NAMBUCCA SHIRE COUNCIL

 

 

General Purpose Committee - 14 December 2011

 

LATE AGENDA††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††† Page

 

1†††††††

L††††††† Director Environment and Planning Report

L.1†††† Addendum Report† - Valla Urban Growth Area- Planning Proposal


†††††††


General Purpose Committee†††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††††† 14 December 2011

Director Environment & Planning's Report

ITEM L.1††††† SF1082††††††††††† 141211†††††††† Addendum Report† - Valla Urban Growth Area- Planning Proposal

 

AUTHOR/ENQUIRIES:†††† Greg Meyers, Director Environment and Planning ††††††††

 

Summary:

 

Following the finalisation of the report from the exhibition of the Valla Urban Growth Area Planning Proposal, one submission received prior to the close of the exhibition period, was inadvertently not included or addressed in the report. That submission being from the Northern Rivers Catchment Management Authority.

 

This submission was subsequently addressed and circulated to Councillors via a Memorandum. This information and copy of the submission is attached.

 

A submission from the Heritage Council of NSW was received Tuesday 13 December 2011 copy attached.

 

Council will note that the submission does not require any attention or comment.

 

This late report should be read in conjunction with the main report Item 10.1 in the General Purpose Committee meeting agenda for the 14 December 2011 meeting.

 

 

Recommendation:

 

That the information contained in this late report be considered in conjunction with Item 10.1 in the General Purpose Committee meeting agenda for the 14 December 2011 meeting.

 

 

OPTIONS:

 

 

DISCUSSION:

 

Following the finalisation of the report from the exhibition of the Valla Urban Growth Area Planning Proposal, one submission received prior to the close of the exhibition period, was inadvertently not included or addressed in the report. That submission being from the Northern Rivers Catchment Management Authority.

 

This submission was subsequently addressed and circulated to Councillors via a Memorandum. This information and copy of the submission is attached.

 

A submission from the Heritage Council of NSW was received Tuesday 13 December 2011 copy attached.

 

Council will note that the submission provides its support in principle to the recommendations contained in the report relating to Aboriginal and European Cultural Heritage. Further, the submission acknowledges that a number of matters will be further examined and considered during the preparation of the Development Control Plan.

 

 

CONSULTATION:

 

The Planning Proposal has been through a comprehensive public and Government Agency exhibition and consultation.

 

 


SUSTAINABILITY ASSESSMENT:

 

Environment

 

The studies undertaken by both the landholder consultants and Council's consultants have undertaken a comprehensive review of the Environmental, Social and Economic impacts and benefits of the proposed rezoning for the Valla Urban Growth Area and the broader Nambucca Local Government Area.

 

Social

 

The studies undertaken by both the landholder consultants and Council's consultants have undertaken a comprehensive review of the Environmental, Social and Economic impacts and benefits of the proposed rezoning for the Valla Urban Growth Area and the broader Nambucca Local Government Area.

 

Economic

 

The studies undertaken by both the landholder consultants and Council's consultants have undertaken a comprehensive review of the Environmental, Social and Economic impacts and benefits of the proposed rezoning for the Valla Urban Growth Area and the broader Nambucca Local Government Area.

 

Risk

 

Council has continued to support the Valla Urban Growth Area as its main area to accommodate and provide for additional employment and residential land within the shire.† Should Council withdraw its support now there would be limited locations and resources available to pursue Employment Lands in alternative sites.† This may have a detrimental result on the supply of medium and short term employment lands within the shire.

 

 

FINANCIAL IMPLICATIONS:

 

Direct and indirect impact on current and future budgets

 

Proceeding to the final stage of this Planning Proposal would result in minimal being incurred other than staff time in preparing the final documents, plans etc for submission to the Department of Planning and Infrastructure.

 

Should the Minister make the Plan, then there is a range of works to be completed. Councilís main interest and involvement will relate to infrastructure and ensuring that Section 94 and 64 Plans are prepared and in place.

 

Notwithstanding the above, it is proposed that any Council funds dedicated to the project will be reclaimed by way of a Section 94 Contributions Plan at the development stage.

 

Source of fund and any variance to working funds

 

No variation sought. However once the Plan is made Council will be presented with a relevant budget to assist with the preparation of the various plans etc.

 

 

Attachments:

1View

35086/2011 - Memo to Mayor and Councillors - Submission Catchment Management Authority

 

2View

35105/2011 - Submission Valla Urban Growth Area - Norther Rivers CMA

 

3View

35095/2011 - Submission - Heritage Branch comments Planning Proposal Valla Growth Area

 


General Purpose Committee - 14 December 2011

Addendum Report† - Valla Urban Growth Area- Planning Proposal

 

M E M O R A N D U M

 

 

TO: ††††††††††††††††††††††††††† Mayor and Councillors

 

FROM:†††††††††††††††††††††† Greg Meyers

 

SUBJECT:†††††††††††††† Submission Catchment Management Authority Ė Valla Urban ††††††††† Growth Area

 

DATE:††††††††††††††††††††††† 09 December 2011

 

FILE NO:†††††††††††††††††† SF1688

 

 

 

The Catchment Management Authority has raised the following comments in relation to the Valla Urban Growth Area. Regrettably the Submission was omitted from the submissions table. A copy of the submission is attached. Where necessary a Planning Response has been provided below the comments.

 

1 Native Vegetation Act

 

†The NRCMA commends this proposals efforts to retain and protect native vegetation. It appears to involve little if any clearing. If any clearing is required it may need to satisfy the provisions of the Native Vegetation Act 2003. Any clearing of isolated trees should be offset by revegetating a larger area of the same vegetation type.

 

Planning Comment

 

It is intended that the land will be rezoned to urban zones prior to development being undertaken. Once the land is zoned for urban uses the provisions of the Native Vegetation Act will no longer apply, nevertheless Councils brief to the flora and fauna consultants contained the same objective of this Act being a maintain or improve policy.

 

2 EEC and appropriate buffer

 

The proposal records 4 Endangered Ecological Communities on the site. The CMA encourages every effort to protect and enhance these areas.

 

The living and working in Rural Areas Handbook for managing landuse conflicts recommends a minimum buffer of 50m between residential areas or urban development and native vegetation and 100m between urban development and littoral rainforest. The CMA recommends a 100m buffer to all EECís.† A larger buffer or alternate zone may be required between industrial land and EECís.

 

Planning Comment

 

An effective buffer to sensitive environmental receptors such as watercourses, and native vegetation is not soley dependant upon the distance between 2 uses. A buffer also needs to respond to site characteristics such as slope, aspect, the types of uses proposed, bushfire asset protection, proposed management and management actions. It is for this reason that it is proposed to examine separation distances in more detail during the preparation of the DCP. The comments from the CMA will be noted and considered when masterplanning is being prepared.

 

3 Habitat Connectivity

 

The proposal has considered connectivity, but it is not clear whether it s considered state and regionally significant corridors.

 

Planning Comment

 

In preparing the ecological investigations the consultants referred to State and Regionally significant corridors. The major habitat corridor in the local area is the link between Mount England and the Nambucca State Forest as well as Mount England and habitat remnants to the north and south. The site itself would not be considered a significant wildlife corridor nevertheless the improvement of the linkages through the site will assist in water quality improvement, bank stability and provide links for species that perceive the landscape at a larger scale (such as avifauna).

 

4 Riparian Areas

 

The CMA supports the proposals efforts to protect riparian areas. The CMA recommends 50m buffers to minor watercourses including rehabilitation and revegetation with locally occurring native species.

 

Planning Comment

 

At present the land zone over riparian areas has been identified as E3 Environmental Management. Councils GIS system was used to map these areas using a 60m buffer. Although it is not likely this buffer will decrease in size it may be widened through the DCP preparation. This would be in response to place specific sections of the riparian areas in relation to adjoining uses and sensitive habitat.

 

5 Stormwater Management

 

The CMA recommends that strict water quality controls are incorporated into the design of any future development to ensure no negative impact on catchment or estuarine water quality. The incorporation of best practice water sensitive design principles into all future development.

 

Planning Comment

 

It is proposed to prepare an Integrated Water Cycle Management Plan as part of DCP preparation for the site.

 

6 Landscaping and Plantings

 

The CMA requests that landscaping on the site includes only locally occurring native species.

 

Planning comment

 

The landscaping and restoration strategies for the site will probably be in 2 distinct categories. Landscaping and restoration for Environmental Management, which will be restricted to locally occurring native species. Landscaping for amenity, and streetscape will encourage use of native species but it may not always be practical to use such species for these purposes. This will be considered during the preparation of the DCP for the area.

 

7 Acid Sulphate Soils

 

†The CMA supports the recommendation to undertake further investigations into PASS and ASS on site. Should ASS be detected then an ASS management Plan should be prepared prior to any development on the site.

 

Planning Comment

 

This is the typical management response to the known presence of acid sulphate soils and would be undertaken as part of any future investigations and development on the site.

 

8 Contaminated Sites

 

The CMA recommends thorough investigation and consideration of the contaminated sites prior to future development on the land.

 

Planning Comment

 

It is proposed to undertake further investigation on the contaminated areas during the preparation of the DCP for the growth area.

 

9 Aboriginal Cultural Heritage

 

The CMA supports the identification of the Aboriginal Cultural Heritage Landscapes in this proposal. Any future development should manage these areas in accordance with the needs of the local aboriginal community.

 

Planning Comment

 

The Heritage studies completed on the land make recommendations into the protection of significant heritage items in the landscape.

 

10 Flooding and Climate Change

The CMA recommends full consideration of the effects of Climate Change on Deep Creek and the surrounding Catchment in accordance with state government policy.

 

Planning Comment

 

A flood study is being undertaken for the catchment at present. The flood study is being prepared in accordance with state government policy. As stated in the Council report, the results of the flood study may require minor refinements to the zoning on the land.

 

Greg Meyers

Director Environment and Planning


General Purpose Committee - 14 December 2011

Addendum Report† - Valla Urban Growth Area- Planning Proposal

 




General Purpose Committee - 14 December 2011

Addendum Report† - Valla Urban Growth Area- Planning Proposal

 



††