Branxton Subregional Land Use Strategy Land Use Strategy and Structure Plan
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Branxton Subregional Land Use Strategy Land Use Strategy and Structure Plan December 2015 | N-14066 I Report Revision History Revision Date Issued Prepared by Reviewed by Verified by REV - 3 2/12/15 Monica Gibson Garry Fielding Garry Fielding Regional Director Senior Consultant This document is preliminary unless approved by a Director of City Plan Strategy & Development CERTIFICATION This Report has been authorised by City Plan Strategy & Development, with input from a number of other expert consultants, on behalf of the Client. The accuracy of the information contained herein is to the best of our knowledge not false or misleading. The comments have been based upon information and facts that were correct at the time of writing this Report. Copyright © City Plan Strategy & Development P/L ABN 58 133 501 774 All Rights Reserved. No material may be reproduced without prior permission. While we have tried to ensure the accuracy of the information in this publication, the Publisher accepts no responsibility or liability for any errors, omissions or resultant consequences including any loss or damage arising from resilience in information in this publication II Executive Summary Branxton Subregional Land Use Strategy and Structure Plan This Report aims to guide the future development of the Branxton Subregion (the Subregion) through a period of high growth and change to the physical and economic environment. The Branxton Subregion, including the settlements of Branxton, Greta, Huntlee and North Rothbury is expected to more than double in population by 2041, with the majority of the new residents to live in Huntlee. In order to effectively manage the anticipated growth and provide housing, employment services and facilities, an integrated approach on land use decisions is needed. This Report was commissioned by Cessnock and Singleton Councils together with the Department of Planning and Environment. The Branxton Subregional Land Use Strategy and Structure Plan will be part of a suite of comprehensive studies by State and local government to guide planning decisions, address cross boundary issues and implement a series of recommendations to achieve the vision and objectives for the Branxton Subregion over the next 25 years. The Land Use Strategy establishes the vision, objectives and future initiatives for housing, employment, open space, infrastructure and environmental improvements. The Structure Plan supports the Land Use Strategy with staged development plans over three periods to 2041, identifying the delivery mechanisms, responsibilities, funding sources and key performance indicators for ongoing monitoring. Preparation of the Land Use Strategy and Structure Plan started with background investigations on housing and employment issues, as well as the identification and analysis of constraints and opportunities for development. Community and stakeholder views informed a vision statement for the Branxton Subregion as having flourishing development, a strong sense of community wellbeing, and a vibrant and distinctive character. This Report addresses the findings from the background investigations including a doubling of the population and local employment in 20 years, as well as the future of important agricultural land and industries, and significant forest and woodland environments. Inter- regional transport infrastructure and a change in traffic flows on the New England Highway also affect the land use patterns for housing and employment area. Expressed community values of retaining the rural character, revitalising the main street, need for new employment and residential opportunities have guided the Strategy ’s objectives and principles. The key conclusions about housing and employment land drawn from these findings are: . Confirmation that there is sufficient land identified for housing to provide for a range of housing types, sizes and locations. Supplies of local business and light industrial land are currently meeting demand, however new supplies are needed to cater for the likely demand for additional light industrial land over the life of the Strategy. In order to maintain a high level of local services, further commercial development is III expected in the Branxton and Greta commercial area. This development should improve the urban design of these centres. The majority of new jobs will be created within the emerging Huntlee Town Centre, and there is more than adequate land zoned to accommodate this. There is adequate provision of open space for now and into future, supported by infrastructure agreements for Huntlee and other plans for open space and recreation facilities. Recommendations about how to achieve the vision for the Subregional Land Use Strategy are: . Adopt objectives and principles to guide the settlement pattern, supply of land and location of future development to ensure the maintenance of an adequate supply of land, and direct population growth to planned and serviced areas to more efficiently utilise existing infrastructure and reduce the sprawl associated with the rezoning of rural land. Follow Growth Area plans for each of the settlements, by amending planning controls to manage land uses and built form. Focus on the identification of up to 5.1ha of local industrial land to meet the short- medium term demands, and take steps to release the underutilised zoned land. More detailed staging of these principles are addressed in the recommendations of the Branxton Subregional Structure Plan, and specifically for the period 2016 - 2021: . Pursue the land release program for 2016-2021, and evaluate and review the program for the following periods. During this period, Cessnock Council should o implement the Branxton Town Centre Master Plan o investigate and rezone industrial land at Branxton o amend planning controls to encourage seniors housing and other small lot housing near Branxton and Greta local centres o Review development guidelines to encourage 10 dwellings/ha in low density areas and 15 dwellings/ ha in medium density areas o Rezone serviced R5 land in Greta to low density residential . During this period, Cessnock and Singleton Councils should work together to o Prepare a joint Section 94 plan to address local infrastructure requirements o Liaise with utility providers to ensure that capacity is retained for forecast growth. IV Table of Contents 1. Introduction.................................................................................................... ix 1.1 Background .......................................................................................................... 10 1.2 Purpose ................................................................................................................ 10 1.3 Scope of the project ............................................................................................. 10 1.4 Implementation and review .................................................................................. 12 1.5 Methodology ......................................................................................................... 12 Part A - State of the Subregion .......................................................................... 14 2.1 Snapshot of the Branxton Subregion ................................................................... 15 2.2 Strategic planning context .................................................................................... 21 2.3 Community engagement results .......................................................................... 34 Part B - Land Use Strategy ................................................................................ 37 3.1 Constraints affecting the Study Area ................................................................... 38 3.2 Housing Strategy.................................................................................................. 46 3.2.1 Role of each Settlement ................................................................................... 46 3.2.2 Drivers of Change ............................................................................................ 50 3.2.3 Demand for different types of dwellings ........................................................... 52 3.2.4 Review of existing zoned land ......................................................................... 54 3.2.5 Potential new areas for housing development ................................................. 58 3.2.6 Principles and Growth Area Recommendations .............................................. 60 3.3 Employment Strategy ........................................................................................... 67 3.3.1 Role of each Centre ......................................................................................... 67 3.3.2 Drivers of change ............................................................................................. 77 3.3.3 Demand for different types of employment land .............................................. 83 3.3.4 Review of existing zoned employment land ..................................................... 84 3.3.5 Principles and Growth Area Recommendations .............................................. 91 3.4 Open Space Strategy ........................................................................................... 92 3.4.1 Recommendations ........................................................................................... 96 Part C – Structure Plan ...................................................................................... 97