyer, Sterling Partnerships, Lagos  Nigeria

Gordon Nardell QC, London UK

The entire conference was attended by approximately 5000 lawyers from around the world. Next year’s conference will be held in Tokyo.

There were two other sessions organised by the same Committee at the conference. There was a special showcase session on climate change justice and human rights, Chaired by Baroness Kennedy QC, at which Justice Preston was a commentator and a separate afternoon session entitled ‘Environmental constitutionalism-environmental protection as a fundamental constitutional or human right’. That session was chaired by Los Angeles Environmental Lawyer Michelle Ouellette and the speakers included James May, Professor of Law at Widener University, Delaware, who has carried out an international study of constitutional provisions relating to the environment.

An Irish Lawyer who attended the session said in a recent email to Glen McLeod regarding that session and the one on Environmental Constitutionalism referred to under the above heading:

‘The topics and the quality of speaker in each were just outstanding and there was a real engagement from the audience and between the floor and the audience in each Session. I hope that there is some way that the powers that be in the IBA would be aware of top quality of each of those sessions.’

A Nigerian Lawyer said:

 I took away thoughts and ideas I can plough into the ECT conversation in Nigeria to hopefully move it forward.
gavel

Glen chaired a seminar organised by Legalwise on 13 June 2013 which addressed some important contemporary environmental compliance and enforcement issues. The topics of the presentations were as follows:

  • Duties of Directors and Senior Management in Environmental Legislation;
  • Ongoing Compliance with Approval Conditions;
  • The Lawyer’s Role in Environmental Incident Response.

The presentations were of a high standard and provide an in-depth legal update on environmental compliance and enforcement. For more information please refer to the Legalwise website.

pencil and eraser

The tension between policy and law is a subject which manifests in many legal areas. In the town planning context, it was recently examined at a Planning Institute of Australia seminar on 26 June. Glen spoke on the subject Planning Policy and the Law (see his powerpoint presentation here). Melanie Debenham presented on the challenges of reconciling policy and legislation across the planning and liquor licensing regimes. The relationship between policy and law is a subject that is becoming increasingly important with the proliferation of planning policy in part brought about by a desire for flexibility and guidance in decision making. In exploring its topic, the seminar addressed questions such as:

  • What are the legal tests for valid policies?
  • What is a ‘seriously entertained proposal’?
  • When does the invalid use of policy lead to litigation?

Glen said: ‘I was reminded of the difficulty this subject presents for many of us when, in a conversation after the event with a senior member of the planning profession it became clear that one of the main messages of the presentations, that policy cannot go beyond what is lawful, was understood only to a limited extent. The person concerned was seriously suggesting that certain practices of a government planning agency would have to be accepted by a developer simply because ‘that is how it is done in this State’. The assertion ignored the fundamental point that the practice in question was not underpinned by lawful authority and it is highly likely that a Court would regard the agency as acting beyond power, were the practice to be challenged in Courts. Advice on policy issues should start prudently by considering whether the policy, or the relevant part of it, is lawful.

colourful bins

Change is inevitable in the waste sector.[1] I can say this confidently on the basis of history. I was reflecting on this in preparing these remarks. As is often the case it is one’s own experience that is the best starting point.

In my own case, after being admitted to practice as a lawyer, my first real job was as a local government officer in 1978, for the City of Cockburn. For those who need reminding, or have the great gift youth, in the 60s and early 70s, most households only needed one smallish metal rubbish bin, which was emptied weekly.

At the City of Cockburn in the late 1970s, even then, strategic thinking on the City’s waste needs was a subject of serious discussion. Admittedly, by today’s standards the discussion was limited to one local government area of about 34,000 people and it was all about finding voids or places that could become rubbish tips, as they were then called.

Later in the 1980s, when I was practicing in a Perth law firm, one of my clients was in the business ‘waste disposal’. In those days getting approval was relatively simple. That client had found a hole, was easily granted a planning approval by the local government and then had obtained a sign off under the Health Act 1911, in a short letter, from the Health Surveyor. That was it. Away they went with the enterprise.

Soon however, times were changing. I drafted the State’s first Regional Council Constitution, in the early 1980s.

Then in the UK in the late 1980s and early 1990s I saw rapid policy developments coming out of the EU. My clients included several operators of thermal treatment plants for difficult waste.

Back in Australia in the mid 90s landfill was still dominant, with some exceptions.

The point of mentioning all of this is that in the past 3 decades we have come a long way but we have not yet come to the end of history.

The Waste Authority has a view that there is a need for an independent co-ordinating body for waste management, being more than an advisory body within our environmental regulator.[2] I shall now touch on a few reasons why this view is held and they will probably not come as a surprise to you.

There has been a degree of haphazardness in the growth of waste management responsibilities in WA.

Local and to some extent regional councils have had a central role in waste management, complemented by the private sector. There is a degree of uncertainty about the role of Regional Councils. We have recently seen some instability.

Although the State Government has not played a strong role historically in waste, we have detected an appetite in local government and the private sector for a stronger, leading role to be played by the Waste Authority or an alternative independent state body responsible waste.

It is now just over a year since the State’s Waste Strategy was released, as required by the Waste Avoidance and Resource Recovery Act, 2007.

Soon that Act is will undergo a review.

As I am sure you are all well aware, the Robson Review of local Government has also made several recommendations on Waste management.

The work of the Strategic Waste Planning Infrastructure Working Group (SWIPWG) complements these initiatives and has the potential to benefit from the thinking currently underway at the local and regional level through a Western Australian Local Government Association Working Group and the Municipal Waste Advisory Council.

The SWIPWG was established to develop a Waste and Recycling Infrastructure Plan for the Perth and Peel Region.

The aim of the Plan is to determine the waste management infrastructure required to meet the needs of the Perth and Peel ‘3.5 million city’ and to assist in achieving the targets of the Waste Strategy. The Plan will also set out the planning, governance and funding instruments required to establish the infrastructure.

The four inter-related parts of this Plan form the basis of the SWIPWG’s iterative agenda.

First, Planning and Approvals

The purpose of this section is to provide information and recommendations on:

  • the land use planning system in WA, as it relates to waste facilities;
  • environmental and planning opportunities and constraints for waste facilities in the Perth metropolitan and Peel regions, and how these may be increased or minimized, respectively; and
  • existing land use planning mechanisms which may be used to integrate waste management issues into the WA planning framework, and secure sites for waste facilities.

Secondly, Facilities and Sites

The purpose of this section is to provide information and recommendations on:

  • the existing capacity of waste facilities in the Perth metropolitan and Peel regions, and likely waste infrastructure needs for 2015, 2020 and the 3.5 million city; and
  • potential and preferred sites for development of new waste facilities, including opportunities for co-location, waste precincts, and industrial ecology.

Thirdly, Technology

The purpose of this section is to provide information and recommendations on suitable waste management facilities and technologies for the Perth metropolitan and Peel regions, and assess their potential contribution to achieving the targets of the Waste Strategy.

Fourthly, Governance and Funding

The purpose of this section is to provide information and recommendations on:

  • the settings that influence waste management in the Perth metropolitan and Peel regions;
  • potential changes to current governance arrangements which may be required to meet the infrastructure needs of the region and contribute to achieving the Waste Strategy targets; and
  • potential changes to current funding arrangements which may be required to deliver the needed infrastructure and contribute towards achieving the Waste Strategy targets.

We have, as I have said, already been consulting as an Authority with the local and regional government and private sectors.

Today we would like to have facilitated discussions with you on topics we have been working on, lead by the Waste Authority’s officer team.

The work of the event proceeded and more information will become available on the Waste Authority’s website.

Glen McLeod, June 2013


[1] Edited version of Glen McLeod’s opening remarks to Waste Authority Strategic Planning Consultation Meeting-18 June 2013Glen is Co-Chair of the Waste Authority’s Strategic Waste Planning Infrastructure Working Group.

[2] A view shared by Simon Withers the Mayor of the Town of Cambridge in an article in The West Australian,  25 June 2013

Aerial view of wastewater treatment plant

Glen Chaired a half day Contaminated Sites Seminar for Legalwise seminars [1] on 27 November 2012. Although the event was primarily a continuing professional development event for the legal profession, it was pleasing that a number of environmental consultants and others also attended. The programme steered a middle path between the standard presentational mode and an innovative extended panel discussion.  This approach engendered strong participation from panel members and the audience. Topics covered included:

  • Liability for Contaminated Land;
  • How is the Legislation Performing and Being Interpreted; and
  • Effective Case Management and Partnerships Between Consultants and Lawyers.

[1] www.legalwiseseminars.com.au

planning on a notebook

Strategic Planning and Approvals was the title of an address Glen gave jointly with Charles Johnson, the Principal of the consultancy Planning Context, on 27 November 2012, at a half day Legalwise seminar entitled Waste Management Compliance and Legal Issues[1]  The full presentation can be found in ‘Articles & Speeches’ or here. [1]www.legalwiseseminars.com

Housing estate

Last Thursday, the 15th of November, Glen lead a professional development interactive session at the Planning Institute of Australia (WA). The paper he delivered was titled ‘Town planning law and property rights in Western Australia’ and can be found here.

windmills

Short Paper to which Glen spoke in a panel session at the International Bar Association (IBA) Conference in Dublin, October 2012. Glen serves as Senior Vice Chair of the Environmental Health and Safety Committee of the IBA. A discussion on unconventional hydrocarbons in Australia should centre on Coal Seam Gas (CSG) and Shale Gas for at least 2 reasons:

  1. The size and potential importance of the reserves. It can be reasonably presumed that future demand for energy and the laws of Economics will drive greater production of on shore gas.
  2. The exploration for and production of CSG is already underway and further projects are currently planned.

This is a socially, politically and legally complex subject in Australia.

In the limited time available today I will explain the complexity a little further.

Australia has huge quantities of underground water but low rainfall in many areas. Water is therefore a precious resource.

Vast areas of the Country are farmed, yet Australia per capita is the most urbanised society in the world. These features: coal, water, farming and urbanisation are all relevant to Coal Seam, shale and tight gas realising their potential as energy sources.

The coal industry is big. Australia is the largest exporter of coal in the world. 75% of domestic generation of electricity is coal fired. Australia is the 4th largest producer of coal in the world and has the 4th largest reserves. Leading Government advisory bodies such as Geoscience Australia and the Australian Bureau of Agricultural Resource Economics (ABARE) consider the industry is underdeveloped. CSG exploration and production has grown significantly since 1994, and we now have 3261 wells in production in Queensland and 249 in NSW. The producers include Santos, British Gas and Australia Pacific.

Water is the central issue. In particular, there is competition for it, which creates a 2-3 way tension between the mining companies, farmers, and the green interest groups who, now counter intuitively, find themselves on the same side as the farmers in the fracking debate. Underground water is also seen as an important resource in Perth for the urban population.  However W.A. is on the periphery of the debate for now because of its distance from the East, its different geology and aqueous systems, and that its resources of shale and tight gas have not been tapped in any serious way.

In the East there is a major water system that is significant in 4 states, called the Murray Darling System. It is probably bigger than many countries. It has its own federal legislation and under that legislation, management, monitoring and regulation.

If you consider the complexity of water management in the East and take into account the production coal and the potential for CSG, you can understand why the debate in Australia is mostly about the East for now. However, that may change. You have probably heard of the off-shore gas industry in W.A. The reserves of on-shore light and shale gas are bigger. According to the U.S. Energy Advisory Agency, WA’s on-shore reserves of shale and light gas are the 7th largest in the world. They lie deeper than the Eastern reserves of CSG and remain largely untouched, as does much of W.A.’s deeper aquifer water reserves.

Turning more specifically to environmental law, I doubt anyone here is not aware of the environmental issues arising from fracking. They have their expressions in state and federal environmental law in Australia.

By and large the states have traditionally regulated mining, including land access, tenure, health and safety, water and the environment. Originally the Commonwealth had little power in these areas but in recent times its power has increased through the application of its constitutional responsibility for international law and in some cases, by agreement with the States.

Environmental Law started in the Australian States in the 1970s but was relatively innocuous until the early 1980s, when it developed rapidly into a separate and increasingly effectual area law. Federal intervention in the environmental arena again started off modestly but has increased steadily since the enactment of the Environment Protection and Biodiversity Conservation Act 1999 (Cth) (EPBC Act). In all the states and territories, projects which may have a significant environmental impact must undergo an Environmental Impact Assessment under State Law. Operations must also be licensed under state environmental and water laws.

The right to access resources is covered by a combination of State mining laws, indigenous land rights and cultural heritage laws. The system of mining tenure approvals also contain their own environmental conditions.

In addition to the state approvals, federal environmental approval may be necessary where the activity in question is likely to have a significant effect of matters of national environmental significance.

The controversial nature of fracking and the unusual alignment of conservative rural based political forces with green interest groups has led the Federal Labor Government to prepare an amendment, aimed at fracking, to federal environment law.

The proposed new law – effectively a draft law which we refer to as a ‘bill’ –  was introduced into the lower house of federal parliament, the House of Representatives, on 22 March 2012. I will tell you more about it shortly.

You have to understand something about the political context here. The Labor Government is a minority Government which depends mainly upon rural independents and the Greens for its survival. In this political context, the  resources industry may appear to be under-represented. However, within the Labor party, which is a complex centre left party, there is a pro development stream which includes the Federal Resources Minister, The Hon. Martin Ferguson. There will be more about him later.

Turning to the Bill, it seeks to establish in furtherance of an agreement between the major Eastern States and the Commonwealth, made in February 2012, an independent expert scientific committee on coal seam gas and large coal mining developments.

I shall refer to it as the Committee. A form of the Committee already exists under an agreement between the major Eastern States, the Northern Territory and the Commonwealth, which took effect in February 2012. Its purpose is to advise these governments on CSG and large coal projects, which have or are likely to have, a significant effect on water. The advice would be given in approvals processes in those jurisdictions.

The Federal Environment Minister is responsible for supporting the committee administratively. The committee can also be requested by the Minister to provide advice on:

  1. how bioregional assessments should be conducted in areas of existing or proposed assessments;  [cumulative impacts]
  2. priorities for research projects;
  3. various matters relating to research methodology.

Although the Committee will be advisory and it is not an approval authority, precedents elsewhere, for example in W.A., would suggest that the Committee’s recommendations, which will eventually be public, will carry a lot of weight and effectively be difficult to ignore or amend.

Unsurprisingly, industry objects to another layer of federal legislation. On the other hand, the farming/green lobby is worried the Committee will be a toothless tiger. My view is that it will be a significant body and add to the power of the Federal Environmental Department, the Department of Sustainability Environment, Water, Population and Conservation (SEWPAC)and its Minister. In practice this powerful bureaucracy, which has a mixed track record, will support the Committee administratively and supply its own advice to the Minister.

This is a concern to me for some quite fundamental reasons. In particular there are no merits appeals against decisions and recommendations of SEWPAC. I believe this gives rise to fundamental rule of law and sovereign risk issues, which we can’t go into today.

At a practical level, the lack of merit appeals may lead to unaccountable, opaque and poor decision making. We can’t go into it now but that is the case, particularly from the standpoint of W.A.

Finally, the bill has yet to pass through Parliament because the two federal houses are not in agreement on important details.

Interestingly also, the Hon. Martin Ferguson MP, the Federal Minister for Resources and Assistant Treasurer, who I mentioned earlier, has announced another inquiry relevant to Mining, this time by the Productivity Commission. Its job is to:

‘…examine exploration approvals systems and processes, within and across jurisdictions, to assess their effectiveness and efficiency…. It will look at duplication of regulations across state, territory and commonwealth jurisdictions, costs of government processes and broader costs. ‘

Also, the minority Federal Government has an uncertain future, with elections looming next year. The opposition Liberal Party, which seems destined for government in coalition with the National Party has indicated that it would cut back SEWPAC to its core functions. How that will work is not clear, but it must be remembered that a future Liberal Government will need the support of its rural-based coalition partner.

The picture is therefore complex and unclear. I can’t tell whether there is a reasonable possibility that the bill will pass both houses before the term of the current government ends in late 2013.

In conclusion, while there is enormous potential for CSG and shale gas in Australia, the political system and the concomitant environmental law could make regulatory risk a major issue for some years to come. Hopefully some at least of these issues will be clarified after the next federal election.

Vines climbing up fence

I was pleased to be invited to deliver a short speech on this subject this morning, at a breakfast organised by the WA branch of the Urban Development Institute of Australia (UDIA). The rest of this post is the text of the speech and the accompanying slides. I only had ten minutes to cover a very interesting and contentious subject, and naturally there is a lot more to be said, so I welcome comments on this post as always.

OUTLINE OF ISSUES AND COMMENTS

Introduction

Thank you for the introduction.  I would like to thank the UDIA for the invitation to speak today and also to acknowledge Jane Bennett of Chappell Lambert Everett for the work she has done in helping to prepare me and others for today’s event.  My thanks also to the UDIA team, Debra Goostrey and Lynette Tay for their work.

Today’s topic-buffers and setbacks-is set out in the flyer for the event as follows:

‘First consider the inefficiency:

… a foreshore setback coupled with a wetland setback compounded by fire requirements;

secondly, consider the efficiency: 

… a wetland buffer as a low fuel zone for fire so as to avoid land loss through the additional setback

… a foreshore reserve receiving an open space that recognises the value to the community of the use of the area.’

The statement in the flyer goes on to say:

‘Setbacks and buffers are a particularly Hot Topic that impact on the cost of housing and undermine sustainability objectives.

An overcautious approach to buffers adopted by regulators can result in lost opportunities for both public and commercial recreation activities.’

In the 10 minutes available to me, I will explore these issues with particular reference to industrial buffers. Many of the underlying principles are applicable to all buffer and setback issues.

There are many types of buffer area and setback.  Jane Bennett will talk in more detail about the examples which now abound. As I said, my frame of reference will be industrial buffers.

However all these examples relate to the themes of today’s breakfast in that they all fundamentally concern the value of land, property rights and competition for land as a resource.

In its 1997 Statement of Planning Policy No. 4.1 State Industrial Buffer Policy, (SPP4.1) the Western Australian Planning Commission (WAPC) defines a buffer area as an:

‘… area within which sensitive uses are either restricted or prohibited.’

Although this is a definition in a particular policy document, for present purposes I will use it as a working definition.

I will return to SPP4.1 later.

My main proposition and indeed plea to the Government agencies, is that at the heart of the best approach to buffers of all kinds, is a need for nuance, flexibility and refinement.  I acknowledge that flexibility, like marriage, has its limits. The flexibility must be tempered with a degree of certainty, otherwise, again, like marriage, why have it?  I will return to the need for flexibility later.

The nature and purposes of buffers

Buffers exist to avoid or resolve competition for land as a resource.

Buffers can be off-site or on-site, an important distinction.  I will be referring to off-site buffers because they give rise to the question: should another’s land be used for the purposes of a particular private or public asset?

Need for dynamic Buffers

Buffers can be static or dynamic.

As I said earlier, my main argument is that the need for nuance, flexibility and refinement is at the heart of the best approach to buffers of all kinds.  By ‘nuanced’ I mean tuned to the particular local circumstances, including micro-climates, topography, surrounding uses, future planning of adjacent areas and the possibility that our modeling, even that relating to climate change, needs to be reappraised from time to time.

Buffers, where possible, should be dynamic in this sense and not static, except perhaps in unusual circumstances where at a strategic level the State sees fit to protect an historically and strategically important industrial area.  At least in the Perth metropolitan area there is only one, the Kwinana Industrial area, which is governed by  specialist legislation.

There are at least three reasons in favour of flexibility.

First, environmental law and policy assumes that over time standards change and the economic and technical capacity to abate environmental emissions increases with time.

Secondly, it is bad economics and environmental policy to sterilise land with static off-site buffers and setbacks.  With increasing urban sprawl it is untenable to assume that in a City like Perth or indeed regional centres like Geraldton, Albany and Bunbury, we can or should afford forever to supply buffer land to make commercial life easy for industrial operators and infrastructure providers and administrative life easy for regulatory agencies and policy makers.

We need to be open to taking flexible approaches to adaptation, which includes being flexible about the kind of development that can be approved, the duration of the approval and the way we monitor and verify the modeling underlying a buffer.

Thirdly, flexibility is inherent in the way our legal system deals with issues of use conflict and compensation for the use of others’ land for buffer purposes.

I have said that buffers can be static or dynamic and I have made a plea for dynamism.

Example of Static Buffer

An example of a static buffer area is seen in the City of Geralton’s Town Planning Scheme No. 5 (Geraldton Scheme), which has set lines around a landfill facility and a waste water treatment plant.

http://www.mcleodlawyer.com/wp-content/uploads/2012/10/Slide41.jpg

It is interesting to consider the Geraldton Scheme’s text relating to the buffers. We don’t have time to do that now.

However, it would be fair to say that the Geraldton Scheme provisions promote a static approach to planning for the future. They leave you in no doubt that it is going to be hard to rezone, subdivide or develop in that buffer land for a long time to come.  In theory, of course, the Scheme would be reviewed every 5 years, but we all know that does not happen.

Questionable Economics of Static Buffers

My earlier reference to the questionable economics of static buffers arises in this context.

We no longer live in a world where land is in plentiful supply, whether we are talking about Geraldton or Girrawheen.

Is there any substantive reason why the operators of public utilities should not be under the same environmental and planning regulations as every other industrial and infrastructure operator?

Of course I am being provocative and my comments may well be open to debate.  Let’s have it in the panel discussion. And if you see me rushing away at the conclusion of today’s event its not because I am worried about being set upon-I have to be somewhere else shortly after 9.00am.

Dynamic Buffers

An example of a dynamic buffer, in contrast to the static model we have just seen, is one which can be defined in an agreement between an industrial or infrastructure operator and a landowner, which contains mechanisms for redefining the buffer over time, as more money is spent on plant and equipment to reduce emissions and improve amenity.  It provides certainty and flexibility for both parties.

In one example, an agreement was used to lay down a regime for reviewing the buffer over time and reducing it as emissions were reduced and new modeling and verification showed that a reduced buffer was workable.

In two other examples, an agreement allowed an infrastructure provider to operate in accordance with easements and restrictive covenants which on the one hand allowed development to take place under various conditions and on the other gave the operator protection through easements to emit, again under various conditions.

Some Foundation Legal Issues

I will now turn to some legal aspects.  In these examples there was no buffer policy in place and the result has been stagnation on the one hand and litigation on the other.  So there would be something to be said for a dynamic buffer policy that avoided those problems.

Here is an aerial view of a site at Stowmarket, East Anglia.

The site was ripe for housing development under the applicable policies. I acted for a housing developer over 20 years ago who wanted to develop the green area. The only problem was this Molybdenum smelter on immediately adjacent land. The smelter’s emissions would make development of the land for housing untenable.

The developer’s team looked at this dispute over the development rights to the land, a classic use conflict, from a number of angles, starting with why the predecessor to the current English Environment Agency would not enforce the applicable environmental legislation to reduce or stop emissions.

We explored the possibility of an action in common law nuisance, under which an injunction would be sought to prevent the plant from operating in a way that blighted the development potential of the land, an idea I was to put to use successfully in respect of another site many years later. We also considered taking various actions against the environmental agency for not doing its job.

Nothing came of all that, for reasons I won’t go into here. You can see that the land remains undeveloped. I have no idea whether the plant complies with relevant laws and whether its emissions blight any of the adjoining land.

Fast forward to a case which did go to Court and was decided this year: Barr & Ors v Bifffa Waste Services Limited [2012] EWCA Civ 312.

That case concerned an action in common law nuisance against Biffa, the operator of a former quarry site, now used as a landfill waste facility.

In this case some local residents had sued the operator of the waste facility for the nuisance created by odour emanating from the plant. They live in an estate which you can see on this slide.

The court at first instance sided with Biffa, the facility operator.  However, the Court of Appeal overturned the decision of the Judge at first instance and rejected the approach of the lower Court.  Lord Justice Carnwath said:

‘The fundamental principles of law [in these matters] were settled by the end of the 19th Century and have remained resilient and effective since then.’

This statement is as true in Western Australia as it is in England. The same law applies here and can operate, despite any buffer which may be in operation (although a buffer could be a factor in litigation).

To understand buffers and the planning policy applicable to them, it is necessary to have a full appreciation of the all of the law applicable to the unauthorised interference with land, in particular the law of nuisance.

Unless interference with land is authorised by law, either damages or compensation must be payable for the unlawful activity or an injunction could be obtained to restrain the wrongdoing.

What has changed since the 19th Century is the growth of town planning as an overlay on the common law.

Although the picture is complex, underlying it are some quite fundamental principles, most of which have thankfully not changed since the nineteenth century.

The reason the common law hasn’t changed is that property ownership – call it property rights if you like – is fundamental to the functioning of a modern free market economy. We can’t examine this interesting subject here in detail, however, it should be borne in mind when preparing buffer policy.

I will now comment briefly on the development of Buffer policy in Western Australia.

Development of Buffer Policy in Western Australia

In 1995 the first draft of SPP 4.1 was released.  A final version was Gazetted in 1997. In the same year the Environmental Protection Authority (EPA) released its draft Guidance for the Assessment of Environmental Factors No. 3 Separation Distances between Industrial and Sensitive Land Uses 2005 (EPA draft Policy).  The EPA draft Policy took its final form in 2005 (EPA 2005 Policy).

The 1997 policy remains applicable and I would certainly hope that remains the case for now.  Although the 1997 policy waters down its references to property rights in the 1995 draft, a draft replacement published in 2009 contains no reference to the protection of private property rights.  That policy is more general and perhaps more favourable to industry.  It does not mention compensation and gives greater prominence to a presumptive buffer distance policy in the EPA 2005 Policy.

Of particular concern to me is that an Appendix to the 2009 SPP singles out the Water Corporation for special treatment.  I light of what I have said, I do not believe that this is justified.

Conclusion

I have made a plea for flexibility in the context mainly of industrial buffers, but the underlying principles apply to all buffers and setbacks.  My plea has been for flexibility in policy setting, because we can’t afford not to be flexible, and because of the compatibility of that approach with important legal and economic principles.

This is not to reject the need for certainty which buffers can provide.  My view is, however, that the balance between public and private rights may be shifting too much away from private rights, something which will not necessarily benefit society as a whole.

That is all I have to say Mr Chairman and I will now hand over to you and the Panel

Glen McLeod,  24 October 2012