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Local Development Area Structure Plans East Deep Creek, Victory Heights & Southside

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Local Development Area Structure Plans East Deep Creek, Victory Heights & Southside Local Development Area Structure Plans East Deep Creek, Victory Heights & Southside Planning Report 23 June 2016 Gympie Regional Council Disclaimer Gympie Regional Council (Council) publishes the information in this report as a DRAFT ONLY for stakeholder engagement purposes. Whilst every effort has been made to ensure the accuracy of information published, Council makes no representations and gives no warranties in relation to the information provided (including accuracy, reliability, completeness, quality, or suitability). The data (including 3rd party sourced data) that underpins the mapping in this draft report is subject to change without notice as additions, improvements and other edits are made. Council disclaims all responsibility and all liability (including through negligence) for all expenses, losses, damages and costs you might incur as a result of the use of the information in this draft report. Town Planning Information The mapping in the draft report does not replace the formal planning scheme maps published on the Gympie Regional Council website and, to the extent of any inconsistency between the draft mapping in this report and the formal planning scheme maps, the formal planning scheme maps prevail. This report is a draft and is not intended to be used for official purposes such as property transactions or settlements. You should NOT rely upon this draft report to make any decisions, and not use this draft report as a basis to decide whether to purchase or finance property. This document has been prepared for: Contact: Planning Strategy and Major Projects 1300 307 800 29 Channon St, Gympie, QLD, 4570 [email protected]. This document has been prepared by: 2 Executive Summary PSA Consulting (Australia) in partnership with Lat27 and Foresight Partners, has been engaged by Gympie Regional Council, to prepare this Background Report as part of Structure Planning activities for three Local Development Areas (LDAs) within the greater Gympie area. The LDAs of Southside, Victory Heights and East Deep Creek are identified in the Gympie Regional Council Planning Scheme 2013 (the Planning Scheme), as available for future residential purposes (Southside) and employment purposes (Victory Heights and East Deep Creek). The provisions of the Planning Scheme require an approved Structure Plan to be in place prior to any significant development occurring within each of these LDA Precincts. Development pressures within each of the LDAs, particularly Southside and East Deep Creek, has meant that Council is prioritising the structure planning exercise for each of these LDA Precincts to confirm their development potential. In early 2016 a series of workshops were held with Council and State government officers to present and discuss the findings of the Draft Background Report. The outcome of these workshops was to revisit the Draft Background Report to incorporate additional areas in the analysis for the Southside and East Deep Creek LDA Precincts. These areas are currently not within the boundaries of the LDA Precincts but have been identified as requiring consideration as part of the structure planning process to ascertain if these areas have the capacity be included in the LDA Precincts. As a result a broader Study Area will be considered for these LDAs. The Study Area for the Victory Heights LDA Precinct remains unchanged and is defined by the LDA boundary. This revision of the Draft Background Report has resulted in this Planning Report which is intended to establish constraints, opportunities and values for each of the Study Areas and lay the foundation for the remainder of the structure planning exercise. This Report also provides a high level assessment of the available infrastructure networks to provide direction for potential future development. Whilst there may be significant constraints and infrastructure challenges within these areas, some of these can potentially be overcome, particularly for Southside and to a more limited extent, for East Deep Creek. This Planning Report seeks to confirm the impacts of these constraints, so that Council can proceed to the next stages of structure planning with a degree of certainty and an initial understanding of the development potential of each of the Study Areas. 3 Southside Study Area Gympie The Southside Study Area is located west of Gympie CBD Township between the localities of Nahrunda, Southside and Jones Hill. The Precinct predominantly comprises large rural properties, although there are some localised areas of residential subdivision. The Southside Study Area is largely bound by the existing urban edge of the suburb of Southside along the eastern boundary, following Eucalyptus Avenue, Watson Road, Koumala Road, Groundwater Road, and Pedersen Road. To the south, the Precinct is bound by roads in the rural landscape around Pie Creek, including Alpha Road, Silva Road and Lawson Road. The western boundary runs along Eel Creek Road and property boundaries in the vicinity of Eel Creek in the north of the Precinct. The Southside Study Area has a number of discrete parcels of unconstrained land or land where the constraints can be potentially resolved and managed to allow for urban development. These parcels are highly disjointed and while this provides strong opportunity to create discrete residential development pockets that respond to the landform and preserve the natural features and values, it presents a challenge for the provision of infrastructure, particularly sewer and water supply. Areas that are largely unconstrained are generally already earmarked for residential development such as the Sigma development, ‘The Aspect’, which is currently selling on Woodland Drive. The area around Glastonbury Road is affected by the Q100 flood level and is also understood to have barriers to being serviced by reticulated networks. Any future development in this area will need to respond to the flood risk and also be able to function independently of Council’s reticulated networks until such time as an infrastructure solution becomes available or an infrastructure agreement is adopted with future developers. Alternatively, on site Southside provision of required water and sewer infrastructure may Precinct be considered on a case by case basis and where deemed appropriate to the type of residential development sought. The area east of Groundwater Road and south of the electricity transmission line is heavily vegetated and legislative protection of this vegetation may preclude significant development in this area. While this area has been identified as being well placed for infrastructure provision, the combination of the slope over much of the land being 15% or greater and existing vegetation, may mean that it is not suitable for significant urban development; or that the planning scheme requires amendment to help facilitate suitable development on these lots. Southside Study Area is considered to be appropriate for residential development and is recommended to progress to the structure planning exercise. Victory Heights Study Area The Victory Heights Study Area is the smallest industrial LDA Precinct comprising of approximately 112 hectares, and is of a roughly triangular shape. It is located east of the Gympie CBD in the locality of Victory Heights. The Precinct predominantly comprises large acreage properties, with the western portion of the Precinct (west of Ascot Road), free of development. The Victory Heights Study Area is bounded by Gympie Connection Road along the north and east boundaries, Tin Can Bay Road to the south and the Brisbane to Cairns railway line along the western boundary. Moody Creek traverses the site generally parallel to Ascot Road. The Victory Heights Study Area has limited unconstrained land available for future development and significant work will be required to develop the unconstrained land within the Precinct, as it is fragmented by flood, vegetation and slope constraints. Land to the west of Ascot Road is heavily constrained and is also subject to a degree of uncertainty with regard to the construction of the Gympie Bypass as part of the Cooroy to Curra Project. All of the land west of Ascot Road is Victory owned by DTMR and little development is anticipated to occur on the site until Heights the bypass road is constructed, which may not occur within a 10 year time horizon. However, consultation with DTMR may identify some development Precinct opportunities within this area. Land to the east of Ascot Road is largely free of flood impacts and protected vegetation; however it is significantly affected by slope over 10%. As stated in Property Interests – Benchmarks for Queensland Planning Schemes prepared by the Property Council of Australia, land with a slope under 10% is generally sought for industrial development as it significantly limits the burden of cut and fill works on the overall cost of development. Servicing of the Victory Heights Study Area is anticipated to be a significant challenge and may not occur within the life of the current Planning Scheme, or alternative servicing arrangements may need to be explored. Victory Heights Study Area is not considered to provide opportunities for significant intensification of industrial uses given the applicable constraints and is not recommended to proceed to the structure planning exercise. Development applications consistent with the current zoning may continue to be considered on a case by case basis where it can be demonstrated that the appropriate infrastructure solutions can
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