From: Iain More To: TPC Enquiry (DoJ) Subject: Launceston Interim Planning Scheme 2015 - Draft amendment 47 - Additional Rural Living Response Date: Friday, 12 July 2019 2:24:46 PM Attachments: COL - Amendment 47 Response to TPC.PDF

Please find attached Councils further response to Draft Amendment 47 and the rezoning at 38A Faulkner Road.

Should you require any clarification or further information please do not hesitate to contact me on the details listed below.

Kind Regards,

Iain More I Town Planner I City Development I T 03 6323 3382 I www.launceston.tas.gov.au

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This disclaimer has been automatically added. Draft Amendment 47 Rezoning 38A Faulkner Road, Ravenswood from Rural Resource and General Residential to Rural Living

1. REQUEST

Response to further information requested, from letter dated 1 June 2019, relating to the following:

Information on the existing supply of Rural Living Land within the region - to meet the criteria in the RSN – A26 in Northern Regional Land Use Strategy (June2018) (the NTRLUS);

The Commission is asking for a further submission from the planning authority on the area that is reasonably considered to be ‘the region’ in the context of RSN-A26 above and why it is considered to be that area, noting that a description of ‘the region’ is provided on page 4 of the NTRLUS.

If the region is considered to be an area other than the municipal area of the Launceston City Council, the planning authority is to provide information about the ‘existing supply of Rural Living land within the region’.

2. NTRLUS

Page 4 of the NTRLUS (B.1) has a Regional Overview which states:

The regional strategy must be responsive to identified changes, challenges and strengths that will influence Northern Tasmania over the next 20 years.

Northern Tasmania comprises approximately one third of Tasmania’s land mass and in 2016 had an estimated population of around 143,900. It is Tasmania’s second largest region, with approximately 28% of the State’s population and one third of its economy (domestic product).

The region aligns with the municipal areas of the eight Northern Tasmanian Councils: Break O’Day, Dorset, , George Town, Launceston City, West Tamar, Meander Valley and Northern Midlands.

Launceston City and its greater urban area accommodate the largest urban population outside Hobart and its greater area. The Greater Launceston Area is among Australia’s largest urban areas and is a focus for Federal Government infrastructure investment and planning. By many measures, the future of the region looks positive. The population is growing at moderate rates, agriculture is strong and there are significant industries to sustain it.

3. THE REGION

The 'Region', as defined within the NTRLUS, is not confined to the Launceston municipality, but rather is defined by eight separate Councils:

1. Break O'Day; 2. Dorset; 3. Flinders Island; 4. George Town; 5. City of Launceston; 6. West Tamar; 7. Meander Valley; and 8. Northern Midlands

4. EXISTING SUPPLY OF RURAL LIVING LAND

In order in substantially evaluate the existing supply of rural living land within the region, each of the eight Councils were contacted and requested to provide information on their rural living land supply. Five of the eight Councils were able to provide statistics on the request. For the other three, information was gathered from The List mapping services. These statistics are stated below.

5. REGIONAL LAND SUPPLY

1. Break O'Day: No response from Break O'Day Council was received. Notwithstanding, a review of The List mapping indicated approximately 20 Rural Living areas.

2. Dorset: A response from Dorset Council indicated 258 lots zoned Rural Living, with the potential to create another 6 lots.

3. Flinders Island: Flinders Island does not currently have an Interim Planning Scheme, but have the Planning Scheme 2000. Under their scheme they have a Rural Residential Zone, the equivalent of the Rural Living zone under the Interim Planning Schemes.

Flinders Island contains 15 lots zoned Rural Residential.

4. George Town: A response from indicated they have between 120-140 lots zoned Rural Living, with the potential to create another 60-80 lots.

5. City of Launceston: As previously described in our initial response to further information, Launceston has a total of 1,050 lots zoned rural Living, with a potential to create an additional 212 lots.

6. West Tamar: No response from was received. Notwithstanding, a review of The List mapping indicated approximately 65 Rural Living areas.

7. Meander Valley: A response from indicated they have approximately 809 lots zoned Rural Living, with a potential to create another 159.

8. Northern Midlands: A response from Northern Midlands Council indicated they have approximately 129 lots zoned Rural Living, with a potential to create another 55.

6. TOTAL AREA:

With the exception of West Tamar Council and Break O'Day Council, the approximate number of Rural Living lots within the Northern Region of Tasmania is currently 2,401. The approximate potential total of lots that could be created is currently 512.

It is noted that without the collaboration of all Councils, the total rural living land supply in northern Tasmania is approximate only.

7. RSN-A26

Consolidation and growth of Rural Residential Areas is to be directed to areas identified in local strategy, that align with the following criteria (where relevant):

 Proximity to existing settlements containing social services;  Access to road infrastructure with capacity;  On-site waste water system suitability;  Consideration of the impact on natural values or the potential land use limitations as a result of natural values;  Minimisation of impacts on agricultural land and land conversion;  Minimisation of impacts on water supply required for agricultural and environmental purposes;  Consideration of natural hazard management;  Existing supply within the region;  Potential for future requirement for the land for urban purposes; and  The ability to achieve positive environmental outcomes through the rezoning.

Whilst the NTRLUS describes the region as being the eight northern Councils, in the context of this application and having specific regarding to RSN-A26, the area of interest is the Launceston municipality.

8. DISCUSSION

The total approximate amount of Rural Living land within the northern region of Tasmania has been stated above. However, when considering the take-up of Rural Living land, especially in the context of 38A Faulkner Road, the actual useable land in close proximity needs to become a factor.

It would be anticipated that the Rural Living land within the Launceston Municipality would be taken up quite quickly due to its size and location, with other municipalities being taken up at a slower rate. If accepting this, it is vital that new rural living land is provided. It could also be considered, that whilst the land in Launceston may be taken up, there will be a limit to people wanting a Rural Living lifestyle and how far they would be willing to go to achieve said lifestyle.

You could not assume that the rural living supply within Launceston would be the same as the land on Flinders Island. If may be that if the supply was taken up, people may venture into nearby municipalities, however the type of rural living character, especially having regard to this area, is not the same as other rural living areas, and you could not consider each rural lot interchangeable.

9. SUMMARY

The proposed change of zoning will have the potential to add a further 30 lots into the region. The demand cannot be aggregated across the region, the supply in Ravenswood is not a substitute for rural living in other areas. The change of zoning and future lots are not designed to be additions to the general stock of rural living land. The specific intention is to progress development in Ravenswood that would otherwise not be available.

The market consumption for such lots within other areas, such as St Leonards, will be entirely different that the potential market within Ravenswood. This strategy directly complies with the RSN-A26, in that this area has been identified as a growth corridor, and is able to meet the criteria within the action.