Greater Taree City Council Draft Planning Proposal...Greater Taree City Council Draft Planning...

Greater Taree City Council

Draft Planning Proposal

Greater Taree Local Environmental Plan 2010

Lot 17 DP 856622 and

Lots 44 & 46 DP1191326

10, 34 and 44 Emerton Close, Cundletown

Staff Report C2 - Attachment

© Coastplan Group Pty Ltd

(13136) Planning Proposal

Lot 17 DP 856622, Lots 44 & 46 DP 1191326 10, 34 & 44 Emerton Close, Cundletown

Planning Proposal

Introduction This Planning Proposal has been prepared for the subject land to seek changes to the local planning instrument to allow development of the land for the purposes of a Truck/Transport Depot to be used by Jim Pearson Transport as part of the regional transport service. The proposal delivers outcomes in the area in a manner consistent with the provisions of the Council’s local development strategies, as well as the provisions of the Mid North Coast Regional Strategy. To facilitate the development of the land, a change is required to the planning controls affecting the land under Greater Taree Local Environmental Plan 2010. The change involves changing the zoning of the land from its existing RU1 – Primary Production zoning to an IN1 General Industrial zone which would permit industrial and service uses, including truck depots and transport depots. This planning proposal has been prepared consistent with the provisions of the Department’s document A Guide to Preparing Planning Proposals.

Site Identification The subject site adjoins the existing Cundletown Urban area, and is located north east of the existing developed areas of the township. Cundletown is located immediately north east of the regional centre of Taree. Taree and Cundletown are located approximately 250km north east of Sydney in the Greater Taree Local Government area within the Mid North Coast region. The site is located adjacent to The Pacific Highway, which is the main regional transport corridor along the Mid North Coast and is also a major road transport link between Sydney and Brisbane. The local and regional context of Cundletown is shown in Figures 1 and 2. The following information is provided to assist in identifying and describing the subject site.

Site Address 10, 34, 44 Emerton Close, Cundletown, 2430

Real Property description Lot 17 DP 856622, Lots 44& 46 DP 1191326

Site Area Approximately 7.03 hectares

Current Zoning

Greater Taree LEP 2010

Lot 17 – RE1 Public recreation

Lots 44 & 46 – RU1 Primary Production





Figure 1 – Regional Context of Taree/Cundletown

Figure 2 – Local Context of Taree/Cundletown

Taree/Cundletown Locality

Taree

Cundletown

Pacific Highway





The subject site is currently used for rural residential and hobby farming activities and contains two dwellings, as well as agricultural infrastructure, including yards, fencing and rural sheds. The land is comprised of level areas at two different elevations, with the lower areas in the south eastern parts of the site being located on the lower flood plain areas. There are no natural waterways or other significant topographical features located within the site.

The subject site is comprised of cleared grassland areas with scattered trees. Vegetation over the land is almost entirely modified from the indigenous vegetation community other than the isolated paddock trees. Figures 3 and 4 show the subject lands.

Figure 3 – Site Locality Plan (Zoning) [Source: GTCC Exponare]





Figure 4 – Site Locality Plan (Satellite) [Source: LPMA SIX Maps]

Objectives or Intended Outcomes The purpose of the Planning Proposal is to rezone land adjoining the Cundletown township from the current RU1 – Primary Production Zone to IN1 – General Industrial to allow development of the land for use as a truck/transport depot in a manner consistent with the employment land outcomes identified in the Local Growth Strategy, and the Mid North Coast Regional Strategy.

Part 2 – Explanation of Provisions The proposal will amend Greater Taree Local Environmental Plan 2010 in the following manner:

Amendment of the Greater Taree Local Environmental Plan 2010 Land Zoning Map in accordance with the proposed zoning amendment map shown at Attachment 4; and

Amendment of the Greater Taree Local Environmental Plan 2010 Lot Size Map in accordance with the proposed amendment map shown at Attachment 5.





Part 3 – Justification for the Provisions Section A – Need for the Planning Proposal Q1. Is the Planning Proposal a result of any strategic study or report? Council has for many years identified the creation of a Northern Gateway development at the northern highway interchange at Cundletown. The Northern Gateway proposal was identified in the 2005 draft Greater Taree Conservation and Development Strategy and subsequently in the Mid North Coast Regional Strategy. Recently the Council has undertaken further studies in relation to the Northern Gateway proposal, including traffic assessments and economic cost benefit analysis to support a funding submission for Regional development funds to allow the Northern Gateway to proceed. The studies and analysis included development of the subject land as part of the Northern Gateway. The application for funding was successful, however Council have not proceeded with the Northern Gateway project due to priorities of funding. The studies and strategy have identified that the creation of a freight interchange in this location is desirable and would deliver the following benefits:

There is a significant opportunity to create a freight transport hub at the Northern Gateway which is ideally located to provide enhanced freight infrastructure for the Mid North Coast, and generally for the Pacific Highway Transport corridor between Sydney and Brisbane.

The proposal will reduce reliance on existing freight infrastructure in Taree, which requires a significant deviation from the highway, improving transport times and heavy vehicle safety along The Pacific Highway.

The proposal would remove a large volume of heavy traffic from local roads which currently needs to deviate into Taree, reducing impacts of heavy vehicles on local roads.

The proposal would generate local jobs and income to the region. It is estimated the Northern Gateway would create approximately 42 million dollars of additional output and create an additional 119 jobs.

The proposal is part of the Northern Gateway transport interchange, which is a key strategic action identified for economic growth in Taree. Q2. Is the planning proposal the best means of achieving the objectives or

intended outcomes, or is there a better way? There are three potential ways the LEP could be amended to allow this development to proceed on the land. The three potential methods are:

1. Amending the development control table of the RU1 zone to make the proposed use permissible with consent.

2. Making the use a permissible use under clause 2.5 of the LEP by listing the use as permissible within Schedule 1 of the LEP.

3. Altering the zoning of the land to a zone in which the proposed use is permissible, such as the IN1 General Industrial Zone.





The first two methods have been discounted as it would be contrary to Council’s strategy to permit freight transport facilities in the Rural Zones generally and is not an exceptional case which would warrant the use of an enabling provision under Schedule 1 of the LEP. The proposed rezoning of the land to an existing zone is considered the most appropriate method to achieve the outcome and this is consistent with the recommendations of the relevant strategies/studies. Section B – Relationship to Strategic Planning Framework Q3. Is the planning proposal consistent with the objectives and actions of

the applicable regional or sub-regional strategy (including the Sydney Metropolitan Strategy and exhibited draft strategies)?

The proposal is consistent with the aims and objectives of the Department of Planning and Infrastructure’s Mid North Coast Regional Strategy. The Mid North Coast Regional Strategy was prepared in 2009 to guide growth in the Mid North Coast Region. The Strategy includes maps that identify future urban release areas within the region, including those areas in the Greater Taree local government area. The plan for the Greater Taree local government area (map 8) identifies land in the area for future urban growth and employment lands. An extract from the map is provided below:

Figure 5 – Extract from Mid North Coast Regional Strategy [Source: http://www.planning.nsw.gov.au/plansforaction/pdf/mncrs_map_growtharea_08_greatertaree.pdf ]

While the subject lands are just to the east of the identified Employment Lands area in the maps, the land is part of the ‘Northern Gateway’ transport hub which was identified by Council and formed the basis of the submission for inclusion of the area in the Regional Strategy. As such, the site is considered to be part of the area identified for employment land uses in the strategy.

Subject Site


http://www.planning.nsw.gov.au/plansforaction/pdf/mncrs_map_growtharea_08_greatertaree.pdf




The land does not contain any of the high environmental values identified in the Strategy and will not cause any impacts on such areas. The General Industrial zoning of the land will provide for transport related development that is consistent with the character of the surrounding area and is consistent with settlement principles and with the objectives of the strategy for such areas. General Industrial Zoning to permit truck/transport depot over the subject land would be consistent with the Mid North Coast Regional Strategy. Q4. Is the planning proposal consistent with a council’s local strategy or other local strategic plan? There are no local strategies or plans that have been endorsed by the Director General. As discussed, the Council had prepared the Greater Taree Draft Conservation and Development Strategy in 2005, but the endorsement of the strategy was not completed. The following map shows the areas identified in the draft Strategy for Cundletown.

Figure 6 – Cundletown Strategy [Source: GTCC CADS]

Whilst the subject land is not specifically identified in the mapping, it is adjacent to the new roundabout and industrial areas. The basis of the strategy is the new Northern Gateway development area proposed by Council which will provide transport oriented development, providing warehousing, freight handling and transport support. The proposed development provides this form of development consistent with the Council’s vision for the area which has been further articulated with the Council’s updated strategy for the Northern Gateway, which includes the subject land being used for these purposes. The Northern Gateway Strategy is discussed further below.





In 2013 Greater Taree City Council sought Regional Development Funding to support the proposed Northern Gateway Development. In this submission the Council noted that the subject land formed part of the Northern Gateway Area and it was submitted that the area needed to be included in the employment land identified in the Mid North Coast Regional Strategy and the Greater Taree Conservation and Development Strategy. The Council was successful in obtaining $10 million in funding for the project and was progressing with the project until there was a change in state funding arrangements which resulted in Council having the $10 million redirected to other local projects. The Council, however, advises that it remains committed to the Northern Gateway project. As part of the submissions and considerations of Council in obtaining the funding, the Council refined the project and the land included beyond the broad approach submitted and included in the Mid North Coast Regional Strategy. The refined land areas identified included the subject lands as identified in the map prepared by Council reproduced in Figure 5.

The Northern Gateway and the proposal were identified as economic activities which would deliver significant social and economic benefits to the Taree area.

Figure 7 – Refined land areas map (Source: GTCC)

Q5. Is the Planning Proposal consistent with applicable State Environmental

Planning Policies? State Environmental Planning Policy Number 44 – Koala Habitat Protection (SEPP 44) In relation to rezoning of land, Clause 15 of SEPP 44 provides that Council should survey lands within its area and determine if the land constitutes potential or core koala habitat. The subject land is comprised of modified habitats and only contains

Subject Land





scattered remnant trees in the grassland areas of the site. These trees are comprised of Forest Red Gums which are a koala feed species. Assessment of the land by the project ecologist found no record of koala activity at the site and concludes that the site does not comprise ‘potential koala habitat’. In this case, no further provisions of the SEPP would be applicable to the proposal.

State Environmental Planning Policy Number 55 – Remediation of Land State Environmental Planning Policy Number 55 (SEPP 55) deals with land that is contaminated and the requirements for remediation of that land. Clause 6 of SEPP 55 requires that when Council is considering zoning changes it must consider if the land is contaminated and, if contaminated, will it be suitable for the use or will it be remediated.

In relation to the subject land, it has been used for generally low intensity agricultural uses. There is no evidence of past uses being significantly contaminating. It is possible that there may be low levels of contamination in some areas used for treatment of stock with veterinary chemicals, such as around the cattle yards. A preliminary investigation would be undertaken following a Gateway determination to determine if any contaminated areas are, or are likely to be, present on the land and whether any remediation is necessary. The results of the preliminary investigation could then inform the final planning proposal.

State Environmental Planning Policy (Rural Lands) 2008 [SEPP (Rural Lands)] The proposal is consistent with the Rural Planning Principles contained within SEPP (Rural Lands). The following compares the proposal to the Rural Planning Principles within the SEPP.

Clause 7 Principles Comment

(a) the promotion and protection of opportunities for current and potential productive and sustainable economic activities in rural areas,

The subject land is not highly productive agricultural land, and only supports low scale hobby farming type activities. The change of these lands from agricultural use will not result in significant loss of productive agricultural land or of opportunity for sustainable rural activities.

(b) recognition of the importance of rural lands and agriculture and the changing nature of agriculture and of trends, demands and issues in agriculture in the area, region or State,

The subject land is not highly productive agricultural land and is not important for agricultural production in the locality.

(c) recognition of the significance of rural land uses to the State and rural communities, including the social and economic benefits of rural land use and development,

The planning proposal does not provide for the loss of rural land uses which are important for the social and economic benefits or rural communities. The planning proposal supports local transport business and provides for employment land in accordance with the local and regional strategy and provides for maintenance and enhancement of services for the local community.

(d) in planning for rural lands, to balance the social, economic and environmental interests of the community,

The planning proposal is balanced and provides social and economic benefits for the community.

(e) the identification and protection of The planning proposal affects land which has





Clause 7 Principles Comment

natural resources, having regard to maintaining biodiversity, the protection of native vegetation, the importance of water resources and avoiding constrained land,

been modified from past activities and has minimal biodiversity values, and does not impact on water resources.

(f) the provision of opportunities for rural lifestyle, settlement and housing that contribute to the social and economic welfare of rural communities,

The planning proposal provides for economic development in a manner identified in local and regional development strategies for the area which adds to the social and economic welfare of the community.

(g) the consideration of impacts on services and infrastructure and appropriate location when providing for rural housing,

The planning proposal will include consultation with relevant service providers. The proposal will have access to reticulated water and sewer. Power and telecommunications are available in the locality and would need to be augmented to supply future development.

(h) ensuring consistency with any applicable regional strategy of the Department of Planning or any applicable local strategy endorsed by the Director-General.

The planning proposal is generally consistent with the Mid North Coast Regional Strategy. The proposal is consistent with the strategies for the area prepared by Greater Taree City Council.

While the proposed site is zoned RU1, it is not highly productive agricultural land and the planning proposal provides for uses which have been identified in development strategies for the area. The proposal provides employment lands in a manner consistent with the Council’s strategies and plans for the area

State Environmental Planning Policy (Infrastructure) 2007 Clause 101 of the SEPP provides controls for development with frontage to a classified road. The proposal is consistent with these controls and the following is observed:

All vehicular access to the proposal will be via Emerton Close and no access is proposed from the classified road.

Access to the land will not impact on the operation of The Pacific Highway. The proposed use would not result in smoke or dust generation impacting on

the highway.

The proposed use is not sensitive to traffic noise or emissions and relies on a proximity to the highway to function effectively.

State Environmental Planning Policy Number 71 – Coastal Protection (SEPP 71) SEPP 71 applies to land within the Coastal Zone and provides considerations for Council when preparing a planning proposal. Clause 8 of the SEPP provides matters to be considered. The following table examines the matters in relation to the subject planning proposal:





SEPP 71, Part 2, Clause 8 – Matters for Consideration

Clause Comment

8(a) The planning proposal is considered to be consistent with the aims of SEPP 71, as referred to in Clause 2.

8(b) The planning proposal will not impact on public access arrangements to the existing coastal foreshore.

8(c) The planning proposal will not interfere with existing opportunities to provide public access to the coastal foreshore.

8(d) The planning proposal provides for economic development consistent with regional and local strategies. The development of the area will be carried out in a manner that is consistent with the highway character and will be suitable for the location.

8(e) The planning proposal will not involve any shading impacts onto, or affect any views between, public places and the foreshore.

8(f) The planning proposal involves an area which is not visually prominent or significant in the context of the NSW Coast. Development of the land would not impact on the scenic quality of the NSW Coast.

8(g) The proposal will not have a significant impact on Threatened species, populations or ecological communities or their habitats within the locality.

8(h) The proposal will not impact on fish or aquatic habitats.

8(i) The proposal is unlikely to impact on wildlife corridors.

8(j) The land is located away from the active beachfront and is not subject to coastal processes.

8(k) There are no land/water based conflict issues associated with the land.

8(l) The proposed development has limited ability to impact on any known archaeological material. An AHIMS Search and due diligence assessment of the site has determined that Aboriginal heritage materials are not likely to be present.

8(m) The planning proposal will not have any impacts on Coastal Water Quality. Stormwater disposal of future development will be carried out to Council requirements to ensure coastal water quality is not degraded.

8(n) The subject site does not contain items of heritage significance and is not located in a heritage conservation area.

8(o) The planning proposal provides for economic development on land to support transport business and reduces heavy vehicle movements through existing urban areas.





SEPP 71, Part 2, Clause 8 – Matters for Consideration

Clause Comment

8(p)(i) Not Applicable.

8(p)(ii) Not Applicable.

Q6. Is the Planning Proposal consistent with applicable Ministerial Directions (Section 117 directions)?

The following Ministerial Directions are applicable to the Planning Proposal:

Direction 1.1 – Business and Industrial Zones – The proposal involves a change to the LEP to either change the zone from rural (Primary Production) to an Industrial or Business zoning. Relevant to the proposal, the direction provides that new employment areas are provided in accordance with the strategy approved by the Director General. The proposal provides industrial land in a location consistent with the area identified in the Mid North Coast Regional Strategy. While the area is adjoining the area identified in the regional strategy, it delivers outcomes consistent with the strategy outcomes. The use is consistent with the Council’s Gateway strategy for the land and provides employment growth in a planned area.

Direction 1.2 – Rural Zones – This subject land is zoned rural (RU1) and involves changes to the zone to IN1 – General Industrial. The provisions of the Direction provide that land zoned rural must not be rezoned to a residential, business, industrial, village or tourist zone unless it is supported by a local or regional strategy, which considers the objectives of the Direction, or is a proposal of minor significance. The objective of the Direction is to protect the agricultural production potential of land. The proposal is generally consistent with the future employment lands area in the Mid North Coast Regional Strategy. The Mid North Coast Regional Strategy includes consideration of protecting agricultural production. The proposal does not impact on highly productive agricultural land. As the proposal is consistent with the Regional Strategy, the proposal can be inconsistent with this direction.

Direction 1.5 – Rural Lands – This applies as the land involves changes to rural zoned land. The Direction provides that a rezoning must be consistent with the Rural Planning Principles and Subdivision Principles contained in State Environmental Planning Policy (Rural Lands) 2008. The Rural Planning Principles are discussed within this report, and the proposed rezoning is consistent with the principles. The Direction provides that a planning proposal may be inconsistent with these requirements where it is justified by a strategy which takes into account the objectives of the Direction. The Mid North Coast Regional Strategy is considered to account for the Direction’s objectives and identifies the land as future urban.

Direction 2.1 – Environmental Protection Zones – This Direction applies

when a planning proposal is prepared. The Direction provides that a





planning proposal must facilitate protection of environmentally sensitive areas. Given the disturbed nature of the site and surrounding areas, and the results of the ecological assessment for the land, there are no environmentally sensitive areas on the site which would require an environmental protection zone.

Direction Number 2.2 – Coastal Protection – This Direction applies to any

planning proposal prepared for land in the costal zone. The land is located in the coastal zone and the Direction provides that the planning proposal must be consistent with and give effect to the provisions of the Coastal Policy, Coastal Design Guidelines and the Coastline Management Manual. These documents are discussed below in relation to the proposal. The proposal is considered consistent with these documents.

Direction Number 2.3 – Heritage Conservation – This Direction applies

whenever a planning proposal is prepared and provides for the conservation and protection of items of environment heritage and items of indigenous heritage significance. The subject land does not contain any listed heritage items. In relation to indigenous heritage, the Direction provides that items of Aboriginal Heritage should be identified by an Aboriginal Heritage Survey. A due diligence investigation of the site has been carried out by Myall Coast Archaeological Services which has found that it is unlikely that archaeological evidence exists within the study area. The assessment does, however, acknowledge that subsurface archaeological material may exist on the site but that these may only be discovered during works following rezoning of the land. The assessment suggests a post approval management plan for Aboriginal heritage would be more appropriate in this case, and would meet the requirements of the direction. The Archaeologist undertook consultation with the CEO of the Local Aboriginal Land Council in regard to this and it was agreed that field surveys would not be effective, and that post approval management involving the Land Council would be far more effective. As such, it is considered that the direction will be met if ongoing observation and management of aboriginal heritage potential during construction is implemented, rather than undertaking a non-effective survey as part of the planning proposal.

Direction Number 3.4 – Integrating Land Use and Transport – This Direction

applies as the proposal involves the creation of a zone for industrial/business purposes. This Direction requires Council to give effect to policies aimed at improving transport oriented design in urban areas. In the case of the subject land, the proposal provides transport infrastructure adjacent to a major transport corridor supporting freight transport at a local and regional level and involves sensible management of heavy vehicle transport, reducing heavy vehicle trips through the existing Taree urban areas. The location of an industrial area in a fringe location such as this is appropriate under the document Improving Transport Choice which provides that industrial areas in these locations are appropriate for businesses with significant freight movements and low employment density. This proposal would therefore be consistent with the direction.

Direction 3.5 – Development near Licensed Aerodromes – This direction applies when a planning proposal relates to land that is located in proximity to licensed aerodromes. The subject site is located approximately 1.5km from Taree Airport. The Direction requires consultation with the aviation





authority and takes into account Obstacle Surface Limits and Noise impacts from airports. The LEP contains existing controls for the obstacle surface limit which will continue to apply and the proposal would not create noise sensitive uses in proximity to the airport. The planning proposal is consistent with the direction.

Direction Number 4.1 – Acid Sulfate Soils – This Direction applies where

land to which the planning proposal applies has a probability of containing acid sulfate soils. The land is identified as being Class 3 and Class 5 on the Planning maps. Only the Class 3 areas have a probability of containing Acid Sulfate Soils and the direction requires an Acid Sulfate Soils study for the planning proposal. Only small areas of the site are identified as Class 3 and, if required, an Acid Sulfate Soils investigation can be undertaken following a gateway determination.

Direction 4.3 – Flood Prone Land - This Direction applies as part of the

subject site is identified as flood prone. The Direction applies when a planning proposal creates, removes or alters a zone or provision that affects flood prone land. The proposal involves rezoning of the land that is flood prone to industrial, however the proposal enables use of the land for a truck depot on the land which is not considered to represent significant additional development in the flood prone parts of the site and which is suitable in a flood prone area. The planning proposal would provide outcomes consistent with the Floodplain Development Manual, and would be consistent with the requirements of the Direction.

Direction Number 5.1 – Implementation of Regional Strategies – This

Direction provides that a planning proposal must be consistent with the Mid North Coast Regional Strategy. This document is discussed within this report, and the proposal is generally consistent with the Strategy.

Direction 6.2 – Reserving Land for Public Purposes – This Direction applies as the subject land includes an area zoned RE1 – Public Recreation. The Direction provides that a provision in a planning instrument reserving land for public purposes must not be removed without the approval of the relevant authority and the Director General. The relevant authority is Council who has advised they do not require the land for public recreation purposes.

Direction 6.3 – Site Specific Provisions – This direction applies as the

planning proposal seeks to allow the land to be used for the purposes of a Truck/Transport Depot. The Direction provides that in these circumstances, certain methods of amending the primary planning instrument shall be used, including rezoning the land to an existing zone which allows that use, in the same manner proposed, zoning the land IN1.





Section C – Environmental Social and Economic Impact Q7. Is there any likelihood that critical habitat or threatened species,

populations or ecological communities, or their habitats, will be adversely affected as a result of the proposal?

The subject land is all highly disturbed and modified lands which have been cleared for past activities and contain only remnant native trees scattered amongst the grasslands. An ecological assessment of the land was undertaken by Naturecall Environmental which found that the trees on the land were Forest Red Gums which, where located below the 1:100 year flood level, are a vestigial remnant of Subtropical Coastal Floodplain Forest which is an endangered ecological community. The vegetation is so degraded, however, that this vegetation community is not viable or functional. The assessment found no record of threatened flora or fauna species on the land and the proposal would not adversely affect any threatened species, population or ecological community.

Q8. Are there any other likely environmental effects as a result of the Planning Proposal and how are they proposed to be managed? The Planning Report accompanying the Planning Proposal has examined the likely environmental effects that would result from development of the land. Given the disturbed nature of the land and the previous use, few significant environmental constraints have been identified for the land. In relation to the issues identified, the following brief discussion is provided:

Visual – The subject site is not highly visible in the surrounding visual catchment. The development outcomes that could result from the planning proposal are consistent with the highway frontage and development outcomes envisaged for the area.

Soils – The site is partly mapped class 3 as having potential for Acid Sulfate Soils to be present which may be disturbed by works greater than 1 metre in depth. While excavations and works greater than 1 metre are unlikely in this area as part of the proposal, further investigation and assessment of Acid Sulfate Soils will be undertaken following a Gateway determination. As discussed in relation to SEPP 55, there is potential that some minor soil contamination may exist. This will be investigated and appropriately treated to prevent impact to the surrounding environment.

Stormwater – The proposed development will generate increased stormwater run-off from the land. Future development of the land can provide a suitable stormwater drainage system with controls to control flows and water quality.

Traffic – Development of the land will increase traffic generated from the land. The proposal includes new connections to the existing road system and local and regional roads with a high capacity to provide access for heavy vehicles. The proposal will have positive traffic impacts by reducing heavy vehicle traffic which would otherwise travel on local roads through Taree.

Noise – The proposed use involves access and parking of heavy vehicles. The site is located adjacent to the highway corridor and away from residential areas. There is a dwelling on adjoining land to the north which may be impacted and the proposal will need to incorporate a noise barrier along the





northern frontage. The design and location of this barrier will be determined by an acoustic assessment.

Q9. Has the Planning Proposal adequately addressed any social and

economic effects? The subject land is currently utilised for limited hobby farming and rural residential purposes and there would be no loss of significant agricultural production as a result of the proposal. The proposal represents a significant economic investment by a local business providing for growth and greater business development for the area. The proposal will result in economic advantages for the area by improving freight transport services for the area and for local business by supporting regional freight services in the coastal areas between Sydney and Brisbane. The proposal supports existing local jobs and provides for creation of additional local job opportunities in the form of drivers, vehicle maintenance and support staff. In addition the project will provide short term employment for the local construction industry. The improvement of transport services to the area will also increase opportunities for local business leading to flow on effects for the local area. The proposal will provide significant positive economic effects for Taree and for the local region. The proposal and the Northern Gateway concept provide for better use of local road infrastructure through the reduction of heavy vehicles on the local road system which will in turn reduce road damage and public maintenance costs. Due diligence investigation of the land by an archaeological consultant has found that it is unlikely that Aboriginal cultural heritage materials would be disturbed on the land. Consultation with the Local Aboriginal Land Council was to agree with this assessment and it is proposed that disturbance of the site be surveyed by cultural heritage officers to take appropriate action should any cultural materials be discovered. Section D – State and Commonwealth Interests Q10. Is there adequate public infrastructure for the Planning Proposal? The proposal provides for the use of existing services to the land of water, electricity and telecommunications. In addition, development on the land will be connected to MidCoast Water’s sewerage system, either by gravity system or an on-site pump system. Public infrastructure is considered adequate for the proposal. Consultation will occur with the service authorities following a gateway determination.





Q11. What are the views of State and Commonwealth public authorities consulted in accordance with the Gateway determination? In preparation of the draft Planning Proposal, consultation has occurred with the following public authorities:

Roads and Maritime Services – Discussions with Colin Nunn and Martin Jenkins on or around 27 August 2014 – They advised that interchange was suitable for use by heavy vehicles to access the site and they could see no issues with the proposal.

MidCoast Water – Discussion on servicing issues with David MacKellar on 25 August 2014 – Site able to be serviced by MidCoast Water’s water and sewerage infrastructure. Sewerage may require public or private pump station to be funded by developer.

Further consultation will occur with public authorities as required by the Gateway determination.

Office of Environment and Heritage – Cultural Heritage proposals. Roads and Maritime Services – Ongoing discussion of traffic and access

issues.

Part 4 – Mapping Mapping has been prepared for the planning proposal and is attached to the proposal as follows:

Map of Subject Land (Attachment 1) Existing Zoning Map (Attachment 2) Existing Lot Size Map (Attachment 3) Proposed Zoning (Attachment 4) Proposed Lot Size Map (Attachment 5)

The mapping attached has been prepared by the proponent and mapping consistent with the Standard Instrument will be prepared for exhibition with the planning proposal, following a gateway determination. In addition, the Planning Report that has been prepared to accompany the Planning Proposal includes a map with a concept development for the subject land.

Part 5 – Community Consultation No community consultation has been undertaken at this stage. The Gateway determination will specify the community consultation that must be undertaken for the planning proposal. It is considered appropriate that the planning proposal be placed on exhibition for 28 days following the Gateway determination, being Council’s standard minimum rezoning exhibition period.





Part 5 – Project Timeline The project timeline below will be followed for the planning proposal.

2 7 -J u l-1 4 2 6 -A u g -1 4 2 5 -S e p -1 4 2 5 -O c t -1 4 2 4 -N o v -1 4 2 4 -D e c -1 4 2 3 -J a n -1 5 2 2 -F e b -1 5 2 4 -M a r -1 5 2 3 -A p r -1 5 2 3 -M a y -1 5 2 2 -J u n -1 5 2 2 -J u l-1 5 2 1 -A u g -1 5 2 0 -S e p -1 5 2 0 -O c t -1 5 1 9 -N o v -1 5

R e fe r to N S W P & E to S e e k G a te w a y d e te r m in a t io n

R e c e iv e G a te w a y a n d R e v ie w

C o n s u lta t io n a s r e q u ir e d

P r e a p r e D o c u m e n ta t io n fo r P u b lic E x h ib it io n

P u b lic E x h ib it io n

R e v ie w / C o n s id e r S u b m is s io n s

R e p o r t to C o u n c il

F o r w a r d to N S W P & E a n d P C fo r r e v ie w a n d m a k in g o f a m e n d in g in s t r u m e n t





Attachment 1

Map of Subject Land


Attachment 1 – Subject Site Source: Google Maps

Subject Site



(13136) Planning Proposal Page 21


Attachment 2

Existing Zoning Map


Attachment 2 – Existing Zoning Source: www.legislation.nsw.gov.au

RU1





Attachment 3

Existing Lot Size Map


Attachment 3 – Existing Lot Size Map Source: www.legislation.nsw.gov.au

AB3 - 40ha





Attachment 4

Proposed Zoning Map


Attachment 4 – Proposed Zoning Source: www.legislation.nsw.gov.au

IN1





Attachment 5

Proposed Lot Size Map


Attachment 5 – Proposed Lot Size Map Source: www.legislation.nsw.gov.au

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