INDIGO PLANNING SCHEME AMENDMENT C15 PANEL REPORT April 2004 INDIGO PLANNING SCHEME AMENDMENT C15 PANEL REPORT LAWRIE GROOM, CHAIR GORDON ANDERSON, MEMBER April 2004 Page i TABLE OF CONTENTS 1 SUMMARY.................................................................................................................1 2 THE PANEL PROCESS ............................................................................................3 2.1 THE PANEL ...........................................................................................................................................3 2.2 HEARINGS, DIRECTIONS AND INSPECTIONS ..................................................................................3 2.3 SUBMISSIONS ......................................................................................................................................4 3 WHAT IS PROPOSED?.............................................................................................5 3.1 THE SUBJECT LAND AND SURROUNDS ...........................................................................................5 3.2 THE AMENDMENT................................................................................................................................9 3.2.1 PURPOSE OF THE AMENDMENT...........................................................................................9 3.2.2 RURAL ZONE ...........................................................................................................................9 3.2.3 LOW DENSITY RESIDENTIAL ZONE ....................................................................................11 3.2.4 EXISTING OVERLAY CONTROLS – ENVIRONMENTAL SIGNIFICANCE OVERLAY .........13 3.2.5 AMENDMENT PROCESS.......................................................................................................13 4 PLANNING POLICIES.............................................................................................15 4.1 STRATEGIC PLANNING FRAMEWORK ............................................................................................15 4.2 STATE PLANNING POLICY FRAMEWORK (SPPF) ..........................................................................15 4.2.1 PLANNING FOR URBAN SETTLEMENT ...............................................................................15 4.2.2 RURAL LIVING AND RURAL RESIDENTIAL DEVELOPMENT .............................................16 4.2.3 AGRICULTURE.......................................................................................................................16 4.2.4 WATER SUPPLY, SEWERAGE AND DRAINAGE .................................................................17 4.3 MINISTER’S DIRECTION NO. 1 POTENTIALLY CONTAMINATED LAND........................................18 4.4 MINISTER’S DIRECTION NO. 6 RURAL RESIDENTIAL DEVELOPMENT........................................19 4.5 LOCAL PLANNING POLICY FRAMEWORK (LPPF)...........................................................................20 4.5.1 THE MUNICIPAL STRATEGIC STATEMENT.........................................................................20 4.5.2 SETTLEMENT AND INFRASTRUCTURE ..............................................................................20 4.5.3 RUTHERGLEN........................................................................................................................21 4.5.4 AGRICULTURE.......................................................................................................................21 4.5.5 LOCAL PLANNING POLICIES................................................................................................23 4.5.6 RESIDENTIAL SUBDIVISION AND DEVELOPMENT ............................................................23 4.5.7 LAND USE, DEVELOPMENT AND SUBDIVISION IN RURAL AREAS..................................23 4.5.8 COUNCIL’S CORPORATE PLAN ...........................................................................................23 5 ISSUES....................................................................................................................24 5.1 NATURE OF SUBMISSIONS ..............................................................................................................24 5.2 ISSUES IDENTIFIED BY THE PANEL ................................................................................................24 6 STRATEGIC CONSIDERATIONS ...........................................................................26 6.1 INTRODUCTION..................................................................................................................................26 6.2 PLANNING HISTORY OF THE LAND.................................................................................................27 6.3 EVALUATION ......................................................................................................................................33 6.4 STRATEGIC CONSIDERATIONS CONCLUSION ..............................................................................37 7 SUITABILITY OF THE LAND ..................................................................................38 7.1 INTRODUCTION..................................................................................................................................38 7.2 TRAFFIC AND ROAD INFRASTRUCTURE........................................................................................38 7.3 DRAINAGE ..........................................................................................................................................41 7.4 UTILITY SERVICES.............................................................................................................................43 7.5 SOIL CONDITIONS .............................................................................................................................45 7.6 OTHER SITE ISSUES .........................................................................................................................47 7.6.1 IMPACT ON EXISTING RURAL VIEWS .................................................................................47 7.6.2 POSSIBLE COST FLOW-ON IMPACTS.................................................................................48 7.6.3 PERMIT CONDITION ENFORCEMENT .................................................................................48 7.7 SITE SUITABILITY CONCLUSION......................................................................................................48 INDIGO PLANNING SCHEME AMENDMENT C15 PANEL REPORT: APRIL 2004 Page ii 8 STRATEGIC ASSESSMENT GUIDELINES ............................................................49 8.1 IS AN AMENDMENT REQUIRED?......................................................................................................49 8.2 STRATEGIC JUSTIFICATION.............................................................................................................49 8.3 PLANNING AND ENVIRONMENT ACT ..............................................................................................49 8.4 STATE PLANNING POLICY FRAMEWORK .......................................................................................50 8.5 LOCAL PLANNING POLICY FRAMEWORK.......................................................................................50 8.5.1 MUNICIPAL STRATEGIC STATEMENT.................................................................................50 8.5.2 LOCAL PLANNING POLICY ...................................................................................................50 8.6 ZONES, OVERLAYS AND SCHEDULES............................................................................................50 8.7 REFERRAL AUTHORITIES.................................................................................................................51 8.8 OUTCOME OF THE AMENDMENT ....................................................................................................51 9 CONCLUSIONS & RECOMMENDATION ...............................................................52 9.1 CONCLUSIONS...................................................................................................................................52 9.2 RECOMMENDATION ..........................................................................................................................52 APPENDICES A. LIST OF WRITTEN SUBMISSIONS B. DRAFT CLAUSE 21.04-1-2 C. REFERENCE DOCUMENTS INDIGO PLANNING SCHEME AMENDMENT C15 PANEL REPORT: APRIL 2004 Page iii LIST OF FIGURES Figure 1: Location Map (Source: Indigo Planning Scheme as presented in Figure 1 of Habitat Planning Report, July 2002)....................................................6 Figure 2: Aerial Photograph Showing Subject Land in 2001 (Source: Indigo Shire Council Submission 27 January 2004).........................................................7 Figure 3: Photograph of Nash’s Road Looking North – Subject Land on Right (December 2003) ..................................................................................................8 Figure 4: Photograph of Nash’s Road Looking South – Subject Land on Left, Beyond Intersecting Road (Campbell Street) (December 2003) ...........................8 Figure 5: Indigo Planning Scheme Map 3 - Rutherglen......................................................10 Figure 6: Indigo Planning Scheme Development Plan Overlay 3 - Rutherglen ..................12 Figure 7: Indigo Planning Scheme Environmental Significance Overlay 3 - Rutherglen ..........................................................................................................14