Staff Report C3 - Attachment PDA Services town planning and environmental consultants PLANNING PROPOSAL Lot 18 DP 576415, 363 Diamond Beach Road, Diamond Beach, NSW Prepared for: Seashells Ltd Date: 30 October 2014 Reference: 00047D_R3 www.pdaservices.com.au PDA Services 1/142 Victoria Street Taree NSW 2430 property | development | assessment p | 0265501867 e | [email protected] abn 20885720929 Staff Report C3 - Attachment Planning Proposal Lot 18 DP 576415, 363 Diamond Beach Road Diamond Beach, NSW Prepared For: Seashells Ltd October 2014 00047D_R3 PDA Services 1/142 Victoria Street Taree NSW 2430 p | 0265501867 e | [email protected] abn 20885720929 www.pdaservices.com.au Staff Report C3 - Attachment PLANNING PROPOSAL Lot 18 DP 576415, 363 Diamond Beach Road, Diamond Beach, NSW Report Title: Planning Proposal Project Description: Lot 18 DP 576415, 363 Diamond Beach Road, Diamond Beach, NSW Client: Seashells Ltd Report No.: 00047D_R3.docx Draft/Final: Final PDA Services and the authors responsible for the preparation and compilation of this report declare that we do not have, nor expect to have a beneficial interest in the study area of this project and will not benefit from any of the recommendations outlined in this report. The preparation of this report has been in accordance with the project brief provided by Seashells Ltd and has relied upon the information, data and results provided or collected from the sources and under the conditions outlined in the report. All maps and plans contained within this report are prepared for the exclusive use of the clients to accompany this report for the land described herein and are not to be used for any other purpose or by any other person or entity. No reliance should be placed on the information contained in this report for any purposes apart from those stated therein. PDA Services accepts no responsibility for any loss, damage suffered or inconveniences arising from, any person or entity using the plans or information in this study for purposes other than those stated above. Prepared/Approved By: Tony Fish Position: Senior Planner Signed: A signed copy can be provided upon request Date: 30 October 2014 Document Distribution - 00047D_R3 Version Copies Format Issued To Date 1 1 PDF Seashells Ltd 30/10/14 1 1 PDF Greater Taree City Council 30/10/14 i Staff Report C3 - Attachment PLANNING PROPOSAL Lot 18 DP 576415, 363 Diamond Beach Road, Diamond Beach, NSW Table of Contents Site Description 1.1 General ................................................................................................................................ 4 1.2 Lot 18 DP 576415 ............................................................................................................... 7 Part 1 Objectives or Intended Outcomes 2.1 Intended Outcomes ............................................................................................................. 8 Part 2 Explanation of Provisions Part 3 Justification 4.1 Section A – Need for the Planning Proposal ..................................................................... 10 4.2 Section C – Environmental, Social and Economic Impact ................................................ 25 4.3 Section D – State and Commonwealth Interests .............................................................. 29 Community Consultation and Conclusion 5.1 Community Consultation ................................................................................................... 30 5.2 Conclusion ........................................................................................................................ 30 Appendix A Site Details Lot 18 DP 576415 Appendix B Hallidays Point Development Strategy 2000 Appendix C Investigation of a Proposed Tourist Zone LEP 2007 Appendix D Proposed Zone Plan PDA Services 00047D_R3 ii Staff Report C3 - Attachment PLANNING PROPOSAL Lot 18 DP 576415, 363 Diamond Beach Road, Diamond Beach, NSW Table of Contents Continued Tables Table 4.1 - SEPP 71 Requirements .......................................................................................................... 17 Table 4.2 - Ministerial Directions (s.117 directions) .................................................................................. 22 Figures Figure 1 – Locality Plan (a) ........................................................................................................................ 4 Figure 2 – Locality Plan (b) ........................................................................................................................ 5 Figure 3 – Lot Details ................................................................................................................................ 6 Figure 4 – Current GT LEP 2010 Zones ...................................................................................................... 6 Figure 5 – Hallidays Point Development Strategy Plan 2004 .................................................................... 14 Figure 6 – Mid North Coast Regional Strategy Map .................................................................................. 16 Figure 7 – GT DCP 2010 Constraints Map ................................................................................................ 27 Figure 8 – Bushfire Prone Land Map ........................................................................................................ 28 Figure 9 – Vegetation Communities Map ................................................................................................. 28 Figure 10 – Proposed Zonings ................................................................................................................. 31 PDA Services 00047D_R3 iii Staff Report C3 - Attachment PLANNING PROPOSAL Lot 18 DP 576415, 363 Diamond Beach Road, Diamond Beach, NSW Site Description 1.1 General Lot 18 DP 576415, 363 Diamond Beach Road, Diamond Beach Road is located at the northern extent of the coastal village of Diamond Beach NSW in the Greater Taree Local Government Area. Lot 18 (the subject land) has existing tourist facilities located thereon and also have development consents for additional tourist facilities that will be developed in the future. The subject land is currently zoned RU1 Primary Production under the provisions of Greater Taree Local Environmental Plan 2010 (GT LEP 2010). Given the current and proposed tourist uses on the site, the owners of the property are of the opinion that a more suitable zone for part of the subject land is the SP3 Tourist Zone with an E2 Environmental Conservation Zone over a sensitive area of the subject land. In addition, the owners of the land are seeking to have the opportunity to include permanent residential accommodation in the tourist facility in order to ensure the viability, safety and security of the tourist facilities in the off season and aid in the retention of local employment. A Locality Plan of the subject land is included at Figure 1 (a and b). Lot details are shown in Figure 2. The current zoning of the land is shown in Figure 3. Figure 1 – Locality Plan (a) Taree Old Bar Site Diamond Beach Source: Google Earth 2014 PDA Services 00047D_R3 4 Staff Report C3 - Attachment PLANNING PROPOSAL Lot 18 DP 576415, 363 Diamond Beach Road, Diamond Beach, NSW Figure 2 – Locality Plan (b) Diamond Beach Source: Google Earth 2014 PDA Services 00047D_R3 5 Staff Report C3 - Attachment PLANNING PROPOSAL Lot 18 DP 576415, 363 Diamond Beach Road, Diamond Beach, NSW Figure 3 – Lot Details Figure 4 – Current GT LEP 2010 Zones PDA Services 00047D_R3 6 Staff Report C3 - Attachment PLANNING PROPOSAL Lot 18 DP 576415, 363 Diamond Beach Road, Diamond Beach, NSW 1.2 Lot 18 DP 576415 Lot 18 DP 576415 has an area of 5.431 hectares and is currently the site of the Seashells Resort. Seashells Resort has thirty seven (37) units, administrative centre, recreational facilities and a bistro/restaurant. Eleven (11) of the units are exclusive use units whilst twenty six (26) of the units are timeshare units. The Resort enjoys high visitor numbers during the summer months, however the visitor site use lessens during the colder winter months. On 25 May 2010 Greater Taree City Council approved an addition to the tourist facility of twenty one (21) two storey x three bedroom holiday units, five (5) two storey X 2 bedroom holiday units and two (2) single storey units with suitable disabled access. These twenty eight (28) tourist units are to be located to the west of the existing buildings and to the east of the existing dam located on the site. The remainder of the site not subject of the existing development or approved development has limited development potential and is restricted by vegetation and low lying land used for drainage purposes. Details of the current development on the site and details of the proposed development approval are included at Appendix A. PDA Services 00047D_R3 7 Staff Report C3 - Attachment PLANNING PROPOSAL Lot 18 DP 576415, 363 Diamond Beach Road, Diamond Beach, NSW Part 1 Objectives or Intended Outcomes 2.1 Intended Outcomes This Planning Proposal seeks to: 1. Rezone part of Lot 18 DP 576415, 363 Diamond Beach Road, Diamond Beach Road, Diamond Beach (the subject land) to SP3 Tourist Zone, and E2 Environmental Conservation Zone under the provisions of Greater Taree Local Environmental Plan 2010 (GT LEP 2010). 2. Allow up to 30% of the gross floor area of the tourist facilities on the subject land to be used for residential accommodation. 3. Allow the maximum height on the subject