Local Environmental Study 2007

Carrathool Shire Council

Background for the preparation of the Comprehensive Local Environmental Plan for Carrathool Shire Council

This Project has been prepared with funding assistance from the NSW Department of Planning

Updated Apr 2011

Table of Contents – - 2 -populate once completed 1 INTRODUCTION 7 1.1 General Introduction ...... 7 1.2 Local Environmental Plan Process ...... 7 1.3 Role of Local Environmental Study ...... 8 1.4 Purpose and Objectives of Local Environmental Study ...... 8 2 STATUTORY REQUIREMENTS 14 2.1 State Planning Provisions ...... 14 2.1.1 State Environmental Planning Policy (Rural Lands) 2008 ...... 14 2.1.2 S 117 Directions ...... 14 2.1.3 Consultation with Other Government Departments ...... 23 2.2 Local Planning Provisions ...... 24 3 LAND USE AND ZONING ANALYSIS 25 3.1 Introduction and Methodology ...... 25 3.2 Rural Village Zone ...... 26 3.2.1 Outline of Issues for Rural Village Zone ...... 26 3.2.2 Residential Landuse in the Rural Village Zone...... 26 3.2.3 Industrial Landuse in Rural Village Zone ...... 37 3.2.4 Business Activities in the Rural Village Zone ...... 37 3.2.5 Expansion of the Rural Village Zone ...... 39 3.2.6 Permissible uses in Rural Village Zone ...... 40 3.2.7 Prohibited uses ...... 42 3.3 Rural Primary Production Zone ...... 42 3.3.1 Issues for the Rural Primary Production Zone...... 42 3.3.2 Minimum Rural Lot Size ...... 42 3.3.3 Natural Resource Management (NRM) ...... 45 3.3.4 Industrial Land uses in Rural Zone ...... 45 3.3.5 Permissible uses in Rural Zone ...... 45 3.3.6 Prohibited uses in Rural Zone ...... 46 3.4 Large Lot Residential Zone ...... 46 3.4.1 Issues for Large Lot Residential Zones ...... 46 3.4.2 Character of Large Lot Residential Zones ...... 47 3.5 Industrial Zone ...... 47 3.5.1 Issues for Industrial Zone...... 47 3.5.2 Character of Industrial Zone ...... 48 4 BACKGROUND DATA AND CONSIDERATIONS PRIOR TO SITE ANALYSIS 48 4.1 Large Lot Residential within the Shire ...... 48 4.2 State Government Considerations for Rural Residential development ...... 50 4.3 Process of Identification – key criteria ...... 52 4.4 Population Census 2006 ...... 54 4.5 Population Growth and demand for rural residential lots ...... 56 2

Carrathool Settlement Strategy 2007

5 POTENTIAL REZONING SITE ANALYSIS FOR HILLSTON 58 5.1 Identification of potential large lot residential (rural residential) sites and yield potential ...... 5.2 Hillston Area 1 ...... 59 5.2.1 Landform and Landscape ...... 61 5.2.2 Hazards ...... 63 5.2.3 Natural Environment Issues ...... 69 5.2.4 European Heritage and Aboriginal Archaeological Sites ...... 71 5.2.5 Land Use Conflicts...... 72 5.2.6 Character and Amenity ...... 72 5.2.7 Traffic and Roads ...... 73 5.2.8 Effluent Disposal ...... 73 5.2.9 Waste Collection ...... 73 5.2.10 Other infrastructure...... 74 5.2.11 Community Facilities and services ...... 74 5.2.12 Opportunities and Constraints of Individual Sites ...... 74 5.3 Hillston Area 2 ...... 75 5.3.1 Landform and Landscape ...... 77 5.3.2 Hazards ...... 77 5.3.3 Natural Environment Issues ...... 78 5.3.4 European Heritage and Aboriginal Archaeological Sites ...... 80 5.3.5 Land Use Conflict ...... 81 5.3.6 Character and Amenity ...... 81 5.3.7 Traffic and Roads ...... 82 5.3.8 Effluent Disposal ...... 82 5.3.9 Waste Collection ...... 83 5.3.10 Other infrastructure...... 83 5.3.11 Community Facilities and services ...... 83 5.3.12 Opportunities and Constraints of Individual Sites ...... 83 5.4 Hillston Area 3 ...... 85 5.4.1 Landform and Landscape ...... 86 5.4.2 Hazards ...... 87 5.4.3 Natural Environment Issues ...... 89 5.4.4 European Heritage and Aboriginal Archaeological Sites ...... 90 5.4.5 Land Use Conflict ...... 91 5.4.6 Character and Amenity ...... 91 5.4.7 Traffic and Roads ...... 91 5.4.8 Effluent Disposal ...... 91 5.4.9 Waste Collection ...... 91 5.4.10 Other infrastructure...... 92 5.4.11 Community Facilities and services ...... 92 5.4.12 Opportunities and Constraints of Individual Sites ...... 92 5.5 Hillston Area 4 ...... 93 Hazards ...... 94 5.6 Hillston Area 5 ...... 98 5.6.1 Landform and Landscape ...... 99 5.6.2 Hazards ...... 99 5.6.3 Natural Environment Issues ...... 100 5.6.4 European Heritage and Aboriginal Archaeological Sites ...... 102 5.6.5 Land Use Conflict ...... 102 5.6.6 Character and Amenity ...... 102 5.6.7 Traffic and Roads ...... 102

5.6.8 Effluent Disposal ...... 103 5.6.9 Waste Collection ...... 103 5.6.10 Other infrastructure...... 103 5.6.11 Community Facilities and services ...... 104 5.6.12 Opportunities and Constraints of Individual Sites ...... 104 5.7 Development Priorities and Staging for Hillston Rural Residential Sites ...... 105 6 POTENTIAL REZONING SITE ANALYSIS OF HILLSTON URBAN USES 107 6.1 Proposed Industrial Land ...... 107 6.1.1 Landform and Landscape ...... 108 6.1.2 Natural Environment Issues ...... 108 6.1.3 European Heritage and Aboriginal Archaeological Sites ...... 111 6.1.4 Impact on surrounding properties ...... 111 6.1.5 Character and Amenity ...... 111 6.1.6 Aerodrome ...... 112 6.2 Proposed Village Area 1 – McGregor St ...... 113 6.2.1 Landform and Landscape ...... 114 6.2.2 Natural Environment Issues ...... 114 6.2.3 European Heritage and Aboriginal Archaeological Sites ...... 117 6.2.4 Land use conflict ...... 117 6.2.5 Character and Amenity ...... 117 6.2.6 Aerodrome ...... 117 6.2.7 Traffic and roads ...... 118 6.2.8 Effluent Disposal ...... 119 6.2.9 Waste Collection ...... 119 6.2.10 Other infrastructure...... 119 6.2.11 Community Facilities and services ...... 119 6.2.12 Opportunities and Constraints of Individual Sites ...... 120 6.3 Village Area 2 – Cowper St ...... 121 6.3.1 Landform and Landscape ...... 122 6.3.2 Natural Environment Issues ...... 122 6.3.3 European Heritage and Aboriginal Archaeological Sites ...... 126 6.3.4 Land use conflict ...... 126 6.3.5 Character and Amenity ...... 126 6.3.6 Aerodrome ...... 126 6.3.7 Traffic and roads ...... 126 6.3.8 Effluent Disposal ...... 126 6.3.9 Waste Collection ...... 126 6.3.10 Other infrastructure...... 127 6.3.11 Community Facilities and services ...... 127 6.3.12 Opportunities and Constraints of Individual Sites ...... 127 6.4 Area 3 – Former Market Garden ...... 128 6.4.1 Landform and Landscape ...... 129 6.4.2 Natural Environment Issues ...... 130 6.4.3 European Heritage and Aboriginal Archaeological Sites ...... 132 6.4.4 Land use conflict ...... 132 6.4.5 Character and Amenity ...... 133 6.4.6 Aerodrome ...... 133 6.4.7 Traffic and roads ...... 134 6.4.8 Effluent Disposal ...... 134 6.4.9 Waste Collection ...... 134 6.4.10 Other infrastructure...... 134

6.4.11 Community Facilities and services ...... 135 6.4.12 Opportunities and Constraints of Individual Sites ...... 135 7 POTENTIAL REZONING SITE ANALYSIS FOR GOOLGOWI 137 7.1 Identification of potential rural residential and yield potential...... 137 7.2 Goolgowi Area 1 ...... 138 7.2.1 Landform and landscape ...... 139 7.2.2 Hazards ...... 140 7.2.3 Natural Environment Issues ...... 143 7.2.4 European Heritage and Aboriginal Archaeological Sites ...... 144 7.2.5 Impact on Surrounding Properties ...... 145 7.2.6 Character and Amenity ...... 146 7.2.7 Traffic and Roads ...... 146 7.2.8 Effluent Disposal ...... 147 7.2.9 Waste Collection ...... 147 7.2.10 Other infrastructure...... 147 7.2.11 Community Facilities and services ...... 147 7.2.12 Opportunities and Constraints of Individual Sites ...... 148 7.3 Goolgowi Area 2 ...... 149 7.3.1 Landform and landscape ...... 150 7.3.2 Hazards ...... 150 7.3.3 Natural Environment Issues ...... 151 7.3.4 European Heritage and Aboriginal Archaeological Sites ...... 152 7.3.5 Impact on Surrounding Properties ...... 153 7.3.6 Character and Amenity ...... 153 7.3.7 Traffic and Roads ...... 153 7.3.8 Effluent Disposal ...... 154 7.3.9 Waste Collection ...... 154 7.3.10 Other infrastructure...... 154 7.3.11 Community Facilities and services ...... 154 7.3.12 Opportunities and Constraints of Individual Sites ...... 155 7.4 Development Priorities and Staging of the Goolgowi Sites ...... 156 7.5 Summary of Sites ...... 156 Water and Effluent Disposal ...... 159 Waste Collection ...... 159 Other infrastructure...... 159 8 ADDITIONAL PROVISIONS FOR THE LEP 160 8.1 Environmentally Sensitive Areas ...... 160 8.2 Planning for Road and Traffic Considerations ...... 160 8.3 Items of Heritage Significance ...... 161 8.3.1 Outcomes of the Heritage Study ...... 161 9 CONCLUSIONS 165 9.1 Priorities for Development ...... 166 APPENDIX 1 - CONSULTATION MATRIX FOR CARRATHOOL SHIRE 167 APPENDIX 2 – SEPP (RURAL LANDS) 2008 ERROR! BOOKMARK NOT DEFINED. INSERT 117 DIRECTION ANALYSIS OF THE RURAL SEPP 170

APPENDIX 3 - MATRIX OF ASSESSMENT OF SITES - PROPOSED RURAL RESIDENTIAL DEVELOPMENT 175 APPENDIX 4 - AHIMS REPORT 176 APPENDIX 5 - LIST OF HERITAGE ITEMS 179

1 INTRODUCTION

1.1 General Introduction

As part of the NSW Government Planning Reforms the Carrathool Shire has been targeted as a priority for the development of a new Local Environmental Planning Instrument. This involves a strategic planning process as directed by the Environmental Planning and Assessment Act 1979 to develop a new comprehensive plan for the entire Shire Area.

1.2 Local Environmental Plan Process

The process of making a Local Environmental Plan (LEP) for Carrathool involves a number of key steps as outlined in the following points:

1. Background reports prepared on the need for a local environmental plan. In Carrathool’s case it is easily justified given that the existing Planning Instrument is an IDO from 1976

2. Preparation of a Sustainable Settlement Strategy which examines Carrathool and outlines the strategic direction of planning in the Carrathool Shire into the future. (Strategy prepared 2007 – Resolve Planning and updated Mar 2011)

3. The Decision by Council to make the Plan and in this case the direction from Department of Planning to make the plan further supported by Council’s decision

4. Notice to Department of Planning under section 54

5. Department of Planning advises what is required in terms of Local Environmental Study and its contents

6. Draft Local Environmental Study (LES) is prepared. This document fulfils this step – Resolve Planning November 2007 and updated Mar 2011.

7. Advice and input from Government agencies and Departments is sought and Draft is amended where necessary.

8. Draft Local Environmental Plan is prepared

9. Draft LEP and Draft LES are exhibited for public comment

10. Changes made to the LES and LEP if required

11. Plan is sent to the Minister to be officially made and gazetted.

To date background reports have been developed as well as an overall guiding strategic document The Carrathool Sustainable Settlement Strategy (by Resolve Planning). This Local

Environmental Study will support the comprehensive Local Environmental Plan for Carrathool to replace the existing Interim Development Order (IDO).

1.3 Role of Local Environmental Study The Sustainable Settlement Strategy has informed of future land use needs and any potential rezoning of land that may be required to satisfy those needs. The strategy identified some potential sites that needed to be considered more closely. The role of the Environmental Study is to examine the appropriateness of the proposed rezoning of land in light of the environmental, social and economic context of the land and its ability to support the type of land use and future development proposed.

The Department of Planning has specified for this LES (Appendix 6) that the following issues should be addressed. - Rural residential land needs - Residential land needs - Employment land needs - Appropriate minimum lot sizes for agriculture; and - The outcomes of the heritage review.

1.4 Purpose and Objectives of Local Environmental Study

A number of objectives have been set for the overall environmental management of the Shire as a basis for the Local Environmental Plan. These objectives include:

1. To conserve and enhance the individual identity of each of the villages within the Shire and promote safe, attractive and friendly communities.

2. To prescribe limits to village development having regard to the potential impacts of development on the natural environment and the provision, capacity and management of infrastructure

3. To encourage and protect the rural activities and support their industries which are the economic base of the area.

4. To ensure that the social needs of existing and future residents are met through the provision of appropriate community facilities, open space and services..

5. To provide sustainable employment opportunities and strengthen the local economic base by encouraging a range of enterprises, including rural industries, which respond to lifestyle choices, emerging markets and changes in technology, while protecting local amenity, character and environmental values.

6. To identify and conserve the distinct Aboriginal and European cultural heritage of the built forms and landscapes of the Carrathool Shire. To preserve these “stories” which add to the rich identity of the area and physical evidence supporting the history which should be saved to share now and with future generations.

7. To preserve the vast landscape plains, rocky ridges, forests and open areas which characterise the Carrathool Shire and give it its unique identity.

8. To preserve and enhance watercourses, riparian habitats, wetlands and water quality within the Murrumbidgee and Lachlan River Catchments

9. To conserve the agricultural productivity of the rural lands across the Shire.

10. To protect the natural environment and habitats of native species

11. To limit exposure to bush fire hazards and to ensure that development of bush fire prone land incorporates effective measures that protect human life, property and highly valued environmental and other assets from bush fire, without unacceptable environmental impacts.

12. To integrate development with transport systems and promote safe and sustainable access opportunities across the Shire.

13. To encourage and support technology such as mobile phone and ADSL networks that help local business, industry and lifestyle opportunities; technologies which connect the community with markets, services and information from beyond the local area.

There are parcels of land within the Shire proposed in the LES and future draft LEP for a change in land use designation from the existing Carrathool Interim Development Order 1976. Each of these is identified in Table 1, and shown in Maps 1, 2, 3 and 4 below. Detailed discussion of each of the sites can be found in chapters 5, 6 and 7 of this document.

Table 1: Proposed changes to land use and zones.

No. LOCATION PROPOSED DOWNZONE,UPZONE PREFERRED ZONE CHANGE OR CONVERSION / LAND USE PRIORITY Hillston 1 Lachlan Valley 1 Non Urban to Upzone/ conversion, Large lot Way, Mackenzie Rural residential High Priority Residential Road (map 1) 2 Northwest off 1 Non Urban to Upzone / low priority Large lot Roto Road (map Rural residential Residential 1) 3 Morant Street 1 Non Urban to Upzone High Priority Large lot (map 1) Rural residential Residential 4 North of Hillston Rezone to reflect Large Lot – Lachlan River 1 Non Urban to existing use. No Residential Road Rural residential development (map 1) intensification. 5 East of ‘market 1 Non Urban to Upzone / low-med Large Lot garden area’. Rural residential priority. Potential Residential future ‘village’. V1 McGregor St 1 Non Urban to Conversion as already Village low Village divided into residential density blocks. High Priority residential V2 Cowper St 1 Non Urban to Conversion as already Village low Village divided into residential density

No. LOCATION PROPOSED DOWNZONE,UPZONE PREFERRED ZONE CHANGE OR CONVERSION / LAND USE PRIORITY blocks. High Priority residential V3 Area bounded 1 Non Urban to Upzone / low priority Village low by Boundary Village density Rd, Lachlan St, residential High St and Regent St, Hillston V4 Lake and 1 Non Urban to Upzone High Priority Village recreational Village precinct Industrial North of airport 1 Non Urban to Conversion /High General (map 2) General Priority Industrial Industrial Goolgowi 1 Arcadia 1 Non Urban to Conversion to reflect Large lot Lane/Griffith Rural residential existing land use. High Residential Road/Mid Priority Western Highway (map 3) 2 North of Brady’s 1 Non Urban to Upzone, Medium Large lot Road & South of Rural residential Priority. Suggest Residential Wollarma Road Staging (map 3) Carrathool Village 1 Non Urban to Upzone High Priority Village Village – revise zone boundaries to incorporate existing development.

− Map 1: Hillston investigation area – Rural Residential: Areas 1, 2, 3, 4 and 5

Map 2 – Hillston Village and Industrial Investigation Areas

Blue – Village expansion

Violet – Industrial Uses

Green – Village expansion to incorporate recreational’ precinct.

Map 3 Goolgowi Rural Residential Investigation Areas Source - NSW Department of Lands SIX Viewer © six.maps.nsw.gov.au − Colour Satellite imagery (Med resolution) - via Raytheon © CNES 2006

Map 4: Carrathool – proposed zone boundary changes Note: Red is existing ‘village’ zone boundary under Carrathool IDO 1976. Blue is proposed extension to village boundary to reflect existing land uses.

2 Statutory Requirements

2.1 State Planning Provisions

2.1.1 State Environmental Planning Policy (Rural Lands) 2008

The state government introduced this policy on 10 May 2008. It was created in response to the report of the Central West Rural Lands Panel (August 2007). It has been set to improve planning outcomes in rural areas of NSW. The SEPP introduces: • rural planning and subdivision principles as a guidance for local Councils to consider when preparing new LEP’s • heads of consideration which must be considered when applications are dealt with in rural areas • the removal of Concessional allotment provisions from LEP’s • the ability for the minister to establish State Significant agricultural lands • the ability for the minister to establish rural land panels.

While this policy was introduced after this document was originally complete, an addendum has been prepared to ensure that the principles contained within the policy are fully considered for the proposed sites considered for rezoning. These considerations can be located in Appendix 2.

2.1.2 S 117 Directions

Under Section 117 of the Environmental Planning and Assessment Act 1979, Ministerial Directions are issued in relation to the process and consideration of making Local Environmental Plans, these directions were amended under the planning reforms introduced in 2005 that affect the process of making a Local Environmental Plan. The issues raised in these directions will be considered in various points throughout this strategy and in the later stages of plan making.

The following table assesses the relevance of the Ministerial directions.

Table 2: Relevance of Ministerial Directions to draft LEP.

No. Title Applicable to Carrathool Relevant to Draft Consistency Carrathool Shire Shire? LEP? areas applicable to. 1.1 Business and Yes because it applies to all Yes – because of the Consistent. The Direction because the draft LEP does Proposed Industrial Industrial Zones Councils proposed inclusion of not propose to reduce the area of business/industrial area near aerodrome an industrial zone land. near Hillston Village. The proposed inclusion of an industrial zone within the vicinity of the Hillston Village is consistent with the objectives of this direction. The aim of the rezoning is to protect the industrial uses within this area and encourage further industrial uses to become located within the defined area.

The proposed rezoning is increasing the area for industrial uses and is adding an industrial zone to the LGA/village for the first time. These uses are currently within an area zoned as rural and the rezoning would define and protect those uses already within the area. Both ‘light’ and ‘general’ industry will be permissible with consent I this new area.

Elsewhere ‘heavy’, ‘hazardous’ and ‘offensive’ industry will be permitted in the rural zone. Light industry will be permissible in all village zones and the industrial zone in Hillston. 1.2 Rural Zones Yes because it applies to all Yes – because the Inconsistent. This direction prevents the rezoning of land Hillston Village, Councils draft LEP proposes from rural to residential, industrial or village. The draft Industrial, changes to the LEP is inconsistent with this direction as it proposes to Environmental existing rural zone. rezone rural land. The LES has been prepared in Management and response to this inconsistency and to protect the Large Lot residential agricultural value of land. In context, the area and quality sites. of land proposed to be rezoned are minimal, and most Goolgowi – Large Lot reflect existing uses already occurring. None of the areas residential. being considered for rezoning are of a scale large Carrathool – enough for meaningful production in agricultural terms. expansion of village boundaries. 1.3 Mining, Yes because it applies to all Yes as the Consistent. Dept I &I has reviewed the proposed urban - Hillston Village, Petroleum Councils urbanisation of some expansion areas and advised that no state or regional Industrial, Production and rural land will significant resources shall be affected. Environmental Extractive preclude Management and Industries development of Large Lot residential

No. Title Applicable to Carrathool Relevant to Draft Consistency Carrathool Shire Shire? LEP? areas applicable to. minerals or extractive sites. material. Goolgowi – Large Lot residential. Carrathool – expansion of village boundaries. 1.4 Oyster No - - - Aquaculture 1.5 Rural Lands Yes Yes- because the Consistent. Council is not proposing to alter its existing - Hillston Village, draft LEP proposes dryland MLS of 40ha for subdivision and a dwelling in the Industrial, changes to the rural area. The proposed changes to rural land for urban Environmental existing rural zone purposes and the application of an environmental Management and and future management zones are consistent with the ‘rural planning Large Lot residential environmental principles’. See SEPP analysis in Appendix 2. sites. protection zone. Goolgowi – Large Lot residential. Carrathool – expansion of village boundaries. 2.1 Environmental Yes because it applies to all Yes because it Consistent. The draft LEP proposes an ‘environmental LGA Protection Councils applies to all draft management’ zone over urban areas with known Zones LEPs environmental constraints with limitations on development intensification. The dLEP also proposes ‘model’ clauses and maps to identify environmental attributes.

This Local Environmental Study further meets this objective by critically analysing the suggested rezoning sites to ensure that the integrity of any sensitive environmental areas are maintained. 2.2 Coastal No - - - Protection 2.3 Heritage Yes because it applies to all Yes because it Consistent. The draft LEP facilitates the conservation of All Conservation Councils applies to all draft heritage and archaeological items and places by LEPs implementing the Standard Instrument heritage provisions and an expanded list of heritage items. 2.4 Recreation Yes because it applies to all Yes because it Consistent. The draft LEP does not propose to rezone Vehicle Areas Councils applies to all draft land for a ‘recreational vehicle area’. The relevant LEPs guidelines have been considered. 3.1 Residential Yes because it applies to all Yes because the Consistent. The dLEP provides a choice of housing Urban areas. All Zones Councils draft LEP affects land types by enabling all forms of residential development in large lot residential

No. Title Applicable to Carrathool Relevant to Draft Consistency Carrathool Shire Shire? LEP? areas applicable to. proposed for ‘village’ areas and rezoning areas to large lot residential. development. residential It also contains a requirement that residential development development is not permitted until land is adequately serviced (or arrangements have been made satisfactory to Council requirements) and does not allow reductions to the permissible residential density of land. 3.2 Caravan Parks Yes because it applies to all Yes because it Inconsistent. The dLEP will continue to allow for caravan LGA and Councils applies to all draft parks in all urban zones (village or large lot residential). Manufactured LEPs However, it is proposed that caravan parks will be Home Estates prohibited in the rural zone. However, caravan parks for ‘rural workers accommodation’ will be permissible with consent in the rural zone under the land use “rural workers dwelling”. The LES has been prepared in response to this inconsistency and to protect the agricultural production/value of rural land from inappropriate and incompatible development (land use conflicts). 3.3 Home Yes because it applies to all Yes because it Consistent. Home occupations do not require LGA Occupations Councils applies to all draft development consent. The SEPP (Exempt and LEPs Complying Development) also enables ‘home occupations’ to be exempt in certain circumstances. 3.4 Integrating Yes because it applies to all Yes because it Consistent because the draft LEP has regard for the two LGA Land Use and Councils applies to all draft documents referenced in the Direction. Transport LEPs In the case of Carrathool Shire, the small population centres within a vast rural environment and vehicle travel is vital for economic, social, health and all aspects of community life. There is no public transport within the villages themselves. The villages are on a scale of accessibility within their own context. Walking, cycling or other non vehicle modes of transport are all possible in and around the villages. Each of the areas considered for rezoning both industrial zone and large lot residential areas are still within an easy accessible distance of the village.

Table 3 outlines 10 principles for “Improving Transport Choice” and documents a comment in relation to Carrathool Shire’s villages 3.5 Development Yes because it applies to all No because there is Although the aerodrome located at Hillston is currently - Near Licensed Councils no licensed unlicensed the direction has received consideration as it Aerodromes aerodrome in the is unknown whether it will become licensed in the future.

No. Title Applicable to Carrathool Relevant to Draft Consistency Carrathool Shire Shire? LEP? areas applicable to. Shire. The objective of this direction is to ensure the effective and safe operation of aerodromes, and to ensure that their operation is not compromised by development that constitutes an obstruction, hazard or potential hazard to aircraft flying in the vicinity. Also to ensure development for residential purposes or human occupation, if situated on land within the ANEF contours of between 20 and 25, incorporates appropriate mitigation measures so that the development is not adversely affected by aircraft noise

It should be noted that the aerodrome located at Hillston is not licensed, however notification of the proposed rezoning in the vicinity of the aerodrome has been sent to the lessee of the aerodrome and the Commonwealth Department for aviation. A height limitation plan (Obstacle Limitation Surface-OLS) has been prepared and it is noted that it may be necessary to address the issue of some height limits to part of the site within the proposed industrial zone for Hillston.

An OLS map is shown at Map 5. 4.1 Acid Sulfate No - - - Soils 4.2 Mine No - - - Subsidence and Unstable Land 4.3 Flood Prone Yes because it applies to all Yes because parts of Inconsistent. Hillston Rural Land Councils with flood prone land the draft Strategy and Residential Areas 1, LES affect flood The Strategy and LES have identified land that is flood 2, 3, 4 and 5. Hillston prone land. prone for residential development. Villages Areas 1, 2, 3, recreational The objective of this direction is to ensure that expansion area and development of flood prone land is consistent with the industrial. NSW Government’s Flood Prone Land Policy and the principles of the Floodplain Development Manual, 2005. Also to ensure that the provisions of an LEP on flood prone land is commensurate with flood hazard and includes consideration of the potential flood impacts both on and off the subject land.

No. Title Applicable to Carrathool Relevant to Draft Consistency Carrathool Shire Shire? LEP? areas applicable to. Hillston rural residential area 2 can be located so that no land is contained within the 1:100 ARI so therefore is consistent with the Direction.

Hillston Rural Residential Area 4 is intended to be rezoned from ‘non urban’ to ‘large lot residential’ to reflect the existing use. The area contains existing areas of residential development. No further dwelling development is proposed. Therefore the inconsistency is argued as of minor significance.

The proposed Hillston Industrial area and Rural Residential Area 3 and Village Areas 2 are protected by a levee (eastern levee) which was constructed to 1:100 + 600mm following the preparation of a Flood Plain Risk Management Plan (originally prepared in accordance with the 2001 Development Manual but later references the 2005 Floodplain Development Manual). This justifies the inconsistency.

Hillston rural residential 1 and 5 are flood prone either partially or fully below the 1:100. The full extent of flooding in Area 1 is not known as flood investigations do not fully document this area.

Hillston Village 1 and 3 and the proposed expansion of the village boundary to incorporate the recreational precinct are all subject to flooding from the Lachlan River in a 1:100 flood event. Prior to the 1990 flood event a levee was constructed along the Lachlan River to protect property. This levee is of doubtful structural integrity and is not constructed to the appropriate standard of 1:100 + 500mm. the Hillston Floodplain Risk management Plan 2005 recommended that this levee be extended to 1:100 + 300mm. The later Draft Hillston (Lachlan St) Levee Flood Freeboard Analysis (Feb 2011) recommended a freeboard of 400mm.

Therefore the proposed land which is located behind the Lachlan St (western levee) does not techniocally comply with the requirements of the 117 Direction and associated Guidelines (1:100 + 500mm). Further discussions with

No. Title Applicable to Carrathool Relevant to Draft Consistency Carrathool Shire Shire? LEP? areas applicable to. the DECCW will be necessary to ascertain whether the existing levee and freeboard will be sufficient to justify the inconsistency with the 117 Direction as of ‘minor significance’.

The proposed inclusion of the ‘recreational precinct’ in Hillston within the village boundary includes flood prone land, but is considered of minor significance as this land is predominantly crown land for recreational/reserve purposes or contains open space, recreational uses (pool, courts, oval) and commercial uses (bowling club etc). Additional residential development is unlikely to occur.

The proposed land use change at Goolgowi and Carrathool are not subject to flooding. 4.4 Planning for Yes because it applies to all Yes because the Consistent. None of the proposed areas for land use - Bushfire Councils for which a bushfire draft LEP includes change are classified as high hazard. Protection prone land map has been land which includes prepared land mapped as bushfire prone. 5.1 Implementation No because there is no - - - of Regional regional strategy applicable to Strategies the Shire 5.2 Sydney No - - - Drinking Water Catchments 5.3 Farmland of No - - - State and Regional Significance on the NSW Far North Coast 5.4 Commercial No - - - and Retail Development along the Pacific Highway, North Coast 5.5 Development in Revoked - - -

No. Title Applicable to Carrathool Relevant to Draft Consistency Carrathool Shire Shire? LEP? areas applicable to. the vicinity of Ellalong, Paxton and Millfield (Cessnock LGA) 5.6 Sydney to Revoked - - - Canberra Corridor 5.7 Central Coast Revoked - - - 5.8 Second Sydney No - - - Airport: Badgerys Creek 6.1 Approval and Yes because it applies to all Yes because it Consistent. The draft LEP does not propose any referral Referral Councils applies to all draft or concurrence requirements. Requirements LEPs 6.2 Reserving Land Yes because it applies to all Yes because it Consistent. The draft LEP does not propose to increase for Public Councils applies to all draft or reduce land zoned or reserved for open spaces. Purposes LEPs 6.3 Site Specific Yes because it applies to all No because the draft - - Provisions Councils LEP does not provide for any site specific development.

Table 3: 10 principles from Improving Transport Choice

Principle 1. Concentrate in centres The villages of Carrathool are by nature very concentrated Principle 2. Mix uses in centres The village allows for a range of land uses and mix of community needs, education facilities health services and retail and residential Principle 3. Align centres within corridors The villages are located within transport corridors both in terms of road and rail. Principle 4. Link public transport with land use n.a. for Carrathool villages strategies Principle 5. Connect streets The existing road network is in a grid pattern and the connection between streets for each of the villages is good. Principle 6. Improve pedestrian access Pedestrian access is not well formed ie footpaths, there is however plenty of road reserve and space for pedestrian movement. This could be further enhanced, however demand in terms of population numbers and cost would be prohibitive. Principle 7. Improve cycle access Low traffic volumes in village areas mean that cycling is a realistic option in an around the villages. There are some issues with large semi-trailers on the highways, along with vast distances to other centres which inhibits cycling somewhat beyond the village areas. Principle 8. Manage parking supply Industrial uses need to consider the amount of parking provided and the demand. The further development of this zone can ensure that this is managed appropriately Principle 9. Improve road management Most of the villages are laid out with a simple grid pattern of roads and a hierarchy of major and minor roads. This simplicity works well for the traffic volumes experienced in the village areas Principle 10. Implement good urban design This is relevant for the development of the Greenfield large lot areas with access and integration within the road networking being important to the master-planning of these areas

Map 5: Obstacle Limitation Surface / Height limitation plan for Hillston Aerodrome.

2.1.3 Consultation with Other Government Departments

The insights of other government departments and authorities is valued in the consideration of land management issues relating to the Shire and a number of government departments or authorities were consulted and contacted throughout the process of this study. The following list highlights each of these while appendix 1 shows a table summarising their comments,

involvement or feedback. This feedback has been incorporated into the study at relevant points and has played an important role in shaping the direction of the proposed LES.

List of Government Departments and Authorities

• Department of Planning • Department of Natural Resources (now Department of Water and Energy) • Department of Environment and Conservation • Department of Primary Industries – Agriculture • National Parks and Wildlife • Country Energy • Heritage Council • Department of Education • State Rail • Rural Fire Services • Surrounding Shires • Telstra • Local Aboriginal Councils

2.2 Local Planning Provisions

As part of the NSW Government Planning Reforms the Carrathool Shire has been targeted as a priority for the development of a new Local Environmental Planning Instrument. The Council currently operates its planning responsibilities under the Carrathool Interim Development Order 1976, that is now outdated and continually poses difficulties in implementation.

In this predominantly rural landscape there are a number of issues which are discussed throughout this study they include: rural residential development, residential and employment land needs, appropriate minimum lot sizes for agriculture and the outcomes of the heritage review. Because of a limited budget and minimal proposed changes to the overall zoning of the area the focus of this study has been on what are considered key issues with changes to zoning.

Since the gazettal of the Interim Development Order more information has come to light on issues including but not limited to such topics as agricultural efficiencies and minimum lot sizes, salinity, endangered and threatened species and environmentally sensitive and flood prone land, other considerations such as telecommunications and isolation are also known to be issues for Carrathool Shire. Another area of change is in the population demographics with an ageing population and the concern of young people leaving the area for education, employment and lifestyle opportunity leaving a hole in the population, this is particularly true of young women and the ratio of males to females is very unbalanced in the younger adult age groups as a result.

Never-the-less the age of the document alone means that it is also time to review the current planning provisions and consider how they have achieved objectives and managed landuse throughout the Shire over the previous three decades. Due to the complexity of the issues and difficulties that this legislation has presented in terms of managing such issues as concessional allotments and referrals, it is undisputed that there is an urgent need to simplify the planning controls for Carrathool.

A number of key concern areas are raised for this study to consider and then inform the development of the Local Environmental Plan. These include: • Minimum sized rural holdings for the purpose of erecting a dwelling • Provision of large lot residential • Heritage provisions • Environmental Protection • Employment and industrial land uses • Itinerant workers accommodation.

One of the key issues apparent within The Carrathool Sustainable Settlement Strategy was the need to plan for and designate areas specifically for larger lots for rural residential purposes. Under the former provisions of the current Interim Development Order (IDO) these have occurred in the form of concessional allotments, based purely on a former provision under the IDO, with no other strategic planning consideration other than the size of the existing holding. The potential for ‘concessional lots’ was removed with the making of SEPP (Rural lands) 2008. In its place there is now the opportunity to appropriately plan for designated rural residential areas within the Shire where appropriate.

Within this vast rural environment, rural residential living is understandably the lifestyle choice of many. The overall population growth of the area is stable or in decline, however there is still a desire to develop larger lot developments which accommodate a rural lifestyle. The balance of this market pressure (which has averaged around 5 lots per year across the entire Shire area) and the agricultural needs and practices of the area, along with environmental needs and constraints will be discussed at length through this study.

3 Land Use and Zoning Analysis

3.1 Introduction and Methodology

The purpose of this chapter is draw from the previous Sustainable Settlement Strategy and give further analysis and assessment to the current land use zones , and also the development standards that are being applied to those zones throughout the shire. Due to the age of the planning instrument (Interim Development Order), their appropriateness in today’s economic, social and environmental climate will be discussed and changes suggested where necessary.

Under the existing IDO there are two zones Rural and Village. While this simplistic approach has worked well for the Shire historically, a number of issues have become apparent that need to be considered when planning for the zones in the future Local Environmental Plan.

Through the development of the Carrathool Sustainable Settlement Strategy the main issue that has evolved is the need to consider, plan for and designate areas specifically for rural residential . Justification for this need comes from two angles:

• Concessional allotments are no longeran option for rural land holders • Market demand for this type of development is apparent.

Recent figures suggest the overall population growth of the area is stable or in decline, however there is still a desire to develop larger lot residential developments which accommodate a rural lifestyle option. Many business owners and professionals choose this housing option and in some cases it has been difficult for smaller centres to attract professionals so it is important to keep this housing option open and provide choice to encourage population to the Shire. Under the current Interim Development Order (IDO) small rural residential style blocks have occurred in the form of concessional allotments, based purely on entitlement under the IDO, with no other strategic planning consideration than the size of the existing holding.

The balance of meeting this market demand (which has averaged around 5 lots per year across the entire Shire area) and the agricultural needs and practices of the area, along with environmental needs and constraints will be discussed at length through this study.

Further investigation will also consider:

• Provisions for the existing Rural Village Zone • Provisions for Industrial Land • Provisions for the existing Rural Primary Production Zone • Definition of Environmentally Sensitive Land and use of Environmentally Sensitive Zone • Provision for National Parks and Nature Reserves • Provision for Infrastructure Zone

3.2 Rural Village Zone

3.2.1 Outline of Issues for Rural Village Zone

The following subsections will consider the nature of and issues related to the village zone. The key issues identified for this zone are: - The separate identity of each village unique in its own form. - The declining population of village zones and loss of services such as schools. - The inclusion of areas of “outbreak” of development, that are situated beyond the defined village zone creating areas of village character or nature which fall outside the village boundary. - Provision and location of services, commercial activities and retail within the village zone - The interface between village and rural development.

3.2.2 Residential Landuse in the Rural Village Zone

Residential development is the main landuse to occur within the Village zones. The villages historically function as the supporting settlement or dormitory for the rural workers both permanent and itinerant. There is a range of housing types across the villages although the main form is the single dwelling. There are some units in Hillston and group lodgings in both Goolgowi and Hillston. Caravan Parks also provide an important source of accommodation for the traveller and itinerant workers.

There has been an overall decrease in the number of members of households throughout the Shire which coincides with the trends of the rest of NSW. This sees a continued demand for housing even in a static or declining population.

Surrounding the village of Hillston and Carrathool there are a number of small village sized blocks which are outside of the village zone. These lots are too small to function as rural land and in some cases are segmented by roads. It is recommended that the village zone be adjusted to incorporate these areas. Calculating these areas into the village zone there is adequate residential land in Hillston to supply the town for many years.

The minimum lot size suggested within the village is 600 m2 (with full reticulated water and sewerage services) as this provides for an urban style lot size in keeping with residential lot sizes that are occurring across the state and country. The current average lot size in the villages is approximately 1000-1200m2. A 600m2 minimum will potentially allow some consolidation within the existing village and some smaller lot sizes in future areas which allows variety and potentially serves the aging population.

Council have resolved to include as many housing options as possible within the village zone to try to cater for the many and varied housing needs particularly transient workers accommodation.

For villages with onsite effluent disposal, the minimum lot size for a single dwelling is recommended to be 4000sq.m. This is a minimum, and does not account for additional constraints such as surface or groundwater, bores, soil types etc.

Table 4: Existing Land Supply Village Total Blocks Vacant blocks Hillston 48 Only 8 currently for sale. The remaining 40 scattered throughout the village in individual ownership. Goolgowi 46 9 lots currently on the market. Additional block of six could be developed in Clipper Street and a block of 18 exist as paper lots in Bunyip Street this is a heavily treed area. Goolgowi is currently developed to 80% of total allotments of the village. Merriwagga 73 No growth pressure on this village. Rankin Springs 30 No growth pressure on this village. Carrathool 8 No growth pressure on this village. Source: Analysis of aerial photography

Map 6a: IDO Carrathool Village Boundary

Map 6b: Aerial of existing village zone in Carrathool.

Map 7a: IDO Goolgowi Village Zone

Map 7b: Aerial of existing village zone at Goolgowi

Map 8a: IDO Rankins Springs Village Boundary

Map 8b: Aerial of existing village zone at Rankins Springs.

Map 9a: IDO Village of Merriwagga

Map 9b: Aerial of existing village zone at Merriwagga.

Map 10: Existing IDO Village Zone Boundary of Hillston (with part proposed boundary adjustment)

3.2.3 Industrial Landuse in Rural Village Zone

There are a number of light industries occurring within the village zones across the Shire, mostly these are rural related industries, particularly fabrication of equipment for rural purposes or mechanics workshops. The nature of these industries has not posed any difficulties with the amenity of the village zone under the current provisions of the existing IDO. Therefore it is considered appropriate to continue to allow for the development of light industries within the village zone. There is also an area to the south of Hillston which is just on the border of the village zone which is predominantly industrial in character. The land is currently zoned non- urban under the IDO. This area is recommended for zoning as industrial in keeping with the predominant landuse, further discussion on this can be found in sections 3.3.4 and 6 of this report. The following map highlights the extent of the area.

Map 11: Hillston Industrial Area

3.2.4 Business Activities in the Rural Village Zone

Business activities in the village zones involve the provision of services and sale of convenience products. Hillston being the largest centre in the Shire has a main street with a number of shops and a small number of other commercial premises. Goolgowi, in contrast, has a single general store/ post office. In some of the other villages the general stores have closed and very limited business activities occur.

Zoning within the village needs to be very flexible to allow for a combination of uses where a number of different uses or services are combined on one premises and possibly operated by the one person.

Photo 1: Hillston Commercial Activity

Photo 2: Rankin Springs General Store

Photo 3: Goolgowi General Store

3.2.5 Expansion of the Rural Village Zone

The village zones have functioned very well within the Carrathool setting allowing sufficient flexibility to incorporate a range of compatible uses as well as providing key areas for community focus. The villages as shown in the Table 4 above generally have sufficient vacant blocks to accommodate any future landuse needed in the medium to long term. However in the case of Hillston there are a number of blocks surrounding the village which were surveyed for the inclusion within the village area. That is they were subdivided to standard residential blocks when originally surveyed. The previous planning scheme allowed for some development of residences on these blocks. As a result development has occurred and the nature of these areas is now essentially residential.

A similar situation has occurred in the village of Carrathool with some existing dwellings located outside of the actual zoned ‘village’ area.

Map 12: Hillston village area (green is ‘recreational precinct proposed for inclusion in village zone)

The other issue for consideration in Hillston, is where land is already subdivided into residential allotments but not built on. Based on the proximity of this land to existing services and the school as well as the general lack of rental accommodation within the Shire and, in particular,

within Hillston it would be appropriate to zone village. This will then provide Hillston with a sequential area for development.

Hillston’s fluctuating population can see a large number of “itinerant” workers come into the village at harvest time and other peak work seasons and the population can rise dramatically. Where there is no accommodation to cater for the instant population rise the workers have been known to be transported in by the hundreds from Griffith adding to the cost and reducing the viability of the agricultural activity. While the land alone does not provide the solution to the short term housing situation, not providing adequate available land for sale prohibits the development of a solution to the problem.

These issues have been identified in the Carrathool Sustainable Settlement Strategy for resolution.

3.2.6 Permissible uses in Rural Village Zone

In determination of the range of permissible uses in the village zone consideration must be given to the current range of uses occurring and any existing conflicts or potential conflicts that these land uses may have upon each other.

The other consideration is the provision of flexibility to allow for economic opportunity without compromising amenity or lifestyle.

The following table considers the existing uses within the village zones:

Table 5: Existing uses in village zones Existing use Comment Existing use Comment Residential Provision of standard house blocks Light industry Some mechanical repair shops and approximately 600- 1000m2 fabricators associated with the local rural industries or rural producers Shops General stores with some more Stock and station Supporting the local rural sector specialised stores in the larger agents village of Hillston. Schools/ Hillston has a central school, all Petrol stations Present in most villages. education villages have schools except Merriwagga. Council offices There are Council offices at Hillston Railway stations Passenger transport via the rail and Goolgowi system is not as critical in the Shire as the provision of silos and freight movement via the rail system across the Shire and to the ports located in the larger cities. Tourist facilities This may range from items of Swimming Important social and recreation heritage significance to facilities for pools/sports facilities for community, located in passing tourists or purpose built facilities Hillston and Goolgowi. tourist attractions. One of the tourist features of the Shire is the Black Stump Hotel. Agricultural Where not all the residential blocks Hotels/motels These provide an important social have been taken up within a village role within the local community and there have been opportunities to provide accommodation for tourists keep animals, have orchards or and itinerant workers – vital to the larger gardens kept on these local economy blocks. However, these uses are not ‘agriculture’ and there is no

‘commercial focus’ of such activities. . Police There is a police station in every Caravan Parks Provide accommodation for local village except Merriwagga itinerant workers and tourists through the area. Court house There is a court house at Hillston

Permissible uses for the village zone should include those activities in keeping with the character and amenity of the rural village while providing adequate flexibility for economic, lifestyle, social and community opportunities to be capitalised upon. Where a commercial core can be identified (ie Hillston) an appropriate section within the Development Control Plan should be established to encourage retail and commercial activity to occur within the core area and thereby preserving the primacy of the main street. Uses to be included within the village zone include:

• Residential (all forms, including boarding houses, • units and medium density development), • community facilities (including police station and courthouse), • caravan parks, • motels, • hotels, • general stores, • education facilities, • telecommunications, • light industries, • petrol stations, • railway stations, • Childcare centers, • Shops • Health care professionals, • commercial offices

These uses would still require a development application or be permissible with consent. The small scale of each of the village areas makes a more stringent delineation of business and other village activities meaningless. The village (in this case, each of the villages across the Shire) need to be able to support a range of activities including business, residential and light industries.

3.2.7 Prohibited uses

There are a number of land uses which are considered to be incompatible with the rural zone, these have been listed below in section 3.3.6.

Uses that are to be prohibited in the ‘village’ zone are those uses in general terms that are considered to be offensive to the residential character of a village either in terms of amenity, noise, smells/odour or environmental impacts.

Land uses which have not been covered by permissible uses or prohibited uses need to be considered on a case by case basis on their merits. Consequently anything outside of Permissible or Prohibited will be classified “permissible with Consent” in the LEP. These matters will be resolved with the development of the Land Use Tables in the new LEP.

3.3 Rural Primary Production Zone

3.3.1 Issues for the Rural Primary Production Zone

The Rural Zone makes up the vast majority of the land in the Carrathool Shire Council Area. Traditionally it has been zoned Rural 1 under the current IDO and this zoning has served it well in its current context and for the purpose of extensive or broad acre agriculture, which is the main type of rural activity in the Shire. Under the new standard instrument the zone will be converted to the Rural Primary Production Zone RU1. Over the past twenty years or so farm sizes have increased, there have been many farm amalgamations resulting in very large holdings operating the successful rural businesses of the area. There are a number of reasons for this including the increased mechanisation and large machinery handling the farm work of cropping and harvesting, the rural economy and the economies of scale and the impact of drought. These are national trends occurring across the nation and they have consequences for the land use management of the Carrathool Shire.

Further consideration of the Rural zone needs to address some key issues including:

− Dwellings - Minimum size of holdings for erection of new dwellings, − Dwelling potential - the issue of maintaining or extinguishing existing dwelling potential that has not been taken up. − Natural resource management across rural areas − Industrial land uses in rural zones and the importance of making allowance for industries which support the rural activities and economy of the area.

3.3.2 Minimum Rural Lot Size

The SEPP (Rural Lands) 2008 does not require councils to review their minimum lot size(s) or change those lot sizes in an existing LEP. Councils may transfer the existing minimum lot size(s) currently applying in its local government area into a new LEP. If more than one minimum lot size applies in the rural areas all lot sizes are to be transferred to the new LEP unless a review is undertaken in accordance with the rural subdivision principles.

Alternatively, a council may voluntarily choose to review its minimum lot size(s) when preparing its new comprehensive LEP in accordance with the Standard Instrument or when undertaking a review of its rural lands planning provisions.

Section 117 Direction 1.5 – Rural Lands requires that where a council seeks to review its minimum lot size it does so in accordance with the rural planning and subdivision principles. If a council chooses to review the minimum lot size provisions it can consider a range of lot sizes that may be appropriate for its rural areas. This response may better reflect the existing or emerging trends of agriculture in the local government area and assist in providing a range of appropriately located housing opportunities.

(Extract PS08-002: State Environmental Planning Policy (Rural Lands) 2008.)

The issue of minimum lot sizes for rural areas is one of the key questions for the development of the LEP for Carrathool. Under the current planning legislation each land owner holding over 40 ha can seek permission to construct a dwelling or subdivide for a dwelling. Former provisions for concessional allotments for family and workers (up to 3 per holding) have been removed with the SEPP (Rural Lands) 2008. Alternate mechanisms will be available for rural workers and family members in the new LEP . eg rural workers dwellings, secondary dwellings. Council has elected to retain dwelling potential on existing ‘concessional lots’ that may be vacant.

As stated in the Department of Primary Industries –Agriculture’s Policy for Protection of Sustainable Agriculture1, “Setting a large minimum is a disincentive to life style purchasers but the size also needs to allow for entry by young farmers and the criteria should also allow for more intensive forms of agriculture where appropriate.”,

The findings of “The Review of Land Use Planning in the Central West” also indicated that “There is no substantial evidence to indicate that the current LEPs are causing any major land use planning threat to the ongoing viability of agriculture in the Central West or that current minimum allotment sizes have resulted in the fragmentation of rural land”

This finding is also reflected in the Carrathool Shire in spite of the inappropriate subdivision standard holdings have increased.

In establishing the standard the following factors need to be considered:

- The current planning standard for subdivision and house placement

1 http://www.ricecrc.org/reader/landuseplanning/policy-ag-land.htm

- The current distribution of property sizes - The agricultural productivity and suitability of the area - The nature and requirements of agriculture industries in the area - The risk of creating conflict - The cumulative impacts of all of these factors.

The current standard within the IDO is 40 ha which, while it does not necessarily relate to the present day agricultural practice of the area, has not had any significant negative effect on the productivity or the economic, social or environmental conditions for agriculture, mainly due to low demand. In terms of the economic viability of agriculture, the management of minimum size holdings with dwelling potential plays a role. The key objective of the Carrathool Sustainable Settlement Strategy needs to be considered:

− To acknowledge that the rural business and support industries are the economic base of the area.

− To acknowledge the importance of supporting and encouraging these activities for the wellbeing of all the residents of the Shire.

Agriculture in Carrathool is broad acre, crop based and generally large in scale. Large acreage and machinery are required to achieve efficiencies which make agriculture viable in this vast and dry environment. The general trend throughout the Shire has been to increase holding size as farms are bought up and combined into large corporate units, in some cases the ‘farmers’ may not even be resident on the large holdings. This trend, however, changes in those areas of the Shire with access to either the Murrumbidgee or the Lachlan rivers especially with water allocations for irrigating.

In years of extended drought the amount of area being sown to crops is considerably less than in previous years. These climatic variations will impact the results of any research made into holding sizes and associated viability in terms of income.

Also, some areas located closer to the rivers and with water access have higher levels of productivity or specialised products which require less land to be viable. These irrigated areas can operate viably with relatively smaller areas.

The fact remains that for the Carrathool Shire, in spite of a relatively small minimum lot area at present 40 ha, farm sizes are increasing and lack of growth pressures on the Shire has meant that there is no great demand for even 40 ha lifestyle blocks. On the other hand to have a minimum area too large would exclude young farmers or potential farmers from getting an affordable start on a property. The economics and efficiencies of agriculture have seen the current sizes of farms increase however future technologies in gene research and other farm efficiencies could see the required area drop again to a smaller area.

Accordingly, based on the findings of the Central West Rural Lands Panel report and the subsequent SEPP (Rural Lands) 2008 which was prepared in response to the report, it is recommended that minimum lot sizes for subdivision of rural land for a dwelling within Carrathool Shire be maintained at 40ha in the interim. It is also recommended that this matter and implications be monitored and regularly reviewed, at least every 5 years.

3.3.3 Natural Resource Management (NRM)

NRM is an important consideration for the environmental management of all land across the Shire. The new standard LEP will include consideration for “biodiversity”, “salinity”, “riparian land and waterways”, “wetlands” and “groundwater”. A series of maps will be referenced in the LEP which require consideration during development assessment. These attributes are not prohibitions on development, merely considerations.

Tree preservation, Cl. 5.9 and 5.9AA provide for the preservation of vegetation These Clauses are “compulsory”, but Cl 5.9 (9) is “optional”. The clauses do not have effect unless a DCP is prepared to control tree clearing. The clauses do not apply to land in the rural zone that is subject to a clearing consent under the Native Vegetation Act 2003.

Native trees and well established introduced species of trees provide important habitat and dwellings for many of the threatened and endangered species of the area. There are also a number of tree species listed as threatened and endangered. A tree preservation policy (via a DCP) should be employed to manage and protect these trees and assess any removal of trees in light of the greater environmental impacts concerned.

3.3.4 Industrial Land uses in Rural Zone

The main types of industry present in the Shire are rural related in terms of either direct processing of rural products – “rural industry” (ie. The Namoi and Twynam farm Cotton Gins), or for the fabrication of machinery for rural activities.

It is proposed to allow all forms of “rural industry” to occur in the rural zone with consent.. This creates an efficient supply of product and reduces transportation costs or delay in processing. Adequate provisions for complimentary industries within the rural zone is considered fundamental to the economic support of the Rural or agricultural activities of the area.

3.3.5 Permissible uses in Rural Zone

The following list shows the typical uses considered to be compatible with primary production and the mandated objectives of the rural zone:

− Extensive agriculture − Hazardous and Offensive Industry* − Intensive agriculture* − Landfill * − Rural industries* − Low-key tourism uses that are − Environmental protection works ancillary to the primary production focus of the zone. Eg. Eco- − Farm buildings tourism, camping ground, B&B, − Roads Farm Stay.* − Roadside stalls* − Rural workers dwellings* − Dwelling Houses* (based on − Flood mitigation work specific criteria) − Depots for rural associated − Mining industries*

− Extractive industries − Freight transport facilities* − Heavy industry*

Some of these uses may be permissible without consent while others will require consideration of environmental impacts before consent can be given. The uses requiring consent are marked with an asterisk *. An extensive listing of land uses will be developed in a Matrix with the LEP. Special consideration has been made for rural workers dwellings and ensuring they are permissible with consent in the rural zones. This will specifically facilitate farmers providing accommodation for permanent or itinerant workers.

3.3.6 Prohibited uses in Rural Zone

It is considered that the best approach for a community with a small population like Carrathool Shire is to take a fairly flexible approach to land uses permitted within a limited range of zones, thus allowing for a wide range of possible developments. Development pressure is generally low and provision should be made to optimise economic and development opportunities as they arise. The frequency of development is relatively low and any consideration outside of the general agricultural activities should require detailed justification and environmental assessment. On this basis the number of prohibited uses is limited to:

− Residential uses and subdivision, other than uses related to primary production. − Mixed use development − Business and commercial premises other than those supporting rural businesses or activities − Uses that are best located within (services and infrastructure) and support the viability of urban centres. − Uses that could introduce land use conflict in rural areas.

3.4 Large Lot Residential Zone

3.4.1 Issues for Large Lot Residential Zones

There are a number of issues associated with the development of Large Lot Residential Zones. Some of these include: − The location and access to the village area − The servicing of the allotments − The impact of the large lots on surrounding rural land uses − The impact of the large lots on the surrounding village land uses − The impact of the large lots on other existing uses within the vicinity − The potential impacts to the natural environment − The balance of supply and demand − The appropriate size for the Large Lots.

Each of these issues and associated environmental impacts / constraints will be dealt with specifically for the sites under consideration in sections 4, 5 and 7 of this report.

3.4.2 Character of Large Lot Residential Zones

The Large Lot Residential zones provides a rural lifestyle opportunity , where the dominant use of the land is ‘residential’ in a semi-rural setting. They can range in size from 2000m2upwards, and includes most of the former concessional lots previously possible under the IDO. The normal limitation or determining lot size factor is the availability of a secure water supply and effluent disposal. A range of lot sizes is possible to provide lifestyle choice.

More detailed analysis of the sites recommended for zoning for rural lifestyle;e purposes can be found in later sections of this LES.

3.5 Industrial Zone 3.5.1 Issues for Industrial Zone

The Carrathool Sustainable Settlement Strategy identified an area to the south of the village of Hillston that had experienced the cumulative effect of industrial development giving it an industrial character. This area is identified in the following photo map. Further information regarding the Hillston Industrial Zone can be found in this LES.

Map 13: Proposed Industrial Area to South of Hillston Source - NSW Department of Lands SIX Viewer © six.maps.nsw.gov.au − Colour Satellite imagery (Med resolution) - via Raytheon © CNES 2006

The total area of this industrial land is 29.015ha.

3.5.2 Character of Industrial Zone

The industrial area is characterised by a range of industrial uses, grain handling and other rural based industries. They have been permitted as rural industries within the rural zone. The cumulative effect however has created an industrial area and it is recommended that the area be zoned in accordance with its character and existing land uses.

The area is predominately flat and developed. There would be some limited potential for further industrial development interspersed with the existing developments.

An industrial zoning would actively discourage incompatible uses and encourage the focus of industrial uses in this area as opposed to other areas of the village.

The site chosen to potentially support the industrial zone will need to consider the height limitation plan that applies to development in the vicinity of the Hillston aerodrome which is adjacent to the site.

4 Background Data and Considerations Prior to Site Analysis

4.1 Large Lot Residential within the Shire

Carrathool is notably a rural community represented by a small population in a vast open rural landscape. The total population across the Shire is less than 3,000 people. The total Shire area is 19,000 km2 or population density of 0.174 persons/km2 (1 person/ 6 km2)

The largest centre in the Shire is Hillston with a population of 1,500 people and Goolgowi has 360 people. Rankin Springs is a small village with 117 people. There are number of other villages which would best be described as small hamlets including Merriwagga and Carrathool.

The economic base of the area is agriculture and the whole community is supported in one way or another by the agriculture industry. The value of supporting agriculture is well acknowledged by the community and this came through strongly in the various consultation processes.

For such a small isolated community the need to attract an appropriate skilled workforce on both trade and professional levels is a constant issue. Skills and services such as skilled labour, medical professionals, teachers, can be difficult to draw. Part of the attraction for an area such as this is the “rural lifestyle” that can be offered and as a result there is a market desire for the smaller rural lifestyle lots. Previously, the market has been met through the creation of concessional allotments. These were often originally subdivided and developed by the farm owners for the purpose of family use, then commonly sold to other interests beyond the immediate family or workers once a dwelling was constructed or approved. The result is an ad- hoc, speculative pattern of development based on opportunity rather than strategic management of resources in an efficient and environmentally conscious way.

There have been a number of these developments in recent years and the building work which has resulted provides jobs and economic support for the local area. In such a small community as Carrathool Shire even relatively small numbers of constructions can have a major impact on

the local economy and the provision of employment. Following on from the economic benefits are the positive social effects including stability of population and even increases as well as economic support of health and community services, a multiplying effect.

There have been some preferences for small holdings and there is a concentration in proximity to the village of Hillston and focused along the Lachlan River. There is also a scattering elsewhere along the river and around the village periphery.

In Goolgowi small holding development has tended to remain more focused in one area (the area to the Southwest of the village) rather than the slightly more scattered effect at Hillston.

The following map shows the areas of proposed rural residential development around Hillston and the second map shows the proposed development in proximity to Goolgowi.

Focused discussion of these areas will be continued in sections 5 and 7 of this study with a site analysis of the areas for potential rural residential (large lot residential) development in Hillston and Goolgowi respectively.

Map 15: Hillston – Initial investigation Areas for Potential Large Lot Residential Source - NSW Department of Lands SIX Viewer © six.maps.nsw.gov.au − Colour Satellite imagery (Med resolution) - via Raytheon © CNES 2006

Map 16: Initial investigation Areas for Potential Large Lot Residential at Goolgowi Source - NSW Department of Lands SIX Viewer © six.maps.nsw.gov.au − Colour Satellite imagery (Med resolution) - via Raytheon © CNES 2006

4.2 State Government Considerations for Rural Residential development

There are a number of policies and directions set by the State Government for the management and future implementation of rural residential development. The Department of Planning along with a number of other agencies including Department of Industry and Investment (DII) and the Department of Environment, Climate Change and Water (DECCW) have established these policies and directions for rural residential development.

The Department of Planning states “the particular challenges in planning for Western NSW are to:

1. support sustainable agriculture 2. conserve valuable natural resources 3. foster new settlement and development in suitable locations 4. encourage jobs and services 5. minimise land use conflict

6. achieve social planning outcomes with the limited resources available to local councils”.

These are key challenges and focus considerations for the Carrathool Local Environmental Plan which is the end product to be developed out of this LES.

The DII (Agriculture) also has established concerns over the management of rural residential (large lot residential) areas and as an example sets out in their best practise guidelines for growing vegetables the need for;

“careful planning to minimise rural/urban interface problems such as noise and odour complaints is needed to prevent disputes from occurring in the first place. Once these problems occur, the usual solution results in the agricultural producer being forced to cease operation.”

This consideration is consistent with and should be applied across the whole range of agricultural activities.

The “Better rural residential development: A guide for councils west of the Great Divide” sets out the following locational criteria for these larger lots and smaller holding areas.

Table 6: Locational criteria for larger lots

Care of the physical Business and prosperity Liveability and community environment well being

. soil type and slope . agricultural land capability . relationship to existing . flood liability . existing agriculture urban and rural . bushfire hazard . existing rural holding settlement . remnant vegetation pattern . urban expansion areas . natural corridors linking . future agriculture . in-town community large patches of bush . existing rural industry and services and facilities, land, creeks and impact areas including schools waterways . new business/employment . water availability . threatened species opportunity areas . town water and sewage . koala habitat . known mineral resources network . catchment health . routes to mines or timber . other public utility . salt affected and plantations infrastructure susceptible land . tourism assets . travel time/distance to . recharge areas . retail network centres or towns . groundwater . existing road access and . drinking water capacity catchments . sites of Aboriginal and . contaminated land other cultural heritage . national parks and significance reserves and their . public/private land surrounds ownership . rural landscape character

4.3 Process of Identification – key criteria

The following criteria have been established within the settlement strategy for the selection of potential ‘rural residential’ areas. They are based on best practice planning principles and aim to manage potential conflicts and land resource issues which occur with this type of development. With each criteria the Carrathool Shire situation is established in italic considering the present conditions and opportunities.

When considering areas for rural development or large lot residential these should be areas which DO NOT:

− compromise the needs of agricultural activities in the area . broad acre farming common throughout the Shire utilising large machinery, . some spraying (aerial in some instances) which may be “offensive” or “annoying” to residential dwellings and living areas, pesticides and other chemicals “drift” or enter onto neighbouring properties via runoff . irrigation used for agriculture in some areas near Murrumbidgee and Lachlan Rivers.

− compromise the needs of environmentally sensitive areas, threatened species or communities . there are a number of threatened species identified within the Shire including the small bird the ‘plains wanderer’. Development must seek to avoid their habitat, especially more intensive forms including residential, commercial, industrial and intensive agricultural uses. . There are no species identified in the specific area of the potential large lot residential sites.

− compromise the use of potential and existing resources such as minerals, timber and quarries . none of these resources have been identified in potential sites for rural residential

− place unnecessary hazard to the potential population of those areas – i.e. avoiding flood and bushfire risk . areas along the Lachlan River (Hillston) flood. Selection of sites must consider the impact of this flooding and the risks associated with those areas

There should also be areas:

− that are located within easy access to settlement areas and services . areas connected to or in close proximity to Hillston and Goolgowi the two largest centres where demand has been identified

− where a sustainable water supply is available for potential development

. water is drawn from a ground water source either by Council for village area or for “rural” properties via their own bores/wells.

− that can be developed efficiently and cost effectively in their use of infrastructure and services . telecommunication . electricity supply . natural gas

− which can manage effluent disposal in an appropriate and safe manner so as to minimize environmental impacts . Effluent management in Hillston is based on a sewer system . Small holdings currently surrounding the village use septic or aerated wastewater treatment systems

− which are compatible with the biophysical and geophysical characteristics of the land . there are some sensitivities for native flora and fauna within the area specifically along riparian environments and waterways which should be protected . forestry is not an issue in the sites being considered . agricultural crops and stock are common throughout the entire Shire. Development should focus close to existing settlements and avoid incompatibility with broad acre farming techniques . soil structure is generally flood plain alluvial and does not pose a problem at the chosen sites . flood risk is present around Hillston . bush fire risk is present at Hillston and Goolgowi.

− which conserve items of significant heritage value - both European and Aboriginal . along the riparian zones the chances for Aboriginal artifacts and important sites is generally considered to be higher. Each area will need to carefully consider the impacts and likelihood of Aboriginal heritage value . Study of European heritage has identified a number of individual items across the Shire but none of these are within the study areas

− which satisfy demand and provide lifestyle choices to encourage residents to move to or stay within the Shire. . Attracting professionals, entrepreneurs and skilled labour to the area is an issue for the community and provision of the “rural lifestyle” opportunity in keeping with the vast rural landscape is one of the attractions for those drawn to the area. Supply of this type of development is important to the economic and social wellbeing of the area. . Protecting rural residential areas from incompatible uses is important in relation to permissible uses within the zone and adjoining zones.

Initially the investigations to identify areas for large lot residential considered the location factor in relationship to the village areas of Hillston and Goolgowi, secondly flood hazard overlays were

used to eliminate areas that were in risk or high risk areas. The detail of this study in the following sections of this report will investigate further each of these key criteria for the areas under consideration to establish their potential and viability.

4.4 Population Census 2006

Population figures from the 2006 Census showed an overall decline in population within the Shire. This was largely due to the impact of the prolonged drought on the agricultural community.

The population at the 2006 census was counted at 2,819 a fall from 3,320 in the previous census in 2001. This was a total loss of 501 persons from the Shire. While this is significant in percentage terms it also needs to be considered as an impact of the drought and a turn about in seasonal conditions could have a major impact of the same proportion in growth. The total number of males was 1,508 and there were 1,311 females. The table below shows the comparison with the percentages from the Australian population. There are significantly more males at 53.5% of the population than the percentage for the whole of Australia at 49.4%

Table 7: Carrathool’s population in comparison to Australia.

PERSON Selected Region % of total % of total CHARACTERISTICS persons in persons in Region Australia Total persons (excluding 2,819 - - overseas visitors) Males 1,508 53.5% 49.4% Females 1,311 46.5% 50.6%

Source: ABS Census 2006

The other strong characteristic of the Carrathool population was the number of employees in Manager and labourer positions. This corresponds with the nature of rural and agricultural industries work. There were 36.2% managers compared to the national average of 13.2% and 18.2% labourers compared to 10.5 % for the nation.

Table 8: Occupations of Carrathool’s employed persons.

OCCUPATION Selected Region % of employed % of employed (Employed persons aged 15 persons aged 15 persons aged 15 years and over in years and over in years and over) Region Australia Managers 492 36.2% 13.2% Labourers 248 18.2% 10.5% Clerical and 128 9.4% 15.0% Administrative Workers Technicians and 126 9.3% 14.4% Trades Workers Machinery 121 8.9% 6.6% Operators And Drivers Professionals 98 7.2% 19.8% Community and 71 5.2% 8.8%

Source: ABS Census 2006

As expected the main industry of employment was sheep, beef cattle and grain farming. Nut growing and agriculture were also strong in the Shire.

Table 9: Industry of employment for Carrathool compared to Australia.

INDUSTRY OF EMPLOYMENT (Employed persons aged 15 years and over)

MAIN Carrathool % of employed Australia % of employed RESPONSES IN LGA persons aged 15 persons aged 15 SELECTED years and over years and over in REGION in Carrathool Australia

Sheep, Beef Cattle 462 34.0% 133,275 1.5% and Grain Farming Fruit and Tree Nut 80 5.9% 30,390 0.3% Growing School Education 66 4.9% 414,214 4.5% Local Government 57 4.2% 128,838 1.4% Administration Agriculture and 47 3.5% 13,652 0.1% Fishing Support Services Source: ABS Census 2006

Income is another important indicator for the population.

Table 10: Incomes in Carrathool compared to Australia.

INCOME (Population Selected Region Australia aged 15 years and over)

Median individual income 422 - 466 - ($/weekly) Median household income 788 - 1,027 - ($/weekly) Median family income 1,025 - 1,171 - ($/weekly) Source: ABS Census 2006

Median individual incomes were 9 % lower in Carrathool than the national figure while household incomes were 30% less than the national median. Household incomes were 12.5%

less that the national figures. These figures should however be considered in comparison with housing cost figures shown below:

Table 11: Housing costs in Carrathool compared to Australia.

DWELLING Selected Region Australia CHARACTERISTICS - OCCUPIED PRIVATE DWELLINGS

Median rent ($/weekly) 60 - 190 - Median housing loan repayment 845 - 1,300 - ($/monthly) Average household size 2.5 - 2.6 - Average number of persons per 1.1 - 1.1 - bedroom Source: ABS Census 2006

Rent was 68% higher across the nation compared with $60 per week for Carrathool. Housing loan repayments were also significantly lower at 35% less than the national median.

4.5 Population Growth and demand for rural residential lots

The following population projections were based on the 2001 Census data.

Population projections for the Carrathool Shire vary between the Department of Planning’s figures which reflect a decline in population and the Local Government Ageing Population Project (JACKSON 2004) which predicts an increase in population. This growth pattern forecasted in the Jackson report allows for the future potential increase in the population for the Shire with the positive economic development. It creates opportunity for development with a view to the provision of attractive living environments essential to the encouragement of prospective entrepreneurs, skilled labour and professionals to choose the Shire “home”.

Based on the available information and the variety in views on the likely future population, maintenance of current population would appear the most likely event. However, in terms of establishing adequate infrastructure in the event of growth through positive economic growth, or other changing events two population growth rates are shown in the table below. The possibility of further decline in population is also shown below at a rate of -0.5%. Current population figures from census 2001 to census 2006 show an overall decline did occur in the population so this scenario was considered prudent to include. The second column shows maintenance of population (this also represents fluctuations that can occur from census to census but in an overall context maintaining around the 3,300 level). The next column demonstrates a growth of .225%, this is the rate used in the Jackson study and the second higher rate is used to contrast a higher growth rate in the event of economic prosperity.

Table 12: Scenarios for Population Change in Carrathool Growth Increase INCREASE DECLINE MAINTENANCE at GROWTH AT YEAR -0.50% 0% 0.225% 0.225% 0.40% 0.4% 2001 3,320 3,320 3320 3320 2002 3,303 3,320 3337 3333 13 2003 3,287 3,320 3354 3347 14 2004 3,270 3,320 3367 3360 13 2005 3,254 3,320 3375 8 3373 13 2006 3,238 3,320 3382 8 3387 14 2007 3,222 3,320 3390 8 3400 13 2008 3,206 3,320 3397 8 3414 14 2009 3,190 3,320 3405 8 3428 14 2010 3,174 3,320 3413 8 3441 13 2011 3,158 3,320 3420 8 3455 14 2012 3,142 3,320 3428 8 3469 14 2013 3,126 3,320 3436 8 3483 14 2014 3,111 3,320 3444 8 3497 14 2015 3,095 3,320 3451 8 3511 14 2016 3,080 3,320 3459 8 3525 14 2017 3,064 3,320 3467 8 3539 14 2018 3,049 3,320 3475 8 3553 14 2019 3,034 3,320 3482 8 3567 14 2020 3,018 3,320 3490 8 3582 15 2021 3,003 3,320 3498 8 3596 14 2022 3,320 3506

Table 13: Dwelling requirements at .225% growth Year Population Population growth No. of new residential lots required projection per year estimated 3 persons/dwelling 2011 3420 8 3 dwellings per annum across the Shire 2016 3459 8 3 dwellings per annum across the Shire 2021 3498 8 3 dwellings per annum across the Shire

Table 14: Dwelling requirements at .4% growth Year Population Population growth No. of new residential lots required projection per year estimated 3 persons/dwelling 2011 3455 14 5 dwellings per annum across the Shire 2016 3525 14 5 dwellings per annum across the Shire 2021 3596 14 5 dwellings per annum across the Shire

The two tables above demonstrate that approximately three dwellings per year are required for the 0.225% growth rate scenario and five dwellings per year for the 0.4% growth rate scenario. While this does not take in the full impact that the reduction in household size and the increase in lone households may have in the future, it provides a direction for the strategic release of land to meet market demand.

This growth while it is across the whole Shire will be focused on the larger centres namely Hillston and Goolgowi, with the greater proportion in Hillston. There is little or no growth in population predicted in the rural zone.

This demand for housing will be divided between large lot and standard blocks in the village areas.

Population growth alone is not the only factor affecting housing demand in the Carrathool Shire. The number of itinerant workers for the region has not been calculated in the Census data. Demand for short term housing to meet the needs of these workers is high and there is generally not enough at specific seasons. Caravan Parks and unit accommodation or houses for rent are needed to meet this market. On the other hand the community needs to work at attracting specialist professionals like, doctors and others, across a range of service industries, as well as business people to meet the needs of the local population. There must be a range of housing choice to cater for this diversity of interest.

5 Potential Rezoning Site Analysis for Hillston

5.1 Identification of potential large lot residential (rural residential) sites and yield potential

The Carrathool Sustainable Settlement strategy outlines 5 potential areas for large lot residential zones. These areas are shown on the photo map below.

Areas 1 and 4 have existing lifestyle rural blocks around 5 hectares in size. Areas 2 and 5 represent “green-field” sites for further development. Area 3 is a mix of existing rural residential development and ‘greenfield’.

Map 17: Potential Areas for Large Lot residential in Hillston (Source Sixviewer)

5.2 Hillston Area 1

Hillston Area 1 (Map 18a) is situated to the west of the village of Hillston, immediately adjoining the originally surveyed lots of the village. The area is best described as cleared flat land that has been used for agricultural purposes in the past, but in general terms the existing lots are too small for broad acre farming methods to be used in this area. The area has already experienced a number of rural residential style developments, focused along the river area as shown in the subdivision pattern of the adjoining map.

The total area of the site is 115.4 ha, with an existing division of 15 parcels of land (including road allocations). Pressure sewer is available to the point indicated on map 18b by an arrow.

Three different density options were considered for Hillston Area 1 – 2 ha, 5 ha and 10 ha.

Councils preferred option is the 2ha option. At 2ha the total potential of the site would be 40 new allotments. This takes into account some existing lots that are around 2ha with dwellings. The decision was made to use this option as the site is subject to flooding and smaller lot sizes (eg. 2000sq.m) would yield higher densities.

However, at 2ha the site will need to address the limitations of services (water and effluent), flooding and groundwater.

Map 18a: Proposed extent of Hillston Area 1 – Rural Residential

The red dotted line shown on the accompanying map, map 18b, indicates a location for a potential protective buffer zone which would be maintained in public ownership or environmental protection zone, or a combination of both. It would be approx. 40m parallel to the river bank.

Pressure sewer to this point

Map 18b: Hillston Area 1

5.2.1 Landform and Landscape

Hillston Area 1 has soil type F (see table 15). Lachlan Channels and Floodplains are found across this area with flat alluvial plains bounded by the Lachlan River to the South.

The land capability is generally F.I. with the riparian area VIII.

Table 15: Soils of Hay District

Legend for Soil Conservation Service of NSW Hay District Soils

Grey, brown and red clays

A Deep, grey, self-mulching, cracking clays (Ug 5.24 & Ug 5.25)

B Deep, yellow-grey, self-mulching, cracking clays (Ug 5.28) & various duplex soils C Ancestral streams and floodplain complex Solonized brown soils D Calcareous brown earths (Gc 1.12 & Gc 1.22) Red brown earths E Hard, pedal, alkaline, red, duplex soils with sporadically bleached A2 horizons (Dr2.33) with other duplex soils. F Hard, pedal, alkaline, red, duplex soils with sporadically bleached A2 horizons (Dr 2.33) with grey and brown clays and some duplex soils Desert Loams G Crusty, pedal, alkaline, red, duplex soils with or without sporadically bleached A2 horizons (Dr1.13 & Dr 1.33) H Crusty, pedal, alkaline, red, duplex soils with bleached A2 horizons (Dr 1.43)

Red earths

I Massive, neutral red earths (Gn 2.12)

J Massive, calcareous red earths (Gn 2.13) Siliceous and Earthy sands K Deep, loose neutral and alkaline sands (Uc 1.23, Uc 5.11, Gn 1.13) Lithosols L Shallow, sandy soils (Uc 1) with small areas of solonised brown soils (Gc 2.12) on the lower slopes

Source: Soil Conservation Service NSW “Hay District Soils”

Mineral Potential

The Department of Industry and Investment (Minerals) was consulted on the potential for minerals or extractive materials on the subject land. No objection (pers. comms 11/2/2011) was raised on the potential for minerals or extractive material in the subject area.

Map 19: Soil map

5.2.2 Hazards

The four key identified hazard risks for the area in relation to the potential rural residential development are erosion, bushfires, flooding and contamination.

Erosion

Erosion can be caused by wind or water. Ground cover is an important aspect in the binding of soil and prevention of erosion. The general topography of the area is flat and soil erosion is minimal as a result. Development of rural residential should not cause increased exposure of soil to wind and wind erosion is not considered to be at an increased risk level.

In Hillston Area 1 there is some potential for erosion on the river bank, however inclusion of a buffer zone along the river should minimise the impact.

Bushfires

Bushfires are a risk factor for any rural community in Australia. The potential areas are not in areas of major fuel sources which would put them at increased risk of bushfire hazard, they are not shown as bushfire prone on the Bushfire Prone Map for Carrathool supplied by NSW Rural Fire Service. Refer to opportunities and constraints map for bushfire hazard.

In Hillston area 1 there are no major fuel sources so the risk is considered low.

Flooding

There is occasional flooding of the Lachlan River and to this end a Floodplain study was undertaken to consider the management of the floodplain. Development to this point along the River has been controlled with the use of set floor heights to raise dwellings out of the floodwaters. While there is a level of risk, the flooding tends to be slow rising and manageable with controlled floor heights or keeping dwelling placements out of the flooding areas.

Clearly a large proportion of this area was not shown to have flooded in the 1990 flood. However the 1990 event was not the 1:100 AEP and was approx. 1:60-70 AEP. There are areas of high risk within this site located close to the river but this is within the suggested 40m buffer from the river (Fig 20a and 20b). Council has suggested minimising the potential lot yields in this area to mitigate flooding. Council has completed a flood study covering the area to the NE, but the extent of the flood data is limited on the subject land.

The following maps are taken from the Cardno Willings Flood Plain Risk Management Report of June 2005 considering the flood risk to the village of Hillston. Levees around the village protect much of the established infrastructure.

Map 20a: Hillston flooding map.

Figure20b: Hillston – 1% Average Velocities and Hydraulic categories (Hillston Floodplain Risk Management Study Final Report and Floodplain Risk Management Plan – June 2005)

Prior to confirming the suitability of Area 1 for increased development, further consultation with the DECCW is recommended on the issue of flooding. Pending adequate understanding of the sites suitability for residential development for flooding, the site should be identified as desirable for rural residential development subject to resolution of flooding. Interim management in the LEP may be warranted to ensure that incompatible development is not established pending use for rural residential purposes.

Contamination Under SEPP 55 consideration of contamination of land is required before rezoning can take place.

Carrathool Shire Council under its obligations of the SEPP, maintains a contaminated land register. The following map identifies the sites shown as contaminated on the Council register, these are shown in red. Area 1 is not affected by known potentially contaminated sites.

Notwithstanding, the subject land has been historically used for agricultural purposes. Agriculture is a land use in Table 1, Managing Land Contamination Planning Guidelines: SEPP 55–Remediation of Land as an activity which may give rise to contamination.

As some of the land has been already developed for housing and with larger lot sizes proposed, Council shall need to ensure that more detailed site history and if necessary soil sampling and analysis occurs prior to the issue of any consent for a new dwelling on this land. In this way, Council can fulfil its obligations under Section 145A of the EP & A Act.

Hillston Area 3

Hillston Area 1

Map 21: Hillston Contaminated land Source: Carrathool Shire Council GIS Contaminated Land Register

5.2.3 Natural Environment Issues

General Sensitivities of the area, including threatened species are outlined in the following.

Table 16: Natural environment issues for Hillston Area 1

Biodiversity Existing Vegetation Previously cleared for agricultural purposes, some key vegetation located along the river – buffer area to protect this existing vegetation would be required.

There is a combination of Non- wetland vegetation, Lignum, and River Red Gum across the site.

Lachlan Wet Veg DNR There is also reference to Black

Box being located within this Extract: Natural Resource – Biodiversity Map – general area however it is Sheet NRB_009 (Base data – source DECCW 2011) important to note that the area beyond the River has very few trees.

Management along the River area – riparian corridor, (described as River Red Gum) to protect the existing vegetation and the ecosystems they support.

Riparian Land and Waterways The area including the Lachlan River and the immediate riparian area adjoining, is a sensitive environment. Protect this area from river bank erosion, migration and adverse impacts

Extract: Natural Resource – Water Map – Sheet NRB_009 (Base data – source DECCW 2011)

Land within proximity to the Wetland Lachlan River and the riparian area is identified as a ‘wetland’.

Extract: Natural Resource – Wetlands Map – Sheet NRW_009 (Base data – source DECCW 2011)

Groundwater Groundwater

The subject land is not shown as mapped with ‘groundwater’ sensitivity, as the site was not subject to the mapping project which identified the presence of groundwater. Proximity to the

river and the flood prone nature of the land would normally give rise to the presence of groundwater.

Extract: Natural Resource – Groundwater Map – Sheet NRG_009 (Base data – source DECCW 2011)

5.2.4 European Heritage and Aboriginal Archaeological Sites

European Heritage

There were no items of environmental significance noted on any of the proposed small holding/ large lots residential sites. There are no constraining factors relating to European Heritage for these sites.

Aboriginal Heritage

A predictive Model of site distribution across the Murrumbidgee Province was developed in the Murrumbidgee Province Cultural Heritage Study of June 2001 by Colin Pardoe and Sarah Martin. This model identified some key factors which were used to predict the likelihood of Aboriginal relics or items of significance to Aboriginal Culture being found in a set area. These factors included

• Distance to water sources – the most significant factor as a determinant of site distribution and location. The pattern of distribution was typically greatest near water sources especially lakes and swamps but also major creeks and rivers. • Land forms and soil types were also found to identify closely with an increased distribution of artefacts. • Vegetation was considered but not considered to be a key determinant with correlations between vegetation and artefact location being less closely aligned.

The total number of estimated sites in the “Murrumbidgee Province” was 92,221. This number was not identified but estimated and there may be many currently unidentified.

Examples of types of sites include things like: • Bora rings • Contact, missions • Dinner camp 71

• Burials • Scarred trees • Mounds • Carved trees • Fish traps • Isolated artefacts.

The Local Aboriginal Land Councils in the area have been consulted on the five proposed sites and no concerns have been forthcoming.

A further search of the Aboriginal Heritage Information System (AHIMS) has been conducted to identify any items or known locations within the study areas.

The proximity of this site to the Lachlan River means that there is potential based on the predictive model principles for some Aboriginal artefacts to be found in this general location. There have been none identified to date. Further investigation prior to development would be required to ensure the consideration and possible protection of any artefacts or items of heritage discovered on the site.

5.2.5 Land Use Conflicts

Different land uses may impact on one another. The major surrounding landuse of each area is broad acre agriculture and in most cases this adjoins residential development of the village (Hillston). In identifying potential areas for sensitive land uses eg. Residential the potential adverse impacts upon or due to adjoining land uses should be considered.

In the areas proposed for Large Lot Residential , this form of land use is considered generally to be compatible with the village zone. Similarly, these larger residential blocks assist in providing a transition from the broad acre farming practices and the village zone where residential development is at a higher density.

The presence of the Hillston Airport, is also a potential land use conflict as is the adjoining a rural area, but the larger lot sizes shall enable buffering, attenuation due to distance, shielding etc.

5.2.6 Character and Amenity

One of the Shire’s attractions is its rural character and the amenity of the vast landscape. People looking for space and openness can find it in Carrathool. In the Hillston localities the lifestyle opportunity in terms of small rural blocks or large residential blocks is attractive and considered to be part of the attraction of the rural community

Hillston Area 1 is flat and cleared. It adjoins the river creating a peaceful amenity within the river environ. Area 1 is already used for rural lifestyle developments which predated the IDO, this means that there is a scattering of dwellings and associated buildings in this area.

Photo 4: Area 1 Hillston: looking from south eastern corner across the proposed site

5.2.7 Traffic and Roads

Following is an outline of traffic considerations for Hillston Area 1.

Table 17 Traffic and access issues for Hillston Area 1 Area Description of Key access Roads Traffic and Road implications of potential rural residential development

HILLSTON This area is accessed via Booligal At the maximum yield of 40 lots from AREA 1 Road and Boundary Road. this area and a dwelling calculation of There is good access to the potential one dwelling per lot the potential traffic site and the volumes of traffic do not generation of 240 vehicle movements pose any problem for the per day would be anticipated. development of the area in terms of access or amenity. It is recommended that new access points to the Lachlan Valley Way be resisted to maintain highway efficiency and safety.

Traffic generation is not considered to be a major factor for any of the sites as the potential yield will create traffic amounts that will still be well within the existing road capacity in the area. Area 1 Hillston would require the development of a road to access the site off Roto Road.

5.2.8 Effluent Disposal

Currently onsite disposal systems are used for the housing which has already developed in this area.

Existing allotments to be serviced by aerated onsite sewerage system. If the area is subdivided to 2ha then it will be necessary to provide reticulated sewer to all of the lots in the area.

5.2.9 Waste Collection

Waste collection and management throughout the Shire is undertaken by the Council. There is a landfill site in Hillston. The additional areas suggested for the potential development as large residential lots do not pose any difficulty for servicing with the extension of existing collection runs.

5.2.10 Other infrastructure Other key infrastructure services include Electricity and Gas, supplied by Country Energy. Main telephone lines and services are provided by Telstra and Postal services by Australia Post.

The following table outlines the service provision for area 1.

Table 18: Service provision to Hillston Area 1. Area Electricity Telephone Gas Water HILLSTON This area is Telephone Bottle gas Existing AREA 1 located within services able to provided to entire allotments water close proximity be connected Shire area from stock and to existing domestic bores, electrical rainwater tanks services and and river. New can be blocks will be extended supplied from relatively easily Council reticulated system.

5.2.11 Community Facilities and services

Community facilities include health, education and social services.

In terms of considering each of the potential areas there are existing services in the adjoining village of Hillston and the encouragement of economic development, lifestyle choice and population growth all work towards supporting these services in these relatively small local communities.

5.2.12 Opportunities and Constraints of Individual Sites

Summary of Issues at Hillston Area 1 – Proposed Rural Residential.

Area 1 Area (ha) 115.4 MLS (ha) 210 Yield (lots) 40 (at LES MLS sizes) Water Reticulated public system Effluent Pressure sewer Flood Part. Mapping not clear. Further investigations required. Contamination No site history specified. Previous agricultural uses. Biodiversity Buffer proposed to vegetated riparian area. Land Capability FI + VIII (riparian area) Bushfire Not mapped, but low risk Heritage No Cultural Heritage Potential, but no specific detail. Landuse conflict *Airport, *Lachlan Valley Way (Hwy), *Agriculture

Area 1 Groundwater Not specified. Low risk with sewer. Wetlands Yes. Largely contained to riparian area. OLS No Access Yes Mineral Resources I&I Minerals are OK with site (email 11/2/10) In consideration of the potential zoning of Area 1 the opportunities and constraints for the area were considered and noted in the following table:

Table 19: Opportunities and Constraints of Hillston Area 1. Area Opportunities Constraints HILLSTON AREA 1 • Existing small acreage • Adjoins/ includes riparian zone – HILLSTON development – too small for sensitive in many environmental South of productive farm land and has contexts. Buffer area (40m Hillston - become a lifestyle choice. wide in public ownership) to Lachlan River • Already partially developed. protect riparian corridor and Boundary Road • Pleasant aspect with close minimise additional ‘riparian proximity to the River. rights’ recommended. • Block will generate a lot yield • Ownership and management of which is situated away from the the ‘buffer’ to be resolved. river. • Flooding is a constraint for this area and while minimum floor heights have been used for existing dwellings to reduce risk, justification for further development at this site would be subject to a more detailed understanding of the flood risk. • Groundwater presence. • Potential for contamination – more detailed site history and analysis required. • Airport and highway land use conflict (noise) - minor issue.

5.3 Hillston Area 2

Hillston Area 2 is situated on the northern side of the Lachlan River opposite the main village area of Hillston (Map 22a). It is a large area (68.50 ha) in a single ownership. The land fronts onto the River and is mostly flat open plain with little vegetation across the main area of the site. There are well established stands of trees along the River frontage.

There are existing dwellings in the locality and a consent has been issued for farmstay accommodation (not commenced) in the western part of the subject area.

Map 22a: Proposed extent of Hillston Area 2 – Rural Residential

The red dotted line shown on the accompanying map, map 22b, indicates a location for a potential protective buffer zone which would be maintained in public ownership or environmental protection zone, or a combination of both.

The potential yield for this land if it were to be divided into small manageable rural allotments is shown in the table below. This table considers the variable areas for a buffer zone and lot sizes.

Map 22b: Hillston Area 2

Table 20: Additional yields for Hillston Area 2 Buffer Area Total Yield at Yield at Yield at 10 zone calculation area 2 ha 5 ha per ha per lot per lot lot 8 ha 68 – 8 ha 60 30 12 6 10 ha 68– 10 ha 58 29 11 5 20 ha 68– 20 ha 48 24 9 4

The preferred option for this site would be the 5 ha option with the largest buffer zone, this would yield 9 allotments on the Hillston Area 2 site.

5.3.1 Landform and Landscape

The soil type of Hillston area 2 is F (refer to table 15). The area is bounded by the Lachlan River to the East and is described as Lachlan depression plains.

This selected areas poses no difficulty for development and is suitable (having capacity) for rural residential development.

Mineral Potential

5.3.2 Hazards

Erosion

Hillston area 2 is considered a low risk area for erosion.

Bushfires

In Hillston area 2 there are no major fuel sources so the risk is considered low. Map??

Flooding

Hillston area 2 is subject to general flooding in the area, partly below the 1% AEP. Refer Figures below..

Source: Figure 6 - Hillston Floodplain Risk Management Study Final Report and Floodplain Risk Management Plan (June 2005)

There is generally no flooding of land outside the vegetation. Future rural residential development could readily be located outside of the 1%AEP.

Management of the flood prone areas would need to be resolved. This area coincides with the proposed ‘buffer’ between the proposed rural residential development and the Lachlan River. The buffer is to protect the biodiversity present in this area, maintain riparian stability and minimise additional riparian water access to the River.

OLS

Area 2 is within the flight path for the lesser used runway from Hillston Airport. Whilst the OLS applies to Area 2, it is 1 – 1.6km from the end of the runway to the subject land. Given the scale and frequency of flights, this issue is not considered a major impediment to the development of Area 2, especially for single storey detached dwellings and related development. Adequate controls can be imposed via the LEP or a DCP to control height of buildings.

Contamination

No contaminated sites have been identified in Hillston Area 2.

Council shall need to ensure that more detailed site history and if necessary soil sampling and analysis occurs prior to the issue of any consent for a new dwelling on this land. In this way, Council can fulfil its obligations under Section 145A of the EP & A Act.

5.3.3 Natural Environment Issues

General Sensitivities of the area, including threatened species are outlined in the following. 78

Table 21: Natural environment issues for Hillston Area 2

Natural environment issues for Hillston Area 2 Biodiversity Previously cleared for agricultural purposes, some key vegetation located along the river – buffer area to protect this existing vegetation would be required

Described as River Red Gum along the River area and “no Value” given to the balance of the land Lachlan Wet Veg DNR

Management along the River area to protect the existing vegetation and the ecosystems they support.

Extract: Natural Resource – Biodiversity Map – Sheet NRB_009 (Base data – source DECCW 2011)

Riparian Land and Waterway The above map indicates that part of the Area 2 is subject to ‘riparian land and waterway’. The ‘oval’ shaped portion is not within Area 2 and coincides with a low lying area which is flood prone. The ‘triangular’ area is within proposed Area 2.

DECCW (former DECC and former DWE) have not objected to the proposed Area 2 proceeding, subject to the land being provided with reticulated sewerage after the first 6 lots (at 2ha). The issue of effluent disposal is a key planning issue Extract: Natural Resource – Water Map – Sheet for the site. NRR_009 (Base data – source DECCW 2011)

Wetland The riparian area and adjoining vegetated areas is shown as ‘wetland’. This area coincides with the flood prone land and biodiversity area.

Management of effluent and the proposed buffer will be a critical issues.

Extract: Natural Resource – Wetland Map – Sheet NRW_009 (Base data – source DECCW 2011)

Groundwater The subject land is not shown as mapped with ‘groundwater’ sensitivity, as the site was not subject to the mapping project which identified the presence of groundwater. Proximity to the river and the flood prone nature of the land would normally give rise to the presence of groundwater.

Extract: Natural Resource – Groundwater Vulnerability Map – Sheet NRG_009 (Base data – source DECCW 2011)

5.3.4 European Heritage and Aboriginal Archaeological Sites

European Heritage

There were no items of environmental significance noted on any of the proposed / large lots residential sites. There are no constraining factors relating to European Heritage for these sites.

Aboriginal Heritage

The proximity of this site to the Lachlan River mean that there is potential based on the predictive models principles for some Aboriginal artefacts to be found in this general location. There have been none identified at this point. Further investigation prior to development would be required to ensure the consideration and possible protection of any artefacts or items of heritage discovered on the site. AHIMS search found there was one tree scratching on Hillston Area 2, no known artefacts on any of the other areas.

5.3.5 Land Use Conflict

These larger blocks assist in providing a transition from the broad acre farming practices and the village zone where residential development is at a higher density. There are no current intensive agricultural uses that may conflict with the proposed Area 2 use for rural residential purposes. There are some dwellings currently within of adjoining the proposed area and an approval for a caravan park has been issued near the Lachlan River near the western end of the subject area.

5.3.6 Character and Amenity

Hillston Area 2 is flat and cleared. It adjoins the river creating a peaceful amenity within the river environ. Area 2 Hillston is a Greenfield site with one existing dwelling on it and a few associated farm buildings in close proximity to the dwellings.

Photo 5: Area 2 Hillston – looking to the river and across to small holdings on the other side

Photo 6: Area 2 Hillston – looking toward existing dwelling

5.3.7 Traffic and Roads

Following is an outline of traffic considerations for Hillston Area 2.

Table 22: Traffic and access issues for Hillston Area 2 Area Description of Key access Roads Traffic and Road implications of potential rural residential development HILLSTON Access Road would need to be At the maximum yield of 9 lots from this Area 2 developed into the site. Current area and a dwelling calculation of one access off Roto Road. This road is dwelling per lot based on traffic used by transport vehicles bringing generation of six movements per day, cotton to the Cotton Gin. Volumes of per lot or a total of 54 movements per traffic on this road are not perceived day. to be a problem with this level of development The access road needs to be sealed from Roto Road to the site, this would form part of the developers cost.

5.3.8 Effluent Disposal

Sewer could be extended from the village of Hillston across the River to service the area. The lot yield would have a bearing on the cost efficiency of connecting to the village sewer.

Due to the distance of Area 2 from the sewer network, Council originally resolved to support and encourage development by allowing the first six lots to utilise an aerated on site septic system. The DECC and DWE have concurred with this concept at 2ha. Thereafter allotments were to be serviced with pressure sewer.

However, Council reconsidered this issue and determined that it preferred a 5ha minimum lot size, with onsite effluent disposal. This revised lot size and effluent disposal method will need to endorsed by the relevant State government agencies.

5.3.9 Waste Collection

Waste collection and management throughout the Shire is undertaken by the Council. There is a landfill in Hillston. The additional areas suggested for the potential development of Large Lot development do not pose any difficulty for servicing with the extension of existing collection runs.

5.3.10 Other infrastructure

Other key infrastructure services include Electricity and Gas, supplied by Country Energy. Main telephone lines and services are provided by Telstra and Postal services by Australia Post.

The following table outlines the service provision for area 2.

Table 23: Service provision to Hillston Area 2. Area Electricity Telephone Gas Water HILLSTON This area is Telephone Bottle gas First 6 blocks to AREA 2 located within services able to provided to entire be provided with close proximity be connected Shire area water via stock to existing and domestic electrical bore, rainwater services and tank or river can be allocation extended (existing relatively easily dwellings only).

5.3.11 Community Facilities and services

Community facilities include health, education and social services.

5.3.12 Opportunities and Constraints of Individual Sites

In consideration of the potential zoning of the opportunities and constraints for each area were considered and noted in the following table:

Summary of Issues at Hillston Area 2 – Proposed Rural Residential

Area 2 Area (ha) 68.5 MLS (ha) 5 (subject to effluent disposal resolution). Yield (lots) 9 (at LES MLS sizes)

Area 2 Water First 6 onsite then public reticulated water. Effluent Onsite effluent management systems Flood Only riparian buffer area. Zone can be clear of 1% AEP. Contamination No site history specified. Previous ag uses have occurred onsite. Biodiversity 20ha buffer proposed to vegetated riparian area. Ownership and management of proposed buffer to be resolved. Land Capability Unknown Bushfire Not mapped, but low risk away from riparian corridor. Map? Heritage No Cultural Yes – 1 “tree scratching”. Location not specified. Heritage Landuse conflict Agriculture adjoins site. Groundwater Not specified. Wetlands Yes. Contained to riparian area. OLS Yes – minor runway and well removed. Access Across crown land (Area 2 does does not adjoin public road) Mineral I&I Minerals are OK with site (email 11/2/10) Resources

Table 24: Opportunities and Constraints of Hillston Area 2. Area Opportunities Constraints HILLSTON AREA 2 HILLSTON • Development interest already exists. • Need to protect riparian Northwest of • The land can be sewered if required. area along River Lachlan River • Potential to create a master-plan for • Major stands of trees along development of the area with the River adequate buffers and limit ownership • Concerns over development of riparian zone – dedicate as reserve encroaching on along river frontage, avoid water environmentally sensitive issues and protect sensitive river area areas • The area is out of the 1% AEP for • OLS flooding. • Access from road reserve to site to be clarified. • MLS based on onsite effluent disposal is to be confirmed. • Adjoins/ includes riparian zone – sensitive in many environmental contexts. Buffer area (40m wide in public ownership) to protect riparian corridor and minimise additional ‘riparian rights’ recommended. • Ownership and management of the ‘buffer’ to be resolved.

Hillston rural residential Area 2 is the lowest priority for new rural residential opportunities. It is recommended that the actual rezoning of this suite be deferred until demand warrants or till a future LEP/Planning Proposal amendment occurs.

5.4 Hillston Area 3

Hillston Area 3 consists of several allotments with a total area of approx. 30ha. The area is already used predominantly for rural residential purposes, especially to the south. The site is very flat and protected by the newly constructed flood levee bank (except for very small portion of the most eastern portion of the most northern lot). The site is close enough to the existing village to easily extend services of water, sewerage and power.

The existing lot pattern comprises one large lot to the north (about 25ha) and approx. 32 smaller lots to the south, where the majority are already about 6000sq.m

Again a number of options were considered for this site, ranging from 2000m2 to 5 ha.

Due to the proximity of this site to the village, 2000m2 was considered the most appropriate lot size where reticulated sewer would be provided due to the presence of a sensitive groundwater system beneath the site. At 2000sq.m (assuming 4 x 2000sq.m lots/ha) approx. 120 lots would be created (less existing dwellings), however it is more likely that the existing lot layout would be utilised, especially in the short term.

The area has been nominated for rural residential purposes to reflect its existing use and to provide a buffer to the more intensive agricultural uses that occur to the east.

Map 23: Proposed extent of Hillston Area 3 – Rural Residential

5.4.1 Landform and Landscape

The soils of Hillston area 3 are also type F (see table 15). The area would be described as flat alluvial plains. It is bounded by the Lachlan River to the East and also described as Lachlan depression plains.

The land capability is Class II, but the land is not being used, nor is suitable for agricultural uses given its proximity to Hillston township.

This selected areas poses no difficulty for development and is suitable (having capacity) for rural residential development.

Mineral Potential

5.4.2 Hazards

Erosion

Hillston area 3 is considered a low risk area for erosion.

Bushfires

In Hillston area 3 there are no major fuel sources so the risk is considered low. However, the site does adjoin an area of bush fire risk to the east. Map?

Flooding

Source: Figure 6 - Hillston Floodplain Risk Management Study Final Report and Floodplain Risk Management Plan (June 2005)

Source: Figure 12 (as amended) - Hillston Floodplain Risk Management Study Final Report and Floodplain Risk Management Plan (June 2005)

Hillston Area 3 is located within flood prone land below the 1% AEP. However, it is now protected from flooding by the new village eastern levee (1:100 + 600mm) except for a very minor portion of the eastern most corner in the northern lot. Therefore flooding is not an impediment to rural residential development of the site.

Contamination

A contaminated site has been identified in Area 3 which is located adjacent to Patterson Street – Lot 8 and 9 Section 2 DP2559 which has been used for private waste disposal.

It is proposed to exclude the subject site from any re-subdivision or residential development potential until such time the land is suitably assessed and remediated under SEPP 55 provisions. It is proposed to manage the site for ‘environmental’ purposes until that time.

Notwithstanding, the wider Area 3 has been historically used for agricultural purposes. Agriculture is a land use in Table 1, Managing Land Contamination Planning Guidelines: SEPP 55–Remediation of Land as an activity which may give rise to contamination.

Private Land fill – Lot 8 and 9 Section 2 DP 2559, Pattersons St, Hillston (Source: SIX Viewer (accessed 15/2/11)

5.4.3 Natural Environment Issues

General Sensitivities of the area, including threatened species are outlined in the following.

Table 25: Natural environment issues for Hillston Area 3.

Natural environment issues for Hillston Area 3. Mapping indicates the presence of Biodiversity some ‘biodiversity sensitivity” on Area 3. A review of aerial photography reveals limited mature vegetation and the site is essentially cleared except for isolated trees.

Biodiversity is not considered a limitation on the site.

Extract: Natural Resource – Biodiversity Map – Sheet NRB_009 (Base data – source DECCW 2011) Area 3 is not constrained by ‘riparian Riparian land and waterway land and waterway’.

Extract: Natural Resource – Water Map – Sheet NRR_009 (Base data – source DECCW 2011) Wetland Area 3 is mapped as having the presence of a wetland.

The construction of a new levee bank is likely to have impacted upon the

sites natural function as a wetland.

Not considered a significant constraint upon Area 3.

Extract: Natural Resource – Wetland Map – Sheet NRW_009 (Base data – source DECCW 2011) Area 3 is shown as subject to sensitive Groundwater groundwater systems. This will impact upon the type of land uses that are compatible with the land and in particular the method of effluent disposal. The initial proposal was fo a MLS of 2000sq.m if sewered and 4000sq.m if unsewered.

The presence of the groundwater has dictated that the site be provided with reticulated sewer if it is to be used for residential purposes.

Extract: Natural Resource – Groundwater Map – Sheet NRG_009 (Base data – source DECCW 2011)

5.4.4 European Heritage and Aboriginal Archaeological Sites

European Heritage

Aboriginal Heritage

This area is removed from the river a ways and the AHIMS search revealed no known artefacts on this site.

5.4.5 Land Use Conflict

Different land uses may impact on one another. The major surrounding landuse of Area 3 is ‘urban uses’ (residential to the north of Area 3 and industrial to the south of Area 3) to the west and agriculture to the east. Large Lot Residential is considered generally to be compatible with the village and industrial zone. These larger blocks assist in providing a transition from the broad acre farming practices and the village zone where residential development is at a higher density

5.4.6 Character and Amenity

Area 3 is removed from the river but has ready access to the village and an open rural amenity.

5.4.7 Traffic and Roads

Following is an outline of traffic considerations for Hillston Area 3.

Table 26: Traffic and access issues for Hillston Area 3. Area Description of Key access Roads Traffic and Road implications of potential rural residential development Access to this area can be created At an estimated yield of 120 allotments HILLSTON from Keats Street, Morant Street, this would potentially generate an upper AREA 3 Rose St, Patterson St, Dennis Lane limit of 720 vehicle movements per day. and the Kidman Way. At 50 lots this would potentially generate 300 vehicle movements per day.

It is considered that the existing road network could accommodate such development.

Notwithstanding, it is recommended that access be provided from existing roads, other than the Kidman Way, to preserve the integrity, safety and efficiency of the Kidman Way.

5.4.8 Effluent Disposal

Sewer can be extended from the village of Hillston relatively easily with easy. The proposal is for the Area to be provided with reticulated sewerage.

5.4.9 Waste Collection

Waste collection and management throughout the Shire is undertaken by the Council. There is a landfill site in Hillston. The additional areas suggested for the potential development of Large Lot development does not pose any difficulty for servicing with the extension of existing collection runs.

5.4.10 Other infrastructure

Other key infrastructure services include Electricity and Gas, supplied by Country Energy. Main telephone lines and services are provided by Telstra and Postal services by Australia Post.

The following table outlines the service provision for Area 3.

Table 27: Service provision to Hillston Area 3. Area Electricity Telephone Gas Water HILLSTON This area is Telephone Bottle gas Council AREA 3 located within services are able provided to entire reticulated water close proximity to be connected Shire area supply. to existing to this site electrical services of the village and can be extended relatively easily

5.4.11 Community Facilities and services

Community facilities include health, education and social services.

5.4.12 Opportunities and Constraints of Individual Sites Summary of Issues at Hillston Area 3 – Proposed Rural Residential.

Area 3 Area (ha) Approx. 30ha MLS (ha) 2000sq.m with sewer Yield (lots) 50-120 (subject to confirmation) Water Reticulated public system Effluent Sewer Flood Part flood prone. Protected by levee. Contamination No site history specified. Previous ag uses. Landfill site identified on 2 lots and not recommended for development intensification/removed from area. Biodiversity Mapped but largely cleared site. Land Capability IV Bushfire Not mapped. Adjoins area likely to be risk Heritage No Cultural Heritage Unlikely. Landuse conflict Light industry to west. Agriculture to east. Groundwater Groundwater sensitive. Lower risk with sewer.

Area 3 Wetlands Mapped onsite. OLS Yes – minor runway and well removed. Height not clear. Access Yes. Limit access to Kidman Way. Mineral Resources I&I Minerals are OK with site (advice 11/2/10)

In consideration of the potential zoning of Area 3 the opportunities and constraints for the area was considered and noted in the following table:

Table 28: Opportunities and Constraints of Hillston Area 3. Area Opportunities Constraints HILLSTON AREA 3 • Area is flat and easily developed • The presence of HILLSTON • Area is flood prone but protected via the groundwater sensitivity is South of village levee bank necessitating reticulated Hillston village • The area is closely positioned to the sewer. Road existing villages for the extension of all • Interface with proposed services industrial area warrants • The environmentally sensitive areas of management at DA and biodiversity and wetlands are unlikely to subdivision stage. be a restriction on the site.

5.5 Hillston Area 4 Hillston Area 4 is located to the North of Hillston village. This site is relatively flat as it sits on the floodplain. It is not considered that this area has a great deal of potential for further subdivision however it already functions as a rural small holding area with an average area of 5 ha per dwelling allotment. There are currently 8 dwellings in this area with a total area of 44.9 ha.

Map 24: Hillston Area 4

Hazards

Bushfires

In Hillston area 4 there are no major fuel sources so the risk is considered low, other than the riparian corridor. Map??

Flooding

Hillston area 4 is subject to flooding in the area, partly below the 1% AEP and partly high hazard. Refer Figures below.

Source: Figure 6 - Hillston Floodplain Risk Management Study Final Report and Floodplain Risk Management Plan (June 2005)

Source: Figure 9 - Hillston Floodplain Risk Management Study Final Report and Floodplain Risk Management Plan (June 2005)

The extent of flooding is difficult to define precisely, given the scale of the mapping available and the fact that the Hillston urban flooding investigations do not extend (in detail) to the subject land. However, it is apparent that Area 4 is flood liable and a significant area is “high hazard”. If further development potential was to be considered, more detailed flood investigations would need to occur on the subject land and development would be limited to the small area fronting Lachlan Riiver Rd. For this reason further development intensification is not recommended.

Natural Evironmental Issues for Hillston Area 4.

Natural environment issues for Hillston Area 4. Mapping indicates the presence of Biodiversity some ‘biodiversity sensitivity” on Area

4, particularly along the river and waterway corridors.

Extract: Natural Resource – Biodiversity Map – Sheet NRB_009 (Base data – source DECCW 2011) Area 4 adjoins areas identified as Riparian land and waterway ‘riparian land and waterway’. Again this aligns with the river corridor and buffer.

Extract: Natural Resource – Water Map – Sheet NRR_009 (Base data – source DECCW 2011) Area 4 is mapped as having the Wetland presence of a wetland.

Extract: Natural Resource – Wetland Map – Sheet NRW_009 (Base data – source DECCW 2011) Area 4 is shown as subject to sensitive Groundwater groundwater systems. This will limit the potential for onsite effluent disposal and development intensification without sewer or larger lot size.

Extract: Natural Resource – Groundwater Map – Sheet NRG_009 (Base data – source DECCW 2011)

Conclusion

Due to the environmental sensitivities of the river bank, buffer areas, flooding, native flora and fauna, erosion, servicing difficulties, multiple ownerships already across this site, it is considered that this site not be a priority for further investigation and potential increase in density for rural residential development at this time.

It is recommended that this Area be zoned ‘rural residential’ to reflect its existing use, but no further development (subdivision) be allowed. This can be achieved by retaining the 40ha minimum lot size that currently exists.

Consistent with the recognition of existing use, the Area is to retain existing services only, particularly water and effluent disposal. Ie. Onsite or existing arrangements only.

This area will not be discussed any further in the report.

5.6 Hillston Area 5

Hillston Area 5 consists of several allotments with a total area of approx. 14.5ha. The area is predominantly vacant except for existing uses – concrete batching plant, part of the council works depot (approx 2.5ha) and an isolated dwelling. The site is flat and protected by the newly constructed flood levee bank. The site is close enough to the existing village to easily extend services of water, sewerage and power etc.

The existing lot pattern comprises about 85 existing lots with an average size of 1000sq.m – a residential subdivision pattern.

Again a number of options were considered for this site, ranging from 2000m2 to 5 ha.

Due to the proximity of this site to the village, 2000m2 was considered the most appropriate lot size where reticulated sewer would be provided due to the presence of a sensitive groundwater system beneath the site. At 2000sq.m (assuming 4 x 2000sq.m lots/ha) approx. 48 lots would be created (less existing dwelling), however it is more likely that the existing lot layout would be utilised, especially in the short term. If the Council depot is omitted (and included in the Village area) then up to 10 less lots would be available – so total yield around 38 lots (say 40).

The area has been nominated for rural residential purposes to reflect its proximity to the urban area, to provide a buffer to the airport to the south and to allow an eventual transition to full village (residential density 600sq.m MLS) in the future if required.

Proposed extent of Hillston Area 5 – Rural Residential

5.6.1 Landform and Landscape

The land capability is Class IV, but the land is not being used, nor is suitable for agricultural uses given its proximity to Hillston township.

This selected areas poses no difficulty for development and is suitable (having capacity) for rural residential development.

Mineral Potential

5.6.2 Hazards

Erosion

Hillston area 5 is considered a low risk area for erosion.

Bushfires

In Hillston area 5 there are no major fuel sources so the risk is considered low. Map?

Flooding

Source: Figure 6 - Hillston Floodplain Risk Management Study Final Report and Floodplain Risk Management Plan (June 2005)

Hillston Rural residential Area 5 is located within flood prone land below the 1% AEP. However, it is partially protected from flooding by the Lachlan St levee. However, as discussed previously, this levee is of unknown structural integrity and does not meet the 1:100 AEP + 500mm standard. Therefore flooding is a significant impediment to rural residential development of the site, pending either additional investigations, rectification (upgrading of the levee) or justification of the current level of protection as adequate.

Contamination A contaminated site survey has not been undertaken. Area 5 is currently being used in part for the Carrathool Shire Works Depot. There is evidence of waste and materials storage on the subject land that would need to be investigated before residential development could occur.

It is proposed that the council works depot be zoned ‘village’ pending need/demand for rural residential. As this part of the site is likely to warrant further contamination investigation any assessment would need to be done at the DA stage. Similarly, further contamination assessment would be required for the remainder of the site prior to development.

5.6.3 Natural Environment Issues

General Sensitivities of the area, including threatened species are outlined in the following.

Table : Natural environment issues for Hillston Area 5.

Natural environment issues for Hillston Area 5. Mapping indicates the presence of Biodiversity some ‘biodiversity sensitivity” to the south of Area 5. A review of aerial photography reveals that this is in fact a landscaped area located on Area 5 between the airport and the subject land.

Biodiversity is not considered a

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limitation on the site.

Extract: Natural Resource – Biodiversity Map – Sheet NRB_009 (Base data – source DECCW 2011) Area 5 is not constrained by ‘riparian Riparian land and waterway land and waterway’.

Extract: Natural Resource – Water Map – Sheet NRR_009 (Base data – source DECCW 2011) Wetland Area 5 is not constrained by any wetland.

Extract: Natural Resource – Wetland Map – Sheet NRW_009 (Base data – source DECCW 2011) Area 5 is shown as subject to sensitive Groundwater groundwater systems. This will warrant reticulated sewer.

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Extract: Natural Resource – Groundwater Map – Sheet NRG_009 (Base data – source DECCW 2011)

5.6.4 European Heritage and Aboriginal Archaeological Sites

European Heritage

There were no items of environmental significance noted on any of the proposed large lots residential sites. There are no constraining factors relating to European Heritage for these sites.

Aboriginal Heritage

This area is removed from the river a ways and the AHIMS search revealed no known artefacts on this site.

5.6.5 Land Use Conflict

Different land uses may impact on one another. The surrounding landuses of Area 5 is ‘urban uses’ to the north and Lachlan Valley Way and the airport to the north. The existing Council works depot and concrete batching plant are also potential uses that could give rise to land use conflict. The proposed larger lot sizes are suitable to enable mitigation against the potential land use conflicts. The interface with the existing council depot will warrant attention as development application stage. It is noted that residential development adjoins on the other side of the works depot.

Map 5 (LES) shows the subject land subject to the periphery of the Hillston Airport OLS.

5.6.6 Character and Amenity

Area 5 is removed from the river but has ready access to the village and an open rural amenity.

5.6.7 Traffic and Roads

Following is an outline of traffic considerations for Hillston Area 5.

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Table 26: Traffic and access issues for Hillston Area 5.

Area Description of Key access Roads Traffic and Road implications of potential rural residential development Access to this area can be created At an estimated yield of 50 allotments HILLSTON from O’Donnell St. McGregor St, this would potentially generate 300 AREA 5 Haines St, Regent St, Molesworth St vehicle movements per day. and High St (Lachlan Valley Way). It is considered that the existing road network could accommodate such development.

Notwithstanding, it is recommended that access be provided from existing roads, other than the Lachlan Valley Way, to preserve the integrity, safety and efficiency of the Kidman Way.

5.6.8 Effluent Disposal

Sewer can be extended from the village of Hillston relatively easily with easy flat access to the village system. The proposal is for reticulated sewer to be provided.

5.6.9 Waste Collection

Waste collection and management throughout the Shire is undertaken by the Council. There is a landfill site in Hillston. The additional areas suggested for the potential development of Large Lot development does not pose any difficulty for servicing with the extension of existing collection runs.

5.6.10 Other infrastructure

Other key infrastructure services include Electricity and Gas, supplied by Country Energy. Main telephone lines and services are provided by Telstra and Postal services by Australia Post.

The following table outlines the service provision for Area 3.

Table: Service provision to Hillston Area 5. Area Electricity Telephone Gas Water HILLSTON This area is Telephone Bottle gas Council AREA 5 located within services are able provided to entire reticulated water close proximity to be connected Shire area supply. to existing to this site electrical services of the village and can be extended relatively easily

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5.6.11 Community Facilities and services

Community facilities include health, education and social services.

5.6.12 Opportunities and Constraints of Individual Sites Summary of Issues at Hillston Area 5 – Proposed Rural Residential.

Area 5 Area (ha) 14.5 MLS (ha) 2000 sq.m Yield (lots) 50 Water Town reticulated Effluent Sewer Flood Yes – partially mitigated by non conforming levee. Additional justification necessary before rezoning can proceed. Contamination Yes – further investigation required. Biodiversity No Land Capability IV Bushfire No Heritage No Cultural Heritage No Landuse conflict Yes – airport, concrete batching plant, council depot, Lachlan Valley Way Groundwater Yes – significant constraint. Wetlands No OLS Yes Access OK Mineral Resources No constraint.

In consideration of the potential zoning of Area 5 the opportunities and constraints for the area was considered and noted in the following table:

Table : Opportunities and Constraints of Hillston Area 5. Area Opportunities Constraints HILLSTON AREA 5 • Area is flat and easily developed • The presence of HILLSTON • The area is closely positioned to the groundwater sensitivity South of existing villages for the extension of all necessitates sewer. Hillston village services • Interface with airport, Road • The environmentally sensitive areas of Lachlan Valley Way and biodiversity and wetlands are unlikely to existing concrete batching be a restriction on the site. plant and works depot warrant management at DA

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and subdivision stage. • Area is flood prone but partially protected via the Lachlan St levee (not 1:100 + 500mm).

5.7 Development Priorities and Staging for Hillston Rural Residential Sites Using the established criteria set out in section 4.3 the table found in Appendix 3 has been devised to present each of the assessments made so far.

When each of the sites is tested against the criteria within the assessment table, they are each found to be compatible and suitable to be developed for large lot residential. Key issues that facilitate in then prioritizing the sites include:

• Proximity to the village. • Proximity to essential services. • The number of landholders (fragmentation) within the selected sites and the potential for orderly development. • the relationship of such development to the Lachlan River and the vegetation within this river precinct.

Priority areas were chosen for Hillston – Area 1, 3 and Area 5.

It is recommended that Area1 be defined as Large Lot Residential in keeping with the nature of the existing uses in the precinct, after demonstration or justification that residential development is compatible with the flood risk on the site. Further potential however, should be limited in this area due to flooding and the lot size should be set at 2 ha.

Hillston Area 2 has the lowest priority of the areas for development. It is located to the north of the village across the Lachlan River. Again, environmental constraints and servicing on this land need to be addressed prior to development. Area 2 should be revisited in the next LEP review and rezoned / released as demand requires. At this stage population growth does not justify release of all areas. Area 2 could remain a rural zone until demand warrants rezoning.

Area 3 was considered a priority area due to its proximity to the village and the fact that it comprises existing rural residential development and a larger ‘greenfield’ lot to the north which should present fewer constraints for development. Area 3 is the easiest to service in terms of existing infrastructure and services and is also free from many of the constraints related to proximity to the near the river and doesn’t have the same level of environmental issues such as flooding to be worked through. Groundwater is however a significant constraint and consequently it is recommended that a minimum 2000sq.m apply for sewered land.

Hillston Area 4 was not considered suitable for further development due to environmental constraints. It is proposed to rezone the area to rural residential to reflect it current use, but prohibit additional rural residential development. No extension of services is proposed.

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Area 5 is relatively free from constraints (except flooding) and could be rezoned with the next LEP or later via a Planning Proposal, subject to demonstration or justification of compatibility with the flood risk. If deferred, it could be managed for conservation purposes except for the Council depot which should be zoned village as an interim measure.

The following table gives a quick summary of the sites being considered for large lot residential (rural residential), showing potential yield at the recommended density. It also shows what the increase in the total number of allotments would be for each area. Area 4 has been omitted from the table since site constraints (environmental sensitivities including flora and fauna, erosion, flooding, water usage and Aboriginal Heritage) preclude it from development at the present time.

Demand is predicted to be modest at 5 lots per year across the LGA. There may be a slight ‘pent up demand’ which may occur as not new rural lifestyle lots have been created since the removal of concessional lots in 2008.

Therefore, Hillston will be well serviced for Large Lot Residential in the medium to long term (10-40 years). The upper supply of 40 years is subject to all land being subdivided to the minimum specified. This is unlikely to happen, and in many cases it is expected that the existing lot layout will be utilised, especially in the short-term.

The priority areas presented within this report for Hillston are Hillston Areas 1 and 3. These two areas combined represent 154 lots or 30 years supply. However it is anticipated that demand in Hillston will be greater than Goolgowi.

Area Recommended Potential Increase Zoning Sewer potential yield of in type Capability allotments allotments Area 1 – 2 ha 47 40 Large lot Yes Hillston residential Area 2 - 5 ha 9 9 Large lot Yes – but Hillston residential there would need to be sufficient density to support system Area 3 - 2000m2 120 114 Large lot YesPossible Hillston residential 2 Area 5 2000m 40 40* Large lot Yes

- residential

Hillston

Total 216 203

Table 30: Sites for proposed rural residential development – Hillston

* - Increase in allotments based on no development potential under existing IDO

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6 Potential Rezoning Site Analysis of Hillston Urban Uses

Hillston Industrial Uses

To the south of the village there is an area (approx. 29ha) outside of the current village zone which has developed as an industrial area with a range of industrial uses existing such as:

Auto electrician Steel engineering and fabrication Agriculture chemical supplier Panel beater Residential landscape supplier Chemical spray contractor Grain storage Plumbing storage Pig chillers Fuel depot Small engine repairs Tyre service Machinery maintenance Machinery storage and Transport terminals

Council policy requires this area to be connected to the Council pressure sewer system when development occurs.

No residential development has been allowed to occur within this area. Dwellings ancillary and directly associated with the industrial use are permissible.

It would be appropriate to incorporate this area into the urban zone, with due regard to the sensitive land uses in the vicinity. Given the variety of existing industrial uses occurring in this locality, it is suggested that it be used exclusively for general industrial purposes.

Demand for new industrial lots is low, but the area is already being used for industrial purposes and there is a significant proportion of the land that is vacant that could be used for industrial purposes if demand arises.

6.1 Proposed Industrial Land

The following map shows the extent of the area being considered for an industrial zone.

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Map 25: Hillston: Proposed Industrial zone

6.1.1 Landform and Landscape

The landscape of the proposed industrial land is flat and clear. It has been used for rural activity and rural industries for some time so there are a number of sheds and other buildings throughout the area as well as grain storage of various sorts.

The soils of the area are like those described previously for the Hillston urban areas.

Mineral Potential

6.1.2 Natural Environment Issues

Because of the proximity of the area to the village the sewer and water services can be extended to blocks in the area.

General Sensitivities of the area, including threatened species are outlined in the following.

Table : Natural environment issues for Hillston Industrial Area.

Natural environment issues for Hillston Industrial Area. Mapping indicates the absence of

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Biodiversity biodiversity constraints for the proposed industrial area.

Extract: Natural Resource – Biodiversity Map – Sheet NRB_009 (Base data – source DECCW 2011) Proposed industrial area is not Riparian land and waterway constrained by ‘riparian land and waterway’.

Extract: Natural Resource – Water Map – Sheet NRR_009 (Base data – source DECCW 2011) Wetland Proposed industrial area is not constrained by any wetland.

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Extract: Natural Resource – Wetland Map – Sheet NRW_009 (Base data – source DECCW 2011) The proposed industrial are is shown Groundwater as subject to sensitive groundwater systems. This will impact upon the type of land uses that are compatible with the land and in particular the method of effluent disposal. As full reticulated sewer is proposed, the risk to groundwater from effluent is limited.

Special consideration for other sources of groundwater pollution eg. Underground fuel tanks, is necessary.

Extract: Natural Resource – Groundwater Map – Sheet NRG_009 (Base data – source DECCW 2011)

Physical Hazards

Bush fire

The proposed industrial area is not subject to any identified bush fire risk.

Flooding

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The proposed industrial area is located within an area subject to the 1% AEP flood. However, the area is located with an area protected by the eastern flood levee (1:100 + 600mm).

Source: Figure 6 - Hillston Floodplain Risk Management Study Final Report and Floodplain Risk Management Plan (June 2005)

6.1.3 European Heritage and Aboriginal Archaeological Sites

An AHIMS search carried out for this area revealed there were no know Aboriginal artefacts or heritage issues in this area (refer to Appendix 4 for AHIMS report).

6.1.4 Impact on surrounding properties

The area adjoins the village boundary to the north and rural land to the south and east. The industrial uses are already operating in this location and have not caused concern for any of the adjoining properties. The uses are generally rural industries and the community is supporting and accepting of business of this nature. There is also sufficient distance to adjoining properties and residences in particular that these do not cause a problem.

The proposed rural residential area (Area 3) to the east will need to be developed with consideration and mitigation of potential land use conflicts from the industrial area.

The airport to the south-west is also a potential land use conflict from noise and height limitations. Noise is considered compatible with the industrial use of the land and height controls can be managed via the Obstacle Limitation Surface Plan for the Airport. See Section 6.7. 6.1.5 Character and Amenity

The area is characterised like the rest of Hillston as flat and open country there are few trees in the area and the area is protected by the village levee. The area is characterised by a number of industrial activites of a rural nature and a scattering of rural residences. Many of the industrial activities are run as home businesses with residences attached to the industrial establishment.

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The buildings are a mixture but most industries are operated from galvanized iron sheds again rural in character.

6.1.6 Aerodrome

Notification of the proposed rezoning in the vicinity of the aerodrome has been sent to the lessee of the aerodrome and the Commonwealth Department for aviation. A height limitation plan (See Map) has been received and it is noted that it may be necessary to address the issue of some height limits to part of the site within the proposed industrial zone for Hillston. These limits could be set within the Development Control Plan that will be developed to support the Local Environmental Plan.

Map: Height limitation plan for Hillston Aerodrome.

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Summary of Issues at proposed Industrial Area at Hillston

The summary of issues at the proposed industrial area at Hillston are:-

Hillston: Proposed Industrial Area Area (ha) 29. MLS (ha) NA Yield (lots) NA (at LES MLS sizes) Water Town reticulated Effluent Pressure sewer Flood Yes – protected by eastern levee. Contamination No site history specified – low risk as non-residential. Biodiversity No - significant biodiversity to the east. Land IV Capability Bushfire Not mapped, but likely to the adjoin risk area to the east Heritage Not specified Cultural Not specified Heritage Landuse *Airport conflict * Potentially with proposed adjoining rural residential development. Management and mitigation possible. Groundwater Yes. Low risk with sewer. Assessment of potential contaminating uses required with development applications. Wetlands No OLS Yes Access Yes Mineral I&I Minerals are OK with site (email 11/2/10) Resources

6.2 Proposed Village Area 1 – McGregor St

Area 1 – McGregor St

To the south of Hillston village on Mc Gregor Street there is an area (AREA 1) of 10 allotments which have been subdivided in the original survey of the town and have services available for development. Four dwellings already exist at this location leaving an available 6 lots for future development. It would be prudent to tidy up this area and include it within the village zone and provide for existing and future residential demand. This area is well located in terms of existing village facilities.

Area 1 is currently being used predominantly for residential purposes, but located outside of the designated ‘village’ boundary. It is approximately 1.0ha and would yield around 10 x 1000sq.m lots (with 6 additional lots) as this subdivision pattern already exists.

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Photo: Hillston Village - AREA 1

6.2.1 Landform and Landscape

The soils of the area are like those described previously for the Hillston urban areas.

Mineral Potential

6.2.2 Natural Environment Issues

Because of the proximity of the area to the village the sewer and water services can be extended to blocks in the area.

General Sensitivities of the area, including threatened species are outlined in the following.

Table : Natural environment issues for Hillston Village Area 1.

Natural environment issues for Hillston Village Area 1 Mapping indicates the absence of Biodiversity biodiversity constraints for the proposed area.

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Extract: Natural Resource – Biodiversity Map – Sheet NRB_009 (Base data – source DECCW 2011) Proposed area is not constrained by Riparian land and waterway ‘riparian land and waterway’.

Extract: Natural Resource – Water Map – Sheet NRR_009 (Base data – source DECCW 2011) Wetland Proposed area is not constrained by any wetland.

Extract: Natural Resource – Wetland Map – Sheet NRW_009 (Base data – source DECCW 2011)

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The proposed are is subject to Groundwater sensitive groundwater systems. This will impact upon the type of land uses that are compatible with the land and in particular the method of effluent disposal. As full reticulated sewer is proposed, the risk to groundwater from effluent is limited.

Extract: Natural Resource – Groundwater Map – Sheet NRG_009 (Base data – source DECCW 2011)

Hazards

Erosion

Hillston village Area 1 is considered a low risk for erosion.

Bush fire

The proposed industrial area is not subject to any identified bush fire risk.

Flooding

The proposed Area 1 is located within an area subject to the 1% AEP flood.

Source: Figure 6 - Hillston Floodplain Risk Management Study Final Report and Floodplain Risk Management Plan (June 2005)

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However, it is partially protected from flooding by the Lachlan St levee. However, as discussed previously, this levee is of unknown structural integrity and does not meet the 1:100 AEP + 500mm standard. Therefore flooding is an impediment to residential development of the site, pending either additional investigations, rectification (upgrading of the levee) or justification that the current level of protection as adequate. Alternatively, given that 4 existing dwellings are located on the land it may be possible to argue that the additional 6 lots are of ‘minor significance’ if coupled with constructions standards such as form and method of construction, minimum floor levels etc.

Contamination Under SEPP 55 consideration of contamination of land is required before rezoning can take place. Carrathool Shire Council under its obligations of the SEPP maintains a contaminated land register. Area 1 is not affected by known potentially contaminated sites.

As much of the land has been already developed for housing and with residential development proposed, Council shall need to ensure that more detailed site history and if necessary soil sampling and analysis occurs prior to the issue of any consent for a new dwelling on this land. In this way, Council can fulfil its obligations under Section 145A of the EP & A Act.

6.2.3 European Heritage and Aboriginal Archaeological Sites

An AHIMS search carried out for this area revealed there were no know Aboriginal artefacts or heritage issues in this area (refer to Appendix 4 for AHIMS report).

6.2.4 Land use conflict

The area adjoins the village boundary to the north and rural land to the south and east. The Area 1 is proposed to adjoin future rural residential land (RR Area 5)

The proposed rural residential area (Area 3) to the east will need to be developed with consideration and mitigation of potential land use conflicts from the industrial area.

The airport to the south-west is also a potential land use conflict from noise and height limitations. Noise is considered compatible with the residential use of the land and height controls can be managed via the Obstacle Limitation Surface Plan for the Airport. See Section 6.7. 6.2.5 Character and Amenity

The area is characterised like the rest of Hillston as flat and open country there are few trees in the area and the area is protected by the village levee. The character is essentially urban (or village).

6.2.6 Aerodrome

Notification of the proposed rezoning in the vicinity of the aerodrome has been sent to the lessee of the aerodrome and the Commonwealth Department for aviation. A height limitation plan (See Map 5) has been received and it is noted that it may be necessary to address the issue of some height limits to part of the site within the proposed industrial zone for Hillston.

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These limits could be set within the Development Control Plan that will be developed to support the Local Environmental Plan.

Map: Obstacle Limitation Surface / Height limitation plan for Hillston Aerodrome.

6.2.7 Traffic and roads Following is an outline of traffic considerations for Hillston Village Area1.

Table: Traffic and access issues for Hillston Village Area 1.

Area Description of Key access Roads Traffic and Road implications of potential rural residential development

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Access to this area is available from At an estimated yield of 10 allotments HILLSTON McGregor St. this would potentially generate 60 AREA 1 vehicle movements per day.

It is considered that the existing road network could accommodate such development.

6.2.8 Effluent Disposal

It is proposed that the Area be provided with reticulated sewer.

6.2.9 Waste Collection

Waste collection and management throughout the Shire is undertaken by the Council. There is a landfill site in Hillston. The additional areas suggested for the potential development of village (residential) land does not pose any difficulty for servicing with the extension of existing collection runs.

6.2.10 Other infrastructure

Other key infrastructure services include Electricity and Gas, supplied by Country Energy. Main telephone lines and services are provided by Telstra and Postal services by Australia Post.

The following table outlines the service provision for Area 1.

Table: Service provision to Hillston Area 1. Area Electricity Telephone Gas Water HILLSTON This area is Telephone Bottle gas Council AREA 1 located within services are able provided to entire reticulated water close proximity to be connected Shire area supply. to existing to this site electrical services of the village and can be extended relatively easily

6.2.11 Community Facilities and services

Community facilities include health, education and social services.

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6.2.12 Opportunities and Constraints of Individual Sites

Summary of Issues at proposed Village Area 1 at Hillston

The summary of issues at the proposed industrial area at Hillston are:-

Hillston: Proposed Village Area 1 Area (ha) 1 MLS (ha) 600sq.m (existing lots at 1000sq.m) Yield (lots) 10 (6 additional) (at LES MLS sizes) Water Town reticulated Effluent Pressure sewer Flood Yes – partially protected by levee. Additional justification required. Contamination No site history specified. Evaluate at DA stage. Biodiversity No - significant biodiversity to the east. Land Capability IV Bushfire Not mapped, but likely to the adjoin risk area to the east Heritage Not specified Cultural Not specified Heritage Landuse *Airport conflict * Potentially with proposed adjoining rural residential development. Management and mitigation possible. Groundwater Yes. Low risk with sewer. Assessment of potential contaminating uses required with development applications. Wetlands No OLS Yes Access Yes Mineral I&I Minerals are OK with site (email 11/2/10) Resources

In consideration of the potential zoning of Area 1 the opportunities and constraints for the area was considered and noted in the following table:

Table : Opportunities and Constraints of Hillston Village Area 1.

Area Opportunities Constraints HILLSTON AREA 1 • Area is flat and easily developed • The presence of HILLSTON • The area is closely positioned to the groundwater sensitivity McGregor St existing villages for the extension of all necessitates sewer. services • Interface with airport, • The environmentally sensitive areas of Lachlan Valley Way. groundwater is unlikely to be a • Contamination assessment restriction on the site if sewered. will be necessary at DA stage. • Area is flood prone but

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partially protected via the Lachlan St levee bank. Additional justification required before rezoning can occur.

To conclude, apart from resolution of the flooding issue, there are no significant impediments to rezoning the proposed village Area 1 at McGregor St, for village (residential) purposes

6.3 Village Area 2 – Cowper St

To the East of Hillston there are two sections laid out by the original survey of the town (AREA 2). This area is cleared and can be serviced efficiently and sequentially in terms of roads, sewer, water and electricity. This area is conveniently located within walking distance to schools, parks, recreation facilities, shops and other commercial activities as well as the hospital. In terms of Council’s long term planning this area has been identified for many years as the logical extension to the village zone and earmarked for residential development. This area would provide an additional 13 allotments of residential land to the northern portion of the site and a neighbourhood park area to the south which currently exists as a crown reserve.

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Photo 10: AREA 2

Area 2 is approximately 4.4ha and would yield around 13 x 600sq.m lots (noting that part of the land is a Reserve)

6.3.1 Landform and Landscape

The landscape of the proposed industrial land is flat and clear. It is vacant land.

The soils of the area are like those described previously for the Hillston urban areas.

Mineral Potential

6.3.2 Natural Environment Issues

Because of the proximity of the area to the village the sewer and water services can be extended to blocks in the area.

General Sensitivities of the area, including threatened species are outlined in the following.

Table : Natural environment issues for Hillston Village Area 2.

Natural environment issues for Hillston Village Area 2 Mapping indicates that Area 2 is Biodiversity subject to biodiversity constraints. A review of the aerial photo indicates isolated and scattered trees on the subject land. Area 2 does, however adjoin a significant area of biodiversity sensitivity.

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Extract: Natural Resource – Biodiversity Map – Sheet NRB_009 (Base data – source DECCW 2011) Proposed area is not constrained by Riparian land and waterway ‘riparian land and waterway’.

Extract: Natural Resource – Water Map – Sheet NRR_009 (Base data – source DECCW 2011) Wetland Proposed area is not constrained by any wetland.

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Extract: Natural Resource – Wetland Map – Sheet NRW_009 (Base data – source DECCW 2011) The proposed are is subject to Groundwater sensitive groundwater systems. This will impact upon the type of land uses that are compatible with the land and in particular the method of effluent disposal. As full reticulated sewer is proposed, the risk to groundwater from effluent is limited.

Extract: Natural Resource – Groundwater Map – Sheet NRG_009 (Base data – source DECCW 2011)

Hazards

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Erosion

Hillston village Area 2 is considered a low risk for erosion.

Bush fire

The proposed Area 2 is not subject to any identified bush fire risk. Map?

Flooding

The proposed Area 2 is located within an area subject to the 1% AEP flood. However, the area is located with an area protected by the eastern Hillston flood levee (1:100 + 600mm).

Source: Figure 6 - Hillston Floodplain Risk Management Study Final Report and Floodplain Risk Management Plan (June 2005)

Contamination

Under SEPP 55 consideration of contamination of land is required before rezoning can take place.

Carrathool Shire Council under its obligations of the SEPP maintains a contaminated land register. Area 2 is not affected by known potentially contaminated sites.

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6.3.3 European Heritage and Aboriginal Archaeological Sites

An AHIMS search carried out for this area revealed there were no know Aboriginal artefacts or heritage issues in this area (refer to Appendix 4 for AHIMS report).

6.3.4 Land use conflict

The area adjoins the village boundary to the west and rural land to the east. No significant form of rural activity is occurring on adjoining land.

6.3.5 Character and Amenity

6.3.6 Aerodrome

Area 2 is not affected by airport operations or height controls.

6.3.7 Traffic and roads Following is an outline of traffic considerations for Hillston Village Area 2.

Table: Traffic and access issues for Hillston Village Area 2.

Area Description of Key access Roads Traffic and Road implications of potential rural residential development Access to this area is available from At an estimated yield of 13 allotments HILLSTON Cowper St. this would potentially generate 78 AREA 2 vehicle movements per day.

It is considered that the existing road network could accommodate such development.

6.3.8 Effluent Disposal

It is proposed that the Area 2 would be provided with reticulated sewer.

6.3.9 Waste Collection

Waste collection and management throughout the Shire is undertaken by the Council. There is a landfill site in Hillston. The additional areas suggested for the potential development of village (residential) land does not pose any difficulty for servicing with the extension of existing collection runs.

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6.3.10 Other infrastructure

Other key infrastructure services include Electricity and Gas, supplied by Country Energy. Main telephone lines and services are provided by Telstra and Postal services by Australia Post.

The following table outlines the service provision for Area 2.

Table: Service provision to Hillston Area 2. Area Electricity Telephone Gas Water HILLSTON This area is Telephone Bottle gas Council AREA 1 located within services are able provided to entire reticulated water close proximity to be connected Shire area supply. to existing to this site electrical services of the village and can be extended relatively easily

6.3.11 Community Facilities and services

Community facilities include health, education and social services.

6.3.12 Opportunities and Constraints of Individual Sites

Summary of Issues at proposed Village Area 2 at Hillston

The summary of issues at the proposed industrial area at Hillston are:-

Hillston: Proposed Village Area 2 Area (ha) 4.4 MLS (ha) 600sq.m (existing lots at 1000sq.m) Yield (lots) 13 (at LES MLS sizes) Water Town reticulated Effluent Pressure sewer Flood Yes – protected by levee. Contamination No site history specified. Evaluate at DA stage. Biodiversity No - significant biodiversity to the east. Land Capability IV Bushfire Not mapped, but likely to the adjoin risk area to the east Heritage Not specified Cultural Not specified

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Hillston: Proposed Village Area 2 Heritage Landuse No significant conflict identified. conflict Groundwater Yes. Low risk with sewer. Assessment of potential contaminating uses required with development applications. Wetlands No OLS Yes Access Yes Mineral I&I Minerals are OK with site (email 11/2/10) Resources

In consideration of the potential zoning of Area 2 the opportunities and constraints for the area was considered and noted in the following table:

Table : Opportunities and Constraints of Hillston Village Area 2.

Area Opportunities Constraints HILLSTON AREA 2 • Area is flat and easily developed • The presence of HILLSTON • Area is flood prone but protected via the groundwater sensitivity Cowper St village levee bank necessitates sewer. • The area is closely positioned to the • Contamination assessment existing villages for the extension of all will be necessary at DA services stage. • The environmentally sensitive areas of • Area is flood prone but groundwater is unlikely to be a protected via the village restriction on the site if sewered. levee bank

To conclude, there are no significant impediments to rezoning the proposed village Area 2 at Cowper St for village (residential) purposes.

6.4 Area 3 – Former Market Garden

The area bounded by Boundary Rd, Lachlan St, High St and Regent St, Hillston has been identified as another area currently surveyed for residential development (at about 1000sq.m lots) but outside of the ‘village’ zone in the IDO. The site has been used for ‘market garden’ purposes and contains some existing dwellings on larger lots holdings.

The site is approx. 25ha and full urban services are available. The land is flood prone but partially protected by the Lachlan St flood levee.

Prior to formally rezoning, the adequacy of the levee and the presence of any potential soil contaminants will need to be resolved. Therefore, this site may not be rezoned in the next LEP for ‘village’ purposes, but rather for conservation purposes, pending resolution of the outstanding environmental issues. No further subdivision for urban purposes is recommended at this time.

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Ultimately, once the constraints on the land are resolved and with a 600sq.m minimum lot size, this area could deliver 300 lots (12 lots/ha). Alternatively based on the existing lot layout approx. 200 x 1000sq.m lots would be available. Further assessment was undertaken to identify suitability for village (residential) development.

Photo: Village Area 3 - Proposed future ‘residential area’.

6.4.1 Landform and Landscape

The landscape of the proposed industrial land is flat and clear. It is vacant land with some limited agriculture being undertaken.

The soils of the area are like those described previously for the Hillston urban areas.

Mineral Potential

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6.4.2 Natural Environment Issues

Because of the proximity of the area to the village the sewer and water services can be extended to blocks in the area.

General Sensitivities of the area, including threatened species are outlined in the following.

Table : Natural environment issues for Hillston Village Area .

Natural environment issues for Hillston Village Area 3 Mapping indicates that Area 3 is not Biodiversity subject to biodiversity constraints.

Extract: Natural Resource – Biodiversity Map – Sheet NRB_009 (Base data – source DECCW 2011) Proposed area is not constrained by Riparian land and waterway ‘riparian land and waterway’.

Extract: Natural Resource – Water Map – Sheet NRR_009 (Base data – source DECCW 2011) Wetland Proposed area is not constrained by any wetland.

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Extract: Natural Resource – Wetland Map – Sheet NRW_009 (Base data – source DECCW 2011) The proposed are is partially subject to Groundwater sensitive groundwater systems. This will impact upon the type of land uses that are compatible with the land and in particular the method of effluent disposal.

As full reticulated sewer is proposed, the risk to groundwater from effluent is limited.

Extract: Natural Resource – Groundwater Map – Sheet NRG_009 (Base data – source DECCW 2011)

Hazards

Erosion

Hillston village Area 3 is considered a low risk for erosion.

Bush fire

The proposed Area 3 is not subject to any identified bush fire risk. Map?

Flooding

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The proposed Area 3 is located within an area subject to the 1% AEP flood. However, it is partially protected from flooding by the Lachlan St levee. However, as discussed previously, this levee is of unknown structural integrity and does not meet the 1:100 AEP + 500mm standard. Therefore flooding is a significant impediment to residential (village) development of the site, pending either additional investigations, rectification (upgrading of the levee) or justification of the current level of protection as adequate.

Source: Figure 6 - Hillston Floodplain Risk Management Study Final Report and Floodplain Risk Management Plan (June 2005)

Contamination

Under SEPP 55 consideration of contamination of land is required before rezoning can take place. Carrathool Shire Council under its obligations of the SEPP maintains a contaminated land register. Area 3 is not affected by known potentially contaminated sites.

Notwithstanding, the subject land has been historically used for agricultural purposes (market garden). Agriculture is a land use in Table 1, Managing Land Contamination Planning Guidelines: SEPP 55–Remediation of Land as an activity which may give rise to contamination. The presence of a market garden increases the likelihood of soil contaminates being present

Council shall need to ensure that more detailed site history and if necessary soil sampling and analysis occurs prior to rezoning or issue of any consent for a new dwelling on this land. In this way, Council can fulfil its obligations under Section 145A of the EP & A Act.

6.4.3 European Heritage and Aboriginal Archaeological Sites

An AHIMS search carried out for this area revealed there were no know Aboriginal artefacts or heritage issues in this area (refer to Appendix 4 for AHIMS report).

6.4.4 Land use conflict

The area adjoins the village boundary to the west and rural land to the east. No significant form of rural activity is occurring on adjoining land.

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6.4.5 Character and Amenity

6.4.6 Aerodrome

Area 2 is affected by airport operations and height controls. Area 2 is subject to flight paths of the lesser runway at Hillston Airport. It is also subject to the height limitation as below. This may limit the height of buildings which can be erected on the subject land. Further consultation with CASA is recommended prior to rezoning for village purposes.

Map: Obstacle Limitation Surface / Height limitation plan for Hillston Aerodrome.

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6.4.7 Traffic and roads Following is an outline of traffic considerations for Hillston Village Area 3.

Table: Traffic and access issues for Hillston Village Area 3.

Area Description of Key access Roads Traffic and Road implications of potential rural residential development Access to this area is available from At an estimated yield of 200-300 HILLSTON Cowper St. allotments this would potentially AREA 3 generate 1200 - 1800 vehicle movements per day.

It is considered that the existing road network could accommodate such development as the area is already subdivided into a regular grid layout. However, this may have implications on other intersections further ‘downstream’ of the site. Further analysis of traffic impacts is recommended prior to rezoning.

6.4.8 Effluent Disposal

It is proposed that the Area 3 would be provided with reticulated sewer.

6.4.9 Waste Collection

Waste collection and management throughout the Shire is undertaken by the Council. There is a landfill site in Hillston. The additional areas suggested for the potential development of village (residential) land does not pose any difficulty for servicing with the extension of existing collection runs.

6.4.10 Other infrastructure

Other key infrastructure services include Electricity and Gas, supplied by Country Energy. Main telephone lines and services are provided by Telstra and Postal services by Australia Post.

The following table outlines the service provision for Area 3.

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6.4.11 Community Facilities and services

Community facilities include health, education and social services.

6.4.12 Opportunities and Constraints of Individual Sites

Summary of Issues at proposed Village Area 3 at Hillston

The summary of issues at the proposed industrial area at Hillston are:-

Hillston: Proposed Village Area 3 Area (ha) 254.4 MLS (ha) 600sq.m (existing lots at 1000sq.m) Yield (lots) 300 @ 600sq.m 200 @ 1000sq.m. (at LES MLS sizes) Water Town reticulated Effluent Pressure sewer Flood Yes – partially protected by levee. Additional justification required prior to rezoning. Contamination Detailed assessment required prior to rezoning. Biodiversity No Land Capability IV Bushfire No Heritage No Cultural Not specified Heritage Landuse Potential conflict with the airport – flight path and height. conflict Further consultation recommended. Groundwater Yes. Low risk with sewer. Assessment of potential contaminating uses required with development applications. Wetlands No OLS Yes

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Hillston: Proposed Village Area 3 Access Yes Mineral I&I Minerals are OK with site (email 11/2/10) Resources

In consideration of the potential zoning of Area 3 the opportunities and constraints for the area was considered and noted in the following table:

Table : Opportunities and Constraints of Hillston Village Area 3.

Area Opportunities Constraints HILLSTON AREA 3 • Area is flat and easily developed • The presence of HILLSTON • The area is closely positioned to the groundwater sensitivity ‘Market existing villages for the extension of all necessitates sewer. Garden’ Area services • Contamination assessment • The environmentally sensitive areas of will be necessary at DA groundwater is unlikely to be a stage. restriction on the site if sewered. • Area is flood prone but partially protected via the village levee bank. Additional justification required. • Airport height and flight path are constraints.

To conclude, Area 3 at is considered a potential village (residential) purposes in the future. However, unresolved issues such as  need (significant land release in the Hillston context)  contamination,  airport proximity  flooding (adequacy of the levee along the Lachlan St/River) warrant deferring rezoning of this site until the site is demonstrated to be suitable for village (residential) development.

Area 4 – Lake and Recreational Precinct

The existing recreational lake to the west of Hillston and the adjoining recreational precinct comprising the caravan park, swimming pool, tennis courts, oval, basket ball court, bowling greens and Ex-Services Club is currently located in the ‘non-urban’ zone.

It is proposed to reflect the existing uses of this area by incorporating this land into the ‘village’ area.

Private land in this precinct still to be confirmed.

The proposed inclusion of the ‘recreational precinct’ in Hillston within the village boundary includes flood prone land, but is considered of minor significance as this 136

land is predominantly crown land for recreational/reserve purposes or contains open space, recreational uses (pool, courts, oval) and commercial uses (bowling club etc). Additional residential development is unlikely to occur.

Figure: recreational precinct (green) adjoining existing village zone at Hillston.

7 Potential Rezoning Site Analysis for Goolgowi

7.1 Identification of potential rural residential and yield potential

The Carrathool Sustainable Settlement strategy outlines 2 potential areas for large lot residential zones. These areas are shown on the photo map below.

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7.2 Goolgowi Area 1

Goolgowi Area 1 is separated from the village of Goolowi by the Mid Western Highway to the South West of Goolgowi Village and the railway line however, it is still within close proximity to the village. The area has already experienced a number of smaller holding developments at an average of 5 ha per allotment, with about 10 existing dwellings.. These have developed as a result of concessional allotments and currently there are 15 separate lots.

Map 27: Goolgowi Area 1 – Potential Rural Residential

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Area 1 is approx. 86ha in size. It is proposed that a 2ha MLS apply to the subject land.

This would yield approximately up to an additional 20-25 lots, once existing dwellings and a potentially contaminated site (blue outline) are removed from the calculations.

The Goolgowi cemetery adjoins the subject site (yellow outline).

7.2.1 Landform and landscape

Characteristically the Carrathool Shire has a vast and flat landform with the meandering of small rivers and creeks across the plain. (While there are some rocky outcrops none of these are within the study areas). The following table describes the soil type and features of each area. Each of the selected areas pose no difficulty for development and are suitable (having capacity) for small holding development. Refer to map 19 for location of soil types within the Shire.

Goolgowi Area 1 is classified as having soil Type J (refer to table 32) with massive calcareous red earths and Hillston Sand-plains

Table 32: Soils of Hay District Legend for Soil Conservation Service of NSW Hay District Soils Grey, brown and red clays A Deep, grey, self-mulching, cracking clays (Ug 5.24 & Ug 5.25) B Deep, yellow-grey, self-mulching, cracking clays (Ug 5.28) & various duplex soils C Ancestral streams and floodplain complex Solonized brown soils D Calcareous brown earths (Gc 1.12 & Gc 1.22) Red brown earths E Hard, pedal, alkaline, red, duplex soils with sporadically bleached A2 horizons (Dr2.33) with other duplex soils. F Hard, pedal, alkaline, red, duplex soils with sporadically bleached A2 horizons (Dr 2.33) with grey and brown clays and some duplex soils Desert Loams G Crusty, pedal, alkaline, red, duplex soils with or without sporadically bleached A2 horizons (Dr1.13 & Dr 1.33) H Crusty, pedal, alkaline, red, duplex soils with bleached A2 horizons (Dr 1.43) Red earths I Massive, neutral red earths (Gn 2.12) J Massive, calcareous red earths (Gn 2.13) Siliceous and Earthy sands K Deep, loose neutral and alkaline sands (Uc 1.23, Uc 5.11, Gn 1.13) Lithosols L Shallow, sandy soils (Uc 1) with small areas of solonised brown soils (Gc 2.12) on the lower slopes Source: Soil Conservation Service NSW “Hay District Soils”

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The Land Capability is Class II (SSS).

Mineral Potential

7.2.2 Hazards

The key identified hazard risks for the area in relation to the potential rural small holding zones are erosion, bushfires, flooding and contamination.

Erosion Erosion can be caused by wind or water. Ground cover is an important aspect in the binding of soil and prevention of erosion. The general topography of the area is flat and soil erosion is minimal as a result. Development of rural residential should not cause increased exposure of soil to wind and wind erosion is not considered to be at an increased risk level.

Goolgowi Area 1 is a low risk site for erosion.

Bushfires

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Map: Bushfire prone land map of Goolgowi.

Goolgowi Area 1 is considered a low risk site as there are no major fuel sources.

Flooding

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Extract: Flood Liable Land in Carrathool LGA

Goolgowi Area 1 is not subject to flooding.

Contamination

One potentially contaminated site was identified at Goolgowi area 1. This site is indicated on the map below (highlighted in red to the south of the railway line). This site reportedly contained a sheep dip site. The specific block is 3.218 ha in size and would require further investigation into it’s suitability for development. The exact location of the sheep dip on the block is unknown. The block already has one dwelling located on it. The recommended option to manage this site, is to not include it for potential re-development until such time as the contamination status is verified and if necessary it is remediated for potential use for rural residential development.

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Map 28: Contaminated land south of railway. Source: Carrathool Shire Council GIS Contaminated Land Register

7.2.3 Natural Environment Issues

General sensitivities of Goolgowi Area 1, are detailed in the table below.

Table 33: Natural Resource Issues at Goolgowi Area 1.

Natural environment issues for Goolgowi Area 1. Mapping does not indicate the Biodiversity presence of ‘biodiversity sensitivity” on Area 1.

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Extract: Natural Resource – Biodiversity Map – Sheet NRB_015 (Base data – source DECCW 2011) Area 1 is not mapped as containing an Riparian land and waterway sensitive ‘riparian land and waterway’.

Area 1 is not mapped as having any Wetland sensitive wetlands present.

Extract: Natural Resource – Wetland Map – Sheet NRW_015 (Base data – source DECCW 2011) Area 1 is not subject to mapping that Groundwater identified sensitive groundwater systems. 3 is shown as subject to sensitive groundwater systems.

7.2.4 European Heritage and Aboriginal Archaeological Sites

European Heritage

There are no items of environmental significance noted on proposed Area 1. There are no constraining factors relating to European Heritage for these sites.

Aboriginal Heritage

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relics or items of significance to Aboriginal Culture being found in a set area. These factors included

• Distance to water sources – the most significant factor as a determinant of site distribution and location. The pattern of distribution was typically greatest near water sources especially lakes and swamps but also major creeks and rivers. • Land forms and Soil types were also found to identify closely with an increased distribution of artefacts. • Vegetation was considered but not considered to be a key determinant with correlations between vegetation and artefact location being less closely aligned.

The total number of estimated sites in the “Murrumbidgee Province” was 92,221. This number was not identified but estimated and there may be many currently unidentified.

Examples of types of sites include things like: • Bora rings • Contact, missions • Dinner camp • Burials • Scarred trees • Mounds • Carved trees • Fish traps • Isolated artefacts.

The Local Aboriginal Land Councils in the area have been consulted on the proposed sites and no concerns have come to attention.

A further search of the Aboriginal Heritage Information System has been conducted to identify any items or known locations within the study areas.

Goolgowi Area 1 No Aboriginal artefacts or items of heritage significance have been identified at Goolgowi Area 1 and predictive modelling does not suggest any significant likelihood. Further investigation at the point of development would be required to ensure the protection of any found artefacts or items of heritage. AHIMS search revealed no known artefacts found on this site.

7.2.5 Impact on Surrounding Properties

Different land uses have an impact on one another. The major surrounding landuse of each area is broad acre agriculture and in most cases residential development of the village (Goolgowi). A Large Lot Residential is considered generally to be compatible with the village zone, best practice for locating this type of use in a rural setting supports locating them at the edge of the village zone and in a defined focused area.

These larger blocks assist in providing a transition from the broad acre farming practises and the village zone where residential development is at a higher density.

Vehicle access to the highway could interfere with highway efficiency, so appropriate engineering design and control of access points is recommended at development stage.

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7.2.6 Character and Amenity

One of the Shire’s attractions is its rural character and the amenity of the vast landscape. People looking for space and openness can find it in Carrathool. In the Goolgowi localities the lifestyle opportunity in terms large residential blocks is attractive and considered to be part of the attraction of the rural community

Goolgowi Area 1 is described as a flat area mostly clear of trees and other substantial vegetation. Has been used for agriculture in the past. Currently a number of smaller holdings in the area giving it a rural residential character.

Photo 7: Area 1 Goolgowi – existing house

7.2.7 Traffic and Roads

The following table considers the roads and traffic considerations for Goolgowi area 1.

Table 34: Road and Traffic considerations for Goolgowi Area 1. Area Description of Key access Roads Traffic and Road implications of potential rural residential development

GOOLGOWI Access directly to the village area of At the maximum yield of 25 lots from AREA 1 Goolgowi on Brady’s Road. Volume this area and a dwelling calculation of of traffic generated by this level of one dwelling per lot the potential traffic development perceived to be well generation of 150 movements per day is within the capacity of the existing expected. road network.

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Traffic generation is not considered to be a major factor forthe site as the potential yield and the existing road capacity in the area. Area 1 Goolgowi may require road construction depending on the potential layout plans.

7.2.8 Effluent Disposal

The following table details the existing and potential effluent disposal methods for Goolgowi Area 1.

Table 35: Effluent disposal methods for Goolgowi Area 1

Area Comments on Effluent Disposal GOOLGOWI Currently onsite disposal systems are used for the housing which has already AREA 1 developed in this area.

Aerated sewerage systems (onsite sewerage management systems) are to be installed on newly created lots.

7.2.9 Waste Collection

Waste Collection and management throughout the Shire is undertaken by the Council. There is a land fill site in Goolgowi. The additional area suggested for the potential development of rural residential uses does not pose any difficulty for servicing with the extension of existing collection runs.

7.2.10 Other infrastructure

Other key infrastructure services include Electricity and Gas, supplied by Country Energy. Main telephone lines and services are provided by Telstra and Postal services by Australia Post.

The following table outlines the service provision for Area 1.

Table 36: Service provision to Goolgowi Area 1. Area Electricity Telephone Gas Water GOOLGOWI This area is Telephone Bottle gas Rainwater tanks AREA 1 located within services able to provided to entire and non-potable close proximity be connected Shire area Council to existing reticulated electrical supply. services and can be extended relatively easily

7.2.11 Community Facilities and services

Community facilities include health, education and social services.

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In terms of considering each of the potential areas there are existing services in the adjoining villages of Goolgowi and the encouragement of economic development, lifestyle choice and population growth all work towards supporting these services in these relatively small local communities.

7.2.12 Opportunities and Constraints of Individual Sites

In consideration of the potential zoning of the two Goolgowi areas the opportunities and constraints for each area were considered, the notes for site 1 are shown below:

Goolgowi – Rural Residential Area 1 Area (ha) 85.7 MLS (ha) 2ha MLS Yield (lots) 20-25 additional (at LES MLS sizes) Water Tanks and non-potable reticulated system. Effluent OSMS Flood No Contaminati 1 potential sheep dip site. Exclude from rural residential on development pending confirmation or remediation. Biodiversity No Land II Capability Bushfire No – does adjoin hazard Heritage No Cultural Not clear. Heritage Landuse Agriculture adjoins. conflict Groundwater No Wetlands No OLS No Access Yes Mineral I&I Minerals are OK with site (email 11/2/10) Resources

Table 37: Opportunities and Constraints of Goolgowi Area 1

Area Opportunities Constraints AREA 1 • This area is already functioning as a • Subdivision pattern already GOOLGOWI rural residential area and the potential established. zoning as such is following the existing • Site separated from the landuse of the area. village by the railway line • While there may be some potential for and the highway. intensification of the area it would • One site is potentially contain such development to a specified contaminated. area in a strategic manner and allow for efficiencies in the provision of services and infrastructure as required.

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7.3 Goolgowi Area 2

Goolgowi Area 2 is located north of Brady’s Road and south of Wollarma Road.

Map 29: Goolgowi Area 2

Goolgowi Area 2 adjoins the village zone boundary. It has good access to the village facilities and services such as water and sewerage are easily extended to the site. The area is flat and largely cleared. There is potential for a master-planned subdivision at this location.

The following table shows the potential yield for the site at 2, 5 and 10 dwellings per hectare:

Table 38: Potential lot yields for Goolgowi Area 2 Lots 2 ha 5 ha 10 ha 24.94 ha 12 4 2

The preferred option for Goolgowi area 2 is the 2ha option which will yield 12 lots, an additional 11 lots.

Other considerations are required to be considered when assessing the capability of the sites to support the proposed landuse. These are discussed in the following subsections.

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7.3.1 Landform and landscape

Goolgowi Area 2 is described as having soil type J (refer to table 15) with massive calcareous red earths and Hillston Sand-plains.

The Land capability is Class II

Mineral Potential

7.3.2 Hazards

Erosion

Goolgowi Area 2 is considered to have a low risk of erosion.

Bushfire

No major fuel sources in Goolgowi area 2, considered a low risk area.

Flooding

Area 2 is not subject to flooding.

Contamination

No contaminated sites have been identified to the north of Goolgowi Notwithstanding, the subject land has been used for agricultural purposes. Agriculture is a land use in Table 1, Managing Land Contamination Planning Guidelines: SEPP 55– Remediation of Land as an activity which may give rise to contamination.

As much of the land has been already developed for housing and with larger lot sizes proposed, Council shall need to ensure that more detailed site history and if necessary soil sampling and analysis occurs prior to the issue of any consent for a new dwelling on this land. In this way, Council can fulfil its obligations under Section 145A of the EP & A Act.

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Map 30 North Side of Goolgowi

7.3.3 Natural Environment Issues

General sensitivities of Goolgowi Area 2, including threatened species are detailed in the table below:

Table 39: Natural Environment Issues at Goolgowi Area 2.

Natural environment issues for Goolgowi Area 2. Mapping does not indicate the Biodiversity presence of ‘biodiversity sensitivity” on Area 2.

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Extract: Natural Resource – Biodiversity Map – Sheet NRB_015 (Base data – source DECCW 2011) Area 2 is not mapped as containing an Riparian land and waterway sensitive ‘riparian land and waterway’.

Area 2 is not mapped as having any Wetland sensitive wetlands present.

Extract: Natural Resource – Wetland Map – Sheet NRW_015 (Base data – source DECCW 2011) Area 2 is not subject to mapping that Groundwater identified sensitive groundwater systems. 3 is shown as subject to sensitive groundwater systems.

7.3.4 European Heritage and Aboriginal Archaeological Sites

European Heritage

There were no items of environmental significance noted on any of the proposed Area 2. . There are no constraining factors relating to European Heritage for these sites.

Aboriginal Heritage

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The Local Aboriginal Land Councils in the area have been consulted on the proposed sites and no concerns have come to attention.

A further search of the Aboriginal Heritage Information System has been conducted to identify any items or known locations within he study areas.

Goolgowi Area 2 No Aboriginal artefacts or items of heritage significance have been identified at Area 2 and predictive modelling does not suggest any significant likelihood. Further investigation at the point of development would be required to ensure the protection of any found artefacts or items of heritage. AHIMS search revealed no known artefacts found on this site.

7.3.5 Impact on Surrounding Properties

Different land uses have an impact on one another. In both cases the major surrounding landuse of each area is broad acre agriculture and in most cases residential development of the village (Goolgowi). A Large Lot Residential is considered generally to be compatible with the village zone, best practise for locating this type of use in a rural setting supports locating them at the edge of the village zone and in a defined focused area.

These larger blocks assist in providing a transition from the broad acre farming practises and the village zone where residential development is at a higher density.

There is also a silo complex about 400m south-east of Area 2. Consequently, this is why Area 2 has not been extended to the south-east to minimise the potential for land use conflict with the silo. Note: Goolgowi village zone is with 220m of the silo complex boundary.

7.3.6 Character and Amenity

One of the Shire’s attractions is its rural character and the amenity of the vast landscape. People looking for space and openness can find it in Carrathool. In the Goolgowi localities the lifestyle opportunity in terms of small rural blocks or large residential blocks is attractive and considered to be part of the attraction of the rural community

Goolgowi Area 2 is described as a flat area mostly clear of trees. The area has been used for agriculture in the past however the modern broad acre techniques used in the area mean the lot is generally too small for much productive agriculture activity.

7.3.7 Traffic and Roads

The following table considers the roads and traffic considerations for the two listed Goolgowi sites.

Table 40: Road and Traffic considerations for Goolgowi Area 2. Area Description of Key access Roads Traffic and Road implications of potential rural residential development

The access to this area is from At the maximum yield of 12 lots from GOOLGOWI Bradys Road and Mid Western this area and a dwelling calculation of

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AREA 2 Highway. one dwelling per lot the potential traffic generation of 72 movements per day. Capacity to handle an increase in traffic movements is adequate for Management of the interface with the development of this area. highway is required to ensure highway efficiency is not impacted.

Traffic generation is not considered to be a major factor the site due to the potential yield and the existing road capacity in the area.

7.3.8 Effluent Disposal

The proposed effluent disposal method for Goolgowi Area 2 is onsite sewerage management systems. However, there is the potential for the Goolgowi sewerage system to be extended to the site is warranted or desired. This could support a reduction in lot size at a future date to provide an alternate housing choice in Goolgowi. 7.3.9 Waste Collection

Waste Collection and management throughout the Shire is undertaken by the Council. There is a tip site in Goolgowi. The additional areas suggested for the potential development of Large Lot development either as large residential lots or as rural small holdings do not pose any difficulty for servicing with the extension of existing collection runs.

7.3.10 Other infrastructure

Other key infrastructure services include Electricity and Gas, supplied by Country Energy. Main telephone lines and services are provided by Telstra and Postal services by Australia Post.

The following table outlines the service provision for Area 2.

Table 42: Service provision to Goolgowi Area 2. Area Electricity Telephone Gas Water GOOLGOWI This area is Telephone Bottle gas Council potable & AREA 2 located within services able to provided to entire non potable close proximity be connected Shire area reticulated water to existing supply. electrical services and can be extended relatively easily

7.3.11 Community Facilities and services

Community facilities include health, education and social services.

In terms of considering each of the potential areas there are existing services in the adjoining villages of Goolgowi and the encouragement of economic development, lifestyle choice and

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population growth all work towards supporting these services in these relatively small local communities.

7.3.12 Opportunities and Constraints of Individual Sites

In consideration of the potential zoning of the two Goolgowi areas the opportunities and constraints for each area were considered, the notes for site 2 are shown below:

Proposed Rural Residential – Goolgowi Area 2 Area (ha) 25 MLS (ha) 2 Yield (lots) 11 additional (at LES MLS sizes) Water Potable and non-potable reticulated supply. Effluent Onsite effluent Flood No Contaminati No site history specified. Former agricultural use. on Biodiversity No Land II Capability Bushfire No – does adjoin hazard Heritage No Cultural Not known.. Heritage Landuse *Agriculture adjoins. conflict *Silo to SSE (approx 400m) Groundwater No Wetlands No OLS No Access Yes Mineral I&I Minerals are OK with site (email 11/2/10) Resources

Table 43: Opportunities and Constraints of Goolgowi Area 2. Area Opportunities Constraints AREA 2 • This area is a “green-field” site and • Growth is slow within the GOOLGOWI presents the opportunity to provide a Goolgowi village and the planned and managed development take-up of blocks is by no • The site is already cleared and does means guaranteed. not pose environmental concerns in relation to existing biodiversity. • The site is located with direct access to the village area meaning provision of services can be rendered efficiently and sequentially. • Soils in the area can handle the development of low density residential development

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7.4 Development Priorities and Staging of the Goolgowi Sites Using the established criteria set out in section 4.3 the table found in Appendix 3 has been devised to present each of the assessments made so far.

When each of the sites is tested against the criteria within the assessment table, they are both found to be compatible with the development for large lot residential.

No priority is given to one site over the other for development of the 2 Goolgowi sites. Area 1 is basically viewed as infill development which does not offer much in terms of new lot potential. Area 2 is a ’greenfield’ site. However, demand for both sites is considered low.

These two areas combined represent 6 - 9 years supply, assuming maximum development potential (5 lots/year across LGA). However it is anticipated that the demand for Goolgowi may be less than that for Hillston and that supply will be adequate for 15-20 years.

7.5 Summary of Sites

The following table gives a quick summary of the sites being considered for large lot and small holdings in Goolgowi, showing potential yield at the recommended density.

Table 44: Sites for Large lot and small holdings – Goolgowi

Area Size Proposed Existing Potential Increase in Water & (approx.) MLS yield of yield of allotments Sewer Allotments allotments Capability Area 1 – 86ha 2 ha 15 35-40 20-25 Onsite water Goolgowi and effluent Area 2- 25ha 2 ha 1 12 11 Town water and Goolgowi onsite effluent Total 16 47-52 31-46

7.6 Carrathool Village Expansion

It is recommended that the village zone boundary at Carrathool be extended slightly to reflect existing (primarily residential) development that is present just outside of the existing boundary. The boundary alterations is expected to yield less than 10 new dwelling opportunities, once low demand, existing ownership and effluent disposal requirements are taken into account.

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Map: Carrathool – proposed zone boundary changes

Note: Red is existing ‘village’ zone boundary under Carrathool IDO 1976.

Blue is proposed extension to village boundary to reflect existing land uses.

7.6.1 Environmental Constraints

General sensitivities of Carrathool are detailed in the table below. As the area effectively operates as a village area due to the existing development, full analysis of the proposed village expansion area will not considered necessary.

Table: Natural Resource Issues at Carrathool.

Natural environment issues for Carrathool.

Biodiversity Mapping indicates the presence of ‘biodiversity sensitivity” within the Village of Carrathool. This would reflect existing vegetation and landscaping.

Expansion of the village boundary is not considered to be a risk to biodiversity in this location as much of the land

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surrounding the zone exists.

Extract: Natural Resource – Biodiversity Map – Sheet NRB_011 (Base data – source DECCW 2011) Carrathool is not mapped as containing Riparian land and waterway an sensitive ‘riparian land and waterway’.

Wetland Carrathool is not mapped as having any sensitive wetlands present. Groundwater Carrathool is not subject to mapping that identified sensitive groundwater systems.

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Carrathool is not subject to flooding Flooding from the 1% AEP.

7.6.2 Services

Water and Effluent Disposal

Water is provided by Council and supplemented by onsite collection/storage.

Effluent disposal method for Carrathool is onsite onsite sewerage management systems. A minimum lot size of 4000m2 is proposed for new dwellings.

Waste Collection

Waste Collection and management throughout the Shire is undertaken by the Council.

Other infrastructure

Other key infrastructure services will be sourced from existing services, include Electricity and Gas, supplied by Country Energy. Main telephone lines and services are provided by Telstra and Postal services by Australia Post.

The following table outlines the service provision for Area 2.

7.6.3 Summary Proposed Carrathool Village Expansion

There are no significant impediments to the proposed expansion of the village zone in Carrathool to reflect the existing cadastre and dwellings.

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8 Additional Provisions for the LEP

The following clauses should be included in the LEP to help with the transition from the old IDO to the new plan and allow give the Council and the community clear direction as to how applications submitted prior to the new plan will be dealt with.

8.1 Environmentally Sensitive Areas

There are specific areas throughout the Shire which are very fragile in nature and not appropriate for some forms of intensive development. These areas have been identified through the collaborative work of the Department of Environment, Climate Change and Water and the Department of Industry and Investment.

Environmentally sensitivity details are available to assist with assessment of development for the Shire LEP. Specific layers include groundwater, wetlands, water and biodiversity as layers in the LEP. The Department of Planning has produced ‘model’ clauses to address these issues.

8.2 Planning for Road and Traffic Considerations

Within the proposed LEP planning matters related to Road and Transportation need to be taken into account. Consultation with the Road Traffic Authority (RTA) highlighted the need for consideration of the following matters:

- safety, - traffic efficiency, - access issues, - public transport use and - traffic noise impacts.

The Road Traffic Authority (RTA) has advised that for reasons of traffic safety direct property access to the classified road network (in particular State Roads) should be kept to a minimum. This will be relevant for proposed rural residential development at Hillston and Goolgowi. Where possible access to these sites should be via roads other than the classified roads.

Public transport is not readily available within the Shire and the number of patrons required to make it feasible mean that it is an unrealistic consideration for the Carrathool Shire. The layout and definition of village areas can however reduce the reliance on vehicle trips for local movement. It should be noted however that not all necessary goods and services are available within the Shire and trips to larger centres such as Griffith are then required.

In terms of road traffic noise the RTA recommend:

“it is considered appropriate that the forthcoming LEP identify land within a 300 m setback …from the State Road network as being potentially affected by traffic noise. The LEP should be supported by a local policy or DCP that sets criteria describing when land is noise affected and internal noise levels to be achieved through appropriate subdivision design, building design and treatment.”

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8.3 Items of Heritage Significance In 2006 Carrathool Shire engaged Consultants Lambert Tracey to undertake a Heritage Study of the shire including listings of the significant items of environmental heritage in the area. The following section outlines the findings of that Study and the subsequent list (for further information refer to Appendix 5).

8.3.1 Outcomes of the Heritage Study

Carrathool Shire contains significant and important items of natural and cultural heritage. Recognition of a variety of heritage places adds depth to our understanding of the history of the community. They are inclusive and ensure that the experiences and contributions of the whole community are recognised and celebrated within its story. Heritage places generate greater perception of cultural diversity with the opportunity to create a stronger sense of identity and belonging for the community as a whole.

These recommendations should be considered in context with the Carrathool Shire Heritage Inventory.

- The Carrathool Shire Council should adopt a positive and clear policy framework regarding heritage conservation.

- The Council's planning staff should maintain positive attitudes towards heritage conservation. Encouragement should be given to sympathetic development and discouragement to proposals which work against conservation objectives.

- Council should recognise the heritage worth of all items listed in the Carrathool Shire Heritage Inventory by considering their level of significance and recommendations prior to consideration of development, building or alteration proposals of the item or adjacent items.

- The issue of demolition notices on buildings which are part of the Shire’s heritage should only be undertaken by Council when no other alternative is available. It is imperative that in such an instance, every consideration to recording the item within its cultural heritage landscape context is undertaken prior to such demolition. In such an instance, a ‘Heritage Assessment’ and a ‘Statement of Heritage Impact’ should be requested to accompany any Development Application.

The following list highlights the items of heritage which have been identified across the Shire for inclusion in the Local Environmental Plan for protection. These items were listed in the Draft Heritage Study and their inclusion in the LEP was recommended in the findings of the study.

The outcomes and listing of the Heritage Study are to be included along with these listings.

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Table 45: Carrathool Shire Heritage Study – List of Heritage Items

Item Name Address Town/Village LGA Significance Australian Bank of Commerce High Street Hillston Carrathool local Black Stump Hotel Mons Street Merriwagga Carrathool local Blue Bird Café Merriwagga Carrathool local Blue Bird Café Boomerang Street Rankins Springs Carrathool local Brasington's Cash Store [former] High Street Hillston Carrathool local Brian Lloyd Motors High Street Hillston Carrathool local Bush Nursing Association Merriwagga Carrathool local Butcher's Shop [former] Goolgowi Carrathool local Carrathool Bridge over Main Road 244 Main Road 244 Carrathool Carrathool state Carrathool Cemetery Carrathool Carrathool local Claremont Private Hospital Charles/Aidan St Hillston Carrathool local Club House Hotel High Street Hillston Carrathool local Clubhouse Dance Hall [former] High Street Hillston Carrathool local Cocoparra National Park Carrathool local Cocoparra National Park and Rankins Springs Carrathool local Conapaira Station Rankins Springs Carrathool local Coombie Station Homestead Roto Carrathool local Cordato’s Building High Street Hillston Carrathool local Council Chambers [former] Goolgowi Carrathool local Downey's Black Stump Trading Merriwagga Carrathool local Family Hotel Wade Street Carrathool Carrathool local Glenwood Cottage High Street Hillston Carrathool local Goolgowi Cemetery Goolgowi Carrathool local Goolgowi General Store Stipa Street Goolgowi Carrathool local Goolgowi Public School Penney Street Goolgowi Carrathool local Groongal Cemetery Groongal Carrathool local Groongal Homestead, Water Murrumbidgee R..Rd Carrathool Carrathool local Gunbar Cemetery Gunbar Carrathool local Gunbar Community Hall Gunbar Carrathool local Gunbar Pioneer Memorial King Street Gunbar Carrathool local Gunbar Station and Outbuildings Gunbar Carrathool local Hillston Cemetery Hillston Carrathool local Hillston Central School Moore Street Hillston Carrathool local Hillston Municipal Chambers High Street Hillston Carrathool local

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Hillston Pastures Protection High Street Hillston Carrathool local Howlong Homestead and Murrumbidgee R.Rd Carrathool Carrathool local J. G. Rose and Sons Store High Street Hillston Carrathool local Loughnan Nature Reserve Monia Gap Rd Hillston Carrathool local Matakana Mallee Euabalong West Carrathool local Merri Merrigal Homestead Carrathool local Merriwagga Cemetery Merriwagga Carrathool local Merriwagga Public School Merriwagga Carrathool local Merriwagga Soldier's Memorial Merriwagga Carrathool local Montague A. Hart Wool Merchants High Street Hillston Carrathool local Morgan's Store High Street Hillston Carrathool local Nulla Nulla Homestead Keats St Hillston Carrathool local Old Gallery Loughnan St Hillston Carrathool local Pioneer's Hall Rankins Springs Carrathool local Post Office [former] Merriwagga Carrathool local Post Office [former] Combo Street Goolgowi Carrathool local Post Office [former] Carrathool Wade Street Carrathool Carrathool local Post Office [former] Rankins Rankins Springs Carrathool local Pulletop Nature Reserve Rankins Springs Carrathool local Racecourse Rankins Springs Carrathool local Railway Hotel [former] Wade Street Carrathool Carrathool local Railway Station House Rankins Springs Carrathool local Railway Station Master's Wade Street Carrathool Carrathool local Railway Water Table and Rankins Springs Carrathool local Rankins Springs Cemetery Rankins Springs Carrathool local Rankins Springs Hotel Ruins Lake Cargellico R. Rankins Springs Carrathool local Rankins Springs Public School Boree Street Rankins Springs Carrathool local Rankins Springs War Memorial Rankins Springs Carrathool local Roxy Theatre [former] High Street Hillston Carrathool local Royal Mail Hotel Zara Street Goolgowi Carrathool local Site of Bakery and Terraces off Cambridge St Carrathool Carrathool local Site of Willanthry Store (former) Lachlan River Rd Hillston Carrathool local St. David's Presbyterian Church Cambridge Street Carrathool Carrathool local St. Therese Catholic Church Merriwagga Carrathool local Tattersalls Hotel High Street Hillston Carrathool local Uardry - Grave of Emma Angel Uardry Murrumbidgee local Uardry Homestead Murrumbidgee R.Rd Carrathool Carrathool local

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Uniting Church Merriwagga Carrathool local Whitton Stock Route Rankins Springs Carrathool local Willandra Station [Willandra Carrathool local William Ward Hill's Grave Merrowie Carrathool state Windarra School [former] Molesworth St Carrathool local Yoolaroi School [former] Zara Street Goolgowi Carrathool local

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9 Conclusions

A number of conclusions can be drawn from the preceding analysis and can be summarised below.

The LES supports the findings of the Sustainable Settlement Strategy which identified the major landuse for the Shire as being rural and used for primary production. The recommendation to protect, develop and support the rural economy and environment of the Shire is paramount. Good management of this land is a priority. Although Council has resolved to retain the existing 40ha minimum lot size for subdivision for a new rural dwelling, this should be reviewed at least within 5 years to ensure that this low lot size is not compromising the protection of land for primary production and causing land use conflict.

Within the rural area, there is a need to provide for the supporting industries which are value- adding to the primary product. Food packaging and processing plants and industries along with provision for intensive forms of agriculture need to be provided for within the Local Environmental Plan. Objectives for the Draft Local Environmental Plan reflect these priorities.

Hillston village is recommended for expansion to incorporate existing development and provide some future supply. A minor expansion of the village boundaries at Carrathool is recommended to incorporate existing dwellings and allow for minor development if required.

However no provision currently exists in Carrathool LGA for larger lot or rural residential land. It is recommended that because of market demand for this type of development and the fact that concessional dwelling opportunities have been removed, that provision is made for such development in a strategic and managed way.

In light of the changes to planning provisions and projected growth, albeit slow, provision for rural residential allotments would be appropriate to ensure adequate supply would be available to meet potential demand.

The following table shows each of the potential areas and the recommended yields in relation to the overall take-up rates for Carrathool Shire.

This table illustrates a total increase in small holding allotments of up to 417 (assuming all development potential is exercised) At a take up rate of 5 per year across the Shire will provide for the demand for an estimated period of 80+ years. However, the real demand is likely to be considerably lower due to modest population growth, existing subdivision patterns and economic impacts of the current state wide drought which in turn has a large impact on a rural based economy like Carrathool’s. In the interim, it is recommended that there be a staged release of land for rural residential purposes. Some areas will require additional justification in terms of flooding and contamination prior to rezoning.

Known or potentially contaminated sites for proposed residential areas shall be either restricted from development intensification of assessed and remediated prior to re-development as recommended within the body of this report.

Environmentally Sensitive areas occur across the region. The management of these areas in the broad acre farming context comes down to farm practices and education which are not

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within the jurisdiction of this study. However the management of further development in relation to these areas or intensification of use should consider the impacts within the context of these environmental sensitivities.

Table 47: Potential rural residential areas summary Area Recommended Potential Increase Zoning Issue potential yield of in type allotments allotments Area 1 – 2 ha 47 40 Larger lot Flooding Hillston residential Area 2 - 5 ha 9 9 Larger lot Effluent Hillston residential disposal Area 3 - 2000m2 120 114 Larger lot Hillston residential Area 5 – 2000m2 206 203 Larger lot Flooding Hillston residential Area 1 – 2 ha 15 35-40 Larger lot Goolgowi residential Area 2- 2 ha 12 11 Larger lot Goolgowi residential Total 409 412-417

There are a number of significant items of cultural heritage have been identified in the Carrathool Heritage Study. These items are to be preserved as part of the history and story of the Shire they are to be listed and protected within the Local Environmental Plan.

An industrial area has also been set aside within Hillston. This is in keeping with the activity already existing within that area precinct and to provide added certainty and protection for those industries and new ones that may wish to establish. The zoning will also allow for the better strategic planning of infrastructure needs for such industries.

Expansion of the Village boundaries at Hillston and Carrathool is also recommended. Some areas will require additional justification in terms of flooding and contamination prior to rezoning.

9.1 Priorities for Development

The priority areas presented within this report include

• Hillston rural residential Areas 1, 3 and 5 (subject to resolution of flooding) • Both of the Goolgowi rural residential sites. • Hillston Village 1, 2 and Recreational Precinct (subject to resolution of flooding) • Hillston Industrial • Carrathool Village boundary adjustment.

Both Hillston Areas 1 and Goolgowi Area 1 represent partly existing rural residential development, so any rezoning will only reflect that development and realise a limited increase in lots. This is why Hillston Area 3 and 5, and Goolgowi Area 2 are also considered suitable and timely for rezoning at this stage.

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Appendix 1 - Consultation Matrix for Carrathool Shire

Authority Letter Comments Comments sent Received Country Energy 08/09/2006 PO Box 718 Queanbeyan NSW 2620 Darren J Wallett 29/08/2007 Ground water Environmental Review (official information Coordinator response on Department changes Major Projects, Mines groundwater) in name link this Assessments and Planning department with the Branch following DEC. NSW Department of Darren has been Water and Energy actively providing PO Box 5336 information from the Wagga Wagga NSW 2650 onset of the project. Department of 08/09/2006 15/05/ 2007 Discussions have Environment and been held directly Conservation with DEC – NPWS Attention Miles Boak they forwarded PO Box 1594 information on the Queanbeyan NSW 2620 threatened species within the Shire and provided a series of maps including the Environmentally Sensitive Lands map. Multiple emails, site visits and discussions Department of 08/09/2006 Maps made available Environment and as a joint effort DEC Conservation and DNPWS National Parks and Wildlife Service PO Box 1049 Griffith NSW 2680 Attention: Ms Lesley 08/09/2006 13/04/2007 Response provided Greenwood number of schools in Department of Education the area and student and Training numbers. Level 13, 55 Market Street Sydney NSW 2000 Darren Wallett 31/10/2006 Discussions, Phones Department of Natural calls and detailed Resources information have PO Box 10 been received and

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Wagga Wagga NSW provide integral 2650 information for the LES Darren Wallet visited the sites under consideration for large lots or small holdings and provided verbal feedback on issues such as servicing and sewering particularly in relation to site A Griffith Aboriginal Land 08/09/2006 Council 5 Wiradjuri Place Griffith NSW 2680 Department of 06/02/2007 26/03/2007 Response faxed to Environment and Kirralie 26/03/2007 Conservation Aboriginal Heritage Information Management Systems (AHIMS) PO Box 1967 Hurstville NSW 2220 NSW Heritage Office 08/09/2006 08/11/2006 Faxed response to Locked Bag 5020 Kirralie 08/11/2006 Parramatta NSW 2124 Attention: Mr Derek 08/09/2006 Rogers Development Planning Manager State Rail Authority GPO Box 14 Sydney NSW 2001

RTA 08/09/2006 08/11/2006 Faxed letter to Attention: Ashish Kirralie 08/11/2006 Tamhane Development Assessment Officer PO Box 484 Wagga Wagga NSW 2650 Attention Mr Neil Headon 08/09/2006 NSW Rural Fire Service PO Box 141 Hay NSW 2711 Mr David Davis 08/09/2006 Email of issues in

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Resource Management relation to minimum Officer lot size for rural Department of Primary subdivision was sent, Industries as well as a general Private Mail Bag issues letter. Yanco NSW 2703 The General Manager 08/09/2006 Balranald Shire Council PO Box 120 Balranald NSW 2715 The General Manager 08/09/2006 Central Darling Shire Council PO Box 165 Wilcannia NSW 2836 The General Manager 08/09/2006 22/09/2006 Response scanned Cobar Shire Council and included in 36 Linsley St appendix Cobar NSW 2835 The General Manager 08/09/2006 11/10/2006 Response scanned Hay Shire Council and included in PO Box 141 appendix Hay NSW 2650 The General Manager 08/09/2006 Bland Shire Council PO Box 21 West Wyalong NSW 2671 The General Manager 08/09/2006 Murrumbidgee Shire Council PO Box 5 Darlington Point NSW 2706 The General Manager 08/09/2006 Griffith Shire Council PO Box 485 Griffith NSW 2680 The General Manager 08/09/2006 Lachlan Shire Council PO Box 216 Condobolin NSW 2877

DPI (Fisheries), Department of Lands and DEC (Environment Protection and Regulation Division??).

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Appendix 2: 117 Direction 1.5 Rural Lands and SEPP (Rural Lands) 2008 - Analysis

117 Direction

1.5 Rural Lands Objectives (1) The objectives of this direction are to: (a) protect the agricultural production value of rural land, (b) facilitate the orderly and economic development of rural lands for rural and related purposes. Where this direction applies (2) (a) This direction applies to all councils to which State Environmental Planning Policy (Rural Lands) 2008 applies which includes all councils in the State other than the following local government areas: Ashfield Holroyd Penrith Auburn Hornsby Pittwater Bankstown Hunters Hill Randwick Baulkham Hills Hurstville Rockdale Blacktown Kogarah Ryde Blue Mountains Ku-ring-gai Strathfield Botany Bay Lake Macquarie Sutherland Burwood Lane Cove Warringah Camden Leichhardt Waverley Campbelltown Liverpool Willoughby Canada Bay Manly Wollondilly Canterbury Marrickville Woollahra City of Sydney Mosman Wollongong Fairfield Newcastle Wyong Gosford North Sydney Hawkesbury Parramatta

When this direction applies (3) This direction applies when: (a) a council prepares a draft LEP that affects land within an existing or proposed rural or environment protection zone (including the alteration of any existing rural or environment protection zone boundary) or (b) a council prepares a draft LEP that changes the existing minimum lot size on land within a rural or environment protection zone.

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What a council must do if this direction applies (4) A draft LEP to which clauses 3(a) or 3(b) apply must be consistent with the Rural Planning Principles listed in State Environmental Planning Policy (Rural Lands) 2008. (5) A draft LEP to which clause 3(b) applies must be consistent with the Rural Subdivision Principles listed in State Environmental Planning Policy (Rural Lands) 2008. Note: State Environmental Planning Policy (Rural Lands) 2008 does not require a council to review or change its minimum lot size(s) in an existing LEP. A council can transfer the existing minimum lot size(s) into a new LEP. However, where a council seeks to vary an existing minimum lot size in an LEP, it must do so in accordance with the Rural Subdivision Principles listed in State Environmental Planning Policy (Rural Lands) 2008. Consistency (6) A draft LEP may be inconsistent with the terms of this direction only if council can satisfy the Director-General of the Department of Planning (or an officer of the Department nominated by the Director-General) that the provisions of the draft LEP that are inconsistent are: (a) justified by a strategy which: (i) gives consideration to the objectives of this direction, (ii) identifies the land which is the subject of the draft LEP (if the draft LEP relates to a particular site or sites, and (iii) is approved by the Director-General of the Department of Planning and is in force, or (b) is of minor significance.

Application of 117 Direction to Proposed Carrathool Strategy an LES Outcomes.

Cl. 3(a) – existing or proposed rural or environmental protection zone

• Existing non-urban zones. • Existing non-urban zones proposed for urban uses - Hillston Rural Res 1-5, Village 1-3 + industrial + recreational precinct. - Goolgowi Rural Residential 1 and 2 - Carrathool village expansion • All new RU1 land. • E3 land

Cl. 3(b) – changes MLS on land in rural or EPZ. • No change to MLS in such zones.

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Rural Planning Principles

(a) the promotion and protection The Strategy and LES have identified the significance of primary production (mainly agriculture) to the of opportunities for current and economic and social well being of Carrathool Shire. Agriculture is the major economic activity and employer. potential productive and The continued protection and availability of land for agriculture/primary production is critical to the future of sustainable economic activities in Carrathool LGA. rural areas, The Strategy has sought to retain most of the current “non-urban” land as identified in the Carrathool IDO for ‘primary production’ and a wide range of compatible uses are proposed to be permissible with or without consent to provide flexibility in land uses in this area.

Land uses that may give rise to land use conflict are encouraged in alternate zones and are to be prohibited in the rural areas.

The retention of the 40ha MLS whilst not providing the protection of a larger MLS, is possible under the provisions of the 117 Direction and SEPP (Rural Lands) 2008. (b) recognition of the importance The Strategy and LES has identified the importance of agriculture to the Carrathool LGA. The Strategy/LES of rural lands and agriculture and seek to encourage a strong primary production sector. the changing nature of agriculture and of trends, demands and The future of intensive plant agriculture in the LGA is also linked to the availability and security of irrigation issues in agriculture in the area, water. This element whilst outside the scope of the Strategy/LES is acknowledged and the Strategy does seek region or State, to ensure that there is minimal competition for irrigation water from rural lifestyle development. This is to be done by avoiding the creation of new riparian rights or inappropriate pressure on groundwater systems by ensuring an appropriate level of servicing is available. (c) recognition of the The Strategy and LES have identified the significance of primary production (mainly agriculture) to the significance of rural land uses to economic and social well being of Carrathool Shire and therefore to the State. Agriculture is the major the State and rural communities, economic activity and employer. The continued protection and availability of land for agriculture/primary including the social and production is critical to the future of Carrathool LGA. economic benefits of rural land use and development, (d) in planning for rural lands, to The Strategy/LES seek to protect the primacy of agriculture (primary production) in the LGA. balance the social, economic and environmental interests of the The retention of the 40ha MLS will also provide social opportunities in the rural area and enable entry by new community, or young farmers on smaller lots (with a dwelling). However, this needs to be carefully monitored to ensure that the 40ha MLS does not in fact create land use conflict or fragmentation of rural land to the detriment of genuine primary production activities. It is recommended that the suitability of the 40ha MLS be reviewed at leats every 5 years.

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Rural Planning Principles

The social interests of the community are also to be met by the provision of new rural lifestyle and village/industrial opportunities in a variety of lot sizes and locations, providing for different market demands. These locations have been selected to minimise the risk of conflict or loss of significant agricultural land. (e) the identification and The natural resources (biodiversity, groundwater, riparian land and waterways and wetlands) have been protection of natural resources, mapped by DECCW and used to inform the strategic planning process. These attributes shall also guide the having regard to maintaining future development assessment process for development on all lands in the LGA – rural and urban, once the biodiversity, the protection of new LEP is in place. native vegetation, the importance of water resources and avoiding These attributes have also been used in identifying new areas for rural lifestyle opportunities and village constrained land, expansion. Servicing has also been based on the presence of constraints such as groundwater.

The Strategy also recommends the avoidance of new areas directly accessing the Lachlan River at Hillston to minimise environmental impacts, mitigate flooding and reduce demand for riparian water access. (f) the provision of opportunities The Strategy and LES has strategically identified up to 417 potential new rural residential opportunities in for rural lifestyle, settlement and Hillston and Goolgowi. This represents in excess of 80 years supply at current demand. Note, that realistically housing that contribute to the a much lower yield will occur due to the existing subdivision layout and lack of demand. social and economic welfare of rural communities, Most of this land is over areas of existing rural residential development or fragmentation. However 2 new ‘greenfield’ sites are proposed. (g) the consideration of impacts The rural areas shall retain a 40ha MLS which is currently available under the Carrathool IDO. Such land will on services and infrastructure generally rely upon onsite water and sewerage collection and disposal systems. In some areas, a rural water and appropriate location when supply may be available. providing for rural housing, For the urban uses (rural residential, village and industrial) existing water supplies (mostly reticulated) shall be utilised and services extended where specified. Onsite effluent will apply for Goolgowi rural residential development, nut in Hillston sewer services will need to be extended to most areas due to the proximity of sensitive groundwater systems. (h) ensuring consistency with Not applicable at this time. Though it is intended that the Strategy/LES will be endorsed by the Director any applicable regional strategy General of the Department of Planning to enable the Strategy/LES to guide and inform the preparation of the of the Department of Planning or LEP. any applicable local strategy endorsed by the Director-General.

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Rural Subdivision Principles

NB: No change to rural lands MLS proposed at this time as Council has resolved to retain the 40ha MLS contained in the Carrathool IDO. (a) the minimisation of rural land The retention of the 40ha MLS in the rural zones is in itself unlikely to prevent the fragmentation of rural land. fragmentation, The underlying factor in minimising fragmentation in the Carrathool LGA is low demand for rural lifestyle development and the retention of rural holdings in larger sizes. The subdivision of rural land with the current 40ha is very low and is not expected to change significantly in the short term.

The subdivision of rural land for smaller intensive plant agricultural activities will be facilitated by the 40ha MLS.

To monitor the impact of the 40ha MLS, it is recommended that the MLS be reviewed at least every 5 years. (b) the minimisation of rural land Strategic planning is now guiding allocation of future rural residential development which will minimise a major use conflicts, particularly source of land use conflict. between residential land uses and other rural land uses, (c) the consideration of the The agricultural holdings in Carrathool Shire are generally of a large size for both extensive agriculture and nature of existing agricultural irrigated agriculture. holdings and the existing and planned future supply of rural Rural lifestyle lots have been made available historically, via concessional lots but these were removed in 2008 residential land when considering via the SEPP (Rural Lands). The current Strategy and LES propose a variety of rural lifestyle opportunities of lot sizes for rural lands, different size and level of servicing in both Hillston and Goolgowi which should adequately meet any demand into the long term (up to 60 yrs) (d) the consideration of the The natural and physical constraints have been identified to assist in allocating rural lifestyle settlement and natural and physical constraints village expansion. As the MLS in the rural area is not proposed to change then it is unnecessary to identify the and opportunities of land, constraints that may influence MLS. (e) ensuring that planning for All proposed rural lifestyle development has considered the natural and physical constraints in identifying new dwelling opportunities takes areas for such use or the level of servicing required. account of those constraints.

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Appendix 3 - Matrix of assessment of sites - proposed rural residential development HILLSTON GOOLGOWI

C=compatible M= manageable N/A=not Area 1 Area 2 Area 3 Area 4 Area 5 Area 1 Area 2 applicable I=incompatible TBC – To Be Confirmed Needs of local agriculture Agricultural land capability C C C C N/A C C Existing agriculture C C C C N/A C C Existing rural holding pattern C C C C N/A C C Environmental Sensitivities Remnant vegetation M M C M N/A M C Natural corridors linking large patches of bushland, M M C M N/A C C creeks & waterways Threatened species M M C M N/A C C Catchment health M M C M N/A C C Salt affected and susceptible land C C C C N/A C C Recharge areas C C C C M C C Existing resources Minerals, Timber and N/A N/A N/A N/A N/A N/A N/A Quarries Hazards Bushfire C C C C N/A C C Flooding M C C M C C C Soil Contamination C C C C TBC C C Access to Villages and Services Road access and capacity C C C C C C C Access to services C C C C C C C Access to retail C C C C C C C Water Supply C C C C C C C Cost efficiencies for Infrastructure and services Electricity C C C C C C C Gas C C C C C C C Telecommunications C C C C C C C Effluent disposal C C C C C C C Biophysical and geophysical characteristics Soil type C C C C C C C Ground water C C C C C C C Heritage Significance Aboriginal C C C C C C C European C C C C C C C Lifestyle choice Range of lot sizes C C C C C C C Rural landscape character C C C C C C C

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Appendix 4 - AHIMS report

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Appendix 5 - List of Heritage Items

CARRATHOOL SHIRE HERITAGE STUDY – LIST OF HERITAGE ITEMS

Search Results Item Name Address Town/Village LGA Australian Bank of Commerce High Street Hillston Carrathool Black Stump Hotel Mons Street Merriwagga Carrathool Blue Bird Café Merriwagga Carrathool Blue Bird Café Boomerang Street Rankins Springs Carrathool Brasington's Cash Store [former ] High Street Hillston Carrathool Brian Lloyd Motors High Street Hillston Carrathool Bush Nursing Association Merriwagga Carrathool Butcher's Shop [former] Goolgowi Carrathool Carrathool Bridge over Main Road 244 Carrathool Carrathool Carrathool Cemetery Carrathool Carrathool Claremont Private Hospital Charles/Aidan Street Hillston Carrathool Club House Hotel High Street Hillston Carrathool Clubhouse Dance Hall [former] High Street Hillston Carrathool Cocoparra National Park Carrathool Cocoparra National Park and Rankins Springs Carrathool Conapaira Station Rankins Springs Carrathool Coombie Station Homestead Roto Carrathool Cordato’s Building High Street Hillston Carrathool Council Chambers [former] Goolgowi Carrathool Downey's Black Stump Trading Merriwagga Carrathool Family Hotel Wade Street Carrathool Carrathool Glenwood Cottage High Street Hillston Carrathool Goolgowi Cemetery Goolgowi Carrathool Goolgowi General Store Stipa Street Goolgowi Carrathool Goolgowi Public School Penney Street Goolgowi Carrathool Groongal Cemetery Groongal Carrathool Groongal Homestead, Water Murrumbidgee R..Rd Carrathool Carrathool Gunbar Cemetery Gunbar Carrathool Gunbar Community Hall Gunbar Carrathool Gunbar Pioneer Memorial King Street Gunbar Carrathool Gunbar Station and Outbuildings Gunbar Carrathool Hillston Cemetery Hillston Carrathool Hillston Central School Moore Street Hillston Carrathool Hillston Municipal Chambers High Street Hillston Carrathool Hillston Pastures Protection High Street Hillston Carrathool Howlong Homestead and Murrumbidgee R.Rd Carrathool Carrathool J. G. Rose and Sons Store High Street Hillston Carrathool Loughnan Nature Reserve Monia Gap Rd Hillston Carrathool Matakana Mallee Euabalong West Carrathool Merri Merrigal Homestead Carrathool Merriwagga Cemetery Merriwagga Carrathool Merriwagga Public School Merriwagga Carrathool Merriwagga Soldier's Memorial Merriwagga Carrathool Montague A. Hart Wool Merchants High Street Hillston Carrathool Morgan's Store High Street Hillston Carrathool Nulla Nulla Homestead Keats St Hillston Carrathool Old Gallery Loughnan St Hillston Carrathool

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Pioneer's Hall Rankins Springs Carrathool Post Office [former] Merriwagga Carrathool Post Office [former] Combo Street Goolgowi Carrathool Post Office [former] Carrathool Wade Street Carrathool Carrathool Post Office [former] Rankins Rankins Springs Carrathool Pulletop Nature Reserve Rankins Springs Carrathool Racecourse Rankins Springs Carrathool Railway Hotel [former] Wade Street Carrathool Carrathool Railway Station House Rankins Springs Carrathool Railway Station Master's Wade Street Carrathool Carrathool Railway Water Table and Rankins Springs Carrathool Rankins Springs Cemetery Rankins Springs Carrathool Rankins Springs Hotel Ruins Lake Cargellico R. Rankins Springs Carrathool Rankins Springs Public School Boree Street Rankins Springs Carrathool Rankins Springs War Memorial Rankins Springs Carrathool Roxy Theatre [former] High Street Hillston Carrathool Royal Mail Hotel Zara Street Goolgowi Carrathool Schoolmaster's Residence Herriot St Carrathool Carrathool Site of Bakery and Terraces off Cambridge Street Carrathool Carrathool Site of Willanthry Store (former) Lachlan River Rd Hillston Carrathool St. David's Presbyterian Church Cambridge Street Carrathool Carrathool St. Therese Catholic Church Merriwagga Carrathool Tattersalls Hotel High Street Hillston Carrathool Uardry - Grave of Emma Angel Uardry Murrumbidgee Uardry Homestead Murrumbidgee R.Rd Carrathool Carrathool Uniting Church Merriwagga Carrathool Whitton Stock Route Rankins Springs Carrathool Willandra National Park Carrathool Willandra Station [Willandra Carrathool William Ward Hill's Grave Merrowie Carrathool Windarra School [former] Molesworth Street Carrathool Yoolaroi School [former] Zara Street Goolgowi Carrathool

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Appendix 6: Department of Planning s54 Notification Response

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