1200
Planning Proposal
Saddle Road BALANCED ADVICE Brunswick Heads
PLANNERS NORTH & Balanced Advice September, 2017 COMPLIANCE AND USAGE STATEMENT
This Planning Proposal has been prepared and submitted under Part 3 of the Environmental Planning and Assessment Act 1979 by:
Preparation Name: Stephen Connelly Company: PLANNERS NORTH Address: 3/69 Centennial Circuit, Byron Bay, NSW, 2478 Postal Address P.O. Box 538, Lennox Head NSW 2478 In respect of: With respect to “Area 17” in the Byron Shire Preliminary Draft Residential Strategy, August 2016
Application Proponent: Certain land owners in “Area 17” Address: C/ - PLANNERS NORTH P.O. Box 538, Lennox Head NSW 2478 Proposed zoning: Amendment to Byron LEPs 1988 & 2014 to permit residential and associated development
Certificate I certify that I have prepared the content of this Planning Proposal in association with Rob Doolan of Balanced Advice and to the best of my knowledge: it is in accordance with the Act and Regulations, and it is true in all material particulars and does not, by its presentation or omission of information, materially mislead.
Notice The plans to this document were prepared for the exclusive use of the proponent and are not to be used for any other purpose or by any other person or corporation. PLANNERS NORTH and Balanced Advice accepts no responsibility for any loss or damage suffered howsoever arising to any person or corporation who may use or rely on this document for purposes other than the proposed development.
Plans accompanying this document may not be reproduced, stored or transmitted in any form unless this note is included.
PLANNERS NORTH declares that it does not have, nor expects to have, a beneficial interest in the subject project. We do not have any reportable political donations within the meaning of Section 147(3) of the Act to declare and our clients have advised that they do not have political donations of a reportable nature.
No extract of text from this document may be reproduced, stored or transmitted in any form without the prior consent of PLANNERS NORTH.
Stephen Connelly RPIA (Fellow) PARTNERSHIP PRINCIPAL ABN 56 291 496 553 T: 1300 66 00 87 3/69 Centennial Circuit E: [email protected] Byron Bay NSW 2481 W: plannersnorth.com.au
Ref: 1431.2039 Date: September 2017 SADDLE ROAD • PLANNING PROPOSAL EXECUTIVE SUMMARY i
PLANNERS NORTH and Balanced Advice have been engaged by certain landowners in the Saddle Road locality of Byron Shire to provide Town Planning advice with respect to the preparation and lodgement of a Planning Proposal with Byron Shire Council for the land described as “Area 17” in the Byron Shire Preliminary Draft Residential Strategy of August 2016. This Planning Proposal is for residential and associated development.
In our submission the Saddle Road locality should be planned on the basis of a self-contained “village” which interacts with the surrounding towns and villages but is designed to particularly foster an interaction with Brunswick Heads in preference to Mullumbimby. The key concepts we recommend for the new integrated village include: the provision of a variety of densities and housing forms; the facility to accommodate a broad range of income levels within the overall design; a broad range of titling options including conventional torrens title, strata, community title lease holding, intentional community, as well as much needed seniors living; generally low scale, low density development form; and at the minimum, the inclusion of the “base line village elements” of community meeting place, postal services, general store and community open space. The proposal articulated in this Planning Proposal to utilise Area 17 as a new urban area is a product of many factors. Those factors include the: long history of being identified for future urban growth going back to at least 1983; policies of all levels of government to promote the orderly development and use of land which can be demonstrated to be suitable for sustainable residential development; excellent location in terms of proximity to services and other towns but not so close to other settlement as to be regarded as urban sprawl; strong demand for a variety of housing options in the Shire of Byron; the site planning opportunities presented by Area 17; and the significant housing solutions presented within this proposal and intending commitments of the landowners which directly address Council’s Resolution 17-260 which seeks the early progression of projects that are considered to provide timely delivery of affordable housing. In our opinion, the careful planning and development of “Area 17” and environs can be seen to satisfy a legitimate need and the subject site is capable of development and use in a manner which mitigates potential adverse impacts consistent with Council’s sustainability and affordable housing principles as well as State and Regional planning strategic directions.
1431.2039 SADDLE ROAD • PLANNING PROPOSAL ii
T A B L E O F C ONTENTS
1 INTRODUCTION ______1 1.1 Preamble ______1 1.2 Structure of Report and its Scope ______1 1.3 Specialist Technical Advice ______1 1.4 Further Information ______2 2 SITE DESCRIPTION ______4 2.1 Cadastral Description ______4 2.2 Site Context ______4 2.3 Site Analysis ______4 2.4 Surface Geology ______4 2.4.1 Soils ______4 2.4.2 Groundwater ______8 2.5 Traffic ______8 2.5.1 Existing Intersections ______8 2.5.2 General Capacity ______8 2.5.3 Potential access points and road alignment ______8 2.5.4 Traffic feasibility ______10 2.6 Noise ______10 2.7 Flooding ______10 2.8 Acid Sulfate Soils ______10 2.9 Bushfire Prone Land ______10 2.10 Wastewater ______13 2.10.1 Council Sewerage Infrastructure ______13 2.10.2 Onsite Wastewater Treatment ______13 2.11 Services ______17 2.11.1 Electricity ______17 2.11.2 Reticulated Water ______19 2.11.3 NBN ______19 2.12 Land Contamination ______19 2.12.1 Scope ______19 2.12.2 History of Site ______19 2.12.3 Contaminated land & feasibility for development ______20 2.13 Archaeology ______20 2.13.1 Results ______21 2.13.2 Findings______21 2.14 Flora and Fauna ______24 2.15 Preliminary Draft Byron Urban Strategy ______24 3 DEVELOPMENT POTENTIAL ______27 3.1 The integrated village concept ______27 3.2 Density Options ______27 4 PLANNING PROPOSAL ______30 4.1 Objectives ______30 4.2 Explanation of the Provisions of the Draft Plan ______30 5 STATUTORY AND STRATEGIC PLANNING ______34 5.1 Statutory Considerations ______34 5.1.1 Deemed Environmental Planning Instruments ______34 5.1.2 Local Environmental Plans ______34 5.1.3 State Environmental Planning Policies ______34
1431.2039 SADDLE ROAD • PLANNING PROPOSAL iii
5.1.4 Certified Draft Plans ______36 5.2 Contribution Plans ______36 6 JUSTIFICATION ______37 6.1 Relationship to Strategic Planning Proposal ______37 6.1.1 Consistency with Relevant Subregional Planning Strategies ______37 6.2 Consistency with State Environmental Planning Policies ______52 6.2.1 Consistency with applicable Ministerial Directions ______54 6.3 State and Commonwealth Interests ______56 6.3.1 Public Infrastructure ______56 6.3.2 Community Consultation ______56 7 CONCLUSION ______57 REFERENCES ______2
LIST OF PLANS & PLATES
Plan 1.1 Site Locality Plan ______3 Plan 2.1 The Site ______6 Plan 2.2 Site Analysis ______7 Plan 2.3 Potential Access Points ______9 Plan 2.4 Noise ______11 Plan 2.5 Flooding ______12 Plan 2.6 Acid Sulfate Soils ______14 Plan 2.7 Fire Prone Lands ______15 Plan 2.8 Water Reticulation ______18 Plan 2.9 Archaeology ______22 Plan 2.10 Flora and Fauna Sensitivity ______26 Plan 3.1 Development Potential ______29 Plan 4.1 Concept LEP Amendment ______32 Plan 4.2 Concept Minimum Lot Size Proposals ______33 Plan 5.1 LEP Controls ______35
LIST OF TABLES
Table 3.1 Potential Yield Scenarios ______27 Table 6.1 Assessment against Plan Goals, Directions and Actions______37 Table 6.2 Community Strategic Plan Consistency ______46 Table 6.3 Consistency with relevant SEPPs ______52 Table 6.4 Assessment against Section 117 Directions ______54
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
1
1 INTRODUCTION
1 . 1 P REAMBLE
PLANNERS NORTH and Balanced Advice have been engaged by certain landowners in the Saddle Road locality of Byron Shire to provide Town Planning advice with respect to the preparation and lodgement of a Planning Proposal with Byron Shire in regard to land described as “Area 17” in the Byron Shire Preliminary Draft Residential Strategy of August 2016.
Plan 1.1 illustrates a site locality plan identifying the subject land.
The purpose of this Planning Proposal is to amend the current town planning controls that apply to Area 17. The intended outcome of the Planning Proposal is for the creation of a new village development.
The Planning Proposal has been prepared in accordance with Section 55, of the Environmental Planning & Assessment Act 1979 (EP&A Act). As required by Section 55 this Planning Proposal includes the following:
a statement of the objectives or intended outcomes of the proposed instrument;
an explanation of the provisions that are to be included in the proposed instrument; Extract from the 1983 Planning Workshop “Trend” Strategic Plan identifying the “Area the justification for those objectives, outcomes and provision 17” as an urban growth area. and the process for their implementation (including whether the proposed instrument will comply with relevant directions under Section 117);
draft LEP amendment map; and
details of community consultation.
This Planning Proposal has been prepared having regard to the Departmental publications "A guide to preparing local environmental plans" and "A guide to preparing planning proposals”.
1 . 2 S TRUCTURE OF R EPORT AND ITS S COPE
Section 2 of this report describes the physical characteristics of the subject land and its planning context. Section 3 describes development potential “Area 17”. A description of the proposed amendments to the relevant Byron Local Environmental Plans are set out in Section 4. A brief outline in relation to the statutory and strategic planning context of the subject site is set out at Section 5. Current photographic view of the subject Section 6 sets out a justification of the proposal having regard to the site and environs. relevant strategic planning context. Section 6 contains brief concluding remarks.
1 . 3 S P E C I A L I S T T E C H N I C A L A DVICE
For the purposes of researching the strategic characteristics of the subject site, specialist advice was sought from:
Greg Alderson & Associates – Engineers and Scientists;
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
2
Peter Parker - Environmental Consultants; and
Everick - Archaeological Consultants.
1 . 4 F U R T H E R I NFORMATION
Should Council or the Department require any additional information or wish to clarify any matter raised by this Planning Proposal please consult Steve Connelly or Rob Doolan.
1431.2039 SADDLE ROAD PLANNING PROPOSAL
R M BINYA PARK
CARRAMAR A A A Red W
V N J L A OL
U A
50 40 = O D
O LL RICHARDSON LIONS PARK R K
Heights R A R H O E I L
Y W AL shopping C LOOKOUT Y EE W J
SHIPWAY A R 30 centre R : R R W R D O Brunswick 97LOOKOUT AH C A N DEVINES W Y G PO 20 A AY A W HILL R YALLAKOOL PARK BRUNSWICK Hillvue R 30 A M
B OCEAN10 DUDG O HEADS
EONS R SMOKY O L OAD A 20 RIK 30 SHORES VALLEY A A R
VE D NATURE RESERVE RAJ AH RD
7
D 20 sewage A 10 O works R sewage 30
S 20 works T pumping station T C O E ID R 30 N RS
Y VE 40 I SY S R NOTTS lockedU+ LANE caravan 6 U+ yards 4 3 park ramp SONNY COLES E BRUNSWICK HEADS locked MEMORIAL BOATHARBOUR RESERVE U+
B PARK 50 co op caravan r O u LD park 10
n PACIFI 10 C s HW BANNER
Y Y = M eek 6 w A PARK id r W = jimbil C ic 20 k H TORAKINA IG club monument H PARK VOLUNTEER MARINE BRUNSWICK U+ locked RESCUE 274 R FINGA SOUTH BEACH PARK C L ST W
iv I W park 50 IF FIN library e W HEADSGAL ST VENTURE r 5 C A PO PARK P hall P caravan park
V BOO A YUN ST T S FS L BRUNSWICK HEADSguide scout club L NRMA A hall NANA S hall Grasslands N T tennis C T NATURE S ES courts U+ T S E N C O T
30 AD Îá R RO RESERVE SHORT HE Y ST T
W B sewage works D 40
A E
T locked 49 E U+ E TEVE N W R ST 10 5 T Îá
M
A
I
N historic cemetery ramp PILGRIM T 5
R T M MEMORIAL I A S LL ST
I
L PARK
T
R T
T A S T
S U S
T N
Y S O E Br I uns E C w T ic L LES 3 club A 6 N k L I playing W T A R bowling green S DONNELLY R D P field FIELD ive BRUNSWICK r U+ MULLUMBIMBY club U+ sewage telstra S Îá HEADS locked 2 club works depot NRMA 6 ALBY STAN council W Y LOFTS NATUREÎ áRESERVE W chambers STAN ROBINSON PARK H OVAL THOMPSON AR OVAL
APEX PARK GY T L 10 C E D I Y W T F BAY R H ST I S A MULLUMBIMBY S S IT IDE W T S M C AY G library A LY TN S N A R S P R NE N nursery W R D R
Îá C N D
I A UEE TY A 20 D R S Y D R R H Q M E O AN W W D F N TO L S ST H O G
N M I C K A I N IF C A PA park G S E
a M lt 4 yards w 5 D E L
a N D S t 3 O 6 e yards A T
r O i R 30 m
T
40 p CAPE C E R L s A r I
e D o L
D D e A
BYRON Îá O n
30 A k R S s
N
MARINE PARK O N E A S H LG R E T U k MULLUMBIMBY ROAD E N G C e A re D re C L e N k
E s H
ng 50 Ki
THE SADDLE ROAD 20 40 5 5 50 Ithica ek 42 re 49 C 40
E
N
A
y L 10 a 50
cl 20 e 40 S E ip 10 repeater A N N NDE O P A E R S
L station AN
30 L
S DY 30
10 TAN S 20 Y 50
) E
L
U A EVERITTS
c
40 M HILL quarry 20 50 50 30 U+ B Îá ILIN 30 40 R OAD 8 20
G ULG 20 10 AN R THE OA 20 D HEATH 4
U+
E E S AN BYRON N i
L A m 10 L p O 5 G XS 23 s IN FO o
D 20 n U+ s 5 quarry 38 D A 25 C
O
R r
20 30 e
U + C
e 20 A k E L S rubbish A I 30 V N
tip S
10 O 40 G 10 N I 36
K
20 30 M U yards Fig Tree R club W TYAGARAH Farm I 40 L COMMUNITY HALL 9 OAD L P R A locked E 50 53 U U+ NS C club E MA 10 TH M I F
B I
50 C A
10 30 TYAGARAH AIRSTRIP 5 H
H
I 20 R 5 G 5 A H 20 picnic 30 I W 20 L 10 10 A W areaU+ Y
A picnic 4 20 Y area 34
Source: Mapquest Website, viewed 31 October 2016 viewed Mapquest Website, Source: 8 3
10
10 4 TYAGARAH 20 G 9 M D RA Y ROA YS
North 0 1km
1 : 40 000 @ A4 Legend
Subject site Plan 1.1 BALANCED ADVICE SITE LOCALITY PLAN
1431.2039
DRAFT 24.08.2017 SADDLE ROAD • PLANNING PROPOSAL
4
2 SITE DESCRIPTION
2 . 1 C A D A S T R A L D ESCRIPTION
For the purposes of this Planning Proposal, the “subject lands”, referred to in this report is all the land illustrated in Plan 2.1. The site has an area of 2.9km² and is irregular in shape. Our clients own the land illustrated by heavy outline in Plan 3.1.
2 . 2 S I T E C ONTEXT
The centroid of the subject site is located approximately 4.3 km (8 minutes driving and 50 minutes walking time) from Brunswick Heads Post Office and 4.6km (9 minutes driving and 56 minutes walking time) from Mullumbimby Post Office.
2 . 3 S I T E A NALYSIS
Plan 2.2 shows a composite map of the subject site illustrating important site planning constraints and opportunities, particularly those relating to slope constraints; road noise; flooding & sensitive vegetation.
2 . 4 S U R F A C E G EOLOGY
2.4.1 SOILS
The soil within the subject site is relatively consistent along the plateau, being clay loams increasing with clay at depth. Rock floaters on the surface were evident and in areas large rock outcrops were observed.
The following is a summary of the Soil Conservation Service 1:100,000 Soil Landscape Map
Soil Landscape: Residual Ewingsdale Landscape
Soils: Moderately deep to deep (>100 cm), Krasnozems and brownish red well drained krasnozems on slopes.
Geology: Lamington volcanics: Lismore Basalts – Tertiary basalts, with bore and minor agglomerate
Limitations: Very acid soils with high aluminium toxicity potential. Steep slopes and mass movement and localised rock outcrop.
Permeability: Moderate to high.
In general, the soils of the site are anticipated to have the following characteristics:
pH: Soil pH is generally acidic (6.0), and will require lime to be incorporated into the disposal area.
Electrical Conductivity (dS/m): Morand (1994) states that the Ewinsdale soil landscape has a very low electrical conductivity, there was no evidence of vegetation being affected by salt
Phosphorous Sorption (kg/ha): Morand (1994) states that the Ewingsdale soil landscape has a moderate to high phosphorous sorption rate of greater than 600mg/kg which is equivalent to greater than 10000kg/ha/year.
Modified Emerson Aggregate Test: Morand (1994) states that the Ewingsdale soil landscape has a low dispersive percentage, there were no signs of dispersiveness when soil at site was examined
Soil Permeability: The sites soils were clay loam which are expected to have moderate permeability
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
5
Depth of Soil: The depth of soil varies to greater than 100 cm to no soil where the rock outcrops are exposed
Depth To High Episodic/Seasonal Watertable: The watertable is variable and will require further investigation. The spring fed dam in the south-western corner of Lot 32 1018929 is shallow and surrounded by rock outcrop.
1431.2039 SADDLE ROAD PLANNING PROPOSAL Brunswick Gold Coast
River
PACIFIC Lot 109 DP 755692 Lot 1 DP 1159910 LANE Part Lot 2 MOTORWAY DP 1159910
BASHFORTHS LANE Lot 2 Lot 1 DP 583377 DP 1159910 Lot 108 DP 755692 L. 1 DP441896 L. 1 DP584730 L. 31 Lot 3 MANGROVE DP 831545 Lot 1 DP 576880 Brunswick Heads Lot 32 21 Lot 2 DP 1018929 ROAD DP 1159910
Lot 1 DP 823660 4 SADDLE ROAD Mullumbimby 3 DP 1018929 1 Part Lot 2 Lot 3 DP 1159910 DP 831545 Lot 2 MOTORWAY Lot 1
DP 632771 DP555377 Lot 3 Lot 1 MULLUMBIMBY DP 810118 THE DP 631177 Lot 1 Lot 2 Lot 1 DP 122589
DP 301709
Lot 1 Lot 3 DP 632771 Lot 221 Lot 2 DP 580144 DP 755692 PACIFIC LANE Lot 1 DP 363848 1
2 Lot 11 3 Lot 4 DP530852Lot 1 McAULEYS DP 529317 DP 580670 6 DP5821694 ROAD DP 810118 DP 587709 Lot 1 Lot 1 DP 1172674 DP 859817
Lot 11 LAN DP 1156763 GULGAN TANDYS LANE
5
DP864174
Source: Property descriptions: NSW LPI SIX Portal Website, viewed 31 October 2016 viewed descriptions: NSW LPI SIX Portal Website, Property Source:
Byron Bay
CRES
North 0 300m HYRAMA
1 : 12 500 @ A3 Legend
Study Precinct
GULGAN BALANCED ADVICE Plan 2.1
ROAD THE SITE
1431.2039 SADDLE ROAD PLANNING PROPOSAL
Source: RPS Project No. 122908-01 RPS Project Source: “Issues Plan” Dated October 2014
North 0 100 200m Legend
1 : 8000 @ A3 Site boundary Slope constrained land
Land ownership boundary Significant vegetation area
BALANCED ADVICE Noise barrier Potential development footprint Plan 2.2
Approx. flood line 4.5m AHD Potential additional development area SITE ANALYSIS
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
8
2.4.2 GROUNDWATER
There are a number of spring fed dams located within the subject lands.
Other groundwater sources are located within the property and on neighbouring sites with the following licensing information obtained from the Natural Resources atlas:
Groundwater bore: GW067139 ‐ Located on Lot 1 DP 301709. Bore is 30 m deep with water bearing zone 18 m to 30 m.
2 . 5 T RAFFIC
The surrounding road network has been analysed for its capacity, having regard to predicted background traffic growth with potential to accommodate traffic generated by future development. In addition the existing access points and road network has been reviewed.
2.5.1 EXISTING INTERSECTIONS
The existing Saddle Road intersection with Mullumbimby Road does not meet minimum sight distance criteria. It is recommended this intersection be closed and alternative options considered.
To be utilised for urban development, Saddle Road near its access to Bashforths Lane will require widening to be undertaken. Such widening requires detailed investigations as it may be restricted due to vegetation conservation considerations.
2.5.2 GENERAL CAPACITY
In light of the sight distance issue on Mullumbimby Road the possibility of having traffic access the site from the north was investigated. A SIDRA intersection analysis on the surrounding road network. This highlighted that there is limited spare capacity for growth in right hand turns from Gulgan Road into Mullumbimby Road.
2.5.3 POTENTIAL ACCESS POINTS AND ROAD ALIGNMENT
Access points potentially able to be provided to the subject site with approximate road alignment are shown in Plan 2.3.
Use of part of first segment of Saddle Road from the north
The northern segment of Saddle Road, serviced from the highway interchange, provides access options into the subject lands prior to the existing Saddle Road corridor potentially becoming constrained for upgrading due to native adjoining vegetation.
Extension of Bashforths Lane
Options are also available for servicing the subject lands from the north via extension to Bashforths Lane.
New intersection on Mullumbimby Road
A new access off Mullumbimby Road at the McAuley’s Lane intersection is considered to have potential. This intersection could be converted into a roundabout with four legs. The project engineers have performed preliminary SIDRA intersection analyses and this roundabout would have sufficient capacity to process predicted background traffic growth and development traffic. Utilisation of this access would require main collector road to meander from Mullumbimby Road to the top of the plateau as shown in Plan 2.1. However, further, the climb up along the western slopes will require significant earthworks. The extent of earthworks for this road will require detailed geotechnical and visual impact investigations.
1431.2039 SADDLE ROAD PLANNING PROPOSAL
Source: RPS Project No. 122908-01 RPS Project Source: “Issues Plan” Dated October 2014 & “Concept Plan - Urban Option” 2014 Dated November
North 0 100 200m Legend 1 : 8000 @ A3 Subject boundary Plan 2.3 Potential road network BALANCED ADVICE POTENTIAL Potential access point ACCESS POINTS
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
10
New intersections on Gulgan Road
There is potential to connect to Gulgan Road as depicted in Plan 2.3. In some senses the connection to Gulgan Road has significant urban design implications by giving the land less the character of a suburb of Mullumbimby and more the character of a new village in its own right.
2.5.4 TRAFFIC FEASIBILITY
Initial traffic impact research suggests that if at least two new accesses should be provided. With two or more access points, the traffic volumes will not to restrict the number of lots for a future subdivision.
2 . 6 N OISE
The majority of the site is dominated by noise from the surrounding road network. A preliminary noise model was analysed in SoundPLAN in order to obtain a conceptual framework concerning construction categories that would be required of future dwellings in order to achieve acceptable indoor noise levels.
The subject land has been mapped into four zones as shown in Plan 2.4 in line with the construction categories defined in AS3671. Generally, Categories 1 and 2 in Plan 2.4 do not require special acoustic treatment. From Category 3 onwards, acoustic design would have to be performed for dwellings resulting in increased construction cost and associated reduction in land value.
Overall the noise from the surrounding road network will not affect the feasibility of a potential development. However, it is recommended to avoid positioning dwellings in the zone identified as Category 3 as far as practical.
2 . 7 F LOODING
Based on preliminary investigations, a Flood Planning Level may be as high as RL 4.5m AHD (see Plan 2.5). This aspect will need to be the subject of more detailed research before urban design is commenced. Most of the lower lying areas would be unsuitable to development due to flooding without flood proofing.
The access roads are recommended to be built above the adopted Flood Planning Level.
2 . 8 A C I D S U L F A T E S OILS
Acid Sulfate soils in the vicinity of subject site are shown in Plan 2.6.
As can be seen in Plan 2.6 the Acid Sulfate soils are only present in the lower lying areas, being mapped as Class 3. Class 3 is defined as requiring an investigation for works more than 1 metre below the natural ground surface; or works by which the water table is likely to be lowered more than 1 metre below the natural ground surface.
The land area affected is also subject to flooding.
Acid Sulfate Soil Management has now progressed to a state where soils can be adequately managed by appropriate environmental controls during construction.
2 . 9 B U S H F I R E P R O N E L AND
Bushfire prone land and buffer zones are shown below in Plan 2.7. New development on areas identified as bush fire prone are subject to the development and planning controls of Planning for Bush Fire Protection 2006.
1431.2039 SADDLE ROAD PLANNING PROPOSAL Brunswick Gold Coast
River
PACIFIC
LANE MOTORWAY
BASHFORTHS LANE
MANGROVE
Brunswick Heads
ROAD
SADDLE ROAD Mullumbimby
MOTORWAY
MULLUMBIMBY THE
“Preliminary Feasibility Study Initial Phase”“Preliminary 01/09/2014 PACIFIC
LANE
McAULEYS
Figure 2 from Figure ROAD
LAN
GULGAN TANDYS LANE
Source:Greg Alsrerson & Assoc. - Alsrerson Source:Greg
Byron Bay
CRES
North 0 Figure300m 2 ‐ Acoustic consttruction categoory mapping HYRAMA Legend 1 : 12 500 @ A3 Study Precinct 8 Construction Category 1 GULGAN BALANCED ADVICE Construction Category 2
Construction Category 3 Plan 2.4 ROAD NOISE
1431.2039 mmended rezoning SADDLE ROAD PLANNING PROPOSAL Brunswick Gold Coast
River
PACIFIC
LANE MOTORWAY
BASHFORTHS LANE
MANGROVE
Brunswick Heads
ROAD
SADDLE ROAD Mullumbimby
MOTORWAY
MULLUMBIMBY THE
“Preliminary Feasibility Study Initial Phase”“Preliminary 01/09/2014 PACIFIC
LANE
McAULEYS
Figure 4 from Figure ROAD
LAN
GULGAN TANDYS LANE
Figure 4 ‐ Flood planningglevel
Source:Greg Alsrerson & Assoc. - Alsrerson Source:Greg
Byron Bay
North 0 300m Legend 1 : 12 500 @ A3 Study Precinct
1986 Flood Level - 3.4m AHD
BALANCED ADVICE Flood Planning Level - 4.5m AHD Plan 2.5 FLOODING
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
13
2 . 1 0 W ASTEWATER
A waste water assessment was completed to determine the potential for wastewater management either via council mains or to occur at the site.
2.10.1 COUNCIL SEWERAGE INFRASTRUCTURE
The nearest reticulated sewerage infrastructure to the site is a 375 mm diameter DCIL sewer trunk rising main known as ‘Pipeline 4’. The trunk main transfers sewage from the former Brunswick Heads Sewage Treatment Plant (BHSTP) to the Brunswick Valley Sewerage Treatment Plant (BVSTP) located at Valances Road, Mullumbimby. Pipeline 4 and the BVSTP were completed in 2010.
At the former BHSTP a new pump station (SP2000) was constructed to transfer the entire Brunsswick Head catchment flows via Pipeline 4 trunk main. From SP2000, Pipeline 4 heads south along the old Pacific Highway, then west through a paper road reserve north of Part Lot 2 DP1159910, under the Pacific Highway, then turns north at the northern end of Bashforths Lane. The pipeline then runs parallel with the western side of the Pacific Highway through Mr Bashforth’s land (Lot 11 DP844553), then west under the Brunswick River to the BVSTP.
Flow contributions from Brunswick Heads were based on the Brunswick Heads Settlement Strategy (BSC, 2004). This strategy documented areas currently developed and areas available for future development. Populations and flow generation was determined for the Brunswick Heads catchment to 2025 accounting for the permanent population, overnight guests and day‐trippers (PB, 2005). Subsequently the pump station (SP2000) at the former BHSTP and pipeline 4 should have been sized to cater for growth in the Brunswick Heads catchment to 2025.
The subject site has not been included in the Brunswick Heads Settlement Strategy (BSC, 2004) study area. However, the site is noted as a “potential growth area”.
The Brunswick Heads Settlement Strategy stated at Section 2.2:
The new Pacific Highway, which bypasses Brunswick Heads, provides a major built constraint to the development to the west. A potential growth area along Saddle Road is relatively remote from Brunswick Heads. The location of the bypass has resulted in the Saddle Road Area relating more to Mullumbimby than to Brunswick Heads, at least in the short term. A new interchange south of Brunswick Heads will provide a direct link to Saddle Road. This will enhance the Saddle Road area’s links to Brunswick Heads. Saddle Road lies outside of the Brunswick Heads study area.
2.10.2 ONSITE WASTEWATER TREATMENT
The assessment has been completed to examine the feasibility for onsite wastewater management based on constraint mapping and suitable areas away from sensitive locations. As such, the suitable wastewater management areas are based on:
Soil type
Depth of soil
Gradient of slope
Setbacks to drainage lines such as creeks (intermittent and permanent), groundwater bores and spring fed dams
Land Area
The subject site covers a land area of approximately 68 hectares. However, not all of this land area is suitable for wastewater management due to:
Proximity to creeks
Proximity to groundwater bores (albeit these can be capped)
1431.2039 SADDLE ROAD PLANNING PROPOSAL Brunswick Gold Coast
River
PACIFIC
LANE MOTORWAY
BASHFORTHS LANE
MANGROVE
Brunswick Heads
ROAD
SADDLE ROAD Mullumbimby
MOTORWAY
MULLUMBIMBY THE
“Preliminary Feasibility Study Initial Phase”“Preliminary 01/09/2014 PACIFIC
LANE
McAULEYS
Figure 6 from Figure ROAD
LAN
GULGAN TANDYS LANE ate Soils
Source:Greg Alsrerson & Assoc. - Alsrerson Source:Greg
Byron Bay
CRES
North 0 300m HYRAMA Legend 1 : 12 500 @ A3
Study Precinct
As1 Plan 2.6 BALANCED ADVICE Ap2 ACID Em SULFATE SOILS
1431.2039 )
SADDLE ROAD PLANNING PROPOSAL Brunswick Gold Coast
River
PACIFIC
LANE MOTORWAY
BASHFORTHS LANE
MANGROVE
Brunswick Heads
ROAD
SADDLE ROAD Mullumbimby
MOTORWAY
MULLUMBIMBY THE
“Preliminary Feasibility Study Initial Phase”“Preliminary 01/09/2014 PACIFIC
LANE
McAULEYS
Figure 7 from Figure ROAD
LAN
GULGAN TANDYS LANE
Figure 7 ‐ Bushfire proneelandandbufffer zones
Source:Greg Alsrerson & Assoc. - Alsrerson Source:Greg
Byron Bay
CRES
North 0 300m HYRAMA Legend 1 : 12 500 @ A3
Study Precinct
Category 1 GULGAN Plan 2.7 BALANCED ADVICE Category 2 FIRE Vegetation Buffer PRONE ROAD LAND
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
16
Proximity to spring fed dams (more investigation may be required to encroach on these areas)
Rock outcrop and shallow soils in parts;
Steep slopes
Well vegetated areas
Vegetation
The most suitable areas for wastewater management are grassed areas, consisting of pasture grasses.
Slope
The gradient in the subject site is variable and consists of large areas along the plateau of relatively minor gradient (<10%) to moderate grade areas 10‐18% to steep areas. In general, wastewater management should be on gradients of less than 15% although disposal fields properly designed and installed can be constructed on gradients of up to 20%.
Setbacks
Setbacks to these areas will be required for the wastewater disposal areas. In general, setbacks are to be in accordance with Council's Wastewater management policy (2004) (although encroachments to these areas can be made with further investigation):
250 m if the disposal field is located up slope of the groundwater bore; and
50 m if the disposal field is located down slope or cross gradient of the groundwater bore.
Other sensitive locations
Setbacks to gullies, intermittent creeks and permanent creeks are required. In general the requirements for the setbacks to these areas are:
40 m to an intermittent creek or gully; and
100 m to permanent water.
It is also noted that a cattle tick dip site is located on Lot 2 DP 1159910. That dip site was decommissioned in late 2014 by the DPI. Water samples taken from both dams and a spring below the dip show the historical dip contamination has not spread.
Potential On Site Wastewater Management
Calculations have been based on Council's wastewater model from the Council's On‐Site Wastewater Management Policy (2004). In general it is considered that this model is appropriate to provide a broad overview for the disposal field required, and has been used to determine the hydraulic loading that the site can accept. Therefore, based on this area, the estimated hydraulic load that can be managed is in the order of 348000L/day. Using the Council's Sewer Policy (13/005) which states an equivalent tenement for sewer is 590 L/day, the subject site has capacity of approximately 590 ET.
OnSite Wastewater Management Options
On‐site wastewater management options would of course be considered further at Planning Proposal/ Development Application stages. A brief description of possible wastewater management options is provided here:
Decentralised Wastewater Management
A decentralised system consists of clustered treatment systems and a combined irrigation disposal field for the total development. These systems are suitable for small village type developments; although there will be on‐going maintenance costs etc. associated with this and it would be better if a Council would manage the system rather than left to private companies. Furthermore, a
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
17
neighbourhood plan would be required to ensure that appropriate maintenance fees are paid to ensure the upkeep and as such, this would be better for community title type developments.
It is possible that smaller pod systems could be used to transfer wastewater to a larger treatment system then to the combined disposal field. Another possibility is to use individual treatment systems then to transfer from these systems to the combined disposal field. This latter may provide greater flexibility as:
Only an easement would be required over the land that is being burdened by the disposing of treated wastewater from that particular dwelling/building; and
Systems can be installed as the market/development demands rather than installing a larger system at once which may not be required until years later.
Therefore decentralised treatment systems may comprise of:
Individual wastewater management systems installed at each dwelling/building, could consist of anything that is permitted by Council at that stage eg:
Aerated Wastewater Treatment Systems;
Subsurface Flow Wetlands; and
Composting toilets and grey water treatment.
Combined treatment such as:
Biological treatment plants;
Aerated wastewater treatment plants; and
Grey water recycling treatment plants.
Centralised Wastewater Management
A wastewater treatment system could be installed at the site which could collect all wastewater, treat and dispose to either the irrigation field or to the drainage lines provided a license was obtained. This system is very similar to that of a Council operated sewage treatment plant.
These systems are more suited for areas where there is demand and growth of population, as such it is not installed on day one for one house, but rather it is installed with a large number of dwellings to be constructed on day one. It may be possible that as demand grows that this could be an option to investigate further.
Individual Wastewater Management
Individual wastewater management systems could be installed on each new allotment if the proposal was for a rural residential development. Each of the proposed allotments would need to be assessed to determine the feasibility of wastewater on that particular lot to ensure that there was adequate area available for a system to cater for a future dwelling, a reserve area as well as a large area for a dwelling, ancillary buildings, open space etc.
2 . 1 1 S ERVIC ES
This section confirms that standard reticulated utility services can be made available to the subject lands. A range of onsite standalone utility services are to be incorporated into the mix of housing products provided to simultaneously achieve other Council and community sustainability objectives.
2.11.1 ELECTRICITY
Essential Energy indicated that sufficient electricity would be available. Their comments are however subject to lodgement of a design package by an Accredited Service Provider. This type of
1431.2039 SADDLE ROAD PLANNING PROPOSAL Brunswick Gold Coast
River
PACIFIC
LANE MOTORWAY
BASHFORTHS LANE
MANGROVE
Brunswick Heads
ROAD
SADDLE ROAD Mullumbimby
MOTORWAY
MULLUMBIMBY THE
“Preliminary Feasibility Study Initial Phase”“Preliminary 01/09/2014 PACIFIC
LANE
McAULEYS
Figure 9 from Figure ROAD
GULGAN TANDYS LANE
Source:Greg Alsrerson & Assoc. - Alsrerson Source:Greg
Byron Bay
North 0 300m
1 : 12 500 @ A3 Legend
Study Precinct
Trunk water pipeline BALANCED ADVICE Plan 2.8 Reticulation water pipeline Figure 9 ‐ Water reticulaation WATER RETICULATION
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
19
submissions requires a detailed subdivision layout and further investigation is required at later stage.
2.11.2 RETICULATED WATER
Rous Water and Council were contacted regarding water supply availability and spare capacity has been indicated.
A main runs across the northern end of the subject site as well as various water reticulation pipelines as depicted in Plan 2.8.
2.11.3 NBN
NBN is understood to be available to the locality. The proprietor of Lot 2 DP 1159910 has already made arrangements with NBN to supply specifically to that location.
2 . 1 2 L A N D C ONTAMINATION
Areas of potential contamination from past land uses are identified. This preliminary contaminated assessment has identified that there are potentially contaminated areas at the site, such as the weatherboard dwellings, former building sites, cattle dip site and cropping areas.
2.12.1 SCOPE
The purpose of the investigation was to determine the areas that are potentially contaminated from past land use and not provide a full assessment in accordance with National Environmental Protection Measures (NEPM 1999). The investigation includes obtaining a history of land usage on the site.
The properties which formed part of the initial investigation were:
Lot 2 DP 1159910
Lot 32 DP 1018929
Lot 3 DP 810188
Lots 1, 2 and 3 DP 631177
2.12.2 HISTORY OF SITE
Some anecdotal history of the site was provided from a long term resident of the area. Historical land use aerial photographs have also been used to determine the location of former structures, land uses and cropping/plantation areas.
The aerial photographs show that there has been relatively little land use change within the subject site with the dominating land uses being:
Dairy farms – buildings are observed;
Piggeries – associated with dairy farms and as separate industries;
Cattle grazing;
Dwellings;
Cropping – unknown crops or plantations have been grown; and
One cattle tick dip site.
A brief summary of the historic titles for each of the sites is as follows:
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
20
Lot 2 DP 1159910
Was formerly part of the following allotments:
Lot 11 DP 881230:
Lot 10 DP 844553
Lot 2 DP 584730
Folio: 13331‐119
Lot 32 DP 1018929
Was formerly part of the following allotments:
Lot 22 DP 740271
Folio: 14188‐164
Lot 3 DP 810188
Was formerly part of the following allotments:
Lot 1 DP 580144
Folio:12941‐181
Lots 1, 2 and 3 DP 631177
Were formerly part of the following allotments:
Folio 15026‐27
2.12.3 CONTAMINATED LAND & FEASIBILITY FOR DEVELOPMENT
The preliminary contaminated assessment has identified that there are potentially contaminated areas at the site, such as the weatherboard dwellings, former building sites, cattle dip site and cropping areas.
Of these items, the Saddle Road dip site will require a thorough investigation. The dip was decommissioned in late 2014 under departmental supervision. However, testing in the immediate vicinity will be required before proceeding to detailed urban design.
Old dwellings and other former structures may have been painted with lead based paints and lead may remain in the upper soil profile surrounding these structures. However, remediation is most likely to be able to achieve suitability for redevelopment of these sites.
Old structures may contain some asbestos material, which will require to be managed appropriately and a management plan should be developed as part of the Development Application once the particular structures are identified to be removed in order to develop a specific plan of action.
Further investigation is required for the identified cropping areas including the possible banana plantation.
2 . 1 3 A RCHAEOLOGY
Everick Heritage Consultants have undertaken a Cultural Heritage Due Diligence Assessment. The assessment was to determine what, if any, impacts the rezoning and potential development may have upon Aboriginal cultural heritage.
The brief to Everick was to undertake an Assessment of a suitable standard to provide advice to the Byron Shire Council on the suitability of rezoning the subject site. The assessment aims were therefore to:
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
21
a) identify whether any Aboriginal Objects or places of such cultural heritage significance are located within the subject site that the intended future use of those lands would be inconsistent with appropriate heritage management standards; and b) identify appropriate heritage assessment and management practices that might inform future development applications.
The methods employed for this assessment included: a) a search of relevant Aboriginal heritage registers; b) a review of historic aerial photography and resources relating to past land uses and associated disturbances of the subject site; and c) an assessment of the potential for the subject site to contain significant Aboriginal heritage and the impact the Project may have on said heritage, consistent with the Office of Environment and Heritage Due Diligence Code for the Protection of Aboriginal Objects in NSW (2010)
The assessment applied the Office of Environment and Heritage (‘OEH’) Due Diligence Code of Practice for the Protection of Aboriginal Objects in New South Wales (2010) (Due Diligence Code).
As part of a desktop study, Everick undertook a search of the OEH Aboriginal Heritage Information Management System (‘AHIMS’) on 14 July 2014 (AHIMS Service ID 141319). A total of five (5) registered Aboriginal cultural heritage sites are within or on land immediately adjacent to the subject site.
2.13.1 RESULTS
There are minimal constraints for the proposed rezoning of the subject site Lands.
The subject site is disturbed under the definition of the Due Diligence Code.
The subject site has a low to moderate potential for Aboriginal sites that are most likely to constitute a broad ‘background scatter’.
Two confirmed Aboriginal sites may remain within the subject site being AHIMS sites 04-5- 0149) 04-5-0102, both sites are believed to be located in Lot 2, south of The Saddle Road, overlooking Gulgan Road. Field assessment will be required to establish the status of both sites.
A Stone Arrangement not believed to be of Indigenous origin is located within the subject site, in an easement near Lot 9.
Aboriginal Objects located within the subject site will be of low scientific value.
2.13.2 FINDINGS
For the purposes of any strategic planning for subject site, there should be considered minimal cultural heritage constraints. The results of the desktop assessment found that much of the subject site has been influenced by Ground Disturbance within the meaning of the Due Diligence Code. However, the extent of this disturbance is as yet unverified as further field inspections were outside the scope of works. As such, the potential of further Aboriginal Objects to be located within the subject site cannot be categorically ruled out. The following recommendations are therefore cautionary in nature. Further specific recommendations may be required for lands with known heritage values at Development Application stage.
1431.2039 SADDLE ROAD PLANNING PROPOSAL Brunswick Gold Coast
River
PACIFIC
LANE MOTORWAY
BASHFORTHS LANE
MANGROVE
Brunswick Heads
ROAD
SADDLE ROAD Mullumbimby
v. 0
MOTORWAY
MULLUMBIMBY THE
PACIFIC
LANE
McAULEYS ROAD
GULGAN TANDYS LANE
Source: Everick Heritage Consultants, Ref. EV. 306 Dated 11.08.2014 Re Everick Heritage Consultants, Ref. EV. Source:
North 0 300m Byron Bay Legend 1 : 12 500 @ A3 Study Precinct
ArchaeologicalArea of Interest 1
Archaeological Area of Interest 2
BALANCED ADVICE Plan 2.9 ARCHAEOLOGY
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
23
Recommendation 1: Rezoning of the Assessment Area
No cultural heritage impediments to any rezoning to the subject site were identified during the desktop assessment, though a number of Areas of Interest have been identified for further investigation. The timing of this investigation is at the discretion of the Proponent, though we would advise that Inspection of these Areas prior to the design phase may assist in a smoother Development Application submission.
Recommendation 2: Field Inspection and Ground Truthing of AHIMS sites
It is recommended that a field survey take place to confirm the locations of the registered AHIMS sites within the subject site, namely AHIMS sites 04-5-0149 (midden) 04-5-0102 (artefact scatter). Consultation with the OEH and landowners may also be required to determine if permits have been issued for the destruction of these sites as a result of previous works (Section 5 and Section 6). The timing of this inspection is at the discretion of the Proponent, though the Consultant does advise that an AHIP will be required should any future developments intend to impact these sites (See Recommendation 4). The AHIP process can only be achieved through a community consultation process which conforms to the OEH ACHCRP (2010). Timeframes for this process cannot be guaranteed, though it can be expected to be a minimum of 6 months. This timeframe will need to be incorporated into any Development Applications for land on which these sites are located (See Recommendation 4).
Recommendation 3: Further Assessment at Development Application Stage
It is recommended that any proposed developments within the subject site are undertaken in accordance with the OEH Due Diligence Code of Practice of the Protection of Aboriginal Objects in NSW. The Due Diligence Code, read in conjunction with this assessment, should provide the basis for assessing whether further cultural heritage assessment is required. In particular, regard should be had to the following: a) is there any known Aboriginal cultural heritage within the area to be developed; and b) has the area to be developed (including any access roads and service locations) been subject to extensive ground disturbance as defined by the code.
Where development proposals will not result in substantial ground surface modification, or are in areas that have seen extensive ground disturbance, further cultural heritage assessment will likely not be required. This is subject to any legislative changes that may come into effect in the near future.
Recommendation 4: Undertake ACHCRP for the purposes of Obtaining an AHIP
It is recommended that where a future Development Application proposes to impact any Aboriginal Objects registered on the AHIMS database either presently or as part of future heritage assessment works, that community consultation take place for the purposes of obtaining and Aboriginal Heritage Impact Permit. An AHIP will be a requirement of any Development Applications where the Project Footprint proposes to impact AHIMS sites registered within the subject site. As noted in Recommendation 2, timeframes for this process cannot be guaranteed, though can be expected to be a minimum of 6 months. Appropriate measures should be taken during preliminary Project planning to forecast for this process.
Recommendation 5: Aboriginal Objects Find Procedure
It is recommended that if it is suspected that Aboriginal material has been uncovered as a result of development activities within the subject site: a) work in the surrounding area is to stop immediately; b) a temporary fence is to be erected around the site, with a buffer zone of at least 10 metres around the known edge of the site;
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
24
c) an appropriately qualified archaeological consultant is to be engaged to identify the material; and d) if the material is found to be of Aboriginal origin, the Aboriginal community is to be consulted in a manner as outlined in the OEH guidelines: Aboriginal Cultural Heritage Consultation Requirements for Proponents (2010).
Recommendation 6: Aboriginal Human Remains
It is recommended that if human remains are located at any stage during earthworks within the subject site, all works must halt in the immediate area to prevent any further impacts to the remains. The Site should be cordoned off and the remains themselves should be left untouched. The nearest police station, the relevant LALC and the OEH Regional Office, Coffs Harbour are to be notified as soon as possible. If the remains are found to be of Aboriginal origin and the police do not wish to investigate the Site for criminal activities, the Aboriginal community and the OEH should be consulted as to how the remains should be dealt with. Work may only resume after agreement is reached between all notified parties provided it is in accordance with all parties’ statutory obligations.
Recommendation 7: Notifying the OEH
It is recommended that if Aboriginal cultural materials are uncovered as a result of development activities within the subject site, they are to be registered as Sites in the Aboriginal Heritage Information Management System (‘AHIMS’) managed by the OEH. Any management outcomes for the site will be included in the information provided to the AHIMS.
Recommendation 8: Conservation Principles
It is recommended that all effort must be taken to avoid any impacts on Aboriginal Cultural Heritage values at all stages during the development works. If impacts are unavoidable, mitigation measures should be negotiated between the Proponent, OEH and the Aboriginal Community.
2 . 1 4 F L O R A A N D F AUNA
For the purposes of site capability planning, a strategic flora and fauna assessment has been completed. That assessment aimed at defining the potential “no go areas” with respect to potential flora and fauna sensitivity. The strategic flora and fauna assessment carried out included:
Review of relevant flora and fauna databases;
Review of published Council strategic biodiversity mapping; and
Mapping of vegetation communities.
Those areas are defined in Plan 2.10.
2 . 1 5 P RELIMINARY D R A F T B Y R O N U R B A N S TRATEGY
The Draft Urban Strategy identifies Saddle Road and provides a list of “planning constraints”. The following table summarises the constraints identified and provides a response to each of the issues raised in the Draft Byron Urban Strategy.
Preliminary Draft Byron Urban Strategy – Response Area 17 – Saddle Road
Identified in the Rural Land Use Strategy (RLUS) CONFIRMED – BSC Doc 2016/11326 recommends preserve for urban/village
Water and sewer available subject to CONFIRMED – A range of options available for geology/geotechnical services able to address geology/ geotechnical
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
25
Farmland constraint needs to be resolved CONFIRMED – the non-contiguous regional farmland is an assessable constraint not being Primary Production land and is not utilised for agricultural use other than grazing due to environmental constraints.
Ridgeline and visual issues CONFIRMED – The DCP for the Saddle Road area will provide best practice management measures to protect and enhance scenic values and visual character, especially west facing slopes as raised in BSC doc 2016/11326
Requires safe access from Gulgen Road CONFIRMED – Safe access options available from Gulgan Road
School – Public or Private CONFIRMED – Education site planned for within release area.
As is evident from the above the subject site adequately addresses each of the identified “planning constraints”.
1431.2039 SADDLE ROAD PLANNING PROPOSAL
11//881230
11//881230
32//1018929 3//831545
11//881230
32//1018929 11//881230
3//831545 1//631177
3//810118 2//631177
3//631177
Source: Peter ParkerSource: Mapping.pdf “Saddle Road Vegetation
North 0 300m
1 : 12 500 @ A3
Legend
Study Precinct Plan 2.10 BALANCED ADVICE High Conservation Vegetation FLORA Allotments with consent to visit & FAUNA SENSITIVITY
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
27
3 DEVELOPMENT POTENTIAL
This section of the submission seeks to define the site planning objectives for the subject site.
3 . 1 T HE INTEGRATED VILLAGE CONCEPT
In our submission the Saddle Road locality should be planned on the basis of a semi self-contained “village”. The notion of a “village” development form described in this submission is heavily influenced by the “regional villages” concept set out in the 2001 Northern Rivers Regional Planning Strategy and associated Discussion Papers. It is envisaged that the new Saddle Road village would interact with the surrounding towns and villages but be designed to particularly foster an interaction with Brunswick Heads in preference to Mullumbimby.
The key concepts for the new integrated Saddle Road village are recommended to include:
a variety of densities and housing forms;
Voluntary Planning Agreements which cover aspects associated with the delivery of affordable housing products (donation to Council of land to support housing affordability projects and in the case of the BEV project, 100% delivery of affordable housing by a community land trust model providing lifelong leases), the orderly provision of infrastructure and the orderly implementation of local open space / community facilities;
the facility to accommodate a broad range of income levels within the overall design and fill the gap for housing products missing in the Shire;
a broad range of titling options including conventional torrens title, strata, community, title, lease holding, intentional community, as well as much needed seniors living;
generally overall low scale, low density development form; and
inclusion of “base line village elements” including community meeting place, postal services, general store and community open space.
3 . 2 D E N S I T Y O PTIONS
Plan 3.1 illustrates a potential development footprint for the subject site. This footprint is based on the site analysis Plan 2.2 and the preliminary access options Plan 2.3. That footprint is capable of a range of development densities. Table 3.1 illustrates potential yield scenarios.
TABLE 3.1 POTENTIAL YIELD SCENARIOS
Scenarios Density Mix New Urban, Conventional Mixed Density Semi-rural Residential Urban, Residential residential Residential 20 dwellings per ha - - 10% - 15 dwellings per ha 20% 5% 20% - 10 dwellings per ha 60% 75% 60% 30% 5 dwellings per ha 10% 10% 5% 30% 2 dwellings per ha 10% 10% 5% 40% Ancillary Uses ( 15 15 15 5 footprint %) Estimated yield 495 455 475 300 (dwellings) Estimated population 1235 1140 1990 755
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
28
It is a strategic planning matter for Council to evaluate potential yield scenarios and determine the appropriate density scenario for Area 17. For the purposes of submitting a concept Planning Proposal, the “mixed density” residential scenario has been adopted in Section 4.
1431.2039 SADDLE ROAD PLANNING PROPOSAL
Source: RPS Project No. 122908-07A RPS Project Source: “Concept Plan” 2014 Dated November
North 02100 00m Legend 1 : 8000 @ A3 Subject boundary Local park node
Potential urban development area (approx. 52 ha) Road network BALANCED ADVICE Plan 3.1 Rural and rural/residential area DEVELOPMENT POTENTIAL
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
30
4 PLANNING PROPOSAL
4 . 1 O B J E C T I V E S
The primary objective of this Planning Proposal is to create a new discrete rural village in the Saddle Road locality.
4 . 2 E XPLANATION OF THE P ROVISIONS OF THE D R A F T P LAN
The concept in relation to “rezoning” of the land to support a new mixed density village is shown in Plan 4.1. It is stressed that the approach illustrated in Plan 4.1 is conceptual and subject to Council’s deliberations and strategic planning considerations.
For the purposes of putting forward this concept Planning Proposal, a palette of 7 zones and associated Schedule 1 addition to Byron Local Environmental Plan 2014 (BLEP14) is proposed. Those zones are:
RU1 Primary Production;
RU2 Rural Landscape;
R2 Low Density Residential;
R3 Medium Density Residential;
R5 Large Lot Residential;
RU5 Village; and
E3 Environmental Management.
The village zone is intended to apply to the “BEV” – Brunswick Eco Village – component of the development. The BEV project is a novel integrated land use and management model which includes:
100% affordable housing by means of long term rental tenure with all land and buildings owned and managed by a Community Co-Operative, holding the land in a “Community Land Trust”;
a mixture of land uses for living, working, learning and playing within a sustainable village scale environment using onsite water and energy systems; and
dwellings of various household types and sizes clustered and un-subdivided within ecologically improved landscape, native vegetation and local food growing.
Immediately adjacent to the BEV land, the concept proposal in Plan 4.1 illustrates a Medium Density Residential forming the core for the release area which then transitions to Low Density and Large Lot Residential and thence to Primary Production and Rural Landscape zones. Land identified by Council mapping as high conservation value vegetation land is mapped as E3 in Plan 4.1.
In support of the abovementioned zoning regime, it is intended to also amend BLEP14 to include a further item in Schedule 1. That item would include, interalia:
permiting that part of Lot 2 DP 1159910 north and east of the Pacific Highway to be created as a separate lot with its own dwelling entitlement;
to facilitate a range affordable housing forms within the BEV site, permitting residential flats and multi-dwelling housing;
to facilitate onsite commercial uses within the BEV site,
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
31
permitting the establishment of the small commercial area somewhere within the release area, the location of which to be defined by Development Control Plan; and
permitting lands such as the BEV project to adopt “off grid” water supply, wastewater disposal and electricity generation.
Minimum lot sizes proposed are shown in Plan 4.2. Save for the BEV Site, the approach adopted is quite conventional mimicking the minimum lot sizes utilised by Council elsewhere in the Shire. For the BEV site, individual ownership of dwellings is not sought, so the lots size in this precinct is to facilitate the creation of management parcels but not to facilitate the individual ownership of housing within the BEV component.
The current 9m height controls relevant to the whole of the subject site are proposed to remain unchanged.
It is intended that upon completion of the exhibition of the Planning Proposal and prior to gazettal, a comprehensive Voluntary Planning Agreement would be consummated. The Voluntary Planning Agreement would address:
affordable housing commitments by various land owners which are envisaged to include, subject to further liaison with Council,
o the BEV providing 100% of it housing stock to affordable housing for long term rental to its members; and
o the equivalent of some 20% of the residentially zoned land of the remainder of the release area being dedicated to Byron Shire Council by individual land owners for the purposes of Council progressing affordable housing strategies following rezoning.
appropriate arrangements for cost sharing amongst the release area owners in terms of intersection works, roadworks, sewerage reticulation and the provision of open space.
It is thought best that the Voluntary Planning Agreement be prepared post the initial exhibition of the Planning Proposal in order that it might be crafted on the basis of the zonings finally adopted by Council for the locality.
In addition to the abovementioned controls, it is proposed that the subject site would be designated as a “release area” under BLEP14. We recommend inclusion into BLEP14 of a new Part similar to Part 4 in Byron LEP 1988 which provides that development within release areas can only proceed after a Development Control Plan has been settled for the locality.
1431.2039 SADDLE ROAD PLANNING PROPOSAL
E3 E3
SP1 R2 E3 R5 RU2 E3 E3
R5 E3 R5 RU5 E3 E3
R3 RU1 R5 E3 E3 E3
RU2 E3 RU5 E3 E3 R2
RU2 RU2 E3
E3
R5
E3 RU2
E3
Source:
Legend
North 02100 00m Subject boundary R5 R5 - Large Lot Residential 1 : 8000 @ A3 Proposed zone boundaries RU1 RU1 - Primary Production
E3 E3 - Environmental Management RU2 - Rural Landscape Plan 4.1 BALANCED ADVICE RU2 CONCEPT R2 R2 - Low Density Residential SP1 - Special Activities SP1 LEP AMENDMENT
1431.2039 SADDLE ROAD PLANNING PROPOSAL
AB2
F AB2 AB2 AB2 AB2
AB2 AB2 V1 V1 AB2 Z1
AB2 AB2 V1 D
AB2
AB2 M AB2
V1
AB2
Source: Legend
North 0 100 200m Subject boundary M 600 m2 1 : 8000 @ A3 Plan 4.2 Proposed lot size boundaries 2000 m2 V1 CONCEPT D 300 m2 2 ha BALANCED ADVICE Z1 MINIMUM 2 F 400 m 40 ha LOT AB2 SIZE PROPOSALS
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
34
5 STATUTORY AND STRATEGIC PLANNI NG
Sections 5.1 and 5.2 document the range of statutory planning controls applicable in the subject case pursuant to Section 79C (1) (a) of the environmental Planning and Assessment Act, 1979.
5 . 1 S T A T U T O R Y C ONSIDERATIONS
Pursuant to the Environmental Planning & Assessment Act, 1979, a number of statutes are potentially applicable to any single development proposal. This section reviews the range of instruments and notes their application in terms of the subject development application proposal.
5.1.1 DEEMED ENVIRONMENTAL PLANNING INSTRUMENTS
No deemed environmental planning instruments apply to the subject land.
5.1.2 LOCAL ENVIRONMENTAL PLANS
Two Local Environmental Plans apply to the subject land. They are the Byron Local Environmental Plan 1988 and the Byron Local Environmental Plan 2014. Plan 5.1 illustrates the existing landuse zoning of the subject site.
5.1.3 STATE ENVIRONMENTAL PLANNING POLICIES
A search on the Planning Portal website on 11 August 2017 revealed the following State Environmental Planning Policies apply to this land:
State Environmental Planning Policy (Affordable Rental Housing) 2009
State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004
State Environmental Planning Policy (Exempt and Complying Development Codes) 2008
State Environmental Planning Policy (Housing for Seniors or People with a Disability) 2004
State Environmental Planning Policy (Infrastructure) 2007
State Environmental Planning Policy (Mining, Petroleum Production and Extractive Industries) 2007
State Environmental Planning Policy (Miscellaneous Consent Provisions) 2007
State Environmental Planning Policy (Rural Lands) 2008
State Environmental Planning Policy No 1-Development Standards
State Environmental Planning Policy No 21-Caravan Parks
State Environmental Planning Policy No 30-Intensive Agriculture
State Environmental Planning Policy No 33-Hazardous and Offensive Development
State Environmental Planning Policy No 36-Manufactured Home Estates
State Environmental Planning Policy No 44-Koala Habitat Protection
State Environmental Planning Policy No 50-Canal Estate Development
1431.2039 SADDLE ROAD PLANNING PROPOSAL
7A 1AH 7B 1AH 1D 1AH 7A 1D 1D 1D
7B 1D 1AH 1D 1D
1D 1D
1AH 1AH
1AH 1AH 1D 1AH
1D 1D 1AH 1AH
1D
1AH 1AH
1D
1AH
Source: LEP 2014: NSW Legislation website, viewed 7 November 2016; LEP 1988: Byron Council website, viewed 8 November 2016 8 November Council website, viewed 2016; LEP 1988: Byron 7 November LEP 2014: NSW Legislation website, viewed Source:
North Legend 0 300m
1 : 12 500 @ A3 Subject site
LEP 2014 Zones: LEP 1988 Zones:
DM DM Deferred Matter 1AH 1(a) Hatched - General Rural Zone
R5 Large Lot Residential 1D Investigation Plan 5.1 BALANCED ADVICE RU1 Primary Production 7A Wetlands BLEP 2014 RU2 Rural Landscape 7B Coastal Habitat ZONING SP2 Infrastructure CONTROLS
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
36
State Environmental Planning Policy No 55-Remediation of Land
State Environmental Planning Policy No 62-Sustainable Aquaculture
State Environmental Planning Policy No 64-Advertising and Signage
State Environmental Planning Policy No 65-Design Quality of Residential Flat Buildings
State Environmental Planning Policy No 71-Coastal Protection
5.1.4 CERTIFIED DRAFT PLANS
No draft plan is known to exist which would impinge upon the subject proposal.
5 . 2 C ONTRIBUTION P LANS
The Byron Shire Contribution Plan applies to development of this land. It is anticipated that any rezoning of the land to facilitate a new village development would be the subject of its own special Contributions Plan Chapter.
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
37
6 JUSTIFICATION
6 . 1 R ELATIONSHIP TO S T R A T E G I C P L A N N I N G P ROPOSAL
6.1.1 CONSISTENCY WITH RELEVANT SUBREGIONAL PLANNING STRATEGIES
North Coast 2036 Regional Plan (2017)
The regional strategic planning context relevant to this Planning Proposal is the North Coast Regional Plan (NCRP). The NCRP is an initiative of the NSW Government to guide sustainable growth across the North Coast Region.
Goals, directions and principles defined by the new Regional Plan area set out at Table 4.1.
TABLE 6.1 ASSESSMENT AGAINST PLAN GOALS, DIRECTIONS AND ACTIONS
Goal / Direction / Principle Consistency
GOAL 1: THE MOST STUNNING ENVIRONMENT IN NSW
PRINCIPLE 1: DIRECT GROWTH TO IDENTIFIED URBAN GROWTH AREAS The Saddle Road locality provides for Urban growth areas have been identified to achieve a balance between urban appropriate scale expansion and protecting coastal and other environmental assets. They help settlement away from maintain the distinctive character of the North Coast, direct growth away from significant farmland significant farmland and sensitive ecosystems and enable efficient planning for and sensitive infrastructure and services. ecosystems.
PRINCIPLE 2: MANAGE THE SENSITIVE COASTAL STRIP The Saddle Road location is not located The coastal strip comprises land east of the planned Pacific Highway alignment within the sensitive plus the urban areas of Tweed Heads around the Cobaki Broadwater. The coastal coastal strip. strip is ecologically diverse and contains wetlands, lakes, estuaries, aquifers, significant farmland, and has areas of local, State, national and international environmental significance. Much of this land is also subject to natural hazards, including flooding, coastal inundation, erosion and recession. Demand for new urban and rural residential land in this area is high. To safeguard the sensitive coastal environment, rural residential development will be limited in this area, and only minor and contiguous variations to urban growth area boundaries will be considered.
PRINCIPLE 3: PROVIDE GREAT PLACES TO LIVE AND WORK IN A UNIQUE The Saddle Road ENVIRONMENT village proposal provides for housing Making cities and centres the focus of housing diversity, jobs and activities makes diversity as well as communities more vibrant and active, reduces pressure on the environment, and some onsite job makes it easier for residents to travel to work and access services. creation with easy The Plan guides councils in preparing local growth management strategies and access to other planning proposals to deliver great places to live and work that maximise the employment centres. advantages of the North Coast’s unique environment.
DIRECTION 1: Deliver environmentally sustainable growth
Actions The Saddle Road 1.1 Focus future urban development to mapped urban growth areas.
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
38
Goal / Direction / Principle Consistency locality has been mapped for future growth in various strategies over four decades. Council's 2016 Preliminary Draft Residential Strategy confirmed its physical capability and location suitability by identifying the site for further settlement. Proceeding with this release area is valid in strategic planning terms.
N/A 1.2 Review areas identified as ‘under investigation’ within urban growth areas to identify and map sites of potentially high environmental value. Council's 2016 1.3 Identify residential, commercial or industrial uses in urban growth areas by Preliminary Draft developing local growth management strategies endorsed by the Residential Department of Planning and Environment. Strategy identified the precinct for future settlement.
1.4 Prepare land release criteria to assess appropriate locations for future Consistent residential, commercial and industrial uses.
DIRECTION 2: Enhance biodiversity, coastal and aquatic habitats, and water catchments
2.1 Focus development to areas of least biodiversity sensitivity in the region The Planning Proposal and implement the ‘avoid, minimise, offset’ hierarchy to biodiversity, adopts the “avoid” including areas of high environmental value. approach setting aside all land having higher conservation values in an environmental protection zone.
2.2 Ensure local plans manage marine environments, water catchment areas Consistent and groundwater sources to avoid potential development impacts.
DIRECTION 3: Manage natural hazards and climate change
Actions
3.1 Reduce the risk from natural hazards, including the projected effects of Consistent – all natural climate change, by identifying, avoiding and managing vulnerable areas and hazards have been hazards. identified as part of the site analysis process.
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
39
Goal / Direction / Principle Consistency
3.2 Review and update floodplain risk, bushfire and coastal management Consistent – all natural mapping to manage risk, particularly where urban growth is being hazards have been investigated. identified as part of the site analysis process.
3.3 Incorporate new knowledge on regional climate projections and related Consistent cumulative impacts in local plans for new urban development.
DIRECTION 4: Promote renewable energy opportunities
Actions
4.1 Diversify the energy sector by identifying renewable energy resource Consistent precincts and infrastructure corridors with access to the electricity network.
4.2 Enable appropriate smaller-scale renewable energy projects using bio- Consistent waste, solar, wind, small-scale hydro, geothermal or other innovative storage technologies.
4.3 Promote appropriate smaller and community-scale renewable energy Consistent projects.
GOAL 2: A THRIVING, INTERCONNECTED ECONOMY
DIRECTION 5: Strengthen communities of interest and cross-regional relationships
Actions
5.1 Collaborate on regional and intra-regional housing and employment land Consistent delivery, and industry development.
5.2 Integrate cross-border land use planning between NSW and South East N/A Queensland, and remove barriers to economic, housing and jobs growth.
5.3 Encourage ongoing cooperation and land use planning between the City of N/A Gold Coast and Tweed Shire Council.
5.4 Prepare a regional economic development strategy that drives economic N/A growth opportunities by identifying key enabling infrastructure and other policy interventions to unlock growth.
DIRECTION 6: Develop successful centres of employment
Actions
6.1 Facilitate economic activity around industry anchors such as health, N/A education and airport facilities by considering new infrastructure needs and introducing planning controls that encourage clusters of related activity
6.2 Promote knowledge industries by applying flexible planning controls, N/A providing business park development opportunities and identifying opportunities for start-up industries.
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
40
Goal / Direction / Principle Consistency
6.3 Reinforce centres through local growth management strategies and local N/A environmental plans as primary mixed-use locations for commerce, housing, tourism, social activity and regional services.
6.4 Focus retail and commercial activities in existing centres and develop place- N/A making focused planning strategies for centres.
6.5 Promote and enable an appropriate mix of land uses and prevent the Consistent encroachment of sensitive uses on employment land through local planning controls.
6.6 Deliver an adequate supply of employment land through local growth N/A management strategies and local environmental plans to support jobs growth.
6.7 Ensure employment land delivery is maintained through an annual North N/A Coast Housing and Land Monitor.
DIRECTION 7: Coordinate the growth of regional cities
7.1 Prepare action plans for regional cities that: N/A • ensure planning provisions promote employment growth and greater housing diversity; • promote new job opportunities that complement existing employment nodes around existing education, health and airport precincts; • identify infrastructure constraints and public domain improvements that can make areas more attractive for investment; and • deliver infrastructure and coordinate the most appropriate staging and sequencing of development.
DIRECTION 8: Promote the growth of tourism
Actions
8.1 Facilitate appropriate large-scale tourism developments in prime tourism The site is not development areas such as Tweed Heads, Tweed Coast, Ballina, Byron Bay, appropriate for large Coffs Harbour and Port Macquarie. scale tourism development.
8.2 Facilitate tourism and visitor accommodation and supporting land uses in Consistent coastal and rural hinterland locations through local growth management strategies and local environmental plans.
8.3 Prepare destination management plans or other tourism-focused strategies Consistent that: • identify culturally appropriate Aboriginal tourism opportunities; • encourage tourism development in natural areas that support conservation outcomes; and • strategically plan for a growing international tourism market.
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
41
Goal / Direction / Principle Consistency
8.4 Promote opportunities to expand visitation to regionally significant nature- N/A based tourism places, such as Ellenborough Falls, Dorrigo National Park, Wollumbin-Mount Warning National Park, Iluka Nature Reserve and Yuraygir Coastal Walk.
8.5 Preserve the region’s existing tourist and visitor accommodation by Consistent directing permanent residential accommodation away from tourism developments, except where it is ancillary to existing tourism developments or part of an area otherwise identified for urban expansion in an endorsed local growth management strategy.
DIRECTION 9: Strengthen regionally significant transport corridors
Actions
9.1 Enhance the competitive value of the region by encouraging business and Consistent employment activities that leverage major inter-regional transport connections, such as the Pacific Highway, to South East Queensland and the Hunter.
9.2 Identify buffer and mitigation measures to minimise the impact of Consistent development on regionally significant transport infrastructure including regional and state road network and rail corridors.
9.3 Ensure the effective management of the State and regional road network Consistent by: • preventing development directly adjoining the Pacific Highway; • preventing additional direct ‘at grade’ access to motorway-class sections of the Pacific Highway; • locating highway service centres on the Pacific Highway at Chinderah, Ballina, Maclean, Woolgoolga, Nambucca Heads, Kempsey and Port Macquarie, approved by the Department of Planning and Environment and Roads and Maritime Services; and • identifying strategic sites for major road freight transport facilities.
DIRECTION 10: Facilitate air, rail and public transport infrastructure
Actions
10.1 Deliver airport precinct plans for Ballina, Byron, Lismore, Coffs Harbour and Consistent Port Macquarie that capitalise on opportunities to diversify and maximise the potential of value-adding industries close to airports.
10.2 Consider airport-related employment opportunities and precincts that can N/A capitalise on the expansion proposed around Gold Coast Airport.
10.3 Protect the North Coast Rail Line and high-speed rail corridor to ensure N/A network opportunities are not sterilised by incompatible land uses or land fragmentation.
10.4 Provide public transport where the size of the urban area has the potential Consistent
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
42
Goal / Direction / Principle Consistency to generate sufficient demand.
10.5 Deliver a safe and efficient transport network to serve future release areas. Consistent
DIRECTION 11: Protect and enhance productive agricultural lands
Actions
11.1 Enable the growth of the agricultural sector by directing urban and rural N/A residential development away from important farmland and identifying locations to support existing and small-lot primary production, such as horticulture in Coffs Harbour.
11.2 Deliver a consistent management approach to important farmland across N/A the region by updating the Northern Rivers Farmland Protection Project (2005) and Mid North Coast Farmland Mapping Project (2008).
11.3 Identify and protect intensive agriculture clusters in local plans to avoid N/A land use conflicts, particularly with residential and rural residential expansion.
11.4 Encourage niche commercial, tourist and recreation activities that N/A complement and promote a stronger agricultural sector, and build the sector’s capacity to adapt to changing circumstances.
11.5 Address sector-specific considerations for agricultural industries through N/A local plans.
DIRECTION 12: Grow agribusiness across the region
Actions
12.1 Promote the expansion of food and fibre production, agrichemicals, farm N/A machinery, wholesale and distribution, freight and logistics, and processing through flexible planning provisions in local growth management strategies and local environmental plans.
12.2 Encourage the co-location of intensive primary industries, such as feedlots N/A and compatible processing activities.
12.3 Examine options for agribusiness to leverage proximity from the Gold Coast N/A and Brisbane West Wellcamp airports.
12.4 Facilitate investment in the agricultural supply chain by protecting assets, N/A including freight and logistics facilities, from land use conflicts arising from the encroachment of incompatible land uses.
DIRECTION 13: Sustainably manage natural resources
Actions
13.1 Enable the development of the region’s natural, mineral and forestry N/A resources by directing to suitable locations land uses such as residential development that are sensitive to impacts from noise, dust and light
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
43
Goal / Direction / Principle Consistency interference.
13.2 Plan for the ongoing productive use of lands with regionally significant N/A construction material resources in locations with established infrastructure and resource accessibility.
GOAL 3: VIBRANT AND ENGAGED COMMUNITIES
DIRECTION 14: Provide great places to live and work
Actions
14.1 Prepare precinct plans in growth areas, such as Kingscliff, or centres N/A bypassed by the Pacific Highway, such as Woodburn and Grafton, to guide development and establish appropriate land use zoning, development standards and developer contributions.
14.2 Deliver precinct plans that are consistent with the Precinct Plan Guidelines N/A (Appendix C).
DIRECTION 15: Develop healthy, safe, socially engaged and well-connected communities
Actions
15.1 Deliver best-practice guidelines for planning, designing and developing Consistent healthy built environments that respond to the ageing demographic and subtropical climate.
15.2 Facilitate more recreational walking and cycling paths and expand Consistent interregional and intra-regional walking and cycling links, including the NSW Coastline Cycleway.
15.3 Implement actions and invest in boating infrastructure priorities identified N/A in regional boating plans to improve boating safety, boat storage and waterway access.
15.4 Create socially inclusive communities by establishing social infrastructure Consistent benchmarks, minimum standards and social impact assessment frameworks within local planning.
15.5 Deliver crime prevention through environmental design outcomes through Consistent urban design processes.
DIRECTION 16: Collaborate and partner with Aboriginal communities
Actions
16.1 Develop partnerships with Aboriginal communities to facilitate engagement Consistent during the planning process, including the development of engagement protocols.
16.2 Ensure Aboriginal communities are engaged throughout the preparation of Consistent local growth management strategies and local environmental plans.
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
44
Goal / Direction / Principle Consistency
DIRECTION 17: Increase the economic self-determination of Aboriginal communities
Actions
17.1 Deliver opportunities to increase the economic independence of Aboriginal N/A communities through training, employment and tourism.
17.2 Foster closer cooperation with Local Aboriginal Land Councils to identify the Consistent unique potential and assets of the North Coast communities.
17.3 Identify priority sites with economic development potential that Local Consistent Aboriginal Land Councils may wish to consider for further investigation.
DIRECTION 18: Respect and protect the North Coast’s Aboriginal heritage
Actions
18.1 Ensure Aboriginal objects and places are protected, managed and Consistent respected in accordance with legislative requirements and the wishes of local Aboriginal communities.
18.2 Undertake Aboriginal cultural heritage assessments to inform the design of Consistent planning and development proposals so that impacts to Aboriginal cultural heritage are minimised and appropriate heritage management mechanisms are identified.
18.3 Develop local heritage studies in consultation with the local Aboriginal Consistent community, and adopt appropriate measures in planning strategies and local plans to protect Aboriginal heritage.
18.4 Prepare maps to identify sites of Aboriginal heritage in ‘investigation’ areas, Consistent where culturally appropriate, to inform planning strategies and local plans to protect Aboriginal heritage.
DIRECTION 19: Protect historic heritage
Actions
19.1 Ensure best-practice guidelines are considered such as the Australia N/A International Council on Monuments and Sites (ICOMOS) Charter for Places of Cultural Significance and the NSW Heritage Manual when assessing heritage significance.
19.2 Prepare, review and update heritage studies in consultation with the wider N/A community to identify and protect historic heritage items, and include appropriate local planning controls.
19.3 Deliver the adaptive or sympathetic use of heritage items and assets. N/A
DIRECTION 20: Maintain the region’s distinctive built character
Actions
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
45
Goal / Direction / Principle Consistency
20.1 Deliver new high-quality development that protects the distinct character of Consistent the North Coast, consistent with the North Coast Urban Design Guidelines (2009).
20.2 Review the North Coast Urban Design Guidelines (2009). N/A
DIRECTION 21: Coordinate local infrastructure delivery
Actions
21.1 Undertake detailed infrastructure service planning to support proposals for N/A new major release areas.
21.2 Maximise the cost-effective and efficient use of infrastructure by directing N/A development towards existing infrastructure or promoting the co-location of new infrastructure.
GOAL 4: GREAT HOUSING CHOICE AND LIFESTYLE OPTIONS
DIRECTION 22: Deliver greater housing supply
Actions The Council's 2016 22.1 Deliver an appropriate supply of residential land within local growth Preliminary Draft management strategies and local plans to meet the region’s projected Residential housing needs. Strategy has identified the Saddle Road locality as required to assist to meet the region’s projected housing needs.
22.2 Facilitate housing and accommodation options for temporary residents by: N/A • preparing planning guidelines for seasonal and itinerant workers accommodation to inform the location and design of future facilities; and • working with councils to consider opportunities to permit such facilities through local environmental plans.
22.3 Monitor the supply of residential land and housing through the North Coast N/A Housing and Land Monitor.
DIRECTION 23: Increase housing diversity and choice
Actions
23.1 Encourage housing diversity by delivering 40 per cent of new housing in the The Saddle Road form of dual occupancies, apartments, townhouses, villas or dwellings on village plan provides lots less than 400 square metres, by 2036. for a wide diversity of housing types and tenures to assist Council to fill the gap in housing products
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
46
Goal / Direction / Principle Consistency missing in the shire. A high proportion of smaller household dwellings to cater for one and two bedroom demands are to be provided.
23.2 Develop local growth management strategies to respond to changing Consistent housing needs, including household and demographic changes, and support initiatives to increase ageing in place.
DIRECTION 24: Deliver well-planned rural residential housing areas
Actions
24.1 Facilitate the delivery of well-planned rural residential housing areas by: Consistent • identifying new rural residential areas in a local growth management strategy or rural residential land release strategy endorsed by the Department of Planning and Environment; and • ensure that such proposals are consistent with the Settlement Planning Guidelines: Mid and Far North Coast Regional Strategies (2007) or land release criteria (once finalised).
24.2 Enable sustainable use of the region’s sensitive coastal strip by ensuring The Saddle Road new rural residential areas are located outside the coastal strip, unless location is not located already identified in a local growth management strategy or rural within the sensitive residential land release strategy endorsed by the Department of Planning coastal strip. and Environment.
DIRECTION 25: Deliver more opportunities for affordable housing
Actions
25.1 Deliver more opportunities for affordable housing by incorporating policies The key foundation of and tools into local growth management strategies and local planning the Saddle Road controls that will enable a greater variety of housing types and incentivise Planning Proposal is private investment in affordable housing. the provision of affordable housing in a diverse way.
25.2 Prepare guidelines for local housing strategies that will provide guidance on N/A planning for local affordable housing needs.
Community Strategic Plan
Further, Council has published a Community Strategic Plan. That Plan was endorsed by Council on 28th June 2012 and covers the period to 2022. Set out below in Table 6.2 are the key goals of that Plan. Concise comments in relation to the relationship between the Planning Proposal and Council’s Community Strategy are set out in the left hand column in Table 6.2.
TABLE 6.2 COMMUNITY STRATEGIC PLAN CONSISTENCY
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
47
Corporate Management Community Outcome CM1: Effective governance, business, project and financial management Community Strategies CM1.1 Improve the transparency, effectiveness and Council exhibits all Planning Proposals to accountability of Council. ensure transparency in its rezoning processes. CM1.2 Ensure Council decision making supports fair Noted allocation of resources, services and facilities. CM1.3 Improve organisational sustainability Noted (economic, social, environmental and governance). CM1.4 Comply with NSW State government This Planning Proposal is consistent with the legislation for local government integrated government’s framework established planning and reporting. pursuant to the Environmental Planning and Assessment Act. CM1.5 Provide a safe, healthy and inclusive working environment. Community Outcome CM2: Informed and engaged community Community Strategies CM2.1 Use a range of effective communication tools Noted to engage the community to support transparent and accountable Council decision making. CM2.2 Provide education, engagement and feedback This Planning Proposal will support and initiatives for meaningful community sustain the environmental and cultural participation. programmes.
Community Outcome CM3: Effective partnerships with all levels of government Community Strategies CM3.1 Implement collaborative partnerships that The dedication of land for affordable support efficient use of resources. housing contained within this planning proposal provides the opportunity for Council to undertake collaborative partnerships with housing providers and other legitimate partners to achieve timely affordable housing outcomes for the community.
Community Outcome CM4: Community compliance with statutory requirements Community Strategies CM4.1 Promote community compliance with Acts, This Planning Proposal is consistent with the Regulations, Instruments and Council policies relevant Acts Regulations and Policies of and standards. Council and the NSW State Government. Economy Community Outcome EC1: A diverse economic base and support for local businesses Community Strategies EC1.1 Support the development of a range of The construction and ongoing operation
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
48
sustainable industries in Byron Shire. phases of the Saddle Road village will support a range of sustainable industries within the shire in construction (including new emerging types), ecological restoration, low emission energy systems, local food growing, management expertise in alternative housing models and the like. EC1.2 Support and strengthen local businesses and The BEV concept provides for a broadening local business networks. of local business and uses in the Saddle Road site. It is anticipates that this action will support and strengthen local business and their networks generally.
EC1.3 Support new avenues of research and Consistent vocational and tertiary learning. EC1.4 Support sporting and cultural events in Byron Consistent Shire. EC1.5 Advocate for greater local employment Consistent opportunities. Community Outcome EC2: A sustainable tourism industry that respects and promotes our natural environment and community values Community Strategies EC2.1 Build a tourism industry that delivers local N/A and regional benefits in harmony with the community’s values. EC2.2 Develop Byron Shire as a leader in N/A responsible and sustainable tourism and encourage sustainable business practices within the tourism industry. EC2.3 Support and promote a collaborative shire- N/A wide approach to managing tourism. Community Outcome EC3: The development of a diverse range of arts and creative industries Community Strategies EC3.1 Support cultural and arts-based industries. Consistent EC3.2 Develop Byron Shire as a leader in arts and Consistent creative industries. EC3.3 Strengthen regional partnerships with peak Consistent arts organisations. Society and Culture Community Outcome SC1: Support communities to achieve equitable access to an appropriate range and level of whole of life services such as healthcare, education and housing. Community Strategies SC1.1 Advocate and lobby State and Federal Noted Government for the needs of all members of the Byron Shire community to have access to required services infrastructure and facilities. SC1.2 Provide accessible facilities that support Consistent leisure, learning and recreation for people of all ages.
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
49
SC1.3 Research, analyse, update and distribute Noted information regarding the Byron Shire community’s needs. SC1.4 Coordinate communication forums between N/A regional and local community service organisations, the community and business. Community Outcome SC2: Achieve active participation in local and regional community life Community Strategies SC2.1 Provide a range of recreational, cultural and N/A community opportunities. SC2.2 Recognise the importance of, and promote Noted community safety. SC2.3 Facilitate positive family and community Noted influences on child development. SC2.4 Create vibrant livable places and spaces Consistent within towns and villages for people of all ages and abilities. Community Outcome SC3: Respect and understanding of Aboriginal heritage and wider cultural diversity Community Strategies SC3.1 Work in partnership with the community to Consistent facilitate access to a range of cultural places, spaces, opportunities and activities for all in the community. SC3.2 Acknowledge, foster and celebrate Aboriginal Consistent culture. SC3.3 Encourage and support residents from Noted cultural and linguistically diverse backgrounds to participate in all aspects of community. Environment Community Outcome EN1: Protect and enhance the natural environment Community Strategies EN1.1 Protect, restore and maintain the biodiversity Consistent values, ecosystems and ecological processes of the Byron Shire. EN1.2 Sustainably manage significant urban and Noted peri-urban bushland areas. EN1.3 Manage coastal processes, hazards and Consistent development so that the diversity, amenity and accessibility of the Shire’s coastline is maintained EN1.4 Protect and enhance the health of the Shire’s Noted catchments, waterways and estuaries. Community Outcome EN2: Sustainable towns, villages and rural settlements that: a) respect our natural environment b) create an inclusive social environment and c) integrate harmoniously with the character of local areas.
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
50
Community Strategies EN2.1 Implement innovative and sustainable urban Consistent design to: a) Enhance the distinctive qualities of towns and villages. b) Reduce urban development impacts on the environment. c) Encourage developments with reduced reliance on cars. d) Provide for sustainability outcomes in the development of private lands. Community Outcome EN3: A low carbon community that integrates: a) food security b) renewable energy c) climate change d) non-renewable resource constraints, including peak oil and e) economic and social prosperity and resilience. Community Strategies EN3.1 Implement initiatives that address climate Noted change. EN3.2 Promote water and waste minimisation – Consistent avoid, reduce and reuse waste. EN3.3 Encourage low consumption lifestyles and Consistent environmentally aware practices. EN3.4 Implement initiatives to prepare Council Noted assets for climate change and peak oil impacts. EN3.5 Promote reduced energy consumption, Noted increased energy efficiency and the local provision of renewable energy. EN3.6 Support initiatives that enhance socio- Noted economic prosperity and resilience at the local level. Community Infrastructure Community Outcome CI1: Planning for the future Community Strategies CI1.1 Provide a network of accessible cycleways Noted and walkways that link with public transport. CI1.2 Encourage sustainable and accessible Noted transport solutions between towns and villages. CI1.3 Plan for the provision of community facilities. Consistent CI1.4 Plan for future traffic demands. CI1.5 Provide water, sewerage and stormwater Consistent infrastructure and capacity for future generations.
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
51
CI1.6 Plan for the future of waste and recycling Consistent management. CI1.7 Infrastructure and land use planning are Consistent integrated. Community Outcome CI2: Provision of essential services Community Strategies CI2.1 Maintain continuous water and sewerage A range of strategies proposed in terms of services within the Shire. water and sewerage services to the site.
CI2.2 Provide waste removal and recycling services Consistent within the Shire. CI2.3 Provide roads and drainage infrastructure Noted within the Shire. CI2.4 Have effective processes and systems to Consistent respond to natural disasters for the protection of life and the management of property and infrastructure. CI2.5 Pursue strategic regional resource sharing Noted initiatives. Community Outcome CI 3: Renew and maintain existing infrastructure Community Strategies CI3.1 Maintain roads and drainage in a safe and Noted operational condition. CI3.2 Maintain water and sewerage infrastructure A range of water and sewerage in accordance with operating licences and infrastructure is proposed to operate within regulatory standards. the Saddle Road release area. CI3.3 Maintain waste and recycling facilities in Noted according with operating licences. CI3.4 Ensure all public parks and open spaces are Noted accessible, maintained and managed to meet the recreational needs of current and future residents. CI3.5 Improve stormwater management through Onsite stormwater detention will be stormwater levy funding. managed in accordance with Byron Shire Best Practice. CI3.6 Maintain safe and legislative compliant At this time, there are no proposals for community buildings and swimming pools. community building or swimming pool construction. Objective CI4: Develop new infrastructure Community Strategies CI4.1 Determine and construct future Noted infrastructure needs to serve the community. CI4.2 Incorporate proposed new infrastructure Noted works in the long term financial plans of Council.
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
52
6 . 2 C ONSISTENCY WITH S T A T E E NVIRONMENTAL P L A N N I N G P OLICIES
An assessment of the Planning Proposal against applicable State Environmental Planning Policies (SEPPs) is provided in Table 4.4 below.
TABLE 6.3 CONSISTENCY WITH RELEVANT SEPPS
State Environmental Planning Consistent N/A Comment Policies (SEPPs) YES NO
SEPP No 1 Development Standards SEPP 1 does not apply to BLEP14 but does apply to BLEP88. SEPP No 14—Coastal Wetlands Onsite stormwater is to be
managed in a sustainable ecologically friendly fashion. SEPP No 19 Bushland in Urban Areas Applies to the whole of the State. Not relevant to proposed amendment. SEPP No 21 Caravan Parks Applies to the whole of the State. Not relevant to proposed amendment. SEPP No 26 Littoral Rainforests Applies to the whole of the State. Not relevant to proposed amendment. SEPP No 29—Western Sydney N/A Recreation Area SEPP No 30 Intensive Agriculture Applies to the whole of the State. Not relevant to proposed amendment. SEPP No 32 Urban Consolidation N/A (Redevelopment of Urban Land) SEPP No 33 Hazardous and Offensive Applies to the whole of the Development State. Not relevant to proposed amendment. SEPP No 36 Manufactured Home Applies to the whole of the Estates State. Not relevant to proposed amendment. State Environmental Planning Policy N/A
No 39—Spit Island Bird Habitat SEPP No 44—Koala Habitat Protection No Koala habitat is known to
exist at the subject site. SEPP No 47—Moore Park Showground N/A SEPP No 50 Canal Estate Development Applies to the whole of the State. Not relevant to proposed amendment. SEPP No 52—Farm Dams and Other No additional farm dams are Works in Land and Water Management anticipated as a consequence of Plan Areas the Planning Proposal.
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
53
State Environmental Planning Consistent N/A Comment Policies (SEPPs) YES NO
SEPP No 55 Remediation of Land Consistent SEPP No 59—Central Western Sydney N/A Regional Open Space and Residential SEPP No 60 Exempt and Complying Applies to the whole of the Development State. Will apply to future development of the site. SEPP No.62 Sustainable Aquaculture Applies to the whole of the State. Not relevant to proposed amendment. SEPP No 64 Advertising and signage Applies to the whole of the State. Not relevant to proposed amendment. SEPP No 65 Design Quality of N/A Residential Flat Development SEPP No.70 Affordable Housing Applies to the whole of the (Revised Schemes) State. Not relevant to proposed amendment. SEPP No 71—Coastal Protection Not overly applicable. SEPP (Affordable Rental Housing) 2009 Applies to the whole of the State. Unlikely to apply to future development of the site. SEPP(BASIX) 2004 Applies to the whole of the State. Will apply to future residential development of the site. SEPP (Exempt and Complying Applies to the whole of the Development Codes) 2008 State. May apply to future development of the site. SEPP(Housing for Seniors or People Applies to the whole of the with a Disability) 2004 State. . SEPP (Infrastructure) 2007 Applies to the whole of the State. May apply to future development of the site. SEPP (Kosciuszko National Park— N/A Alpine Resorts) 2007 SEPP (Kurnell Peninsula) 1989 N/A SEPP (Major Development) 2005 Applies to the whole of the State. SEPP (Mining, Petroleum Production Applies to the whole of the and Extractive Industries) 2007 State. Not relevant to proposed amendment. SEPP (Miscellaneous Consent N/A Provisions) 2007
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
54
State Environmental Planning Consistent N/A Comment Policies (SEPPs) YES NO
SEPP (Penrith Lakes Scheme) 1989 N/A SEPP (Rural Lands) 2008 The proposal is consistent with
the objectives of the Rural Lands SEPP. SEPP (State and Regional The proposal is consistent with
Development) 2011 State and Regional Development Planning Policy. SEPP (Sydney Drinking Water N/A Catchment) 2011 SEPP (Sydney Region Growth Centres) N/A 2006 SEPP (Three ports) 2013 N/A
SEPP (Urban Renewal) 2010 N/A SEPP (Western Sydney Employment N/A Area) 2009 SEPP (Western Sydney Parklands) 2009 N/A
6.2.1 CONSISTENCY WITH APPLICABLE MINISTERIAL DIRECTIONS
A summary assessment of the Planning Proposal against the Directions issued by the Minister for Planning under Section 117 of the EP&A Act is provided in Table 6.4 below.
TABLE 6.4 ASSESSMENT AGAINST SECTION 117 DIRECTIONS
Ministerial Directions Consistent N/A Comment
YES NO
1. Employment and Resources
1.1 Business and Industrial Zones N/A 1.2 Rural Zones N/A 1.3 Mining, Petroleum Production and N/A Extractive Industries 1.4 Oyster Aquaculture N/A 1.5 Rural Lands N/A 2. Environment and Heritage
2.1 Environment Protection Zones The protection of all known stands of high conservation value vegetation is proposed.
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
55
Ministerial Directions Consistent N/A Comment
YES NO 2.2 Coastal Protection N/A 2.3 Heritage Conservation There are no heritage items defined at the site. 2.4 Recreation Vehicle Areas N/A 2.5 Applications of E2 and E3 zonings Only those parts of the site and environmental overlays in Far which exhibit the characteristics North Coast LEP’s as defined by Section 117 Direction 2.5 Application of E2 and E3 zones and environmental overlays in Far North Coast LEPs have been recommended for an E3 zoning. 3. Housing, Infrastructure and
Urban Development 3.1 Residential Zones 3.2 Caravan Parks and Manufactured N/A Home Estates 3.3 Home Occupations N/A 3.4 Integrating Land Use and Transport N/A 3.5 Development Near Licensed N/A Aerodromes 3.6 Shooting Ranges N/A 4. Hazard and Risk
4.1 Acid Sulfate Soils N/A 4.2 Mine Subsidence and Unstable N/A Land 4.3 Flood Prone Land 4.4 Planning for Bushfire Protection 5. Regional Planning
5.1 Implementation of Regional Strategies 5.2 Sydney Drinking Water Catchments N/A 5.3 Farmland of State and Regional N/A Significance on the NSW Far North Coast 5.4 Commercial and Retail N/A Development along the Pacific Highway, North Coast
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
56
Ministerial Directions Consistent N/A Comment
YES NO 5.8 Second Sydney Airport: Badgerys N/A Creek 6. Local Plan Making
6.1 Approval and Referral General arrangements with Requirements respect to development approval are embodied in the amendments proposed. 6.2 Reserving Land for Public Purposes N/A 6.3 Site Specific Provisions N/A 7. Metropolitan Planning
7.1 Implementation of the N/A Metropolitan Plan for Sydney 2036
6 . 3 S T A T E A N D C OMMONWEALTH I NTERESTS
6.3.1 PUBLIC INFRASTRUCTURE
The proposal places no increased demands on civic infrastructure that can not be adequately planned and provided as addressed within this Planning Proposal. Aspects of the new village will be self-contained and sustainable in relation to energy needs and the capture of a potable water supply and the management of sewage waste generated.
6.3.2 COMMUNITY CONSULTATION
Initial community consultation work has been undertaken by Council with its exhibition of the Preliminary Draft Residential Strategy in 2016. The participating landowners have undertaken preliminary consultation with the local community.
Recently the Council has organised a meeting of Area 17 - Saddle Road Precinct landowners in accordance with its resolution to support discussions regarding housing affordability in Area 17.
Further specific consultation will occur with the local community and the wider shire community as the Planning Proposal progresses.
1431.2039 SADDLE ROAD • PLANNING PROPOSAL
57
7 CONCLUSION
This Planning Proposal seeks a site specific planning instrument amendment to amend the zoning of BLEP88 and BLEP14 and add an additional Item to Schedule 1 of BLEP14.
The Planning Proposal for the Saddle Road village within identified Release Area 17 is a product of many factors. Those factors include:
the significant housing solutions presented within this proposal and intending commitments of the landowners which directly address Council’s Resolution 17-260 which seeks the early progression of projects that are considered to provide timely delivery of affordable housing; long history of being identified for future urban growth going back to at least 1983; policies of all levels of government to promote the orderly development and use of land which can be demonstrated to be suitable for sustainable residential development; excellent location in terms of proximity to services and other towns but not so close to other settlement as to be regarded as urban sprawl; strong demand for a variety of housing options in the Shire of Byron; and the site planning opportunities presented by Area 17. In our opinion, the careful planning and development of “Area 17” can be seen to satisfy a legitimate need and the subject site is capable of development and use in a manner which mitigates potential adverse impacts consistent with Council’s sustainability and affordable housing principles as well as State and Regional planning strategic directions.
Stephen Connelly RPIA (Fellow) Partnership Principal PLANNERS NORTH
1431.2039 SADDLE ROAD • PLANNING PROPOSAL 2
REFERENCES
DoPI, 2012 A Guide to Preparation of Local Environmental Plans, Department of Planning and Infrastructure, October 2012
DoP, 2009 A Guide to Preparing Planning Proposals, Department of Planning, July 2009
DoP, 2006 Far North Coast Regional Strategy, Department of Planning, December 2006
DoPE, 2015 Northern Council’s E Zone Review Final Recommendation Report, Department of Planning & Environment, October 2015
BSC, 1988 Byron Local Environmental Plan 1988, Byron Shire Council, 22 August 1988
BSC, 2014 Byron Local Environmental Plan 2014, Byron Shire Council, 21 July 2014
BSC, 2016a Preliminary Draft Residential Strategy, Byron Shire Council, August 2016
BSC, 2016b Exhibited Draft Rural Land Use Strategy, Byron Shire Council, March 2016
BSC, 2016c Adopted Rural Land Use Strategy, Byron Shire Council, 4 August 2016
BSC, 2017 Officers Report to the Council meeting of 20th April 2017 and accompanying “Byron Shire Rural Landuse Strategy April 17”, Byron Shire Council, 20th April 2017
DoPE, 2016 Draft North Coast Regional Strategy, Department of Planning and Environment, March 2016
DoPE, 2017 The North Coast Regional Plan 2036, Department of Planning and Environment, March 2017
1431.2039