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SUBMISSION on SMRC Masterplan consultation

Introduction

Michelago Region Community Association Inc (MRCA) thanks the Snowy Regional Council (SMRC) for the Michelago Masterplan process, and for its consultative approach to planning the future of Michelago. We have examined the:

● Draft Michelago Masterplan Scenarios for Exhibition (the Draft Masterplan Scenarios), ● Michelago Masterplan - postcard A5 (the postcard), ● Kitchen Table Discussion Guide (the Kitchen Table Guide), ● Michelago scenarios summary presentation (13.6 MB) (‘the growth scenarios paper’), and the ● Growth Scenarios Survey (the consultation documents), and provide the following comments.

As we have previously submitted, a strategic plan to guide the development of Michelago is needed urgently so this is not left solely to the discretion of developers or landholders. The consultation documents set out the issues helpfully, and MRCA to the extent possible has listened to community responses on the various potential growth scenarios put forward.

MRCA submission on SMRC Michelago Masterplan consultation DRAFT

The Briefing Paper and Growth Scenarios paper make clear that water availability is a threshold question when considering potential development of Michelago, and that even low or medium growth would require the provision of water and sewerage services. We agree that any proposal to develop such services which would require a detailed assessment of the environmental impacts of the various options and costs to the council and community, and we do not believe the case has been made. We therefore submit that the ‘Scenario A’ growth scenario be adopted for Michelago and region into the future.

The ‘Scenario A’ position set out in this document represents what we believe to be the view of the substantial majority of Michelago and region landholders. We respond as follows to the questions posed in your consultation documents.

What type of development?

The Michelago community has spoken strongly and clearly - any development should be sympathetic with, and enhancing of, the rural village character that makes Michelago special. This unique character is key. Development that is incongruous with or detracts from that character is unwelcome.

This is something all Michelagans agree on, and it is fundamental to our responses to the following questions.

The MRCA supports growth only to the extent that it is genuinely and holistically sustainable. This applies to lot and population size, energy and water source and usage, transportation and waste treatment. Any development must be undertaken with utmost care and respect for the environment. The aim should be to require the environmental impact to be positive, and based on scientific studies.

How much development, and to what extent should water and sewerage services be provided (and if so, where does the water come from)?

As the consultation documents make clear, these questions are inseparable. Population growth above say 500 cannot be countenanced without reticulated services. Conversely, reticulated services (assuming water availability) would allow significant growth of the village to many times the current population.

We have considered this question from both perspectives:

First, as above, the key is retaining Michelago’s rural amenity. Part of this amenity is unquestionably the charm of the relatively small population of the village and region. Part is the self-serviced and substantially off-grid lifestyle of the region. We have heard that people moved to Michelago because of these characteristics, and that most would be loath to change it.

Population

We consider that it would be possible, if done sensitively and appropriately, to double the current population of the village without damaging its rural village ambience. On the other

2 DRAFT end of the spectrum, turning Michelago into a town of several thousand - which could lead to a 10 fold population increase - would certainly destroy its rural village character, no matter how it was executed.

Self-servicing

One of Michelago’s rural charm features is its relative self-sufficiency. We heard loudly and clearly that a majority of attendees at the recent ‘Geocon information session’ do not want reticulated services to be part of the future of Michelago.

The GHD Water and Wastewater scoping study 2020 recommends using water from the , based on a population of 12,000. This highly costly infrastructure project would obviously not be viable with the growth scenario recommended in this submission. Nor have we heard from landholders that such a service is wanted. In fact, we have heard loud and clear that it is not.

The unserviced option also affords an opportunity: for the Michelago and region community to become a model of sustainability.

Environment

The Murrumbidgee River riparian zone is a high conservation value ecosystem that contains critical aquatic habitats of several nationally-listed threatened species. It would require rigorous environmental impact assessment and a very sound cost-benefit analysis to justify the works that would be required for the higher growth scenarios.

As above, the majority of Michelago landholders are strongly opposed to such works, as well as to the higher growth scenarios.

Buildings

Buildings should be required to model energy efficient design, including solar passive orientation and renewable energy systems. Adoption of leading edge technologies and design from around the world should be promoted and encouraged. Architecture should be low rise, and should blend into the rural setting. It should not detract from our stunning mountainous or rural landscape.

Dwellings should suit a range of income levels and a range of demographics.

Lot sizes

We have heard from the community that in order to maintain Michelago’s rural amenity and ‘off grid’ lifestyle, blocks should be of a size and number that can be self-serviced, with rainwater tanks and environmentally sound toilet systems.

We therefore suggest, for example, that a minimum block size of 1,800m2 should apply in an expanded village. Larger block sizes of say 8 to 20 ha would be acceptable on land

3 DRAFT surrounding the village. This would attract new residents who wish to have for example a couple of horses, to plant trees and/or to engage in small scale horticulture.

In particular, development of all lots should require:

● sufficient rainwater tank capacity to service the block, ● leading edge toilet systems that do not use potable water for flushing, and that produce safe waste in the form of usable compost, ● energy efficient design incorporating solar passive orientation, ● solar panels and new technology battery storage.

Allowance could be made for dual occupancy as appropriate, for granny flats to enable residents to care for aging parents or family members;

Recommendations for the Michelago Masterplan

We request that the following items be included in the Michelago Masterplan: ● clear maps showing: ○ a bridge or causeway connecting Ryrie St with Micalago Road, ○ a combined foot/cycle path on one side of the full length of Ryrie Street and connecting to Micalago Road, providing a safe route for children to and from school, ○ areas to be set aside for expansion of the Michelago Primary School, a new showground and pony club (see below), walking trails, ○ potential commercial zoning for lots in and around the village centre, and ○ a village square on the location of the old fire shed.

We do not support the location of Council’s suggested growth areas in lots 13 and 14 to the north beside the , other than for large lots of say 8-20ha. We believe any higher density in this area will bifurcate the village into old and new Michelago. Nobody wants to see a separate new community next door to the existing rural village. Any commercial or residential development should be centred around the existing village. thereby bringing traffic through the centre of town and keeping the General Store, Community Hall, Fire Shed, new town square and Railway Station at the centre of the action. This would ensure the new development is fully integrated with the existing village.

What does the community want for Michelago’s future development?

Michelago has been widely known as ‘the forgotten village’ on account of its lack of council-provided services. We submit that the development of a Michelago Masterplan provides a unique opportunity to redress some of the shortcomings and to make provision for further improvements in the future that maintain the essential character of the village.

Infrastructure

There is no doubt that the community would welcome improved facilities, infrastructure and services, and we submit that as Michelago is the least serviced village in the local

4 DRAFT government area, some infrastructure improvements are appropriate and fair. We submit that the following should be included in the Michelago Masterplan:

Road works

We submit that the following should be included in the Masterplan:

● A bridge or causeway connecting Micalago Road to Ryrie Street. As we have previously submitted, this is the most urgent requirement for the village and surrounding areas. As a result of the $830,000 that was allocated from the Bridges Renewal Program to meet half the cost of the Little Plains River Bridge near Delegate, we were assured of funding for the full cost of the Michelago Causeway ($700,000) from the $1.7 million that Snowy Monaro will receive from the Commonwealth's Local Roads and Community Infrastructure Program. As the MRCA and the community has submitted repeatedly, this is a huge safety issue, including for fire brigade response times and for Michelago Primary School children, and it cannot be delayed further.

● Improvement to the entranceway to the village from the highway, to attract people in transit and to ensure safety under the increased usage that will occur, even under ‘Scenario A - status quo’ growth.

● A plan for sealing Micalago Road, Road, and Burra Road.

● An access road connecting St Patrick’s Catholic Church to the village so that the dangerous highway entry can be closed.

We agree that ‘[i]nternal roads to Lot 13 should be designed to a single lane standard that allows landscaping in the reserve, and relatively informal construction that allows shared use for pedestrians and cyclists.

Recreational facilities

We thank Council for the considerable provision for ‘community and village life’ and ‘access and movement set out at Figure 2.2 in the Draft Masterplan Scenario - Preliminary concept design from the Design Michelago Master Plan (in preparation). We hope that provision for the following facilities can be accommodated within these parameters. If not, we request that additional public space be provided for the future construction of:

● A showground, to the south of the village and contiguous with the Michelago oval, accommodating: ○ a football field, and ○ pony club facilities ■ the current location of the pony club is accessible only directly from the highway, creating a serious risk of injury and death from accident; for safety reasons the pony club should be moved to the village side of the Monaro Highway;

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● Provision for walking and bridle paths to connect riders on Michelago Road and Tinderry Road and other greenfields spaces being opened up. This would attract residents wanting larger blocks, and enhance the ‘rural village’ ambience so valued by the community;

● Provision for adding other sporting facilities at a later time, for example: ○ a basketball court ○ a skateboard park ○ a pump track for bicycles ○ outdoor exercise stations at the oval;

● Provision for an arts and craft and market garden precinct.

Allocating space for these facilities in the Masterplan would allow them to be constructed in the future, either by developer contributions or State or Federal Government grants.

Heritage priorities

We thank Council for recognising Michelago’s heritage priorities, and agree that they should be included in the Michelago Masterplan.

Michelago Historic Railway Station

We also suggest including potential opportunities for making some of our heritage buildings commercially viable. For example, the Michelago Historic Railway Station and precinct could become the location for a museum, art and crafts centre and/or village market. This would be greatly assisted by Council taking on the licence of the Railway Station via a section 355 committee, facilitating better communication and bargaining power with the landholder, Transport for NSW, and its agents.

We believe there is sufficient demand for micro business commercial use of the premises to offset the licence fee and running costs. However the MRCA as licensee has not been able to negotiate the approvals required under the licence, due to their tripartite and somewhat circular nature. The agent (to date John Holland Rail) has been extremely slow to respond to our requests for approval, often citing the need for council approval of a development application (which requires approval from Transport for NSW via its agent. Pushing through the various communication difficulties, regulatory and licence requirements has proved challenging for a small volunteer association, and as a result the potential of our beautiful historic railway station has not been realised.

Employment opportunities and services

The scope for increased employment in the village and surrounding region will be substantially dependent on the growth scenario adopted. Nonetheless we submit that the Masterplan should provide for future employment businesses.

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As set out above, we submit that growth scenario ‘A’ set out in Council’s Growth Scenario Survey - 53 new lots and around 152 more people - should be adopted. We believe this represents the views of most Michelago and region landholders. Nonetheless, the Masterplan should make provision for future employment lands including innovative businesses in the tourism and hospitality sectors.

Furthermore, given that the Masterplan will be in place for many years, during which technologies and the availability of resources may change, we submit that the Masterplan should make provision for the future introduction of employment-creating services in and around the village. This should include a potential commercial zoning of lots around the village centre, for example for future professional services such as a general practitioner and pharmacy, for commercial premises such as a restaurant and public bar, as well as larger lots surrounding the village that could be used for innovative industries.

A work hub

The Draft Masterplan Scenarios document suggests that a work hub space be provided for, and we agree that this would be most desirable as it would facilitate remote working for workers wishing to avoid driving on the Monaro Highway every day. One possible location for such a hub might be the derelict Michelago Inn.

A work hub would obviously require excellent internet access, and we submit that this should be stated in the Masterplan. This would be relatively efficient to establish at the Inn site

The Michelago Inn

As the Draft Masterplan Scenarios document recognises, the community favours repurposing and enhancing existing areas and facilities, rather than removal or complete redesign.

The premises that used to be the Michelago Inn, if renovated and refurbished (or, if necessary, demolished and rebuilt) could provide significant tourism and employment benefits for Michelago. It is in an ideal location for drawing Snowy Monaro tourist traffic, and appropriately developed it could help make Michelago a destination in its own right, with its proximity to historical sites and the village centre.

The land could potentially house a commmunity/tourist centre, tourist accommodation, a licenced bar and restaurant, as well as a work hub (as above)

We understand that currently the buildings are derelict and that a significant amount of detriris has accumulated around the premises.

We submit that development of the site could be flagged in the Masterplan, and action should be taken by Council to ensure the premises are not a health hazard for the village, and particularly the nearby primary school.

Rail trail

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A rail trail is supported only if:

● the railway tracks and other rail infrastructure in the Michelago rail precinct are retained, from the intersection of the line with Burra Road, extending to and including the railway bridge over Micalago Road, and

● the existing rail corridor from to Bombala remains available for the NSW Government or other parties to fully utilise should a decision be made to reintroduce passenger rail.

Summary

MRCA strongly submits that any development of Michelago complies with the following principles:

● Michelago must maintain its rural character and environmental sustainability, and should not be built out or surrounded by high density housing or commercial buildings; ● Lot sizes immediately surrounding the village should be a minimum lot size of at least 1800 square metres, increasing to, say, 8 to 20 ha in the surrounding areas; ● The current parts of the village should be connected, with the main thoroughfare continuing to incorporate Ryrie Street through to Burra Road at one end and through to Micalago Road at the other, with a bridge or causeway connecting Ryrie with Micalago Road and appropriate upgrades of the highway entrances; ● The village centre should be maintained in the area of the current general store, fire station and railway station, and any development should not create satellite centres; ● Developers’ fees and growth in revenue from the Michelago region should be invested in services and infrastructure for the Michelago region, ● Development should model environmental sustainability in all respects, ● Spaces should be identified and set aside for community and village life and access and movement amenities to be added as funding becomes available. .

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