NORTHERN BEACHES LOCAL AREA PLANNING … · Northern Beaches Smart Growth Plan 2030. 1.2 Submission...

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NORTHERN BEACHES LOCAL AREA PLANNING NORTHERN BEACHES SMART GROWTH PLAN 2030 – SUBMISSIONS RECEIVED

Submitter Submission Grounds Recommended Response

Submitter 1

Development and the Conservation of Good Quality Agricultural Land (GQAL)

1.1 There are areas of GQAL around Boveys Road (Richmond) and Wallmans Road (Rural View/Eimeo). Unlimited and unjustified expansion onto GQAL is not considered to be sustainable development and is not supported under SPP 1/92, unless there is overriding need and there are no suitable alternative sites. The proposal to zone land throughout the Northern Beaches into urban areas and therefore on GQAL arises due to the limited supply of alternative sites that can accommodate the predicted population growth. Possible alternative sites are constrained by coastal hazards (in particular predicted storm tide inundation), flooding or wetlands. In this case, the loss of GQAL is favoured over the development of low lying flood prone areas, wetlands, or areas subject to coastal hazards. In this regard however, Submitter1 is only supportive of transferring GQAL into the urban footprint if the land is used more efficiently and the density increases are enforced.

1.2 The document should contain reference to State Planning Policy 1/92 Development and the Conservation of Agricultural Land (SPP 1/92), its supporting guidelines and their requirements.

1.1 Submission point is noted. Higher densities around activity centres, particularly the Northern Beaches Central Major Centre and public transport routes, are encouraged in the Northern Beaches Smart Growth Plan 2030.

1.2 Submission point is noted. As the Northern Beaches Smart Growth Plan 2030 is meant to be a user-friendly document which guides the pattern of growth for existing and new communities, particularly through the encouragement of smart growth principles, it is not appropriate to detail all State Planning Policies and their requirements.

Cultural Heritage

1.3 A search of the Queensland Heritage Register shows that the Richmond Mill ruins (118 Mackay-Habana Road) is listed as a place of state heritage significance. Recommends the Northern

1.3 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 has been amended to reference the Richmond Mill ruins

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Beaches Growth planning document is amended to include the identification of and reference to the Richmond Mill ruins throughout relevant sections of the document.

in section 2.2 Existing Condition of the document.

Air Noise and Hazardous Materials

1.4 To provide strategic direction on the location and protection of land from industrial land uses, State Planning Policy 5/10: Air , Noise and Hazardous Materials has a section on making or amending local planning instruments, structure plans and master plans. Future planning in the Northern Beaches area should contain reference to State Planning Policy 5/10: Air, Noise and Hazardous Materials, its supporting guidelines and their requirements, particularly when ensuring their compatibility of future industrial zones with sensitive land uses, such as residential zones.

1.4 Submission point is noted. As the Northern Beaches Smart Growth Plan 2030 is meant to be a user-friendly document which guides the pattern of growth for existing and new communities, particularly through the encouragement of smart growth principles, it is not appropriate to detail all State Planning Policies and their requirements.

High Impact Activity Areas

1.5 Within the Environment and Infrastructure Code (Part 9, Division 9 of the Mackay City Planning Scheme), specific reference is made to High Impact Activity Areas, particularly Table 9-8.3, for the Cedars Key Resource Area. The Northern Beaches Growth plan should be amended to include reference to The Cedars (KRA 23) and The Cedars Haul Route.

1.5 Submission point is noted. The Northern Beaches Smart Growth Plan has been amended to reflect reference to The Cedars (KRA 23) and The Cedars Haul Route.

Density of future development

1.6 Does not support continued low density development and supports Council‟s initiative to reduce urban sprawl, thereby reducing the impact of unnecessary fragmentation and loss of GQAL and adverse impacts on the environment. Any future approvals in the Northern Beaches Growth area should reflect increased densities and yields.

1.6 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 seeks to overcome the issues of continued low density development in Mackay as addressed in Council‟s Residential Densities Strategy. The Northern Beaches Smart Growth Plan 2030 is underpinned by goals to achieve a more sustainable urban form and to reduce urban sprawl while reducing the loss of GQAL.

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State Land Area Management

1.7 Any proposals in the Northern Beaches Growth Area which include areas of State land need to consider tenure. Mackay Regional Council should be aware that any changes in proposed use or tenure of State land will require approval from State agencies.

1.7 Submission point is noted.

Climate change mitigation and sustainability

1.8 Any Local Plans/Structure Plans developed from investigations and studies undertaken during the preparation of the Northern Beaches Growth plan should reflect the need for climate change mitigation and adaptation.

1.8 Submission point is noted. The principles in which the Northern Beaches Smart Growth Plan is based address the need for climate change mitigation and adaptation.

Acid Sulfate Soils

1.9 There are significant areas of acid sulfate soils (ASS) in the Northern Beaches Growth area, particularly around Eimeo, Blacks Beach and Bucasia. The presence or possible presence of ASS is a development constraint and therefore the potential effects of disturbing ASS need to be addressed when planning for, or undertaking, development in accordance with the „State Planning Policy 2/02 Planning and Managing Development Involving Acid Sulfate Soils‟ (SPP 2/02).

1.9 Submission point is noted. As the Northern Beaches Smart Growth Plan 2030 is meant to be a user-friendly document which guides the pattern of growth for existing and new communities, particularly through the encouragement of smart growth principles, it is not appropriate to detail all State Planning Policies and their requirements. Additionally, the Sustainable Planning Act 2009 includes referral triggers on this matter.

Vegetation

1.10 There are areas of remnant vegetation located within the Northern Beaches Growth area. Mackay Regional Council should be aware of its obligations under the Vegetation Management Act 1999 (VMA) and ensure that the outcomes of the draft plan do not detrimentally impact upon vegetation in the Northern Beaches area.

1.10 Submission point is noted. Pursuant to Schedule 7 of Sustainable Planning Regulations 2009 there are triggers for referral should there be any indication of remnant vegetation.

Wetlands/Watercourses and Drainage lines

1.11 Mackay Regional Council should be aware of its obligations under „Temporary State Planning Policy 1/11 Protecting Wetlands of High Ecological Significance in Great Barrier Reef


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Catchments‟ (SPP 1/11) and ensure that the outcomes of this plan will not detrimentally impact upon high ecological significance wetlands in the Northern Beaches subject area.

Coastal Management

1.12 The draft plan should be amended to include reference to Coastal Management issues (such as erosion prone areas and sea level rise).

1.12 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 has been amended to reference coastal management issues such as erosion prone areas and sea level rise in Section 2.2 Existing Condition of the document.

Additional Amendments

1.13 Amend distance from Mackay to Townsville and add „protect and preserve environmental values‟ to list of key principles that underpin the Northern Beaches Growth Plan.

1.14 Delete the reference to „rural‟ when discussing sprawl repair communities and amend wording on Figure 03 Site Opportunities map to Dolphin Heads (not Dolphin Head).

1.15 Amend Structure Plan to differentiate between open space and green space/ conservation zone, as it is not always appropriate to include areas of ecological significance with general open space.

1.13 Submission point is noted. Amendments have been made in relevant sections of the Northern Beaches Smart Growth Plan 2030.

1.14 Submission point is noted. Amendments have been made in relevant sections and maps of the Northern Beaches Smart Growth Plan 2030.

1.15 Submission point is noted. The differentiation of open space and green space/conservation zone is a task that will be considered in a more detailed exercise in the future.

Submitter 2

Centres

2.1 It is noted that centre activities on the western side of Mackay-Bucasia Road are limited to „Housing Frame‟ uses only. It is not clear what development types are envisaged as „Housing Frame‟ uses. This appears to be in conflict with the walkable neighbourhood principles proposed in section 2.3 and illustrated in Figure 03 Site Opportunities. The identification of a low order centre on the western side of Mackay-Bucasia Road would help create walkable neighbourhoods/villages where local shopping, leisure and community facilities are available within walking

2.1 Submission point is noted. The western side of Mackay-Bucasia Road is labelled „Housing Frame‟ in the Structure Plan in order to indicate land that is available for residential development that can likely achieve higher than average densities since the land can capitalise on the convenience of the future Major Centre. The type of development envisaged for the area labelled „Housing Frame‟ is primarily residential

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distances of residents without the need to cross Mackay-Bucasia Road. Suggests Council consider identifying a low order centre with commercial uses on the western side of Mackay- Bucasia Road.

2.2 Suggests the provisions of separate allocated bays for taxis within the Northern Beaches Major Centre area.

2.3 The Northern Beaches Centre parking spaces indicated on Figure 06 Major Centre Illustrative Master Plan are not encouraged by the plan, as state in Point 7 of Built Form and Density, p. 47, „parking should be located in rear parking courts‟. Suggests that the illustrative plan should aspire to the rear parking principles on p. 47.

development which achieves higher than average densities. A secondary type of development envisaged for the area labelled „Housing Frame‟ include a small office or some other small, low-order business that will not detract from the businesses in the future Major Centre. A low order centre with commercial uses on the western side of Mackay- Bucasia Road is not envisioned for this area in order to promote the east-west transition to more rural land uses.

2.2 Taxi areas have been accommodated in DA-2008-785 in stages 3 and 4 of the Northern Beaches Central Shopping Centre expansion on Main Street.

2.3 Submission point is noted. The statement of Point 7 of Built Form and Density, on p. 47 is intended to encourage best practice in the urban design of car parks where feasible. Unfortunately, the development approval for the Northern Beaches Centre includes parking spaces that do not follow this principle. As such, the parking spaces indicated on Figure 06 Major Centre Illustrative Master Plan reflect the parking spaces on the development approval for the Northern Beaches Centre.

Densities

2.4 An approximate maximum dwelling density is not given for any of the activity centre uses in Figure 05 on p. 46. Suggest the provision of more information regarding density and traffic needs of centre uses as they will have direct impacts on the Mackay- Bucasia Road.

2.4 There is no residential development envisioned in the direct activity centre but rather in the activity centre frame, labelled „Frame Housing‟ on the Structure Plan. The density targets envisioned for the „Frame Housing‟ is 25 dwellings per hectare.

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Open Space Connections

2.5 Figure 3 Site Opportunities identifies potential east-west greenway connections but does not identify any north-south greenway connections. North-south greenway connections would provide opportunities for active transport. Suggest assessing the suitability of north-south greenway connections and identifying them in the Northern Beaches Smart Growth Plan if suitable.

2.6 Recommends that Section 4.3 be expanded to identify the active transport function of the open space network.

2.5 Submission point is noted. It is agreed that north-south greenway connections would provide opportunities for active transport and is desirable. After assessing the suitability of north-south greenway connections, it does not seem likely at this stage for this locality.

2.6 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 has been amended to explicitly note in Section 4.3 that the open space network will promote walkability and connectivity via its active transport function.

Footpaths

2.7 Suggest Council consider adopting the minimum footpath widths in Austroads Part 6A: Pedestrian and Cyclist Paths and Commonwealth Disability Standards for Accessible Public Transport 2002 (DSAPT) (and 2004) in the Design Guidelines. Suggest that design guidelines consider including footpaths of at least 2.5m on roads with bus stops.

2.8 It is vital that the quality active transport infrastructure is established early to ensure that a sustainable transport culture can develop along with the centre. Suggests that pedestrian friendly streetscapes (footpaths, street furniture, street tree planting) should be a focus at all stages of development of the plan.

2.7 Submission point is noted. Council follows the Australian Standard and New Zealand Standard (AS/NZ) for footpath widths.

2.8 Submission point is noted and agreed. A pedestrian and cyclist friendly environment is encouraged in the Northern Beaches Smart Growth Plan 2030.

Bus Network and Interchange

2.9 Suggest amending the text to illustrate that the provision of a bus interchange is not definite at this stage.

2.9 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 has been amended to illustrate that the provision of a bus interchange is proposed as there is potential for

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2.10 Suggest Council investigate demand for an internal bus system and assess the suitability of its implementation, particularly taking into account its cost efficiency. Modelling and data analysis may assist in forecasting future patronage numbers

2.11 Suggest Council provide continuous, adequate width and attractive pedestrian and cycle pathways between the villages and leading to the major transport stations as necessary.

2.12 Generally does not support park „n‟ ride facilities near activity centres. Discourage park „n‟ ride by implementing supporting infrastructure such as showers, toilets, bike racks and street furniture for active transport users at public transport stops.

2.13 Please clearly define what is meant by „rapid transit‟. If „rapid transit‟ is referring to a large scale „rapid transit‟ project, it is recommended that Council assess the demand for such a project; its suitability in servicing this demand; and then plan and commit to providing adequate infrastructure, good urban design and appropriate parking controls before proceeding/implementing the project.

2.14 Suggest Council consider revising the current 3.5 metre optional lane width to 3.7 metres (p. 90) where possible.

such an interchange in stages 3 and 4 of DA-2008-785 of the Northern Beaches Central Shopping Centre expansion.

2.10 Submission point is noted. Further investigations of this suggested detail are subject to additional funding.


2.12 Submission point is noted. Council disagrees with this statement as it intentionally contradicts the notion of transit oriented development and the intent of co-locational compatible land uses.

2.13 Submission point is noted. Council has already defined what is meant by rapid transit and it was identified as an attractive transport system. Notional rapid transit is an express system from key transit stops direct to areas of employment or the like.

2.14 Submission point is noted. The lane width of 3.7 metres was not considered suitable in this instance but may be considered in the future.

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Chenoweth Drive

2.15 The design of Chenoweth Drive in Figure 05, p.46 and the Figure on p.58 does not appear to address the legibility and continuity required by Chenoweth Drive as an important link. Suggests that careful attention be paid to road design of Chenoweth Drive including alignment, legibility and capacity so that connectivity is maintained. Suggest the consideration of appropriate width and geometry for Chenoweth Drive to allow provision of public transport services and active transport infrastructure (including crossings).

2.15 Submission point is noted. Chenoweth Drive is recognised in the Northern Beaches Smart Growth Plan 2030 as an important connective link that is envisioned to support public transport services and active transport infrastructure including controlled crossings. As the alignment of Chenoweth Drive through the three different landholdings is not yet finalised, the alignment shown is only indicative of a significant connective link in the locality.

Structure Plan

2.16 Note that the Bucasia Corridor Study has assumed that the area will develop at 10 dw/ha based on advice from Council. Therefore trip generation associated with any additional density will need to be accommodated by parallel routes.

2.17 Supports the eastern parallel link (of an appropriate road hierarchy) connecting Rosewood Drive to Golflinks Road.

2.18 Suggest ensuring Dawson Boulevard is connected to Mackay- Habana Road so that it can serve as a parallel connection on the west of Mackay-Bucasia Road (also on the image on page 66).

2.19 Suggest Council consider the additional active transport links identified in Attachment 1 to improve connectivity.



2.18 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 has been amended to illustrate on the Structure Plan the extension of Dawson Boulevard to Mackay-Habana Road.

2.19 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 has been amended to illustrate additional active transport links from Camilleri Street to Chenoweth Drive, along Old Eimeo Road, and from Boveys Road to Dawson Boulevard.

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2.20 Suggest renaming or splitting the „rural or smaller lot subdivisions‟ use category in the legend.

2.20 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 has been amended to instead show „Existing larger lots‟ in the legend.

Road Hierarchy

2.21 There should be clarification on the detailed standards that would apply to the roads within the Northern Beaches study area e.g. standards for Dawson Boulevard and Wallmans Road. Recommends collaboratively developing an appropriate road hierarchy and applying it to the roads within the Northern Beaches area. Suggest illustrating a road hierarchy on Structure Plan

2.21 Submission point is noted. The road hierarchy will be discussed as part of the Planning Scheme overlays.

Additional Amendments

2.22 Amend reference to the region as “Mackay, Isaac and Whitsunday (MIW)” to be consistent with State plans and strategies, for example the draft Mackay, Isaac and Whitsunday Regional Plan.

2.23 Active transport principles throughout the document are supported but cycling has often been omitted. Suggest amending text throughout the document to include cycling as an active mode of transport where only walking is suggested. For example:

o „The underlying principles of these towns are… daily necessities within an easy walk or cycle....‟

o „Further benefits include a healthier population where walking or cycling is an attractive alternative to driving‟.

2.22 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 has been amended to refer to the „Mackay, Isaac and Whitsunday (MIW) region‟ in relevant sections.

2.23 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 has been amended to include cycling as an active mode of transport where only walking is suggested.

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Submitter 3

Densities

3.1 Increased residential density is a trend which has been typically reserved for inner-city redevelopment and is out of context for the Northern Beaches. Proposed minimum densities for New Communities are not realistically achievable in the short to medium term and will exacerbate housing affordability issues. The demand for the proposed densities within the Northern Beaches over the next 10-20 years is out of context. The Land Availability Assessment Report, outlines that the predicted uptake of higher density residential development to be over-ambitious. The proposed densities in The Northern Beaches Smart Growth Plan 2030 will create a transient population for the old and the young with little opportunity provided to families to raise their children in a safe and secure environment i.e. family friendly precincts that have a backyard.

3.2 „Frame Housing‟ aims for 40 dwellings per hectare around Rural View (Page 96 of the NBSGP 2030) which would result in a typical lot size of 185m2.

3.3 The Plan states that Plantation Palms „illustrates all of the principles espoused for the Northern Beaches‟. However, the site only achieves a net density of 15.0dw/ha, which is only half of the required minimum net density of 30dw/ha which the plan wishes to achieve.

3.1 Submission point is noted. With population projections expecting the Mackay region to grow towards a population of 200,000 over the coming decades, it is critical that appropriate planning of land uses and densities is executed so that the Mackay of tomorrow is sustainable. If the pattern of continued low density residential development persists in Mackay, this will lead to urban sprawl, the potential for the loss of good quality agricultural land, increased distances to centres and services as well as an increase in the cost of providing public transport and infrastructure. Additionally, with a growing population of diverse lifestyles and an ageing population, it is important that there is a provision of diverse housing typologies.

3.2 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 has been amended to show a target density for the „Frame Housing‟ area at 25 dwellings per hectare.

3.3 Submission point is noted. The plans for Plantation Palms South show development reaching a net density of 23 dwellings per hectare. After reviewing the submissions for community consultation on the Northern Beaches Smart Growth Plan 2030, the net density for land which previously required a minimum net density of 30 dwellings per hectare has been amended to show 25 dwellings per hectare instead.

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3.4 Replace net density and its definition with dwellings per hectare of residential land, which does not include local roads, local parks and local drains.

o 15 dw/ha on residential land (i.e. lot areas), in the short to medium term (5-10 years)

o Increase to 20 dw/ha on residential land (i.e. lot areas) in the medium to longer term (10-20 years)

3.5 One example of successfully increasing residential density through market forces is the mining town of Moranbah. Moranbah‟s dwelling density has not been mandated in a plan, but come about through market forces. The idea of letting the market facilitate increased densities seems to have been overlooked within the NBSGP 2030.

3.4 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 is a forward looking document which envisions what the locality will look like in 20 years time, where Mackay will have already experienced a huge population boom and densities around major centres will have increased. The Northern Beaches Smart Growth Plan 2030 has been amended to show 15 dwellings per hectare in the short to medium term as an acknowledgement that the densities envisioned for the ultimate form of the locality differ from the current development environment. Higher densities, however, will be required in the long term to service the expected future population whilst preventing urban sprawl into good quality agricultural land.

3.5 Council disagrees with submission comment. Letting the market facilitate an increase in densities like Moranbah is reactive, not strategic and has been known to create market failures in housing supply and affordability. Due to the historical trends of low density residential development in Mackay, Council has decided to engage with the community to develop plans and strategies, such as the Northern Beaches Smart Growth Plan and the Residential Densities Strategy, to proactively and strategically plan for the region‟s expected future growth. Endless suburban sprawl and very low density residential development are not viable options for a sustainable future for the region.

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Sprawl Repair Communities

3.6 The aim of retrofitting existing Northern Beaches area is commended but, cautioned within realistic densities and timeframes.


Housing Affordability

3.7 Communities need adequate and affordable land, the Northern Beaches Smart Growth plan 2030 aims to create affordability by increasing residential density within a spatially restrictive area. The size of „undeveloped land‟ identified in Northern Beaches is exceedingly small for the predicted population growth. The plan is prescriptive; leaving little room for expansion (in particular to the west) and will increase the cost of land.

3.8 Research into areas with similar land constraints has shown „far higher housing affordability multiples‟ which is the median house price divided by median household income. Such urban areas that display „far higher housing affordability multiples are Sydney with a multiple of 8.8 and Melbourne with a multiple 6.9. Both cities have urban growth boundaries that have been created in pursuit of urban consolidation and resulted in increased cost of land and housing. The result of The Northern Beaches Smart Growth Plan 2030 is likely to lead to increased land costs and drive many seeking to buy their first homes out of the Northern Beaches to areas that are more affordable.

3.7 Submission point is noted. The restriction of development into great rural expanses and the establishment of an urban growth boundary is not an initiative of Mackay Regional Council but is, rather, part of the Mackay, Isaac and Whitsunday Regional Plan created by the State Government. The provision of affordable housing and the protection of Good Quality Agricultural Land (GQAL) are both key principles which underpin the Northern Beaches Smart Growth Plan 2030. In order to accommodate expected future population growth, as well as protect GQAL to support the future population, it is critical to have future urban development within a boundary which preserves GQAL and prevents endless urban sprawl.

3.8 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 promotes housing affordability and housing diversity to cater for the expected future population, including an ageing population. A variety of lot sizes and housing typologies is encouraged in the Plan to address the various lifestyles and life stages of people who do not wish to have an 800m2 lot. Also, smaller lot housing decreases the final cost, as less land and materials are used to deliver the final product. With the development of the Northern Beaches into a

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Major Centre including retail, commercial, light industrial, educational and community services, the locality is expected to draw in many people.

Neighbourhood Structure

3.9 „Smart Growth‟ intends to fix the problems of urban sprawl with urban consolidation, grid pattern streets and travel networks which provide for walking and cycling. There have been many precedents of „Smart Growth‟ overseas and much of the literature originates from abroad. Canada provides several examples of „Smart Growth‟ that has been adopted into the planning and policy documents of many towns and cities, with the intent to create affordability and sustainability. However, the result is often that suburbs still reveal the influence of conventional development practices, as developers find it difficult to create the desired form and function within the plans.

3.10 An example of unrealistic intent is „The aim is to show how complete communities can be configured to accommodate both daily needs and changing lifestyle needs within a 5-10 minute walkable catchment‟ (NBSGP 2030). This aim is based on the idea that each new community constructed will have a discernable centre to ensure most residents are within 400-500 metres walk of key facilities, such as relatively weak retail centres, bus stops and neighbourhood greens. With the exception of living within 400-500 metres of education and major retail facilities, no other example given is likely to attract residents to walk to the centres in the proposed villages and neighbourhoods. Such „walkable neighbourhoods‟ don‟t provide strong anchors for attraction. To provide such services or attractions every 400-500 metres, is economically unviable and unrealistic.

3.9 Submission point is noted. While the concept of Smart Growth may have originated abroad, it is still a concept which is being applied in cities throughout Australia, from major cities to regional centres. The idea behind Smart Growth, in contrast to conventional development, is the execution of sustainable urban development practices which are forward thinking and take into account the needs of future generations. For example, in light of a rapidly increasing population, the ramifications of the loss of Good Quality Agricultural Land can be detrimental to the future generations of Mackay.

3.10 Submission point is noted. The discernable centres in the new communities proposed by the Northern Beaches Smart Growth Plan 2030 are walkable destinations that promote a compact urban form. These neighbourhood centres are not necessarily of a commercial nature but can be a small park, civic reservation, water feature, statue or similar kind of presence which breaks up an amorphous layout of residential subdivisions. These centres can serve as meeting places and can give neighbourhoods a sense of identity.

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Economics

3.11 Who will drive such an „ambitious task‟ of intensification within the Northern Beaches? The plan requires development companies to fund and construct the proposed housing and centres. However, at the urban fringe intensification, changes to hierarchical retail structures and a reversion to more traditional forms of urban design could be regarded as a high commercial risk.

3.12 The idea of retrofitting suburbs, making the most of existing infrastructure and transforming shopping centres to town centres do little to encourage investment confidence. The plan gives little consideration of the market forces that will fund the transformation of the Northern Beaches apart from a contrived demand created by a lack of alternative to higher density living.

3.11 Submission point is noted. Council has prepared the Northern Beaches Smart Growth Plan 2030 in consultation with developers, landowners and the community in aim of creating a document which can guide future urban development to incorporate best practice planning principles to achieve better outcomes for a growing population. Collaboration between developers and Council is encouraged to deliver the best possible outcome for the Northern Beaches. Also, the discernable centres in the new communities proposed by the Northern Beaches Smart Growth Plan 2030 are walkable destinations that promote a compact urban form.

3.12 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 is a long term vision for the locality and the retrofitting of existing neighbourhoods is not expected in the short term.

Centres

3.13 Suggest focusing on 4 main centres to promote higher densities, within a 300m catchment. This would be more attainable than creating several new smaller centres, which is detailed in the NBSGP 2030.The 4 centres that are proposed are:

1. Rural View Major neighbourhood centre

2. The neighbourhood centre on Blacks Beach Road 3. The neighbourhood centre at Bucasia

4. The neighbourhood centre at Holts Road

The proposed neighbourhood centres strategy is overly ambitious and not supported in the short to medium term by viable

3.13 Submission point is noted. The additional Neighbourhood Centres proposed by the Northern Beaches Smart Growth Plan 2030 are walkable destinations that promote a compact urban form consisting of discernible neighbourhoods. These neighbourhood cores are not necessarily of a commercial nature but can be a small park, water feature, statue or similar kind of presence which breaks up an amorphous layout of residential subdivisions. The Northern Beaches Smart Growth Plan 2030 has been amended to illustrate this concept by

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catchment populations. In some cases, this strategy will detrimentally impact existing neighbourhood and convenience centres

changing the labelling of „Neighbourhood Centre‟ to „Potential Walking/ Cycling Destination‟. These potential walking and cycling destinations can be used to promote higher densities by building on the amenity and/ or convenience of these destinations.

Mapping

3.14 Suggest fixing the mapping – Eimeo High School borders Rosewood Drive however on the Northern Beaches Structure Plan map it illustrates the school not reaching Rosewood Drive.

3.14 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 has been amended to illustrate the future high school reaching Rosewood Drive.

Submitter 4

Open Space

„4.1 Open Space‟ category should not be used to „protect environmental values‟. Suggest this should be a separate category so that useable open space is not compromised.

4.2 Concern that adequate and useable open space will not be provided for the planned high density living (i.e. quantum will be reduced under a rationale or philosophy of „high quality settings‟ or amenity provision).

4.3 The desired outcome of connectivity should not compromise provision of public open space (i.e. connectivity between parks can be achieved using road reserves instead of narrow strips of park land).

4.1 Submission point is noted. The differentiation of open space and the protection of environmental values is a task that will be considered for a more detailed exercise in the future.

4.2 Provision of Open Space is based on desired standard of service as set by Council policy. Mackay Regional Council is also advancing the investigations on Open Space provision best practice.


Submitter 5

Centres

5.1 The plan proposes a number of additional centres (a District Centre and three smaller Neighbourhood Centres) that will compromise the development of existing centres and undermine the investment made in the area. If the new centres were to

5.1 Submission point is noted. The additional Neighbourhood Centres proposed by the plan are simply meant to be walkable destinations that promote a compact urban form consisting

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occupy a footprint commensurate with the designation of a Neighbourhood Centre as defined in Council‟s existing Planning Scheme this would permit an additional 20,000sqm of retail use rights within the Northern Beaches locality, causing an adverse impact upon the vitality and viability of existing centres.

5.2 The plan needs to define the proposed District Centre and Neighbourhood designations in respect of the permitted use and gross floor area allowances. It also needs to address the timing and mechanism for the introduction of the proposed centres.

5.3 The introduction of new centres would create fragmentation of the existing centres hierarchy by providing additional shopping choices in different locations, and ultimately stress local retailers and businesses competing for the same income. Suggest that Council remove the designation of additional centres until an assessment is made in terms of community need and potential impact on the primacy and functionality of the existing centres.

of discernible neighbourhoods. These neighbourhood centres are not necessarily of a commercial nature but can be a small park, water feature, statue or similar kind of presence which breaks up an amorphous layout of residential subdivisions. The Northern Beaches Smart Growth Plan 2030 has been amended to illustrate this concept by changing the labelling of „Neighbourhood Centre‟ to „Potential Walking/ Cycling Destination‟.

5.2 Submission point is noted. The proposed District Centre at Blacks Beach is illustrated on the Structure Plan as what is envisioned as the centre‟s ultimate form in the long term, given demand for it. The proposed District Centre at Blacks Beach is also approved and included in Council‟s Draft Centres Strategy.

5.3 Submission point is noted. The additional Neighbourhood Centres proposed illustrate walkable destinations and at a maximum capacity would equate to a small newsstand. While it is not envisioned that any of the neighbourhood centres designated on the map would be used for retail or commercial uses in the short or medium term, it is envisioned that in the long term one of the neighbourhood centres would be able to provide a low order service such as a newsstand. The Northern Beaches Smart Growth Plan 2030 has been amended to illustrate this concept by changing the labelling of „Neighbourhood Centre‟ to „Potential Walking/ Cycling Destination‟.

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5.4 Suggest that Council develop measures in the Plan that support and reinforce the roles of existing centres including identifying existing centres boundaries and determining the potential extent of each centres growth.

5.4 Submission point is noted. The Plan does support and reinforce the roles of existing centres including the identification of existing centre boundaries in Figure 02 Site Analysis Plan on p.11 which shows existing commercial use in the locality. Additionally, Figure 04 Structure Plan on p. 34 shows the potential extent of each existing centre‟s growth.

Service Industry

5.5 Land adjacent to Northern Beaches Central is designated as Service Industry on the Plan. The designation of this land should be expanded to permit retail and commercial uses to ensure future business growth and demand can be consolidated within or adjoining the Core Retail.

5.5 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 does not envision extensive commercial and retail uses at the land adjacent to Northern Beaches Central. This may be reassessed in the future to determine need.

Submitter 6

Densities

6.1 While supportive of various principles and concepts contained within the NBSG, Submitter 6 has serious reservations about the practical implementation of the plan.

6.2 Plantation Palms South (an application for 415 residential lots is currently being assessed by the Mackay Regional Council for this project) is as follows:

o Site area: 27.67 ha (includes roads, parks, etc.)

o No. lots: 415

o Residential area: 17.95ha (excludes roads, parks, etc.)

o Gross density: 15 du/ha

o Net density: 23 du/ha

The NBSG Plan indicates a density of 30 du/ha for the Plantation Palms South site and such a density is clearly not achievable.

6.3 It is important that provision is made for a range of housing types within a community. This range of housing must cater to


6.2 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 has been amended to illustrate Plantation Palms South with a density of 25 dwellings per hectare.

6.3 Submission point is noted. As discussed in Section 3.4.5 Promote Building Diversity and

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the various people within that community – from singles to couples (with and without children) and from young to old. Demographic information seems to indicate that there are still a lot of families with children in Mackay and that these families still desire to have a home with a backyard for their family lifestyle.

Adaptability, the Northern Beaches Smart Growth Plan 2030 does envision the provision of a range of housing types within the locality to cater to the various people within a community.

Open Space

6.4 Council‟s existing policies for parks and open space do not allow for land subject to periodical flooding being recognised as creditable land contributions for developers. Submitter 6 made submissions to Council in this regard several years ago and in spite of verbal support from Council officials, no changes have been made to existing policies.

6.4 Submission point is noted. The notion of low lying land to be accepted as parkland is currently being investigated as part of Council‟s Open Space Plan.

Incentives for Higher Density Residential Development

6.5 In terms of current policy for trunk services contributions, Council is discouraging high density residential development. The NBSG Plan does not address this type of issue at all.

6.5 Submission point is noted. The contributions regime is set by legislation. Council has developed an incentives policy to assist in reducing infrastructure charges for smaller, higher density developments.

Other

6.6 The range of proposed road cross sections is supported in principle. Through the road cross sections in the Design Guidelines, Council‟s engineers are requiring a motivation for departing from their existing road hierarchy.

6.7 Residential areas of Eimeo and Blacks Beach (to the north of Blacks Beach Road) are identified in the Plan as sprawl repair communities. This could be regarded as an insult to the existing residents by insinuating that they live in an undesirable neighbourhood.

6.6 Submission point is noted. The Plan‟s range of road cross sections is designed to give developers a range of alternative options based on Smart Growth principles.

6.7 Submission point is noted. The Plan acknowledges that the trend of development in the locality has mainly been of isolated developments which do not necessarily interact or connect with one another, thus creating opportunities for better connectivity. The potential retrofitting of neighbourhoods can increase the walkability and overall

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attractiveness of the community.

Submitter 7

Densities

7.1 The plan assumes that the average household wants small lots or units with land areas less than 350m². Through our extensive local experience, we know this not correct. By far, most people desire to live in stand alone lots that are over 650m² in size. The Plan is extreme and unrealistic in its density assumptions. These densities are consistent with large inner city residential precincts and not smaller regional centres. They are unachievable in the foreseeable future. The densities exceed those envisaged by the draft MIW Regional Plan, which are also

considered unrealistic. Suggest the Plan be amended to reflect current and successful examples of urban growth planning relevant to tropical living in a regional community and it should account for the community‟s majority expectations – and not a minority view.

7.2 Suggest to replace the net density and its definition with dwellings per hectare of residential land (i.e. lot areas), which does not include local roads, local parks and local drains. This includes:

o 15 dwellings per hectare on residential land (i.e. lot areas), in the short to medium term (5-10 years)

o Increase to 20 dwellings per hectare on residential land in the medium to longer term (10-20 years)

7.1 Submission point is noted. With population projections expecting the Mackay region to grow towards a population of 200,000 over the coming decades, it is critical that appropriate planning of land uses and densities is executed so that the Mackay of tomorrow is sustainable. If the pattern of continued low density residential development persists in Mackay, this will lead to significant urban sprawl, the potential for the loss of good quality agricultural land, increased distances to centres and services as well as an increase in the cost of providing public transport and infrastructure. Additionally, with a growing population of diverse lifestyles and an ageing population, it is important that there is a provision of diverse housing typologies.

7.2 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 is a forward looking document which envisions what the locality will look like in 20 years time, where Mackay will have already experienced a huge population boom and densities around major centres will have increased. The Northern Beaches Smart Growth Plan 2030 has been amended to show 15 dwellings per hectare in the short to medium term as an acknowledgement that the densities envisioned for the ultimate form of the locality differ from the current development environment. Higher densities, however, will be required in the long term to accommodate the expected future

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7.3 Suggest that typical lots are of adequate size and able to incorporate backyard play areas. Densities that promote typical lot sizes less than 650m² are inappropriate. Suggest that „family‟ sized lots are of ample supply so they are affordable to families on typical incomes.

population whilst preventing urban sprawl into good quality agricultural land.

7.3 Submission point is noted. Housing size and typology diversity is encouraged to cater to various lifestyles and an ageing population who do not prefer lot sizes of 650 m².

Economics

7.4 Plan purports to show evidence that increased density will improve affordability. This conclusion is wrong. Currently, smaller lots are in less supply and are less desirable than more typical larger lots. However, over time and where there is demand, average lot prices are not influenced significantly by size. Prices are more significantly influenced by competition, supply and demand. Suggest that the draft Growth Plan should be amended to remove any suggestion that increased densities will reduce lot value. Whilst lots may become smaller, they will not become cheaper.

7.5 With the exception of living within 400-500 metres of education and major retail facilities, no other example given is likely to attract residents to walk to the centres in the proposed villages and neighbourhoods. Such „walkable neighbourhoods‟ don‟t provide strong anchors for attraction. To provide such services or attractions every 400-500 metres, is economically unviable and unrealistic.

7.4 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 is a forward looking document aimed at planning for the expected future population growth and adapting planning and development to best cater for the changing demographics and the ageing population. While prices are influenced by supply and demand, prices are also influenced by lot size and housing typology and other factors such as location to centres. The goal of the Northern Beaches Smart Growth Plan 2030 is not that lots become cheaper, but rather that future housing is affordable and suits the needs of the future population.

7.5 Submission point is noted. The discernable centres in the new communities proposed by the Northern Beaches Smart Growth Plan 2030 are walkable destinations that promote a compact urban form. These neighbourhood centres are not necessarily of a commercial nature but can be a small park, water feature, statue or similar kind of presence which breaks up an amorphous layout of residential subdivisions. These centres can serve as meeting places and can give neighbourhoods a

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sense of identity.

Centres

7.6 The Plan‟s neighbourhood centre locations need to consider constraints such as topography. The currently planned structure which focuses on the following 4 main centres is realistic, accessible to the community and is therefore more appropriate.

1. Rural View Major neighbourhood centre, 2. The neighbourhood centre on Blacks Beach Road 3. The proposed centre at Holts Road / Bucasia Road 4. The neighbourhood centre at Bucasia

These centres will promote employment and should be the centre of higher densities. This would be more attainable than creating several new smaller centres.

7.6 Submission point is noted. The additional Neighbourhood Centres proposed by the Northern Beaches Smart Growth Plan 2030 are walkable destinations that promote a compact urban form consisting of discernible neighbourhoods. These neighbourhood centres are not necessarily of a commercial nature but can be a small park, water feature, statue or similar kind of presence which breaks up an amorphous layout of residential subdivisions. The Northern Beaches Smart Growth Plan 2030 has been amended to illustrate this concept by changing the labelling of „Neighbourhood Centre‟ to „Potential Walking/ Cycling Destination‟. These potential walking and cycling destinations can be used to promote higher densities by building on the amenity and/ or convenience of these destinations.

Walking and Cycling

7.7 The Plan needs to acknowledge and account for Mackay‟s tropical conditions, including the significant constraints on walking and cycling in a tropical environment. The Growth plan must account for limited walking / biking. Mackay‟s tropical environment (heat and rain) is likely to be the strongest deterrent to walking and cycling.

7.7 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 acknowledges the need for planning and development to address the specific needs of a regional city in a humid subtropical environment. Nevertheless, proper planning and landscaping can create more pedestrian and cyclist friendly environments.

Submitter 8

Densities

8.1 The proposed densities are unrealistically high in comparison to other existing smaller lot developments. Suggest that densities should be considered as „target‟ densities rather than „minimum‟

8.1 Submission point is noted. With population projections expecting the Mackay region to grow towards a population of 200,000 over the

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densities.

8.2 Suggest that Council review the Design Guidelines and make meaningful comparisons to relevant and current projects, with a view to defining more appropriate and achievable target densities. An average lot size of under 300sqm is required to achieve a net density of 30 dwellings per hectare. It is impractical to consider that development would be suited to this average lot size when the core market is for T2/T3 allotments. While the core market for this locality is couples with children, the product in most demand will be for T2/T3 transects, resulting in net densities of approximately 10 dwellings per hectare.

coming decades, it is critical that appropriate planning of land uses and densities is executed so that the Mackay of tomorrow is sustainable. If the pattern of continued low density residential development persists in Mackay, this will lead to the spread of urban sprawl, the potential for the loss of good quality agricultural land, increased distances to centres and services as well as an increase in the cost of providing public transport and infrastructure. The Northern Beaches Smart Growth Plan 2030 has been amended to show target densities rather than minimum densities.

8.2 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 has been amended to show land which was 30 dwellings per hectare as now 25 dwellings per hectare. With a growing population of diverse lifestyles and an ageing population, it is important that there is a provision of diverse housing typologies to cater for changing demographics.

Neighbourhood Structure

8.3 The Plan states that it is foreseen that demographic and lifestyle trends will generate an increase in proportionate demand for higher density residential development. The facts and circumstances underlying this assumption are not referenced in the Smart Growth Plan. However, a brief review of recent population and demographic figures indicates this assumption is at clear odds with current figures and projections.

8.3 Submission point is noted. Statistics from the Australian Bureau of Statistics have demonstrated the changing nature and size of families throughout Australia and the Office of Economic and Statistical Research has predicted population growth, changing household size and an ageing population for Mackay in the next twenty years. With a growing population of diverse lifestyles and an ageing population, it is important that there is a provision of diverse housing typologies of

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various sizes to cater for changing demographics. The Northern Beaches Smart Growth Plan 2030 has been amended in Section 3.1 „Why Smart Growth‟ to illustrate such changing demographics.

Implementation of the Plan

8.4 The implementation of the Smart Growth Plan is fundamentally flawed by adopting an enforcement approach as opposed to an incentives approach and will lead to an undersupply in the market.

8.5 The Design Guidelines state that Council will process development applications for proposed projects under the guidelines and appropriate regulations. This will actively deter development as developers will not commit to projects for which there is limited market demand.

8.6 Section 6.1.4 of the Plan makes it clear that Council will process development applications under the Plan‟s guidelines. Council‟s intent to immediately implement the Smart Growth Plan will cause delays and create uncertainty for existing developers (who have prepared and lodged applications under Council‟s existing planning scheme) and is likely to result in a number of key projects ceasing. Council should be considering a gradual approach to implementation of the plan from adoption of the plan until at least commencement of the Mackay 200k Planning Scheme. This approach should begin with incentives to encourage developers to incorporate elements of the Smart Growth Plan which are achievable and work toward the desired vision.


8.5 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 is not a statutory document and assessment of development applications will have regard to the content, including such that the principles of Smart Growth are incorporated into the Planning Scheme.


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8.7 Section 6.1.4 of the Plan contains provisions for appealing of Council decisions and compliance for a breach of a development permit. As these matters are dealt with through SPA, such provisions in a planning study are of no consequence and should be deleted.

8.8 The Plan will fail unless it is adopted not only by the Council, but also key stakeholders including the developers, the community, and the Department of Transport and Main Roads. The extent of community consultation undertaken on the Draft Plan to date is insufficient to ensure the plan adequately reflects community expectations. Suggest that Council engages in further stakeholder consultation once it has prepared a response to the submissions.

8.9 Suggest that Council should be considering means at its disposal to foster growth and development. Contrarily, the Smart Growth Plan is widely viewed in the development industry as a further inhibitor to development, and one that will likely cause developments to stall. Instead of a prescriptive implementation approach there should be an incentive and target-based philosophy.

8.10 Suggest that the Plan‟s finalisation is delayed until an independent and comprehensive analysis of the economic feasibility and potential social and economic consequences of the study has been undertaken. Suggest that implementation of the Plan be delayed until such time as the development industry and Council reach agreement on the goals and implementation of the Plan





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Centres

8.11 The „weak‟ retail centres in the Plan are limited to convenience and top-up shopping trips. Northern Beaches Central and the neighbourhood retail and commercial centres will not provide sufficient employment and the income levels to sustain their subject catchment. A majority of residents will continue to commute to major business and employment nodes in the region, including the CBD, Paget, the harbour, Mount Pleasant and the mining sector. Therefore, the planned neighbourhood shopping centres/ employment nodes are potentially unsustainable and will not deliver the stated outcome of reduced commuting distances for the majority of residents.

8.11 Submission point is noted. The additional Neighbourhood Centres proposed by the plan are walkable destinations that promote a compact urban form consisting of discernible neighbourhoods. These neighbourhood centres are not necessarily of a commercial nature but can be a small park, water feature, statue or similar kind of presence which breaks up an amorphous layout of residential subdivisions. The additional Neighbourhood Centres proposed illustrate walkable destinations and at a maximum capacity would equate to a small newsstand. While it is not envisioned that any of the neighbourhood centres designated on the map would be used for retail or commercial uses in the short or medium term, it is envisioned that in the long term one of the neighbourhood centres would be able to provide a low order service such as a newsstand. The Northern Beaches Smart Growth Plan 2030 has been amended to illustrate this concept by changing the labelling of „Neighbourhood Centre‟ to „Potential Walking/ Cycling Destination‟.

Traffic and Transport

8.12 The almost tripling of population in the area will result in proportional increases in traffic congestion along the transport arteries linking the Northern Beaches to the Mackay CBD and beyond. Traffic congestion along Mackay-Bucasia Road will significantly worsen should key developments providing alternatives routes not proceed, whether by result of the Smart Growth Plan or due to other factors.

8.12 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 envisions the development of north-south linkages in the locality to relieve traffic from Mackay-Bucasia Road, as illustrated by the Structure Plan.

Mapping

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8.13 A number of anomalies have been noted in regards to the draft MIW Urban Footprint. The Plan does not correctly map the extent of planned development within the Northern Beaches area.

8.13 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 includes maps which demonstrate what the locality is expected to look like 20 years from now, not just what is currently developed.

Housing Typologies

8.14 The T2 transect images in the Plan are more akin to 4000sqm rural residential living and the T3 transect suggests suburban allotments, whereas actual satellite images indicate both represent built-up areas with 50% site coverage. The images are misrepresentative as they suggest a higher degree of sprawl and open space than is actually the case.

8.14 Submission point is noted. The images underneath the transect diagram are intended for illustrative purposes only; they are meant to demonstrate the increasing intensity of the urban form as one moves from the T1 transect to the T5 transect.

Submitter 9

Infrastructure

9.1 Sewerage and water infrastructure need to be leading, not following, developments.

9.2 No work prospects other than local service industries with inadequate access to industrial area (eg. Mackay Harbour and Paget etc.)

9.3 Another access road from Eulbertie Avenue area to Harveys Road is needed to relive Mackay-Bucasia Road especially in cases of accidents. The road from Bucasia Road (near Catholic Church) to Etourie (Habana Road) needs to be upgraded to reasonable gravel standard to relieve Mackay-Bucasia Road.


9.2 Submission point is noted. The future Major Centre surrounding Northern Beaches Central will provide numerous employment opportunities in various sectors such as retail, commercial, light industry, community services and education.

9.3 Submission point is noted. Due to a number of development constraints, it is not envisioned that another access road from Eulbertie Avenue to Harveys Road will eventuate. The Northern Beaches Smart Growth Plan 2030 envisions that the extension of Reed Street, the street just west of the future high school, will serve the function of relieving traffic from Mackay-Bucasia Road. Additionally, the Northern Beaches Smart Growth Plan 2030 envisions that the extension of Dawson Boulevard will serve the function of relieving traffic from Mackay-Bucasia Road.

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Connectivity

9.4 Support increased interlinking of streets within subdivisions to reduce long cul-de-sacs.

9.4 Submission point is noted. Connectivity through a permeable street network is a main principle which underpins the Structure Plan.

Submitter 10

Densities

10.1 Block sizes are too small, therefore too many people moving to this region. Areas like Plantation Palms will become slums in the longer term and reduce property values in the greater area.

10.1 Submission point is noted. With population projections expecting the Mackay region to grow towards a population of 200,000 over the coming decades, it is critical that appropriate planning of land uses and densities is executed so that the Mackay of tomorrow is sustainable. If the pattern of continued low density residential development persists in Mackay, this will lead to the spread of urban sprawl, the potential for the loss of good quality agricultural land, increased distances to centres and services as well as an increase in the cost of providing public transport and infrastructure.

Infrastructure

10.2 The Northern Beaches is no longer the prime area it used to be. High density property planning may assist with jamming more people into specific areas, however, appropriate infrastructure needs to be provided (i.e. road in/out of a region with 34000 people is disastrous).

10.2 Submission point is noted. Due to the strength and resilience of the Mackay economy, increasing numbers of people are drawn to Mackay each year; since a majority of people are drawn to live north of the Pioneer River, and in particular the Northern Beaches, this locality is considered a prime locality for development, which is evident by the level of expansion already occurring in the area. The Northern Beaches Smart Growth Plan 2030 envisions that the extension of Reed Street, the street just west of the future high school, will serve the function of relieving traffic from Mackay-Bucasia Road. Additionally, the Northern Beaches Smart Growth Plan 2030 envisions that the extension of Dawson Boulevard will serve the function of

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relieving traffic from Mackay-Bucasia Road.

Urban Form

10.3 There is an abundance of land west of the coast line. I dread the day when there are no more cane fields to see on the drive to the Northern Beaches.

10.3 Submission point is noted. It is critical that the appropriate planning of land uses and densities is executed in order to properly balance urban development to service the expected population growth and the preservation of agricultural land. The proposal to zone agricultural land throughout the Northern Beaches into urban areas is due to the limited supply of alternative locations that can accommodate the predicted population growth. Possible alternative sites are constrained by coastal hazards (in particular predicted storm tide inundation), flooding or wetlands. The use of agricultural land for urban development is only promoted in the Northern Beaches Smart Growth Plan 2030 if the land is used more efficiently than in the past and the density increases are enforced, thereby reducing unnecessary urban sprawl and preserving good quality agricultural land.

Structure Plan/ Master Plan

10.4 Support that there needs to be a Master Plan for the region.

10.5 This plan appears to appease the desires of a greedy Council with little understandings of the community they represent.


10.5 Submission point is noted. The principles which underpin the Northern Beach Smart Growth Plan 2030 are those of best practice planning principles. These principles include the reduction of urban sprawl, increased connectivity, increased active transport, and the provision of adequate affordable housing for the expected population growth.

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Submitter 11

Roads

11.1 The growth that has occurred in this area over the past 6 years plus the future growth requires additional sub arterial roads to be factored to link to Mackay Bucasia Road. Why is there no new road reflected in this planning for the lower section of Rural View (i.e. Avalon Road or Devereux St to help reduce the extremely high volume of traffic that is within this area)? A new subdivision is also being currently constructed. Is there any proposed road linkages to help reduce the traffic coming up onto Old Eimeo Road?

11.2 Old Eimeo Road is a 50k Zone that is continually increasing in traffic and speeding drivers- not safe for families and drivers whom reside on the road. Noise levels have and continue to increase- what is the council planning or proposing to do to reduce this? Are they going to pay for double glazed windows or fencing to reduce the noise? Cars frequently speed up Old Eimeo Road and other cars come flying out of Mc Hugh Street. This creates a sense of danger for residents on Old Eimeo Road.

11.1 Submission point is noted. The Northern Beaches Smart Growth Plan 2030 envisions that the new developments in southern portion of Rural View will provide relief of traffic from Mackay-Bucasia Road. Specifically, the extension of Reed Street, the street just west of the future high school, will serve the function of relieving traffic from Mackay-Bucasia Road on the east and the extension of Dawson Boulevard will serve the function of relieving traffic from Mackay-Bucasia Road on the west. Additionally, the extension of Rosewood Drive is envisioned to relieve traffic from Old Eimeo Road and Eimeo Road.

11.2 Submission point is noted. Existing road safety and enforcing speed limits is a matter of concern for the Police Service.

NORTHERN BEACHES LOCAL AREA PLANNING … · Northern Beaches Smart Growth Plan 2030. 1.2 Submission...

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