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Cessnock Rural Land Study Final 20170228

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Cessnock Rural Land Study Final 20170228 ! Confidential This report has been prepared by: RMCG Suite 1, 357 Camberwell Road CAMBERWELL VIC 3124 P: (03) 9882 2670 ! E: [email protected] W: www.rmcg.com.au ABN: 73 613 135 247 Offices in Bendigo, Melbourne, Torquay, Warragul and Penguin (Tasmania) 22-S-07 VERSION STATUS AUTHOR REVIEW QA APPROVED DISTRIBUTION 1.0 DRAFT 17.6.2016 S MCGUINNESS S MCGUINNESS S MCGUINNESS SGS ECONOMIC AND PLANNING 2.0 FINAL 15.8.2016 S MCGUINNESS S MCGUINNESS S MCGUINNESS SGS ECONOMICS AND PLANNING 3.0 FINAL 19.01.2017 S MCGUINNESS S MCGUINNESS H BUCK S MCGUINNESS SGS ECONOMICS AND PLANNING CESSNOCK CITY 4.0 FINAL 28.02.2017 S MCGUINNESS S MCGUINNESS H BUCK S MCGUINNESS SGS ECONOMICS AND PLANNING CESSNOCK CITY Confidential CESSNOCK CITY RURAL LANDS STUDY ! FINAL RURAL PRECINCTS 36! EXECUTIVE SUMMARY 1! RURAL PRECINCT 1: NORTH OF THE HEX 38! ! ! 1 INTRODUCTION 4 RECOMMENDATIONS 39! BACKGROUND 4! RURAL PRECINCT 2: SAWYERS GULLY AND PURPOSE 4! KURRI KURRI 40! SCOPE 4! RECOMMENDATIONS 40! APPROACH 4! RURAL PRECINCT 3: BUCHANAN – MILLFIELD 42! RECOMMENDATIONS 42! 2! STRATEGIC AND POLICY CONTEXT 6! RURAL PRECINCT 4: WOLLOMBI VALLEY 44! OVERVIEW 6! RECOMMENDATIONS 44! STRATEGIC CONTEXT 6! APPENDIX 1: LAND USE MATRIX 45! POLICY CONTEXT 10! PLANNING HISTORY / LEP PERFORMANCE 17! APPENDIX 2: LAND USE CONFLICT 49! STRATEGIC IMPLICATIONS 18! 3! AGRICULTURE 19! OVERVIEW 19! AGRICULTURAL LAND USE 19! AGRICULTURAL VALUE CHAIN 23! AGRICULTURAL INDUSTRIES 23! LAND CAPABILITY AND SUITABILITY 25! OPPORTUNITIES AND CHALLENGES 30! STRATEGIC IMPLICATIONS 31! 4! LAND USE CONFLICT RISK ASSESSMENT 32! APPROACH 32! STRATEGIC IMPLICATIONS 32! 5! RURAL LIVING 34! STRATEGIC IMPLICATIONS 35! 6! FUTURE LAND USE OUTCOMES 36! VISION Confidential36! ! RMCG Environment | Water | Agriculture | Policy | Economics | Communities ! ! CESSNOCK CITY RURAL LANDS STUDY ! FINAL EXECUTIVE SUMMARY STRATEGIC AND POLICY CONTEXT There is strong state, regional and local support to grow the agriculture sector, INTRODUCTION protect important agricultural land and retain and enhance the rural character and amenity of the LGA. However, achieving this goal in Cessnock City is The Cessnock City Planning Strategy Project aims to: challenged by competing demands for rural land. Regional growth strategies have signalled significant population growth and development to cater for provide a solid foundation of evidence to inform the future sustainable growth within the LGA. The underlying subdivision pattern, large numbers of strategic land use development of the Cessnock Local Government Area rural properties and landholder expectation of a dwelling on a rural property (LGA) and to develop a comprehensive set of strategic recommendations poses a significant threat to the continuation of commercial agriculture and based on that evidence which will guide the preparation of future major protection of the rural landscape. amendment(s) of Cessnock Local Environmental Plan (LEP) 2011 and Cessnock Development Control Plan (DCP) 2010. AGRICULTURE The project is a whole-of-LGA study and will be informed by the preparation of Viticulture and associated wine tourism is a significant component of the four background studies: Urban housing, Employment lands, Rural lands and Cessnock City economy. Other agriculture, including broilers, cropping, rural living and Viticulture district. livestock and eggs, is a relatively small component of the local economy. The This report documents the findings of the rural lands study and includes intensive animal sectors (broilers and eggs) has shown some modest growth analysis of land within the current Rural and Environmental zones in CLEP 2011. with potential for further future growth. The findings of this work will be integrated with the other elements of the study The agricultural value chain is also modest and includes a number of regionally and eventually inform the development of the Cessnock City Planning Strategy. important processors servicing the wider region. Most rural land has moderate The issues explored in this study include: to low land capability. Land with access to irrigation water that could support production of high value commodities is also very limited. These factors, along !! The local agricultural economy, agricultural land uses, issues and with high land values, encroachment by urban and rural residential opportunities development are significant impediments to new investment in agriculture. !! Property sizes and dwelling entitlements, subdivision and non-agricultural uses of rural land Forecast changes to climate will challenge existing agriculture including !! Agricultural land capability and suitability viticulture and beef cattle production. Some opportunity exists for commercial !! Rural land use compatibility and conflict issues scale intensive agriculture such as protected cropping or intensive poultry. !! Review of the policy context and applicability of current zones Intensive animal husbandry will be limited to southern parts of the LGA where buffers and setbacks from sensitive uses can be achieved. The study was undertaken in 5 steps: Opportunities for industry growth are primarily associated with protected !! Step 1: Desktop review and gap analysis of available strategies and data cropping and agri-tourism that builds on existing strengths in wine tourism. !! Step 2: Desktop analysis and research !! Step 3: Consultation and ground survey LAND USE CONFLICT AND RISK ASSESSMENT !! Step 4: Draft Report !! Step 5: Final Report There is a high probability that continuation or growth of the current mix of commercial agricultural industries in Cessnock will be challenged as land use conflict increases due to expansion or growth in non-agricultural activities on Confidentialrural land. These risks are greatest between intensive animal husbandry and ! RMCG!Environment! |! Water! |! Agriculture! |! Policy! |! Economics! |! Communities!! !1! ! CESSNOCK CITY RURAL LANDS STUDY ! FINAL non-agricultural uses and in northern parts of the municipality where the Sub-commercial agriculture such as hobby farming can play an important role density of development is highest. in reinforcing town boundaries, protecting the rural-farmed landscape and maintaining green breaks between townships. In identified locations such as RURAL LIVING - CANDIDATE AREAS around Branxton, maintaining the current property configuration and settlement patterns will facilitate efficient future urban development as well as Candidate areas for provision of rural living were identified at Branxton/Greta, maintain separation between sensitive uses and broiler and egg producers. Weston/Sawyers Gully and Mulbring, subject to the findings of the Housing Study and further detailed site analysis. Maximizing efficient use of Acknowledgement that rural lifestyle and sub-commercial agriculture are likely infrastructure and minimising economic, environmental and social costs are to become the dominant land use in the precinct should not be interpreted as important principles in providing rural living. Land that met the following justification for further unfettered subdivision or dwelling development. Future criteria was considered a candidate for rural living: development in the precinct will require careful consideration to ensure that: !! Proximate to urban centres !! Environmental and landscape values are protected !! Proximate to major transport routes !! Development and uptake of zoned rural living and residential estates is !! Fragmented with clusters of small properties maximized. !! Low risk from natural hazards such as flooding and bushfire Precinct 2: Sawyers Gully to Kurri Kurri !! Not used for commercial agriculture or with potential for commercial horticulture. Hobby farming and rural residential will continue to be the dominant land use in Precinct 2. Soil based commercial agricultural opportunities are limited due FUTURE LAND USE OUTCOMES to prevailing non-agricultural land use and agricultural capability. The review of rural land found that a differentiated policy position would be a Acknowledgement that rural lifestyle and sub-commercial agriculture are likely useful approach for developing future land use outcomes in recognition of the to become the dominant land use in the precinct should not be interpreted as variation in strategic settings, agricultural opportunities, rural industry justification for further unfettered subdivision or dwelling development. Future opportunities including tourism and extractive industries and aspiration to development in the precinct will require careful consideration to ensure that: reside in rural areas that apply across the LGA. !! Environmental and landscape values are protected Five rural precincts have been identified: !! Encroachment does not constrain operation of rural industries such as quarries Rural precinct 1: North of the HEX !! Development and uptake of zoned rural living and residential estates is Rural precinct 2: Sawyers Gully to Kurri Kurri maximized. Rural precinct 3: Buchanan to Millfield There is some potential for low-key agri-based or nature based tourism to capitalise on the natural values and close proximity and access to the Vineyards Rural precinct 4: Wollombi Valley District. Rural activities suited to the precinct include: Rural precinct 5: Vineyards District !! Protected cropping due to proximity to gas and potable water supply The land use outcomes for each precinct are briefly summarised: !! Agri – tourism !! Hobby farming. Precinct 1: North of the HEX Precinct 3: Buchanan to Millfield The economic and land
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