Coffs Harbour City Rural Residential Strategy 2009 87 Strategy Recommendations General The rural residential release strategy and program for the release of land for rural residential housing is shown in Figure 25. The strategy acknowledges that the LGA has a current supply of rural residential land for at least the next eight to nine years (i.e. 707 potential lots) but recommends the release of land at Bonville in the short term to meet future demand over this period; this takes into account the lag time to progress the rezoning with the preparation of LESs and amending LEPs and, ultimately, development of the land. In the medium term land at Korora, Sapphire and Moonee can be released on the proviso that the Highway upgrades are completed within this time frame. The remaining areas are recommended to be deferred and subject to review in the future, particularly in light of flooding for the Karangi, Nana Glen and Coramba areas. The strategy will provide for a balancing of supply of rural residential land across the LGA adding to locational housing choice. The strategy seeks to avoid the fragmented release of rural residential land by sequencing the release of consolidated candidate areas such as Bonville first. This will avoid opening up a number of unmanageable development fronts and enable resources required for more detailed studies to be directed to one area at a time; it is anticipated that detailed Local Environmental Studies or similar investigations will be required for the nominated areas before they can be appropriately rezoned. The release program should be viewed as a flexible program that allows land to be brought forward if the genuine demand for rural residential development exceeds the projections outlined and land to be delayed if the genuine demand is not being realised. Land Release Program Release Program Locality Stage Area of Land (Hectares) Cumulative Area of Land (Hectares) Bonville 1 441.2 441.2 Korora, Moonee and Sapphire 2 252.4 693.6 Note: Stage 1 Stage 2 0 - 10 years (2009-2019) 10 years + (2019+)
Transcript
Coffs Harbour City Rural Residential Strategy 2009 87
Strategy Recommendations General The rural residential release strategy and program for the release of land for rural residential housing is shown in Figure 25. The strategy acknowledges that the LGA has a current supply of rural residential land for at least the next eight to nine years (i.e. 707 potential lots) but recommends the release of land at Bonville in the short term to meet future demand over this period; this takes into account the lag time to progress the rezoning with the preparation of LESs and amending LEPs and, ultimately, development of the land. In the medium term land at Korora, Sapphire and Moonee can be released on the proviso that the Highway upgrades are completed within this time frame. The remaining areas are recommended to be deferred and subject to review in the future, particularly in light of flooding for the Karangi, Nana Glen and Coramba areas.
The strategy will provide for a balancing of supply of rural residential land across the LGA adding to locational housing choice. The strategy seeks to avoid the fragmented release of rural residential land by sequencing the release of consolidated candidate areas such as Bonville first. This will avoid opening up a number of unmanageable development fronts and enable resources required for more detailed studies to be directed to one area at a time; it is anticipated that detailed Local Environmental Studies or similar investigations will be required for the nominated areas before they can be appropriately rezoned. The release program should be viewed as a flexible program that allows land to be brought forward if the genuine demand for rural residential development exceeds the projections outlined and land to be delayed if the genuine demand is not being realised.
Land Release Program
Release Program
Locality Stage Area of Land (Hectares)
Cumulative Area of Land (Hectares)
Bonville 1 441.2 441.2
Korora, Moonee and Sapphire 2 252.4 693.6
Note: Stage 1 Stage 2
0 - 10 years (2009-2019) 10 years + (2019+)
Land Release StrategyRelease Stage
Stage 1Stage 2Deferred for future reviewCandidate Areas
Figure 25This map compiled byCoffs Harbour City CouncilGIS Section~LRMMay 2009
´Land Release Strategy0 5 10
KM
Note: Locational and exclusionary criteria as detailed in Community Information Fact Sheet No. 1, yet to be applied.
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Local Environmental Plan A Local Environmental Study (LES) or equivalent level of environmental investigation should be prepared for the areas identified as short term release. Areas which are subsequently deemed to be suitable for rural residential housing should be zoned ‘R5 Large Lot Residential’ under the Coffs Harbour Principal Local Environmental Plan (LEP). Areas within the candidate areas with significant environmental constraints should be protected by an environmental protection zone under the Principal LEP. Development Control Plans The following recommendations are made with respect to any subsequent Development Control Plan (DCP) for the candidate areas:
Place based DCPs should be prepared for each candidate area and amendments to the Rural Lands DCP, Subdivision DCP and existing ‘place based’ DCPs should be made to ensure only a single DCP applies to an area and parcel of land.
Detailed subdivision concept layouts, in consultation with landowners, should be prepared for each precinct within the candidate areas to provide a better indicator of capacity and potential lot yields for the release program and any supplementary Contribution Plans.
Concept layouts should clearly indicate the circumstances where a lot that is partly zoned for rural residential purposes and partly zoned for environmental protection purposes can be subdivided and the mechanism for achieving the desired density or minimum lot size.
Concept layouts should determine building exclusion zones and protect these areas by appropriate controls.
A minimum lot size of one hectare should be set unless a higher standard is justified through environmental investigations; these should be included in a lot size map.
All effluent disposal systems should be restricted to low risk Aerated Wastewater Treatment (AWT) systems.
Effluent disposal reports should accompany any development application demonstrating how water quality objectives are to be met.
The following buffers to agricultural land should be considered for rural residential housing as a starting point: Grazing of stock - 50 m, Bananas - 150 m, Turf farms- 200-300 m, and State and regionally significant farmland - 300 m.
A minimum setback of 10 m to first order streams, 20 m to second order, 30 m to third order and 40 m to fourth order streams and 50m -100m for environmentally sensitive areas should be considered.
A vegetation management plan should accompany proposals adjacent bushland or within identified wildlife corridors; revegetation is to be imposed by means of a restriction on the title.
A minimum vegetated landscape buffer of 10 m is to be provided along drainage lines be considered.
A contaminated land assessment is to accompany any application for lands identified as potentially contaminated.
Dwellings are to be separated by a minimum of 20 metres.
A minimum landscape buffer of 10 m is to be provided to screen adjoining dwelling houses; and
A bushfire assessment in accordance with the Rural Fire Service Guidelines is to accompany applications on land mapped as fire prone.
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Requirements for procedural matters
relating to applications under Part 3A of the Environmental Planning and Assessment Act, State Environmental Planning Policy No. 71 – Coastal Protection and for dual consent under the Native Vegetation Act should also be included.
Contribution Plans Detailed CPs should be prepared for the candidate areas as part of the rezoning process. The CPs should include clear works schedules detailing the work to be undertaken; the type of facility that is to be provided or work to be carried out, and be accompanied by Figures showing the locations for the facility/work. Costs for the facility/work should also be provided, as well as the timing by which it is to have been provided or carried out. This may for instance be linked to a date or population figure. Works schedules within CPs should be regularly updated, so that completed works are removed, and reviews should occur at least every five years.
Monitoring and Review The Strategy will require monitoring and review at least every five years with the review being undertaken to coordinate with the Census data; the next Census is to be held in 2011. A formal register of rural residential land subdivisions and applications for development of dwelling houses on the new created allotments should be established. This will enable a monitoring of land take up rates, dwelling yields and the release program generally. Should the demand for rural residential development exceed the expectations in the Release Area Plan additional land can be brought forward; the bringing forward of any lands need to allow for the lag time in the preparation of environmental studies and the rezoning process.
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References AEC Group for the Mid-North Coast Regional Development Board, 2007 - “Mid North Coast Regional Economic Profile, 2007 Australian Bureau of Statistics 2006 – “2006 Census Quick Stats” Ian MacAdam, Kathleen McInnes and Julian O’Grady, 2007, for Department Environment, Conservation and Climate Change - “Climate Change Projections for the Wooli Wooli Estuary and Batemans Bay” Coffs Harbour City Council, 1991 - “An Investigation into Bacterial Levels of Middle Boambee Creek” Coffs Harbour City Council website Centre for Coastal Management 1995 – “Banana Land Issues Coffs Harbour” Coffs Harbour City Council 1999 – “Coffs Harbour City Council Rural Residential Strategy” Coffs Harbour City Council 1997 – “Local Environmental Study” Coffs Harbour City Council 2008 – “Our Living City Settlement Strategy” Commissioners of Inquiry for Environment and Planning, 2004 - Non-Statutory Public Assessment – “Coffs Harbour Rural Lands Strategic Plan” Department of Environment and Climate Change (2006) – Conserving Biodiversity in NSW Department of Environment and Climate Change 2007 – “The Land Constraint Amendment Process – A Land Capability Assessment Scheme for NSW” Department of Environment and Conservation 2006 – “Mapping Methodology for Biodiversity Conservation Lands”
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Department of Land and Water Conservation, 1997 – “Coffs Harbour Local Government Area Groundwater Status Report” Department of Planning 2005 – “NSW SLA Population Projections, 2005 Release – Local Government Area Summary, Version 1.0” Department of Planning 2006 – “Draft Mid North Coast Regional Strategy” Department of Planning 2007 – “Settlement Planning Guidelines” Department of Planning website 2007 – “Department of Planning (Transport and Population Data Centre” Department of Urban Affairs and Planning 1995 – “Rural Settlement: Guidelines on Rural Settlement on the North Coast of NSW” Department of Urban Affairs and Planning 1995 – “North Coast Urban Planning Strategy” Department of Urban Affairs and Planning 1995 - Transport Networks Jelliffe Environmental Pty Limited ‘Critical Lot Density for Rural Residential Zones within Nambucca Shire, 1998’ Kayandel Archaeological Services 2007 – “Heritage Report and Mapping for the Final Local Environmental Plan Amendment of Red Rock and Corindi” Lawrence Consulting Pty Limited 2007 – “Coffs Harbour Economic Profile” New South Wales Assessment Management Advisory Committee 1998 - “Acid Sulfate Soil Manual” NSW Department of Primary Industries and Southern Cross University 2007 – “North Coast Handbook for Avoiding and Reducing Land Use Conflicts and Interface Issues” NSW Government 2000 – “Coffs Harbour City Council Local Environmental Plan 2000”
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NSW Government 2001 – “North Coast Regional Environmental Plan” NSW Government 2006 – “Information Sheet 2006” NSW Government 2006 – “Standard Instrument (Local Environmental Plans (Order Questions and Answers 2006))” NSW National Parks and Wildlife Service 1997 – “Draft NSW Biodiversity Strategy” NSW Roads and Traffic Authority 2002 – “Guide to Traffic Generating Developments” NSW Roads and Traffic Authority 2007 – “Woolgoolga to Wells Crossing, Sapphire to Woolgoolga and Coffs Harbour (2001-2008)” NSW Rural Fire Service 2006 – “Planning for Bushfire Protection” RDM 1993 – “Cost of Rural Housing – Stage 1 for the NSW Department of Planning” Rural Industries Research and Development Corporation (Carole Hollier and Michael Reid) 2007 – “Small Lifestyle Farms” SPM (2007) “Contribution of Working Group I to the Fourth Assessment Report of the Intergovernmental Panel on Climate Change. Summary for Policymakers” http://www.ipcc.ch/SPM2feb07.pdf Turner J 1993 – “Strategic Approaches to Manage Rural Residential Development in Mount Gambier Region”
