Development Assessment Commission AGENDA ITEM 2.2.2 22 June 2017 Name of Applicant Rokrol Pty Ltd c/- Future Urban Group Proposal Tourist Accommodation Address Section 390, Cape St Albans – Kangaroo Island DA Number: 520/L001/17 TABLE OF CONTENTS PAGE NO AGENDA REPORT 2- 34 Appendix 1: Development Plan Provisions ATTACHMENTS 1: APPLICATION & PLANS 35 – 111 2: PHOTOS 112 – 113 3: AGENCY COMMENTS 114 – 129 4: COUNCIL COMMENTS or TECHNICAL ADVICE 130 5: ADDITIONAL INFORMATION – Applicants Response to 131 - 134 Coast Protection Board Comments 1 Development Assessment Commission AGENDA ITEM 2.2.2 22 June 2017 OVERVIEW Application No 520/L001/17 Unique ID/KNET ID Edala Id: 1779 / Knet File: 2017/03956/01 Applicant Rockrol Pty Ltd c/- Future Urban Group Proposal Tourist Accommodation Subject Land Section 309, Hd of Dudley, Cape St. Albans (Red House Bay) Zone/Policy Area Coastal Conservation Relevant Authority Development Assessment Commission: Schedule 10 (18) – Tourism development within the Coastal Conservation Zone, Kangaroo Island. Lodgement Date 23 January 2017 Council Kangaroo Island Development Plan Consolidated 17 September 2015 Type of Development Merit Public Notification Category 2 Representations None Referral Agencies Coast Protection Board Kangaroo Island Natural Resources (DEWNR) Report Author Lee Webb, Senior Specialist (Environmental) Planner RECOMMENDATION Development Plan Consent subject to reserved matters and conditions EXECUTIVE SUMMARY The proposal is to establish an ecotourism style of tourist accommodation development on a coastal rural allotment at Cape St Albans (Red House Bay) on the north-eastern coast of Dudley Peninsula - Kangaroo Island, approximately 20 kilometres north-east of Penneshaw. The proposal is in accordance with the Islands strategic direction to promote the nature-based tourism industry as a key economic driver. In addition, this type of development is encouraged within the Coastal Conservation zoning of the site. The building has been sited and designed to be of high quality, to be ecologically sustainable and to integrate with the landscape, whilst taking advantage of the natural views. Importantly, it has been set-back from the coast a sufficient distance to minimise impacts on the coast, especially for local avifauna species of conservation significance. The most critical issue is minimising the potential effects on the threatened White-bellied Sea-Eagle and Hooded Plover populations. Suitable buffers and management frameworks would need to be established to minimise impacts on these species. ASSESSMENT REPORT 1. BACKGROUND 1.1 Strategic Context During 2012 and 2013, the State Government, Kangaroo Island Futures Authority (KIFA), Kangaroo Island Council and many islanders worked together to identify and unlock opportunities for Kangaroo Island's future. A new approach was proposed for the future of the Island to address the overarching themes of opportunity, people, improved access, agriculture and tourism. This new approach was designed to re-align planning policy with the directions of KIFA to guide future development of Kangaroo Island. As a result, the Kangaroo Island Structure 2 Development Assessment Commission AGENDA ITEM 2.2.2 22 June 2017 Plan, the Sustainable Futures Development Plan Amendment (DPA), and an addendum to the Kangaroo Island volume of the Planning Strategy were developed and adopted by government in February 2014. Packaging the three documents together for the first time provided a clear line of sight between the strategic issues identified by the Island community and the planning policies in the Development Plan. Of particular relevance to this application, the DPA introduced policies into the Coastal Conservation Zone that anticipate tourist accommodation where it is designed in a way that is sympathetic to its natural setting. 1.2 Development Plan Policy Summary The subject land is located within the Coastal Conservation Zone within the Kangaroo Island Council Development Plan. The Coastal Conservation Zone seeks to enhance and conserve the natural features of the coast including visual amenity, landforms, fauna and flora. This desire is balanced with in the Desired Character statement through the recognition that ‘the coastal environment plays an important role in Kangaroo Island's economy and the tourist attraction provided by the coastal environment, coastal scenery and abundant wildlife is expected to see growth in visitor numbers that will need to be appropriately managed and catered for’. The provisions of the zone provide guidance as to the appropriate siting, design and management of tourist facilities to ensure that an appropriate balance is struck between allowing tourists and visitors to appreciate the coastal environment whilst ensuring its ongoing protection. This intent is supported within the Council Wide provisions, particularly the Coastal Areas, Siting and Visibility and Tourism Development sections. 2. DESCRIPTION OF PROPOSAL Application details are contained in ATTACHMENT 1. The application is for a low-key tourist accommodation (ecotourism style) development that takes advantage of the natural coastal views. The proposal comprises a total of four high quality designed retreats (i.e. self-catered cabins) that provide the opportunity for either families or groups of friends to stay in one, or multiple retreat buildings. Each cabin would be located on cleared land, within scattered stands of existing vegetation (refer to Figure 1). 3 Development Assessment Commission AGENDA ITEM 2.2.2 22 June 2017 Figure 1: Layout Plan The cabins would be located downslope from the crest of the coastal headland to maximise views, whilst ensuring the rooftop is below the ridgeline (refer to Figure 2). Figure 2: Site Location 4 Development Assessment Commission AGENDA ITEM 2.2.2 22 June 2017 The retreats feature similar floor plans which include the following: three bedrooms, each with a separate ensuite; fully serviced kitchen and dining area; lounge with wood fire; outdoor terrace with BBQ facilities; laundry facilities; and a single carport. All buildings will have a north-west orientation to maximise views over Antechamber Bay as well as exposure to sunlight. Each cabin would be accessible via four newly created tracks, each stemming from the existing unsealed, compacted rubble road. The existing access track is subject to a legal right-of-way to enable maintenance of the lighthouse. The applicant has adopted a slender design for the single storey buildings (especially with a low pitch skillion roof) and the use of natural materials (such as local stone, corrugated steel and large double-glazed windows) to help them meld into the landscape. ESD principles have been adopted for all design aspects to minimise the impact of the buildings on the environment. In addition, various energy and water efficiency measures have been integrated to minimise non-renewable resource consumption and achieve a high level of sustainability (including rooftop mounted photovoltaic cells). The proposal is capable of providing, and has access to, all relevant service infrastructure to function and be self-sufficient. Each retreat is provided with a dedicated water supply where two 20,000L tanks will provide potable water and a fire- fighting supply (if required). Each retreat will have also have its own water recycle and waste treatment system (septic). Elevation and floor plan layout are depicted in Figures 3 and 4. 5 Development Assessment Commission AGENDA ITEM 2.2.2 22 June 2017 Figure 3: Building Elevations Figure 4: Floor Plan 6 Development Assessment Commission AGENDA ITEM 2.2.2 22 June 2017 3. SITE AND LOCALITY 3.1 Site Description The subject land consists of one irregular shaped allotment, with a total area of 115 hectares, described as follows: Lot No Hundred Area CT Reference Section 309 Dudley Willoughby 5198/90 An aerial image of the subject land and locality is provided below (Figure 5), with additional site photographs contained in ATTACHMENT 2. Figure 5: Site Plan The land contains no built form but has been modified from its natural state due to a long history of rural use in the form of cropping and grazing. As a result the land is predominately cleared/grazed with patches of established, mature native vegetation predominately within the south west portion of the land and along the eastern boundary. A ridge line runs through the site from the southern boundary down to the northern tip, which continues through the adjoining parcel of land forming Cape St Albans. The Cape St Albans Lighthouse is located toward the head of the cape on a separate allotment. 7 Development Assessment Commission AGENDA ITEM 2.2.2 22 June 2017 The land falls steeply along both sides of the ridgeline; down to Red House Bay to the north-west and more sharply to a series of coastal cliffs to the east. A coastal reserve exists between the subject land and the coastline on three sides so that the land does not have any direct frontage to the coast. The site for the tourist accommodation buildings is on sloping terrain and construction activities would require the management of run-off and erosion. The land to the west, along Red House Bay and leading into Antechamber Bay is also located within the Coastal Conservation Zone. The land immediately to the south and south west is located within the Primary Production Zone with the Coastal Conservation Zone continuing along the coastline to the south towards Cape Willoughby. The surrounding land is generally used for low scale grazing and cropping with patches of native vegetation and scattered houses/homesteads. The Sea Dragon Lodge is located at Pink Bay, approximately 1.5 km to the south of the site and provides luxury eco accommodation within a single large lodge (accommodating up to 8 people within three suites) and two single bedroom eco-cabins. Antechamber Bay Retreats provides two dwellings for private rental to visitors. The nearby Cape Willoughby Lighthouse provides two fully-furnished heritage-listed lighthouse keepers’ cottages as tourist accommodation. 3.2 Locality The site is located at Cape St Albans (Red House Bay) on the north-eastern coast of Dudley Peninsula - Kangaroo Island.