Social Impact Assessment - Mid-Coast Council · 2018-01-31 · SOCIAL IMPACT ASSESSMENT GOLF COURSE...

PDA Services

PO Box 468Taree NSW 2430

m | 0431133472e | [email protected] 20885720929

Prepared for:

Golf North Pty Ltd

Date:

April 2015

Reference: 00074D_R2

services

town planning and environmental consultantsassisting our clients achieve development approval

Social Impact AssessmentGolf Course Accommodation,Tallwoods Village, NSW

PDA Services PO Box 468 Taree NSW 2430 e | [email protected] abn 20885720929

www.pdaservices.com.au

Social Impact Assessment Golf Course Accommodation,

Tallwoods Village, NSW

Prepared For:

Golf North Pty Ltd

April 2015

00074D_R2.doc

SOCIAL IMPACT ASSESSMENT GOLF COURSE ACCOMMODATION, TALLWOODS VILLAGE, NSW

PDA Services 00074D_R2.doc i

Report Title: Social Impact Assessment

Project Description: Golf Course Accommodation, Tallwoods Village, NSW

Client: Golf North Pty Ltd

Report No.: 00074D_R2.doc

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 the client and has relied upon the information, data and results provided or collected from the sources and under the conditions outlined in the report.

All information contained within this report are prepared for the exclusive use of Golf North Pty Ltd 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 Town Planner

Signed: A signed copy can be provided upon request

Date: 17 April 2015

Document Distribution - 00074D_R2

Version Copies Format Issued To Date

1 1 PDF Greater Taree City Council 17/04/2015


PDA Services 00074D_R2.doc ii

Table of Contents Introduction

1.1 Background.......................................................................................................................... 1 1.2 2 1.3 Statutory Framework ........................................................................................................... 2

1.3.1 Environmental Planning and Assessment Act 1979 ....................................... 2 1.3.2 GTCC Policy ......................................................................................................... 2 1.3.3 GTCC Social Impact Procedure ....................................................................... 2

1.4 Author Qualifications .......................................................................................................... 3 1.5 Scope of this Report ............................................................................................................ 4

Proposed Development 2.1 Development Description .................................................................................................. 5 2.2 Development Objectives ................................................................................................... 5 2.3 Development Advantages ................................................................................................ 6

The Tallwoods Community 3.1 Community Profile ............................................................................................................... 7 3.2 Summary ............................................................................................................................... 7 3.3 Predicted Impacts .............................................................................................................. 8

Social Impacts Assessment 4.1 Demographic and Population Change .......................................................................... 9 4.2 Accommodation and Housing ......................................................................................... 9 4.3 Mobility and Access ........................................................................................................... 9 4.4 Social Infrastructure ............................................................................................................ 9 4.5 Cultural Values and Beliefs ................................................................................................ 9 4.6 Community Identity and Cohesion .................................................................................. 9 4.7 Health and Well-being ..................................................................................................... 10 4.8 Crime and Public Safety .................................................................................................. 10 4.9 Employment and Economic Benefits ............................................................................. 10 4.10 Groups with Particular Needs .......................................................................................... 10 4.11 Mitigation Strategies ......................................................................................................... 10

Community Engagement Strategy Conclusion Figures Figure 1.1 - Site Location


PDA Services 00074D_R2.doc 1

Introduction

1.1 Background

This Social Impact Assessment has been prepared by PDA Services on behalf of Golf North Pty Ltd in response to a request from Greater Taree City Council (GTCC) for further information in relation the potential social impacts of proposed tourist accommodation at Tallwoods Village Golf Course. The subject site is shown in Figure 1.1.

1.2

Figure 1.1 – Site Location Site Boundary Source: Google Earth 2013 N ^



1.3 Statutory Framework

1.3.1 Environmental Planning and Assessment Act 1979

Council is legislated to assess the impacts of proposed development under the provisions of Section 79(c)(1) of the EP&A Act 1979. Social impacts are required to be assessed under this section of the Act.

1.3.2 GTCC Policy

On 18th July 2012 GTCC approved the Policy- Social Impact Assessment. The policy states that the social impacts of significant development and activities are taken into consideration during assessment.

The objectives of the policy are:

Ensuring that development proposals and activities are assessed in accordance with the Environmental Planning and Assessment Act 1979, Greater Taree City Council LEP, DCP 2010 and other related policies.

Promoting development activity that enhances the community without significant adverse social impacts. Ensuring that proposed developments meet the needs of the community in an equitable and inclusive way

that enhances the areas environmental, social and economic qualities. Ensuring that the community has meaningful engagement in significant proposals that may impact on them,

in accordance with Greater Taree City Council Community Engagement Strategy. Providing guidance to the industry on what developments require a social impact assessment and the

processes necessary within a social impact assessment. Providing consistency, certainty and transparency in the assessment of the social impacts of development

proposals and activities. Ensuring that proposed developments are in line with Council’s strategic direction, including the Manning

Valley Community Plan and future local growth management strategy.

The policy requires a Social Impact Assessment for any development triggered under Council’s Social Impact Assessment procedure.

1.3.3 GTCC Social Impact Procedure

This procedure is provided by Council to provide applicants on the social impact processes for development applications.

The proposed development that is subject is triggered as an assessable development as outlined in Appendix A of the procedure.

The provisions of this procedure have been considered during preparation of this Social Impact Assessment.



Appendix E of the Procedure provides a guide to the Social Impact Assessment Report. The components of the guide are:

Screening The proposed development triggers the need for an Social Impact Assessment Report.

Scoping Tourist accommodation has the potential to impact upon residential communities. It is appropriate for the proposed development impacts on the community of Tallwoods Village to be assessed.

Profiling A profile of the Hallidays Point Community, of which Tallwoods Village is included, is provided at Chapter 3 of this report.

Prediction Predictions of the positive and negative influences on the Hallidays Point Community is included at Chapter 3 of this report.

Assessment The potential social impacts of the proposed development are assessed in Chapter 4 of this report.

Mitigation Strategies for mitigation of the development are also addressed in Chapter 4 of this report.

Monitoring This item is discussed in Chapter 6 of this report.

1.4 Author Qualifications

This Social Impact Assessment has been prepared by Tony Fish of PDA Services. Tony has a Bachelor of Applied Science in Environmental Planning and over 25 years planning experience.

Tony’s relevant experience with Social Impact Assessment includes:

Preparation of social impact assessment for the Karuah to Bulahdelah Pacific Highway Upgrade. Preparation of various social impact assessment for large quarry expansions in Greater Taree, Great Lakes

and Hastings areas. Community Consultation Manager for the Moorland to Herons Creek Pacific Highway Upgrade. Preparation of the Taree Service Centre Local Environmental Study. Preparation of recent social impact assessments for the Cundletown Motel redevelopment, Harrogate Lane

subdivision and First Steps Community project.



1.5 Scope of this Report

This report is a Social Impact Assessment for a proposed tourist accommodation facility at Tallwoods Golf Course, Tallwoods Village.

The report has the following sections:

Chapter 1 Introduction Chapter 2 Proposed Development Chapter 3 The Tallwoods Community Chapter 4 Social Impact Assessment Chapter 5 Community Engagement Strategy Chapter 6 Conclusion



Proposed Development

2.1 Development Description The proposed development is presented in the development drawings prepared by collinswcollins, building designers, that accompany Development Application 330/2015/DA.

It is proposed to construct 21 free standing accommodation units on the subject site with direct access from Coastal View Drive.

During the concept design phase the following considerations were made:

placement of the units so that minimal Koala food trees are removed; use of an elevated floor system to reduce site disturbance and minimise stormwater issues; all units have a north orientated living space; car parking have been created through the use of communal car parking again to reduce impact to site. It is

located at the front of the site close to the main entrance; creation of the communal play/bbq area that eliminates the need for private yards, hence fencing will be

minimum; neighbouring properties to the east have a large buffer between them the proposed units;. units have been set well back from main road to help keep the vegetated appearance of the site; the provision of a car parking area that will enable use of carts by visitors for ease of access to the golf

course; main access to site has been placed to reduce the amount of trees to be removed; and all units are single storey with low profiles hence will blend in with surroundings and not pose any viewing

concerns to neighbours.

2.2 Development Objectives

The objectives of the proposed tourist accommodation are:

to provide accommodation availability for tourist users of the golf course; to minimise environmental impacts of the development and integrate it into the natural environment; and to construct a high quality accommodation that will attract visitors to the golf course and contribute to the golf

course revenue stream.



2.3 Development Advantages

The proposed tourist accommodation will be ancillary to the Tallwoods Golf Course and will have the following advantages:

The current on-site accommodations (i.e. Villas at Hilltop Grove and Lakeside Gardens) have not been managed by Tallwoods Golf since 1 July 2014 – to have control of the quality and maintenance of accommodation is very important.

The increased business generated by stay and play golfers will directly influence the sustainability of the Golf Course, therefore protecting and enhancing property values. Visitors to Tallwoods Golf Course represent a significant percentage of the income to the course, and further reductions in visitations threaten the viability of the course.

The development will provide a greater range of “short-stay” options than are currently available in the Hallidays Point area (eg 1, 2 night packages).

The units will be marketed to non-golf groups as well as traditional golf stay and play markets, again increasing the general awareness of the Hallidays Point region for tourism-based businesses.

Demand from larger groups who want to stay and play cannot be met with current accommodation availability. Vehicles will be parked away from the units. Noise and fumes, etc will not be an issue for the development or

near-by residents. All guests will travel from their accommodation via electric golf carts, minimizing any changes to local traffic.

The site will remain in keeping with the overall village ambience, and environmental look and feel. The development fits seamlessly into the overall golf course precinct.

The units will facilitate the further participation of junior golf programs at Tallwoods. This development will be very useful for visitors to the area who may be considering buying into the lifestyle of

the region. Businesses operating in the area will benefit from increased visitor stays. The units will provide more opportunities for visitors to be introduced to the golf course with the potential of

graduating visitors to members.

Tallwoods Golf Course needs to be for the benefit of the whole community. The accommodation is urgently required to attract and encourage more visitors to come and is an integral part of longer term business planning opportunities. The development will provide additional employment opportunities for local personnel, as well as being a valuable boost to the local economy.



The Tallwoods Community

3.1 Community Profile

Tallwoods Village is included in the Hallidays Point census locality.

The Census population of Hallidays Point in 2011 was 3,361, living in 1,795 dwellings with an average household size of 2.42 persons. Hallidays Point had a similar proportion of pre-schoolers and a higher proportion of persons at post retirement age than Greater Taree City in 2011. Analysis of the service age groups of Hallidays Point in 2011 compared to Greater Taree City shows that there was a lower proportion of people in the younger age groups (0 to 17 years) and a higher proportion of people in the older age groups (60+ years).

Overall, 21.5% of the population was aged between 0 and 17, and 34.0% were aged 60 years and over, compared with 22.9% and 30.3% respectively for Greater Taree City.

The major differences between the age structure of Hallidays Point and Greater Taree City were:

A larger percentage of 'Empty nesters and retirees' (20.3% compared to 14.8%) A smaller percentage of 'Tertiary education & independence' (3.9% compared to 6.2%) A smaller percentage of 'Young workforce' (5.5% compared to 7.8%) A smaller percentage of 'Frail aged' (0.9% compared to 2.7%)

The largest changes in the age structure in this area between 2006 and 2011 were in the age groups:

Empty nesters and retirees (60 to 69) (+236 people) Seniors (70 to 84) (+160 people) Young workforce (25 to 34) (-105 people) Older workers and pre-retirees (50 to 59) (+79 people)

In Hallidays Point, 28% of households were made up of couples with children in 2011, compared with 23% in Greater Taree City.

The number of households in Hallidays Point increased by 183 between 2006 and 2011 and the total number of dwellings in Hallidays Point increased by 257 between 2006 and 2011.

3.2 Summary

Tallwoods Village is a residential golf course subdivision on 240 ha of undulating land approximately 3.5 km west of the village of Hallidays Point. The village is located in the Greater Taree City Council Local Government Area on the mid north coast of New South Wales. Tallwoods Village caters for a modern mixed residential subdivision consisting of urban allotments, medium density developments and an 18-hole golf course and associated golf club.



Tallwoods Village aims to be a model coastal development and recognises the need to maintain the natural assets of the site. Further, the provision of well-planned and quality open spaces creates a recognizable character, enhances perceptions of the estate and ensures long-term enjoyment for both residents and visitors.

The Tallwoods Golf Course is an integral part of the village being used by residents and tourists. The future viability of the golf course is reliant upon visitor use as the member base is insufficient to provide the adequate funds for ongoing maintenance and improvements.

Tallwoods Village has experienced reasonable growth over the last 15 years and has a higher than average semi retiree and retiree population due to migration of people predominantly from Sydney. There are however some families establishing in the village.

3.3 Predicted Impacts

The proposed accommodation has the potential to adversely affect local residents by way of development associated impacts such as increased noise, increased traffic generation and loss of amenity.

These potential significant social impacts and other less significant impacts are assessed in Chapter 4 below. This assessment has been undertaken with reference to the potential impacts outlined in Appendix C of Council’s Social Impact Procedure.



Social Impacts Assessment

The current zoning of the land is Private Open Space under the provisions of the Greater Taree Local Environmental Plan and is permissible with Council consent. The proposed development is not inconsistent with any strategic planning studies including the Mid North Coast Regional Strategy.

The proposed development is wholly consistent with the Manning Valley Community Plan and the key directions within it including:

Looking after what we've got - limited use of motor vehicles, development of a high standard. Respecting our environment - minimising impact on the natural environment, protecting hollow bearing trees. A Strong Economy - encourages investment, creates employment and increase tourist visitation. A Great Lifestyle – provides increased opportunity for visitors to use a locally recognised leisure facility.

4.1 Demographic and Population Change

Given that no permanent occupancy will occur, there will be no change to the local population or demographic.

4.2 Accommodation and Housing

The proposed development will provide an alternative accommodation type for visitors to the local area.

4.3 Mobility and Access

The subject land is located on appropriately zoned land with access to existing facilities and services. The proposed development allows for complete vehicle and pedestrian access for all users. Level walking areas and buildings comply with universal design principles for improved disability and mobility impaired access to one of the proposed units.

4.4 Social Infrastructure

The proposed development includes facilities that will benefit the visitors to the development. It is considered that no adverse social infrastructure impacts will result from the proposed development.

4.5 Cultural Values and Beliefs

There are no known cultural values, places, items or qualities of cultural importance on the subject land.



4.6 Community Identity and Cohesion

The proposed development is not segregated from existing residential subdivision to the east and includes adequate pedestrian network to ensure connectivity with the golf course.

4.7 Health and Well-being

The proposed development will promote community health and well-being by enabling further use of the golf course.

The proposed development is unlikely to increase noise in the locality above what would be expected in a predominantly residential environment. Effective management of the development and information to visitors on restrictions to noisy activities would be appropriate.

4.8 Crime and Public Safety

The principles of Crime Prevention Through Environmental Design have been considered in the development and building layout. The development will ensure public safety and poses no increased potential for crime activity.

4.9 Employment and Economic Benefits

The construction of the development and proposed buildings will be undertaken predominately by local contractors. This construction will provide valuable economic structure to the Manning Valley and will assist in the retention of employment in the building and construction sector.

4.10 Groups with Particular Needs

The proposed development will have no adverse impacts upon groups with particular needs and will promote participation in the cultural life of the community, being a golf course related community.

4.11 Mitigation Strategies

This assessment has concluded that the proposed development will have predominantly positive social benefits for the Tallwoods Village community. The following social mitigation strategies are appropriate for the proposed development:

Information provided in the units and a check-in by management to indicate the restrictions on noise and need to be considerate of residents in the village.

A 24hr contact number be made available to residents so that any intrusive or offensive noise from the facility can be reported.



Community Engagement Strategy

A community presentation evening was held at Tallwoods Village Golf Club on Thursday 26th March 2015. The objectives of the meeting were:

to provide an overview of the proposed development and the reasons for it; make plans available for viewing to the public; seek feedback from the community on any concerns; and advise of the process for making a submission to Council in regard to the development.

It was not deemed necessary to engage security for the evening.

Approximately 100 people attended the evening. After the presentation people were asked to ask questions. A number of people indicated their support for the development, however four persons indicated concerns. Those concerns were:

increased noise impacts on local residents; and loss of amenity and ecological impact of tree clearing.

The presentation commenced at 6pm and concluded at 7.30pm.



Conclusion

The proposed tourist accommodation on the golf course will have no significant adverse social impacts on the existing Tallwoods Village community. As indicated in this report, the proposed development is acceptable from a social perspective given that:

Demographic and population change is unlikely to significantly change; Accommodation in Tallwoods will be increased; Mobility and access is adequate; Social infrastructure will not be affected; There are no known adverse cultural impacts; Community identity and cohesion is increased; Public safety is not at risk; There will be substantial economic and employment benefits for construction; and Groups with particular needs are not adversely impacted. Given the low level potential for social impact it is not deemed necessary for any monitoring of the proposed development to occur.

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Social Impact Assessment - Mid-Coast Council · 2018-01-31 · SOCIAL IMPACT ASSESSMENT GOLF COURSE...

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