ATTACHMENT C6 Planning Assessment Report (PSA-2/2017) Applicant Mr Rowe Agent PDA Surveyors Property Part of Lot 1 Channel Highway, Cygnet (CT: 167891/1) (‘Property’); other subject of property as set out in the application application Application Application under Section 43A of the former Land Use Planning and Approvals Act 1993 (‘Act’): (i) For the initiation and certification of a Draft Amendment to the Huon Valley Interim Planning Scheme 2015; and (ii) For the issue of a Planning Permit under Section 43C(1) of the Act for subdivision of part of the Property for the creation of residential lots and other lots on the Property and for the creation of three Channel Highway road lots, and for the carrying out of associated works. The Section 43A application is a combined Section 33 and Section 43C(1) application under the Act. Report CONTENTS INTRODUCTION - SECTION 43A APPLICATION SECTION 1 AND 2: ASSESSMENT OF DRAFT AMENDMENT PLANNING ASSESSMENT REPORT: ASSESSMENT OF SUBDIVISION Attachments ATTACHMENT A: Property Site Plan CT 167891/1 ATTACHMENT B: Section 43A Application Application Submission (37 pages) PDA Surveyors Annexures to Application Submission PDA Surveyors 1. Plans including Plan of Subdivision PDA Content page: V704UH (dated 10-8-2020) Surveyors Plans: V704UH: 0; 1, 2, 3, 4, 5, 6, and 9 (8 pages; dated 10-8-2020) Plans: V704UH: Plans: 10 – 11 (31-7-2020) Plans: V704UH: Plans: 50D; 51D; 52D (26-9-2019) 2. Section 43A Application Form PDA Surveyors 3. Consent Documentation Property owners 4. Title Documentation Property owners 5. Cygnet WWTP Odour Buffer Review (2017) Pitt and Sherry 6. Environmental Impacts & Attenuation Report dated SEAM 2020 Environment al 7. Bushfire Hazard Report and Bushfire Management GES Hazard Plan (2020); Letter (2020) Environment al Solutions 8. Stormwater Planning Report (2020) PDA Surveyors 9. Draft Amendment PDA Surveyors 10. Traffic Impact Assessment (2019) Midson Traffic 11. Land Capability Assessment (2017); GES GES Letter (2020) Environment al Solutions 12. Compliance Submission: PDA Southern Tasmania Regional Land Use Strategy Surveyors 13. (i) Correspondence Real Estate businesses (ii) Press release Minister for Housing 14. Supply Analysis Submission and map PDA Surveyors 15. Compliance Submission: PDA Huon Valley Interim Planning Scheme 2015 Surveyors 16. Property Access Statement PDA Surveyors 17. Cygnet Residential Capacity and Demand Analysis SGS Dated: 18 May 2020 (SGS Report No. 1) Economics and Planning ATTACHMENT C: 1. TasWater Notice (2019) 2. Planning Assessment Report and draft permit conditions (SUB- 36/2017) 3. Draft Amendment (PSA-2017) 4. Cygnet Residential Demand and Supply Analysis SGS Dated: 12 August 2020 (SGS Report No. 2) Economics and Planning 5. Legal Advice dated 2 February 2015 Abetz Curtis 6. Executive Summary HVC INTRODUCTION - SECTION 43A APPLICATION 1. This is an assessment by Council, as a planning authority, of an application lodged under Section 43A of the former provisions of the Land Use Planning and Approvals Act 1993 (‘Act’). The former provisions are outlined in the report. Section 43A Application The Section 43A Application is for: (a) A Planning Scheme amendment (Draft Amendment) under Section 33 of the Act; and (b) The issue of a (draft) Planning Permit under Section 43C(1) of the Act for: (i) The subdivision for the creation of the lots referred to in the application of part of: Lot 1 Channel Highway, Cygnet (‘Property’) (CT: 167891/1); and 7368 Channel Highway, Cygnet (CT: 136624/1); (ii) Works on land referred to in Table 3 of the report, and on Plan V704UH: 4 (Annexure 1; Attachment B). Image 1: Location of the Property; part of Lot 1 Channel Highway, Cygnet (Google Earth extract) 2. Section 43A Application - documentation The application comprises the Application Submission (Attachment B) and its annexures as listed above. The application documentation includes a report, Cygnet Residential Capacity and Demand Analysis, prepared by SGS Economics and Planning (‘SGS’) (Annexure 14; Attachment B). In addition to documentation in Attachment B, other documents considered in the assessment are referred to in the report, Planning Assessment Report and Attachment C. This includes the report, Cygnet Residential Demand and Supply Analysis, prepared by SGS for Council (SGS Report No. 2; Attachment C). Image 2: Location of the Property; part of Lot 1 Channel Highway, Cygnet (Google Earth extract) 3. Description of Property The Submission includes the following description of the Property: The site is located within the southern Tasmanian township of Cygnet. It is a single parcel of land with an area of 13.66ha, having a generally triangular shape. The lot is surrounded by dwellings, pastures, a vineyard, a sewerage treatment plant and the Port Cygnet Marine Reserve. The site has a frontage to Channel Highway of over 600m from which it currently gains access. A large dam is located at the eastern corner of the site. The site also contains a small timber farm shed that is located just east of the dwelling at 7357 Channel Highway. Other than these features the land is a grassed hillside that gently slopes southward towards the Port Cygnet Marine Reserve. A small amount of vegetation exists on the site, mainly around the dam. (page 6) 4. Proposed Draft Amendment This Section 43A Application is for a Draft Amendment to be initiated and certified by the Council to amend the Huon Valley Interim Planning Scheme 2015 (‘Planning Scheme’) to: A. Partially rezone part of the Property (part of Lot 1 Channel Highway, Cygnet; CT: 167891/1) from Particular Purpose Zone 1 – Urban Growth Zone to General Residential; B. Partially rezone part of the Property from Particular Purpose Zone 1 – Urban Growth Zone to Utilities being land comprised in Lot 101 and 102 on Plan V704UH-4; C. Partially rezone part of 7368 Channel Highway, Cygnet comprised in CT: 136624/1 from General Residential to Utilities being land comprised in Lot 103 on Plan V704UH-50D; and D. Partially amend the application of the Scenic Landscapes Corridor Overlay to the Property. Where it is necessary in the assessment to distinguish between any of the above amendments they are referred to as Draft Amendment (A), (B), (C) or (D). The assessment of the Draft Amendment requires consideration of the Southern Tasmania Regional Land Use Strategy, 2011-2035 (Regional Strategy or STRLUS) that commenced in October 2011. The most recent revision of the strategy is the version dated 19 February 2020. 5. Outline of proposal The Submission sets out the purpose of the Draft Amendment as follows: The purpose of the amendment is to provide Cygnet with an additional supply of land in the General Residential Zone that is capable of providing a steady supply of serviced residential allotments to assist Cygnet to cater for the existing and projected demand… (Section 4.1: page 12) The Submission also includes the following planning advice on the proposal: …Cygnet has experienced a substantial increase in social and economic activity for a number of reasons and like many other settlements of the southern region, the supply of housing is inadequate to meet demand. The proposed amendments and residential subdivision would appropriately counteract existing supply constraints and thereby assist the region's strategic objectives for Cygnet as a medium growth township…. The site is one of the few sites in Cygnet that is suitably central, relatively level, accessible, serviceable and readily developable. It is considered that it has the right attributes to support sustainable growth of the population base in accordance with existing and likely future demand. It can be developed using readily available construction methods to meet current environmental standards. Cygnet has the social physical infrastructure to provide new residents with opportunities for healthy, educated, supported and well- connected lifestyles. (Section 7: page 36-37) 6. Proposed Subdivision It is proposed by the Draft Amendment that part of the Property be rezoned General Residential land as outlined in the report. The Section 43A Application is also for the issue of a Planning Permit under Section 43C(1) of the Act (‘Subdivision’) for: Subdivision of the land to be zoned General Residential to create 61 residential lots, two road lots (Lots 101 and Lot 102), a public open space lot (Lot 104), infrastructure servicing related lot (Lot 105), footway lot (Lot 106) and a balance lot (Lot 200) shown on the following plan; Subdivision of part of 7368 Channel Highway, Cygnet to create Lot 103 which is a proposed road lot that will form part of the Channel Highway reservation (together with Lots 101 and Lot 102); and Works associated with the Subdivision on land referred to in the Section 43A Application on the following plan and in Table 3. The assessment of the Subdivision is the Planning Assessment Report. (Annexure 2; Attachment C) Plan 1: Subdivision and staging plan; Locations of associated works including for works on 27 Esplanade, Cygnet - Plan V704UH: 4 (Annexure 1; Attachment B) 7. Planning Scheme zones The following zoning plan shows the existing: Particular Purpose Zone 1 – Urban Growth Zone that applies to the Property; Landscapes Corridor Overlay as it applies to the Property and other land; and Zones that apply to land adjoining the Property. These are: Utilities Zone; General Residential Zone; Environmental Management Zone; Rural Resource Zone and Particular Purpose Zone 1 – Urban Growth Zone. Plan 2: Planning Scheme zoning map (Submission: page 4) Planning Scheme zones – Property and adjoining properties The following Planning Scheme zones apply to the Property and adjoining properties. Particular Purpose Zone 1 – Urban Growth Zone The Property and land adjoining the Property to the south are zoned Particular Purpose Zone 1 – Urban Growth Zone. Image 3: Particular Purpose Zone 1 – Urban Growth Zone zoned land (LISTmap) General Residential The Property adjoins General Residential land to the west and south.