Compendium Background information

Transcription

1 Compendium Background information

2 Acknowledgment: This report has been prepared by the Strategic Land Use Planning team of Toowoomba Regional Council, in collaboration with Jensen Planning + Design, stakeholders and the community, and the valuable input from the project reference group: water and waste services, transport and drainage planning, parks and recreation, and development services. Disclaimer: Toowoomba Regional Council does not warrant, represent or accept any responsibility for the accuracy, reliability, suitability for any purpose, or completeness of the information contained in this document and any person using or relying upon such information does so on the basis that Toowoomba Regional Council disclaims all responsibility or liability whatsoever for any errors, inaccuracies, incompleteness, faults, defects or omissions in the information supplied on the document.

3 Contents 1 Introduction Planning Framework Toowoomba Regional Planning Scheme Strategic Framework Overlays Our Community Vision Toowoomba Regional Community Plan South East Queensland Regional Plan Darling Downs Regional Plan State Planning Policy Physical Characteristics Topography Natural hazards Steep land and landslide hazard Bushfire hazard Flooding Additional constraints Natural Resources Agricultural resources and soils Extractive resources Natural Characteristics Natural Environment Scenic amenity and landscape character Synthesised conditions and constraints Existing Population Profile Demographic indicators Age structure Household Income Housing tenure Household size and family composition Dwelling type Population projections Housing Demand and Housing Preferences Existing situation Housing demand projections... 35

4 7.3 Housing demand drivers Household life cycle Suburb life cycle Community Facilities Demand Key findings Current situation Projected facilities demand Existing Land Use and Settlement Pattern Existing land use and zones Residential land supply Subdivision development approvals and dwelling supply Transport and Movement Road network Public transport Active transport Parks and Recreation Scenario Planning and Sustainability Indicators Strategic Questions Drivers of Change Long-term development scenarios Scenarios evaluation Scenarios overview Scenario preferences Stakeholder Engagement Think Tanks Think Tank 1 Vision and Values Think Tank 2 Scenarios and Long Term Directions Think Tank 3 Strategic Directions: Structure plan concept testing Youth involvement Online engagement Land Demand Urban land requirements Residential demand Commercial and retail demand Industrial land demand Structure plan capacity analysis small area calculations... 79

5 15 Infrastructure Demand Analysis Water supply infrastructure Waste water infrastructure Stormwater drainage infrastructure Transport network Future transport demands Westbrook Travel Mode Choice Open Space - parks Glossary of Acronyms References

6 List of figures Figure 1: Urban Footprint SEQRP (Source: Queensland Government)... 4 Figure 2: Draft Urban Footprint Shaping SEQ 2016 (Source: Queensland Government)... 5 Figure 3: Existing Urban Footprint and draft Urban Footprint (Source: Queensland Government)... 6 Figure 4: Hills and ridgelines (Source: Jensen Planning + Design)... 8 Figure 5: Creek corridors (Source: Jensen Planning + Design)... 8 Figure 7: Open space opportunities (Source: Jensen Planning + Design)... 8 Figure 6: Vegetated and treed areas (Source: Jensen Planning + Design)... 8 Figure 8: Steep land and landslide hazard (Source: TRC)... 9 Figure 9: Bushfire hazard overlay (Source: TRC) Figure 10: Cotswold Hills proposed flood overlap map (Source: TRC) Figure 11: Dry Creek proposed flood overlay map (Source: TRC) Figure 12: Glenvale proposed flood overlay (Source: TRC) Figure 13: Spring Creek proposed flood overlay (Source: TRC) Figure 14: Westbrook proposed flood overlay (Source: TRC) Figure 15: Agricultural and rural land uses (Source: Edge Land Planning) Figure 16: Aerial map showing area of intensive cropping (Source: TRC) Figure 17: Key Resource Area, separation areas and haulage route (Source: State Planning Policy) Figure 18: Environmental Significance Overlay (Source: TRC) Figure 19: Views and vistas (Source: Jensen Planning + Design) Figure 20: Map of the three geographic areas used for the demographic profile (Source: id the population experts) Figure 21: Service age groups (Source: id the population experts) Figure 22: Comparison of existing communities (Source: id the population experts) Figure 23: Household income (Source: id the population experts) Figure 24: Housing tenure (Source: id the population experts) Figure 25: Household types (Source: id the population experts) Figure 26: Dwelling size (Source: id the population experts) Figure 27: Projected population change (Source: MacroPlan Dimasi) Figure 28: Suburb life cycle (Source: id the population experts) Figure 29: Existing community facilities (Source: Jensen Planning + Design) Figure 30: Study area land use zones (Source: TRC) Figure 31: Urban and Rural Residential land supply (Source: TRC) Figure 32: Significant transport infrastructure (Source: TRC) Figure 33: Charlton Sports Precinct (Source: TRC) Figure 34: Scenario 1 (Source: Jensen Planning + Design) Figure 35: Scenario 1 performance scores (Source: Jensen Planning + Design) Figure 36: Scenario 2 (Source: Jensen Planning + Design) Figure 37: Scenario 2 performance scores (Source: Jensen Planning + Design) Figure 38: Scenario 3 (Source: Jensen Planning + Design) Figure 39: Scenario 3 performance scores (Source: Jensen Planning + Design) Figure 40: Scenario 4 (Source: Jensen Planning + Design) Figure 41: Scenario 4 performance scores (Source: Jensen Planning + Design) Figure 42: Scenario 5 (Source: Jensen Planning + Design)... 67

7 Figure 43: Scenario 5 performance scores (Source: Jensen Planning + Design) Figure 44: Scenario 6 (Source: Jensen Planning + Design) Figure 45: Scenario 6 performance scores (Source: Jensen Planning + Design) Figure 46: Community engagement infographic (Source: TRC) Figure 47: Think Tank 1 (Source: TRC) Figure 48: Think Tank 2 (Source: TRC) Figure 49: Illustration of urban land requirements (ha) to accommodate 10,000 dwellings at various densities (Source: TRC) Figure 50: Depicting small areas for structure plan capacity analysis (Source: TRC) Figure 51: Potential traffic generation (Source: TRC and Jensen Planning + Design) Figure 52: Enterprise Industry Area traffic generation and desire lines (Source: TRC) Figure 53: Westbrook traffic generation and desire lines (Source: TRC) Figure 54: Glenvale traffic generation and desire lines (Source: TRC) Figure 55: Cotswold Hills traffic generation and desire lines (Source: TRC) Figure 56: Ferguson Road link analysis (Source: TRC)... 96

8 List of tables Table 1: Population projections (Source: ABS and MacroPlan Dimasi) Table 2: Dwelling demand projections for West Toowoomba study area (Source: MacroPlan Dimasi) Table 3: Major land use zones by area (Source: TRC) Table 4: Urban and Rural Residential zoned land supply West Toowoomba (Source: TRC) Table 5: Vacant residential land area by lot size (Source: TRC) Table 6: Urban residential subdivision approvals and number of lots (Source: TRC) Table 7: Sustainable Transport Strategy guiding principles (Source: TRC) Table 8: Population and Dwelling Projections to 2050 (Source: MacroPlan Dimasi) Table 9: Structure plan population and dwelling capacity by West Toowoomba localities (Source: TRC). 76 Table 10: Residential dwelling yield and population (Source: TRC) Table 11: Enterprise Employment Area Population (Source: TRC) Table 12: Additional lands to be included in urban area (Source: TRC) Table 13: Preliminary Requirements Water Supply Infrastructure (Source: TRC) Table 14: Preliminary requirements waste water Infrastructure (Source: TRC) Table 15: PIP trunk infrastructure transport (Source: TRC)... 91

9 1 Introduction The planning process for the West Toowoomba Land Use Investigations involved analysis of the existing characteristics, constraints, and opportunities in regards to a number of key topic areas. These include: Physical characteristics Natural characteristics Existing population and population projections Housing demand and housing preferences Community facilities demand Existing land use and settlement pattern Transport and movement Parks and recreation Land demand Infrastructure demand Stakeholder engagement strategy and activities Scenario planning and sustainability indicators This section provides the background information on these topics, which is intended to inform and support the outcomes and structure plan presented in Part B. This information has particularly helped to inform the key drivers of change for West Toowoomba in terms of population growth, changes in housing and employment, and infrastructure investment. The majority of this background information was gathered during the early stages of the project to inform and underpin the strategic planning process, and as part of feasibility testing of the concept structure plan. This information has been provided by Toowoomba Regional Council s technical staff and supplemented with stakeholder involvement and local knowledge. In addition, the following background studies were commissioned to fill key information gaps: Toowoomba West 2050 Demographic and Housing Projections (MacroPlan Dimasi) Scenic Amenity and Landscape Character Assessment (Jensen Planning + Design) West Toowoomba Preliminary Community Facilities Desktop Analysis (Jensen Planning + Design) This paper outlines the background information considered in this project. Page 1

10 2 Planning Framework This investigation aims to provide a vision and strategic direction for the future growth and development of West Toowoomba. It is therefore important that there is alignment and consistency with Council s key strategic planning documents as well as State Government planning policy. Key planning context includes: Toowoomba Regional Planning Scheme 2012 (TRC) Toowoomba Regional Community Plan 2014 (TRC) South East Queensland Regional Plan (Queensland Government) Shaping SEQ Draft South East Queensland Regional Plan 2016 (Queensland Government) Darling Downs Regional Plan 2013 (Queensland Government) State Planning Policy 2014 (Queensland Government). 2.1 Toowoomba Regional Planning Scheme 2012 The Toowoomba Regional Planning Scheme 2012 (TRPS) is the local statutory planning instrument covering the study area and guiding development in the region. It is anticipated that key land use planning outcomes arising from this study will be incorporated into the TRPS at an appropriate time Strategic Framework The Strategic Framework of the TRPS sets the policy direction for the planning scheme area. The structure plan for West Toowoomba aligns with the themes, elements and strategic outcomes of the Strategic Framework. These include: Settlement pattern o Compact urban form o Urban neighbourhoods o Centres of activity o Sustainable urban development o Rural landscape o Development constraints o Incompatible land uses Natural environment Community identity and diversity Natural resources and landscape Access and mobility Infrastructure and services Economic development Overlays Overlays provide context for existing land values and constraints. This investigation has considered these and where necessary, further investigated local values such as scenic amenity. The following overlays were included in a constraints analysis: Airport Environs Agricultural Land Bushfire Hazard Landslide Hazard Flood Hazard Page 2

11 Environmental Significance Scenic Amenity Heritage Extractive Resources. 2.2 Our Community Vision Toowoomba Regional Community Plan 2014 The Toowoomba Regional Community Plan describes the community s overall vision for the region s preferred long term future. The development of the West Toowoomba Land Use Investigations aligned with the nine planning themes set out in the community plan. These are settlement pattern, transport and mobility, integrated infrastructure and utilities, natural environment, natural resources and landscape, community identity, strong communities, economy and governance. 2.3 South East Queensland Regional Plan The purpose of the South East Queensland Region Plan (SEQRP) is to manage regional growth and change in the most sustainable way to protect and enhance quality of life in the region. The State Planning Regulatory Provisions are required to be taken into account in the planning process. Currently, the SEQRP identifies that Toowoomba will accommodate 31,000 additional dwellings in existing urban areas and identified broad hectare areas, including Glenvale and Westbrook. An important component of the SEQRP is the Urban Footprint which identifies land that can meet the region s urban development needs to Not all of the land included in the Urban Footprint may ultimately be developed for urban purposes due to other reasons such as constraints and environmental values. The majority of the land within the Urban Footprint at Westbrook has been developed. Westbrook has been highlighted in the SEQRP as an Identified Growth Area which could be suitable for significant long term growth once infrastructure and land suitability are confirmed. A key issue in this investigation is to clarify future growth opportunities at Westbrook. Gowrie Junction to the north is also part of the Urban Footprint. The study area is the gap between these Urban Footprint designations. Figure 1 below shows the current Urban Footprint. Under the current SEQRP (2009), not all of the land within the study area is located within the Urban Footprint. The new draft SEQRP (Shaping SEQ) was released for consultation in the later stages of this investigation in November It identifies Westbrook as a Greenfield Growth area and proposes to significantly expand the Urban Footprint of Westbrook (see Figures 2 and 3 below). This provides a strategic opportunity that will meet long-term population growth and support continued economic development in the West Toowoomba area. The current SEQRP also identified Charlton Wellcamp as a major industrial expansion area and multimodal freight hub (this is now referred to as the Toowoomba Enterprise Hub). This sits just beyond the boundary of the local plan and will provide significant employment opportunities for the expanding population in West Toowoomba. Page 3

12 Legend: Figure 1: Urban Footprint SEQRP (Source: Queensland Government) Page 4

13 Legend: Figure 2: Draft Urban Footprint Shaping SEQ 2016 (Source: Queensland Government) Page 5

14 Legend: Figure 3: Existing Urban Footprint and draft Urban Footprint (Source: Queensland Government) 2.4 Darling Downs Regional Plan 2013 The aim of the Darling Downs Regional Plan (DDRP) is to address potential land use conflicts that may arise from the interaction between agricultural and resource land uses, and protecting areas required for the growth of towns. The policies of the DDRP are focused on identifying and protecting Priority Agricultural Areas (PAA) and ensuring other land uses are able to coexist with agriculture. Local planning instruments must reflect the regional plan by supporting these policies. Page 6

15 All of Toowoomba is designated as a PAA under the DDRP. The planning process for West Toowoomba considered the impact of growth and development on good agricultural land. 2.5 State Planning Policy 2014 The State Planning Policy (SPP) provides a clear, consolidated and comprehensive view of the state interests in land use planning and development. There are 16 state interests arranged under five broad themes: liveable communities and housing; economic growth; environment and heritage; safety and resilience to hazards; and infrastructure. Council must take the state interests into account when preparing and amending local planning schemes and ensure they are appropriately integrated. There are a number of state interests represented within the study area, including good quality agricultural land, key resource areas and related transport routes, State-controlled roads, and strategic airports. These state interests have been reflected in the planning process for West Toowoomba and consultation with the State Government has been a key component of stakeholder engagement for this project. Summary The legislative context has helped guide the planning process for West Toowoomba. Key considerations and directions provided in both local and State Government in regards to land uses, agricultural land, and intended patterns of development have been incorporated in the structure plan. Alignment with the Urban Footprint and creating a compact urban form is a key outcome of this project. Page 7

16 3 Physical Characteristics A range of physical conditions and physical constraints impact on the study area. 3.1 Topography The escarpment along the eastern portion of the local plan area is part of the western edge of the Toowoomba plateau. Large tracts of this escarpment are treed and vegetated. A number of prominent hills form a dominant ridge line along the western boundary which is also well vegetated. The majority of the area is flat to undulating particularly in the south-western parts of the study area. Most of the flatter low-lying areas are currently being or have been cropped in the past. There are two main creeks within the study area Spring Creek and Dry Creek. Spring Creek valley is a key feature in the south of the study area. The following illustrations show the spatial distribution of key topographic features. These features and other physical conditions were synthesised into a constraints map which informed subsequent strategic and structure planning work. Figure 4: Hills and ridgelines (Source: Jensen Planning + Design) Figure 5: Creek corridors (Source: Jensen Planning + Design) Figure 7: Vegetated and treed areas (Source: Jensen Planning + Design) Figure 6: Open space opportunities (Source: Jensen Planning + Design) Page 8

17 3.2 Natural hazards There are some physical constraints and recognised natural hazards that may impact urban development in the study area Steep land and landslide hazard The Landslide Hazard Overlay maps in the TRPS show a number of high risk landslide areas. These areas are generally contained around some of the prominent and steep vegetated hills. Figure 8: Steep land and landslide hazard (Source: TRC) Page 9

18 3.2.2 Bushfire hazard The Bushfire Hazard Overlay maps in the TRPS indicate no high risk bushfire hazard within the study area. There are however large areas of medium bushfire risk indicated primarily around the vegetated ridges and hills. Figure 9: Bushfire hazard overlay (Source: TRC) Page 10

19 3.2.3 Flooding Flood studies and planning evaluations have been undertaken across the region by Toowoomba Regional Council and specialist engineers. As part of this, flood risk areas have been identified within West Toowoomba for Cotswold Hills (Gowrie Creek), Torrington (Dry Creek), Glenvale (Spring Creek), and Westbrook (Spring Creek and Westbrook Creek). This flood risk information and the State Government (Department of Natural Resources and Mines) flood mapping is being used to inform future policy for land use and development in the region. The flood risk mapping will be translated into a new Flood Hazard Overlay in the TRPS. The West Toowoomba Land Use Investigations has considered this information in ensuring appropriate development and structure plan responses. The mapping identifies areas at risk of flooding in a variety of flood events, and the different shades of blue on the maps below represent different levels of risk. For more information on these risk levels, refer to Council s website. Cotswold Hills Gowrie Creek: Flood risk areas of varying risk levels Figure 10: Cotswold Hills proposed flood overlap map (Source: TRC) Page 11

20 Torrington Dry Creek: Flood risk areas of varying risk levels Figure 11: Dry Creek proposed flood overlay map (Source: TRC) Glenvale Spring Creek: Flood risk areas of varying risk levels Figure 12: Glenvale proposed flood overlay (Source: TRC) Page 12

21 Flood risk areas of varying risk levels Figure 13: Spring Creek proposed flood overlay (Source: TRC) Page 13

22 Westbrook Westbrook Creek and Spring Creek: Flood risk areas of varying risk levels Figure 14: Westbrook proposed flood overlay (Source: TRC) 3.3 Additional constraints The Brisbane West Wellcamp Airport is located just beyond the boundary of the study area. Concerns regarding the flight path for this airport were raised during consultation, and it has been identified that the flight path does cross over into the study area. Further refinement of this information is currently being undertaken and the Airport Environs Overlay in the TRPS will be updated once the information is available. Summary There are a number of natural hazards effecting West Toowoomba. The planning process has taken these into consideration to ensure appropriate land uses and development is proposed in the structure plan. Page 14

23 3.4 Natural Resources Agricultural resources and soils The State Planning Policy (SPP) recognises agriculture as a state interest under the theme of Economic Growth. It states Planning protects the resources on which agriculture depends and supports the longterm viability and growth of the agricultural sector. The state s interest in planning for agriculture is to reduce the potential for land use conflicts, protect resources from inappropriate development, minimise encroachment, and improve opportunities for increased agricultural investment, production and diversification. The SPP mapping identifies Important Agricultural Areas (IAA) and both Agricultural Land Class A and Class B on a majority of the land in the study area. Rural Lands Overview based on the Sustainable Agriculture and Rural Activity Study 2013 (SARAS): The study area includes approximately 5900ha of rural zoned land A large proportion of the rural land within the study area, particularly in the area immediately west of the Urban Footprint, is quite fragmented with many lots 8ha or smaller The majority of these smaller lots are used for non-agricultural purposes, including industry and rural residential Approximately 2100ha of the rural zoned land is used for Rural Residential purposes (274 lots) Agricultural uses predominantly occur in the central and south-western parts of the study area Soil mapping indicates that this central and south-western area also comprises the most fertile soils (deep black soils) in the study area According to the SARAS, approximately 3600ha are actively being utilised for agricultural purposes The following key agricultural activities have been identified in the study area: o Intensive Cropping 830ha o Grazing and cropping 1653ha o Grazing 1094ha *For details refer to Figure 15: SARAS Land Use Map There are 50 lots owned by 30 separate owners which are classified as intensive cropping There are 68 lots owned by 35 separate owners which are classified as cropping and grazing There are 71 lots owned by 43 separate owners which are classified as grazing. Holding Size Based on information from the SARAS, there are 2195 separate holdings in the rural zoned parts of the study area 76% of holdings are between 3 38ha in size Only 15 holdings are larger than 100ha, with one holding being 328ha. In addition to the SPP, the DDRP identifies all of the study area is considered a Priority Agricultural Area (PAA). In these areas, Priority Agricultural Land Uses (PALU) are the intended land use. The Darling Downs is renowned for its productive capacity, high quality produce and its ability to sustain a strong and diverse agricultural supply chain, which is why State Government legislation aims to support the long term viability and growth of the agricultural sector in this area. Page 15

24 Soils Shallow to deep dark clay soils (Australian black earths) dominate the area occupying most of the open plains and lower hill slopes, extending to the ridge crests in places. Brown stony skeletal soils cover a large part of the hilltops and upper slopes. Agriculture Agricultural development is extensive and most of the arable soils are cultivated. A feature of the area is the high fertility of the soils, particularly the black clay types, many of which have been farmed for considerable periods without fertilizer application. These soils contain outstandingly high amounts of phosphorus (1,000 2,000 p.p.m.) and adequate to high exchangeable potassium, but nitrogen contents are only moderate and there is evidence of decline under present farming practices. Yields of both grain and forage crops are generally high by Australian standards and the area is noted for the high quality wheat produced. In the study area, the most fertile soils overlap with land currently being intensively cropped see Figures 15 and 16 below. The most fertile and arable soils are in the low-lying areas in the centre of the study area (broadly centred around Spring Creek). This is considered very good agricultural land not only because of soil quality and fertility, but also due to other factors: flat to undulating topography access to water access to transport links access to a diverse workforce. Page 16

25 Key areas of Intensive Cropping Rural Residential shown in light blue. Intensive Animal Farming Key areas of Intensive Cropping Sustainable Agriculture and Rural Activity Study 2013 Study area boundary Figure 15: Agricultural and rural land uses (Source: Edge Land Planning) Page 17

26 Indicative area of most fertile soil coinciding with area of intensive cropping. Figure 16: Aerial map showing area of intensive cropping (Source: TRC) Construction Building on black soils (deep heavy clay soils) requires a more substantial footing and slab system. The additional steel and concrete can add to the costs of construction. The black soils expand and contract significantly depending on moisture content. Structural damage can result from movement in clay soils caused by varying moisture conditions around the perimeter of homes. In order to prevent/mitigate structural damage resulting from soil movement, footing and slab systems require very detailed specification from an engineer as well as additional steel and concrete adding to construction costs ( A guide to preventing structural damage to your home, QBCC). Page 18

27 Summary The values of agricultural lands within the study area have been recognised in the strategic directions and structure plan. The protection of prime agricultural lands, particularly those currently being cropped, is a key outcome of the structure plan Extractive resources There is a Key Resource Area (KRA) in the study area, which is the Holcim Quarry on Drayton Wellcamp Road to the north-east of Westbrook. Mining and extractive resources are identifies as a state interest under the SPP, which acknowledges that development decisions around these land uses will require the careful consideration of competing interests. The SPP identifies the KRA resource/processing area and separation area, and the KRA transport route and transport route separation area. These are shown in Figure 17 below. The haulage route for the Holcim Quarry (KRA No: 4) goes from Anzac Avenue, along Alderley Street, Euston Road, Drayton Wellcamp Road, up until the intersection with Devine Road. The separation area extends just below Spring Creek and up to the rural residential land to the south of Reithmullers Road. The TRPS reflects the SPP in that the quarry is located in the Extractive Industry Zone, and covered by the Extractive Resources Overlay, which identifies the KRA, separation area, and haulage route. Figure 17: Key Resource Area, separation areas and haulage route (Source: State Planning Policy) Page 19

28 Summary Extractive industry areas within the study area are acknowledged and recognised in the strategic directions and structure plan. It is important that land uses are located appropriately in order to avoid conflict with the continued operations of the quarry. Planning also takes into account the lifespan of the quarry, acknowledging that it may not be operating for the whole planning horizon of this project. Page 20

29 4 Natural Characteristics A number of legislative and advisory documents were used to guide the planning process for West Toowoomba in relation to the natural environment and scenic amenity. These included: State Planning Policy (SPP), Queensland Government Areas of Ecological Significance Mapping, Queensland Government Regional Ecosystem Mapping, Queensland Government WildNet Database, Queensland Government Natural Asset Corridor Mapping, Toowoomba Regional Council Waterway Health Assessment (preliminary study), Toowoomba Regional Council Scenic Amenity and Landscape Character Assessment, Jensen Planning + Design 4.1 Natural Environment West Toowoomba contains some significant and valuable natural features that contribute to the existing environmental conditions in this area. Areas of ecological significance, biodiversity and creek systems are all relevant to the study area and provide both constraints and opportunities in planning for development in West Toowoomba. The TRPS identifies locations of environmental significance through the Environmental Significance Overlay. This is reflective of Queensland Government legislation and mapping that includes significant vegetation, regional ecosystems and biodiversity status. The purpose of this overlay is to avoid or minimise impacts of development on biodiversity values and ecological processes and to protect, manage and enhance environmentally significant areas. The Environmental Significance Overlay includes the categories of Areas of Ecological Significance, Biodiversity Corridors and Waterways and Wetlands. Key features and areas of West Toowoomba included in the Environmental Significance Overlay include vegetated hills, treed ridgelines, drainage corridors and creeks. Page 21

30 Figure 18: Environmental Significance Overlay (Source: TRC) Areas of Ecological Significance are identified for their remnant vegetation (as per the Vegetation Management Act 1999) which performs an important function for wildlife and enhances the ecological connectivity between areas. This occurs along watercourses such as Spring Creek and in elevated locations e.g. Harvey Court Park. The Queensland Government has identified remnant vegetation in West Toowoomba as being of Least Concern in terms of its biodiversity status as a threatened species. This further encourages its protection to ensure it does not reach vulnerable status. The predominant vegetation types include: Mountain Coolibah (eucalyptus orgadophila) grassy open woodland Page 22

31 Woodland usually dominated by either White box (eucalyptus albens) or Narrow leaved ironbark (eucalyptus crebra) Forest Red Gum (eucalyptus tereticornis) and Yellow box (eucalyptus melliodora) woodland on Cainozoic igneous rocks and Silver-leaved ironbark (eucalyptus melanophloia) open woodland on Cainozoic igneous rocks. Beyond the boundary of the study area, the Mount Peel Bushland Park and the Cranley Escarpment Park have significant environmental value and provide the opportunity to establish connections into the study area, contributing to a network of greenspace. Vegetated hilltops such as Harvey Court Park and identified treed ridgelines should be preserved to further enhance this connectivity, both within and beyond West Toowoomba, as well as maintaining biodiversity functions. Spring Creek and Dry Creek are significant natural features of West Toowoomba. The Queensland Government has mapped these creek corridors as containing vegetation with good linkages and connectivity. Additionally, Toowoomba Regional Council initiated a Natural Asset Corridor Mapping project which identifies local corridors that have multiple functions such as stormwater infrastructure, parkland and natural areas. These corridors have the potential to act as stepping stones for wildlife to move through urban environments. Although this study is only preliminary, it has informed the planning for West Toowoomba in that Spring Creek has been identified for its importance and function as a biodiversity corridor. Toowoomba Regional Council is undertaking a program to build waterway health catchment profiles for the major waterways in the Toowoomba Region. Criteria used to determine waterway health include riparian vegetation, soil stability, water quality, ecosystem intactness and stream connectivity. The preliminary outcomes of these studies for Spring Creek and Dry Creek have helped to inform development decisions for West Toowoomba in that development should not result in the worsening of the health of these creeks. These creeks provide an opportunity to preserve and enhance the corridors for open space, active transport, and their amenity and environmental value. 4.2 Scenic amenity and landscape character Jensen Planning + Design together with Toowoomba Regional Council have undertaken a Scenic Amenity and Landscape Character Assessment to identify and protect areas with high scenic amenity and significant view corridors within West Toowoomba. This has helped to guide decision making around future development and growth and ensures highly valued landscape areas are retained and enhanced. The Scenic Amenity and Landscape Character Assessment recognises the significant natural environment features of ridgelines, vegetated peaks and water courses, as well as unique views and vistas. The rural landscape character is also identified as being significant for this area, particularly in terms of the sense of place and contributing to a special lifestyle different from that found elsewhere in Toowoomba. Page 23

32 Figure 19: Views and vistas (Source: Jensen Planning + Design) Page 24

33 The Scenic Amenity and Landscape Character Assessment (2016) provides recommendations for the structure plan to preserve important views and vistas, capitalise on the significant landscape features and retain the sense of place in West Toowoomba. For detailed information regarding scenic amenity and landscape character, please refer to the Scenic Amenity and Landscape Character Assessment, Summary This information has helped to guide the structure plan responses in planning for future development. The West Toowoomba structure plan recognises the need to protect, manage and enhance significant environmental features, as well as take into account the scenic amenity and landscape values in the area. 4.3 Synthesised conditions and constraints The physical and natural characteristics outlined previously present constraints and opportunities to development in West Toowoomba. All identified constraints and opportunities had to be evaluated and synthesised appropriately in order to achieve good urban design and a suitably balanced outcome. The approach was to overlay all existing conditions to assess which areas are suitable for development and which are not. It is not appropriate to merely overlay all the constraints on a map and design around them, as this is not conducive to achieving good urban structure and design outcomes. It is instead important to take a synthesised approach where important physical and natural features are drawn out and emphasised. The form of settlement proposed in the structure plan was influenced by the synthesis of landscape features and scenic amenity opportunities, as well as key infrastructure. Page 25

34 5 Existing Population Profile The following population profile provides an overview of the demographic make-up of existing communities in West Toowoomba and briefly explores likely implications for the planning process. All information is based on the 2011 Census (ABS), which is the most recent Census data available. The profile provides comparisons between the West Toowoomba study area and the broader Toowoomba Region, and the combined residential communities of Cotswold Hills, Torrington and Glenvale and the residential community of Westbrook. Cotswold Hills, Torrington, Glenvale West Toowoomba Study Area Westbrook Figure 20: Map of the three geographic areas used for the demographic profile (Source: id the population experts) Page 26

35 5.1 Demographic indicators Age structure The age profile indicates a relatively young population in West Toowoomba when compared with the wider Toowoomba Region (refer to Figure 21 below). There is a higher proportion of school aged children in West Toowoomba but a significantly lower proportion of people over 70 years of age. Service Age Groups Elderly aged (85 and over) Seniors (70 to 84) Empty nesters and retirees (60 to 69) Older workers and pre-retirees (50 to 59) Parents and homebuilders (35 to 49) Young workforce (25 to 34) Tertiary education and independence (18 to 24) Secondary schoolers (12 to 17) Primary schoolers (5 to 11) Babies and pre-schoolers (0 to 4) Toowoomba Region % West Toowoomba % Figure 21: Service age groups (Source: id the population experts) A comparison between existing residential areas within the study area reveals the following: There is a considerable difference in age structure between Cotswold Hills/Torrington/Glenvale and Westbrook Westbrook has a significantly higher proportion of year olds and school aged children. This suggests that Westbrook has more family households with young children This difference is likely linked to the relative maturity of these suburbs (refer to section 7.3 on suburb lifecycle) Cotswold Hills/Torrington/Glenvale has a higher proportion of year olds which suggests potential demand for retirement accommodation and aged care facilities in the short to medium term. Page 27

36 Service Age Groups - Comparison of Existing Communities Elderly aged (85 and over) Seniors (70 to 84) Empty nesters and retirees (60 to 69) Older workers and pre-retirees (50 to 59) Parents and homebuilders (35 to 49) Young workforce (25 to 34) Tertiary education and independence (18 to 24) Secondary schoolers (12 to 17) Primary schoolers (5 to 11) Babies and pre-schoolers (0 to 4) Westbrook % Cotswold Hills, Torrington, Glenvale % West Toowoomba % Figure 22: Comparison of existing communities (Source: id the population experts) Household Income The study area is generally a high income area with few households on low incomes. Household incomes in West Toowoomba are significantly higher than the Toowoomba Region average (refer to figure 23 below). Page 28

37 Weekly Household Income $5000 or more $4000-$4999 $3500-$3999 $3000-$3499 $2500-$2999 $2000-$2499 $1500-$1999 $1250-$1499 $1000-$1249 $800-$999 $600-$799 $400-$599 $300-$399 $200-$299 $1-$199 Negative Income/Nil Income Toowoomba % West Toowoomba % Figure 23: Household income (Source: id the population experts) Housing tenure Home ownership rates are comparatively high in the study area, with 83% of households were either fully owned or purchasing their home. This is significantly higher than the Toowoomba Region average. Conversely, rental rates are comparatively low within the study area, with only 14% of households renting. Household mortgage payments were higher in Cotswold Hills/Torrington/Glenvale (particularly in Cotswold Hills) than in Westbrook, likely due to the larger lots and homes in this area. A higher proportion of households fully owned their dwelling in Cotswold Hills/Torrington/Glenvale than in Westbrook (44.5% compared to 19.1%). The data suggests that most people move to West Toowoomba to purchase a family home. As West Toowoomba is a greenfield development area, this trend is likely to continue in the short to medium term. Page 29

38 Housing Tenure Renting Mortgage Fully owned Toowoomba Region % West Toowoomba % Figure 24: Housing tenure (Source: id the population experts) Household size and family composition The most common household type is the family household (48.5%); this is a considerably higher proportion than in Toowoomba Region as a whole. This is reflected in a higher average household size of 3.05 persons per dwelling (the Toowoomba Region average is 2.5). There is a comparably low proportion of small households in the study area, the proportion of lone person households is particularly low (8.5% compared to 25.6% in the region as a whole). However, small households (1 2 people) were the fastest growing household types between 2006 and Population ageing is the primary contributor to this trend. Page 30

39 Household Types Other households Lone person Group household Other families One parent families Couples without children Couples with children Toowoomba % West Toowoomba % Figure 25: Household types (Source: id the population experts) Dwelling type There is very limited housing diversity within the study area, as 99.3% of existing housing consists of detached dwellings and 78.1% of these dwellings have four or more bedrooms. This confirms that the study area attracts mainly family households seeking larger family homes. Dwelling size - no. of bedrooms 5 bedrooms or more 4 bedrooms 3 bedrooms 2 bedrooms 0 or 1 bedrooms Toowoomba % West Toowoomba % Figure 26: Dwelling size (Source: id the population experts) Page 31

40 Summary Housing in the study area is currently very homogenous and dominated by large detached dwellings. The high proportion of large detached houses (78%) coupled with a significant and growing proportion of small households (1-2 persons) suggests an increasing housing mismatch. The study area has a large proportion of young families and school aged children, particularly in Westbrook. This greenfield development area will likely continue to attract young families which will sustain a strong demand for detached dwellings (family homes). Population ageing and the maturing of suburbs within the study area will generate increasing demand for smaller and more diverse housing (refer to section 6 on population projections for more details). Structure plan needs to provide flexibility for suburbs to mature and accommodate changes in housing preferences over time. Page 32

41 6 Population Projections In 2014 Council s population projections were prepared by consultants RPS Group for the whole Toowoomba Region local government area and have been endorsed as official Council projections. During the initial background investigations it was decided that more detailed and longer term projections were needed to adequately inform the local planning process. In June 2015 MacroPlan Dimasi was engaged to undertake demographic projections to the year 2050 specifically for the West Toowoomba Land Use Investigations study area. These population projections were prepared to inform and underpin the strategic planning process. Projections indicate strong population growth for the study area to 2050, making it one of the key growth areas in the Toowoomba Region. The West Toowoomba population is projected to grow from a current population of 8,256 (ABS Estimated Resident Population) to approximately 20,000 people in 2036 and 30,000 by Table 1: Population projections (Source: ABS and MacroPlan Dimasi) ABS Estimated Projection Year Resident Population Projected Population 8,256 10,688 20,472 30,068 The population of West Toowoomba is projected to age significantly over time, which is consistent with trends across Australia. The 75+ year age group is projected to be the fastest growing age group. This is somewhat offset by continued strong growth of young families particularly in the medium term (refer to Section 7 on housing demand drivers for further details). Page 33

42 Figure 27: Projected population change (Source: MacroPlan Dimasi) For further details on populations projections refer to Toowoomba West 2050 Demographic and Housing Projections, June Summary The West Toowoomba area is to become a major growth area, projected to reach a population of approximately 30,000 by The population is projected to age significantly (75+ age group will be the fastest growing age group to 2050). The projected population growth and demographic change present an opportunity to develop innovative neighbourhood and housing designs which respond effectively to the needs of a more diverse future community. Proactive planning for community facilities, open space networks and transport infrastructure is essential for achieving good outcomes in a cost effective manner. Page 34

43 7 Housing Demand and Housing Preferences 7.1 Existing situation The existing residential settlement pattern is largely made up of rural residential and low density residential uses. These residential areas are currently not well serviced by complementary commercial, community and recreational uses. Census information indicates a particular lack of housing diversity within the study area with 99.3% of the dwelling types being separate (detached) houses. This compares to 85% and 75.7% for the Toowoomba Region and Queensland respectively (Toowoomba Regional Housing Strategy, 2013). The current lack of diversity in housing product in the Toowoomba Region is due to a number of contributing factors including historic residential development patterns, perceptions within the development industry regarding housing preferences of new home buyers, concentration of ownership in the vacant residential land market and comparatively narrow industry experience in delivering nonstandard product (Toowoomba Regional Housing Strategy, 2013) The predominant housing type in the study area is the large low set home on a rural residential or residential lot. This housing stock is well suited to families and first and second homebuyers. It is however not well suited to lone person households and older couple households. Recent housing provision continues to focus on detached dwellings despite an existing and growing housing mismatch, in other words there are significantly more small households than small dwellings. Desired residential densities are not being achieved. The Low-Medium Density Residential Zone seeks to achieve a minimum density of 15 dwellings per hectare. Kooringa Valley, one of the current residential developments within the study area, achieves a density of approximately 7 dwellings per hectare. 7.2 Housing demand projections Population growth and demographic change are key housing demand drivers. Population growth combined with anticipated demographic changes and associated housing preferences of specific age cohorts were used to make assumptions about the likely future dwelling demand. Therefore, the housing/dwelling demand projections utilised an age cohort based dwelling preference model to convert population projections to dwelling demand. The resultant dwelling projections are summarised as follows: Table 2: Dwelling demand projections for West Toowoomba study area (Source: MacroPlan Dimasi) Projected 7,142 10,688 20,472 30,068 population Total number of 2,527 3,872 8,222 12,690 dwellings Number of ,403 4,363 attached dwellings Proportion of attached dwellings 8% 10% 29% 34% *Note: for details on population and dwelling projections refer to Toowoomba West 2050 Demographic and Housing Projections, June 2015, MacroPlan Dimasi. Page 35

44 The population and total dwelling figures for 2011 in the Table 2 above are in line with 2011 Census numbers; however the attached dwelling number is an artificial modelled number generated by the projection model used in the MacroPlan Dimasi study. The actual 2011 Census figure is significantly lower, approximately 1% rather than 8%. This is primarily due to the existing theoretical housing mismatch with significantly more small households than small dwellings. The projections indicate a strong growth in dwelling demand between 2020 and 2036 (an increase of 112%). More interestingly, the projected growth in attached dwelling demand between 2020 and 2036 is particularly rapid, with a 520% increase anticipated.* *Please note that this is a projected demand based on theoretical age cohort, dwelling preferences and projected household size. This may not translate to actual market demand. 7.3 Housing demand drivers There are factors other than population growth and demographic changes that influence housing demand and dwelling mix in an area. For example, a household s dwelling preference is influenced by income levels, household size, life cycle age, location, mobility and a variety of individual preferences (Toowoomba Regional Housing Strategy, 2013) Household life cycle As people grow from children to adults and into old age, they change the type of households that they live in. The traditional path has been to start as a child in a family household, move into a group or lone person household as a young person, becoming a part of a couple relationship within 5 10 years. Rearing of children is followed by an empty-nester period and ultimately being a lone person, as partners die. Understanding the changes that people make at different ages in their life and the different types of housing they are likely to consume at those life stages is an important factor in forecasting future population and household types. The life stage which the majority of households in an area are going through, gives an insight into its location in the suburb life-cycle (see Figure 28 below), and the likely lifepath of those households in the future (id profiles, 2016) Suburb life cycle An area s dwelling mix is also influenced by the maturity of the suburb. In other words, the type and mix of housing within a suburb depends on where it is in the lifecycle of a suburb. Generally, more mature communities are more diverse and sustainable in the long term, as they are able to maintain a range of services and facilities useful to all age groups. Certain policy responses can influence the suburb life cycle in different directions (id profiles, 2016). Page 36

45 Figure 28: Suburb life cycle (Source: id the population experts) This suggests limited demand in the short term for attached smaller housing. All residential areas in the study area are in the young families to mature families stages of the suburb lifecycle. This will likely further exacerbate the slow uptake of small dwellings in the short to medium term. Any minor demand for attached housing is likely to be in the form of retirement and aged care accommodation. Demand for retirement and aged care accommodation is likely to be greater in the northern parts of the study area, such as Cotswold Hills and Torrington. These areas are older and more mature than Westbrook and are expected to generate aged care accommodation demand in the medium term. However, demand for detached housing (3 4 bedrooms) is going to remain strong in all areas and will continue to be the predominant housing type. Page 37

46 Summary There is a lack of housing diversity (i.e. smaller dwelling types such as apartments or units) within the study area, with most sites supporting single detached dwellings. There is a significant housing mismatch in the study area, with the majority of households (61.2%) being small (1 3 persons) but the majority of dwellings (78.1%) are large detached houses (4+ bedrooms). Greenfield development areas in West Toowoomba will continue to attract family households and this will likely maintain the strong demand in detached housing. There is projected demand for retirement housing and aged care facilities in the medium term as existing suburbs mature. Population ageing combined with a growing trend in ageing-in-place will likely generate the majority of the demand for smaller dwellings. The structure plan can facilitate ageing-in-place by encouraging suitable housing options for older residents and identifying preferred locations for medium density housing including retirement villages and aged care facilities. Encourage higher density housing in appropriate locations, near to high use destinations, open space and community facilities. There is a need for incremental change in housing diversity and density in existing residential neighbourhoods that reflects the future demographic make-up and the preferred character of the area. Promote and facilitate greater housing diversity in new residential areas. Page 38

47 8 Community Facilities Demand The Toowoomba Regional Council has identified the need to undertake an analysis of the existing and future provision of community facilities within West Toowoomba. This is in response to the anticipated growth in population within West Toowoomba and in particular the identified growth areas of Westbrook and Cotswold Hills/Torrington/Glenvale. The preliminary analysis of the current provision of community facilities and the likely shortfall in provision to meet the future demands, has highlighted the apparent under provision of facilities within a local and district catchment level. It is expected that a number of facilities will be required to meet the demand created by the population growth in West Toowoomba. The findings of this desktop study are preliminary and intended for high level planning of community facilities only. 8.1 Key findings Current situation The West Toowoomba study area contains very few community facilities, despite the significant population of 8,244 (2015). This suggests both a historic under provision of social infrastructure, as well as the relative ease of access to facilities located between West Toowoomba and the CBD. Page 39

48 Legend: Primary Schools Secondary Schools Tertiary Education Medical Community Centres Library Aged Care & Retirement Art & Culture Emergency Services Sports & Recreation Child Care Youth Figure 29: Existing community facilities (Source: Jensen Planning + Design) Projected facilities demand Between 2015 and 2050, West Toowoomba growth areas will likely require additional local level and district level facilities. The structure plan recognises the need for community facilities and identifies potential locations for key facilities. Local Community Facilities Projected additional population in the Cotswold Hills/Torrington/Glenvale West area will create substantial demand for local level facilities In the areas mentioned above, there will be sufficient demand for the provision of a child care facility, a community hall and community centre by 2050 Page 40

49 Westbrook has a current undersupply of local level facilities. Given the anticipated growth in this area, additional provision of child care, kindergarten, primary schools, supermarkets and community halls will be required to meet demand Activity centres and neighbourhood hubs are appropriate locations for local community facilities that are accessible and provide a community focal point. District Community Facilities In terms of district level facilities, there is likely to be a demand for the following facilities: o Public high school o Private primary school o Youth centre o Library o Performing arts/cultural centre o Community health centre. These district level facilities are likely to service local growth areas such as Westbrook, and the broader district. A number of these facilities could be co-located or clustered to create a community hub, along with some required local level facilities The Westbrook Town Centre is the most appropriate location for district level community facilities. The structure plan identifies a potential location for community uses Major facilities, such as a high school, require large parcels of land and may therefore be more appropriately located outside the town centre area. For additional details refer to the West Toowoomba Preliminary Community Facilities Desktop Analysis, Summary Westbrook has a current undersupply of local level community facilities. Westbrook will generate the greatest demand for community facilities, due to the current undersupply and the projected growth. Demand for community/health services and aged care services in the medium to long term as the newer residential areas within the study area mature. Demand for community facilities at both the local and district level. It is important that new community facilities are planned and constructed early, in order to support increased demand by the growing community and offset the existing under provision of facilities. Westbrook as a defined standalone urban area will increasingly need to become selfsufficient in the provision of community facilities in order to support accessibility, walkability and community identity. Page 41

50 9 Existing Land Use and Settlement Pattern 9.1 Existing land use and zones The study area comprises approximately 8,900ha of land (89km²). The majority of the study area is zoned rural approximately 5900ha. The rural area is used for a mix of cropping (central area) and grazing (north and south-west) and there is a concentration of horse studs along the Gore Highway, west of Westbrook. Much of the natural environment of the study area is contained in the Rural Zone (Spring Creek) or rural residential areas (vegetated western escarpment). The localities of Cotswold Hills, Torrington, Glenvale and Westbrook are characterised by rural residential and low density residential uses. In the past these areas attracted many residents seeking a semi-rural acreage lifestyle within easy commuting distance to Toowoomba. Lot sizes generally range between 1,000m 2 and 4,000m 2, however new subdivisions are trending towards smaller lot sizes, down to 600m² in some locations. Most residential subdivisions are internally focussed and do not interact or connect with adjoining lands and natural features. Significant portions of the study area comprise non-residential uses including sports and recreation, open space and industry. Industry is concentrated in the existing Torrington industry area, but is currently underutilised due to lack of sewerage infrastructure. The Heinemann Road industry precinct is located in the central-west of the study area and has been developing as low intensity transport related activities. There are only two small commercial centres in the study area, one in Westbrook and one on the corner of Boundary and Bridge Streets. The following table and map shows the existing distribution of land use zones. Table 3: Major land use zones by area (Source: TRC) Land Use Area (ha) Rural 5911 Rural Residential 910 Low-Medium Density Residential 336 Low Density Residential 13 Open Space/Community Use 394 Industrial 204 Commercial 9 Emerging Community Zone 490 The Emerging Community Zone includes the areas that are currently undeveloped and located on the urban periphery of Toowoomba city. These areas are intended for transition to urban land primarily for residential uses but also non-residential uses such as community facilities as well as employment and business. There is currently a substantial supply of Emerging Community Zone land in the study area. Page 42

51 Legend Rural Industry Commercial Open space Rural Residential Low Density Residential Emerging Community Zone Low-medium Density Residential Figure 30: Study area land use zones (Source: TRC) Page 43

52 9.2 Residential land supply The TRPS seeks to achieve a balance between urban intensification through infill and major redevelopment in and around the CBD, and greenfield development. Greenfield residential land supply is located primarily to the south and west of Toowoomba City and around Highfields. The greenfield areas contain land zoned Low/Low-Medium Density Residential and Emerging Community which is sufficient to accommodate growth to In 2014, Council endorsed population projections to 2031 (RPS Group, 2014) to provide a consistent basis for ongoing planning and provide small statistical area projections i.e. SA2. The study area is part of the West Toowoomba SA2. The following observations were made in relation to the West Toowoomba SA2: an urban high growth area, shaped by major employment and zoned land suitable and available for development (22% of Toowoomba s growth between ) likely to achieve 95% build out at 2031, driven by proximity to established services and major employment Emerging Community zoned land develops at density of 8 dwellings/ha gross density a neighbourhood scale centre established in Emerging Community Zone in period Table 4 below shows the amount of zoned and vacant land in both the West Toowoomba SA2 area and the study area, and is illustrated in Figure 31. Table 4: Urban and Rural Residential zoned land supply West Toowoomba (Source: TRC) SA2 Area WTLUI area only Urban and Rural Residential zoned land Urban Residential 1082 ha 840 ha Rural Residential 1045 ha 910 ha Sub-total 2127 ha 1750 ha Vacant Urban and Rural Residential zoned land Urban Residential 508 ha 505 ha Rural Residential 88 ha 60 ha Sub-total 596 ha 565 ha Notes: 1: data at August 2016 from Toowoomba Regional Council 2: Urban Residential includes land zoned Low Density Residential, Low-Medium Density Residential and Emerging Communities under the Toowoomba Regional Planning Scheme 2012 Page 44

53 Figure 31: Urban and Rural Residential land supply (Source: TRC) Page 45

54 There is approximately 840ha of urban residential zoned land (Low Density Residential, Low-Medium Density Residential and Emerging Community) of which approximately 505ha is vacant land. This has the potential to accommodate approximately 3900 dwellings and 10,000 people (based on a gross density of 8 dwellings/ha and 2.6 people/dwelling). The existing urban residential zoned land in Cotswold Hills, Glenvale and Torrington will supply short to medium term demand for residential development in West Toowoomba. Residential land in Westbrook has almost been exhausted. There is approximately 910ha of Rural Residential zoned land, of which approximately 60ha is currently vacant. It is more difficult to convert rural residential land to urban residential purposes due to: lack of urban infrastructure, particularly sewerage and stormwater drainage and cost effectiveness in retrofitting due to topography, road configurations and lot fragmentation land owner preparedness to develop or sell land for development purposes land assembly process may be slower and may be relatively more expensive compared to large parcels of land with fewer improvements vacant rural residential land has been identified to have additional constraints such as topography and flooding, access or amenity conflict e.g. adjoining industry development that make it unsuitable for urban residential purposes. Lot size is an important consideration for urban development. Generally smaller urban lots in greenfield locations are difficult to combine and reconfigure for urban uses due to existing development patterns, private investment and infrastructure and fragmented land ownership. Within the study area there is a significant proportion of land available as large parcels that are either vacant or have limited development (e.g. single dwelling house, rural living infrastructure), and suitably zoned for urban purposes. There is an opportunity within these areas for better integrated and planned subdivisions that make more efficient use of undeveloped land. Land adjoining the Urban Footprint is generally large rural parcels that provide significant opportunity for expansion, but must be balanced with other values and constraints. Table 5: Vacant residential land area by lot size (Source: TRC) Lot Size Range Total Vacant Urban Residential Vacant Rural Residential Number Area (ha) Number of Area (ha) Number Area (ha) Lots lots of lots m² m² >5000m² Subdivision development approvals and dwelling supply There has been a significant increase in the number of subdivision approvals in the study area over the last two years. Approximately 1,260 new lots have been approved which could accommodate 3,300 3,700 people. Based on projected dwelling demand and if all approvals proceed to market, this provides Page 46

55 approximately 5 8 years dwelling supply. The following table provides a list of recent development approvals and lots to be created. Table 6: Urban residential subdivision approvals and number of lots (Source: TRC) DA Number Address Property RP Property Size (ha) Number of lots approved Approval date MCUI/2011/1721/B RAL/2011/1706/B Boundary St, Cotswold Hills Lot 13 SP ha 162 lots 1/12/2014 RAL/2007/13071/D Boundary St, Cotswold Hills Lot 900 SP228265, Emt B SP228265, Lot 261 A348, Lot 264 A348, Lot 7 RP137412, Lot 9 RP137412, Lot 258 SP228261, Emt A SP228261, Lot 265 SP228261, Lot 1 42 SP ha 282 lots in 10 stages 22/6/2015 RAL/2014/708 Gowrie Junction Road, Cotswold Hills Lots SP ha 188 lots 25/11/2015 MCUI/2014/823 RAL/2014/ Hursley Road Lot 2 RP228655, Lots 1 and 2 RP ha 144 Lots 22/6/2015 MCUI/2015/1868 RAL/2015/ Drayton Wellcamp Road Lots 12 and 13 RP ha 314 Lots 17/12/2015 MCUI/2014/6234 RAL/2014/ Hursley Road Lot 32 RP140417, Lot 25 SP ha 79 Lots 9/10/2016 RAL/2014/5808 RAL/2011/5286 Ferguson Road Main Street Lot 24 A ha 76 Lots 19/2/2015 Lot 4 RP ha 15 Lots 12/7/2012 Total ha 1,260 lots Page 47

56 Summary: Existing settlement pattern is low density and dispersed and does not integrate well with other neighbourhoods and natural features. There is opportunity for more integrated and better planned subdivisions that make more efficient use of undeveloped land and infrastructure. Recent urban residential subdivision is trending towards smaller lots ( m²). There has been a rapid increase in subdivision approvals, with recent approvals providing approximately 5-8 years of dwelling supply, reflecting a high growth area. Westbrook has long been identified as a potential residential growth location and clarity about the development suitability and capacity is required. There is a significant supply of vacant urban residential land available and suitable for development to accommodate growth to The existing zoned land will be substantially built out by Some areas will achieve build out early, such as Westbrook. Longer term growth in West Toowoomba will require an expansion of the SEQRP Urban Footprint. Conversion of rural residential land to urban residential development is more difficult due to topography and road layout constraints, infrastructure and fragmented ownership. Rural land adjoining the existing urban area provides opportunity for new greenfield development, but conversion must be balanced with other values and constraints. Page 48

57 10 Transport and Movement West Toowoomba is situated with access to major transport infrastructure, including the Gore Highway, Warrego Highway, and the future Toowoomba Second Range Crossing (TSRC). The Brisbane West Wellcamp Airport is situated just beyond the study area boundary and the Inland Rail alignment is proposed to run to the north. This transport infrastructure provides the opportunity for connectivity between the study area and the regional and national movement network. Figure 32: Significant transport infrastructure (Source: TRC) The Toowoomba Region Sustainable Transport Strategy (STS) has informed the strategic context and direction for transport in West Toowoomba. The structure plan process has aligned with the guiding principles outlined in the strategy in regards to road, public and active transport and freight movement. Table 7 below is a summary of these guiding principles. Page 49

58 Table 7: Sustainable Transport Strategy guiding principles (Source: TRC) Liveable communities Public transport Active transport Regional transport Road transport Freight transport Preserve future transport corridors when designating new development areas Plan activity centres and towns to develop as compact, mixed use centres that are accessible by public transport and active transport to create liveable and healthy places Use tree-lined streets and active transport corridors to bring green open space into our city, suburbs and towns Locate industrial land on freight routes to minimise impacts on residential areas Improve, broaden and integrate public transport so more people choose to use public transport instead of driving Provide public transport services that link Toowoomba city and other centres Plan for the future urban transit network and preserve future corridors Design all new urban development to be served by public transport Provide funding to improve public transport services Develop an interconnected network of walking and cycling paths that use Toowoomba s creek corridors and parks and link places where we live, work and play Ensure that most workers have access to secure bicycle parking, showers and lockers Support increased active transport access to educational institutions Ensure the road network supports safe walking and cycling Ensure our urban environments have attractive places designed for people Develop a culture that supports active transport in Toowoomba Ensure all regional towns have affordable transport access to essential services Integrate land use and transport planning to minimise traffic impacts on residents Improve the safety of our regional roads Ensure that transport in regional areas supports economic growth Manage travel and parking demand to make best use of available assets Plan and protect future strategic transport corridors Reduce through traffic in central Toowoomba once the Second Range Crossing is constructed Ensure new development contributes its fair share to transport network needs Ensure the road network is safe and serves the needs of all road users Ensure that priority routes for road-based freight minimise impacts on residents Support a shift of freight from road to rail Reduce the impact of rail services on road safety and traffic operation 10.1 Road network The existing road network is sufficient to cater for the current population and land uses, but as growth occurs there will be increased pressure on the network. The TSRC is a State-controlled road which will also have a significant impact on the study area and is a key consideration in the planning process. The TSRC is expected to improve state and national connectivity and alleviate the pressure on the local road Page 50

59 network. The Gore Highway, Warrego Highway, Carrington Road, Troys Road and Toowoomba Cecil Plains Road are also State-controlled roads. Euston Road/Drayton Wellcamp Road is classified as a haulage route for the Glenvale Key Resource Area. Freight movements in West Toowoomba are expected to intensify with the development of the Toowoomba Enterprise Hub and other industry areas. There is limited access to State-controlled roads. Therefore local road connectivity needs to be considered separate to those road networks and improve opportunity to connect people and key destinations within and external to the study area. Also, given the number of State-controlled roads, land use along these roads needs to have consideration of impacts such as traffic volume, noise and visual impacts as well as heavy vehicle movement along these road networks. Consideration should be given to creating seamless linkages between the existing road network and the network of future residential developments. The most desirable outcome would be a grid network, where topography and constraints permit Public transport The low density and fragmented settlement pattern in West Toowoomba is currently not conducive to an integrated transport system between the various modes. Additionally, there are minimal attracters such as significant commercial nodes and higher density residential areas that would facilitate an improved public transport system. West Toowoomba is considerably car dependent due to its reliance on facilities and services that are beyond the study area. There are opportunities for new development to support public transport and active transport through appropriate urban design and the establishment of critical mass for public transport Active transport West Toowoomba currently does not facilitate or encourage the use of active transport through its built environment. The fragmented nature of the existing urban fabric (low density rural residential and disconnected residential living) and the topography of the area, particularly in the eastern part of the study area, make an active transport network very difficult and expensive to establish. The West Toowoomba structure plan provides an opportunity to capitalise on this weakness and focus on turning active transport into a viable option that attracts residents. Doing so will also add to and enhance the existing lifestyle of West Toowoomba and create linkages with key destinations. The creek corridors and the old rail corridor running north south through the study area provide opportunities for the establishment of walking and cycling links. Transport and movement related issues are likely to impact significantly on the planning outcomes for West Toowoomba. The road network is a critical element to establishing a cohesive urban settlement pattern and as the population grows, there will be increased pressure on the transport network to cater for this growth. Page 51

60 Summary Issues: Increased pressure on the existing road network. Currently a very car dependent community. Lack of integration between modes of transport and no provision of public transport. Managing development around haulage routes and the TSRC. Lack of active transport connections. Opportunities: Opportunity for connectivity between the study area and the regional and national road network. Nodes of greater density around focal points would assist in facilitating efficient public and active transport. Utilising creek corridors and the old rail corridor to provide active transport links. Influencing State Government plans for the New England Highway realignment and facilitating north-south road connections. Integrating new active transport and road network opportunities with the existing network. Page 52

61 11 Parks and Recreation There are a number of existing parks and recreation facilities throughout West Toowoomba and in the immediate surrounds which cater for the current residential population. These include: Carla Crescent Park, Jacob Court Park, Ferguson Road Utility Land Westbrook Mount Peel Bushland Euston Road Open Space Harvey Court Park Glenvale Park Cranley Escarpment Park Roderick Drive Park, Morris Court Park and John Trousdell Park Cotswold Hills There are also significant public and private sports and recreational facilities in the study area including the Toowoomba Showgrounds, Criterium track, Toowoomba Speedway, archery and clay target clubs and the Charlton Sports Reserve. These facilities require larger land parcels and have particular site location requirements, due to the operational nature and potential off-site impacts. These existing parks and recreation areas provide opportunities to create a network of parks and other open space to cater for the growing population of West Toowoomba. Opportunities for integration with other land uses and transport options also exist which will further enhance their function. The future Charlton Sports Precinct is located in the northern part of the study area. This precinct recognises Toowoomba as a major regional centre and will play a critical role in servicing local and regional sporting needs, and attracting major sporting and cultural events that promote the social and economic wellbeing of the region. Preliminary plans for the precinct include sports fields, ovals, hard courts, amenities and informal recreation areas. This precinct will cater to the community s active and passive recreation needs. Page 53

62 Figure 33: Charlton Sports Precinct (Source: TRC) The Open Space Strategy outlines the desired standards of service for parks and open space in the Toowoomba Region. As West Toowoomba develops, the provision of parks and open space will align with the strategy ensuring accessibility and diversity in parks and recreation opportunities. Summary A number of parks and recreation opportunities (both private and public) already exist in the study area which provides opportunities for integration and connectivity. Opportunity to take advantage of the Spring and Dry Creek corridors. Local accessibility to regional facilities. Integrate with active transport. Utilise drainage corridors for multiuse park spaces. Page 54

63 12 Scenario Planning and Sustainability Indicators 12.1 Strategic Questions Drivers of Change After background research and discussions with stakeholders, Council identified a number of key strategic questions that could influence the long-term future of the West Toowoomba study area. Choices made about these key strategic questions will drive future land use change and development in the West Toowoomba study area. The key strategic questions or drivers of change include: 1. Long term expansion of the city is it a possibility worth preserving? What implications will settlement pattern and infrastructure have on long-term growth opportunities? 2. How West Toowoomba might grow concentrate growth or distribute; grow out or infill/redevelop existing urban areas? 3. A new Western (road) corridor state and national movements? A number of alternate connections within the study area were identified in the Sustainable Transport Strategy 2014 for further investigation. 4. Location of public transport corridor to connect the city and airport (Sustainable Transport Strategy 2014)? 5. Green corridors hills to creeks and developing a green infrastructure network; separating city from Toowoomba Enterprise Hub? 6. Sustainable agriculture preserve productive resource? 7. New industry land in West Toowoomba keep it west of TSRC or include new areas east of the TSRC? Is there opportunity for logistics expansion? 8. Expand and/or modify Charlton Sport Precinct and its relationship and connection with the surrounding area? 9. Toowoomba/Gowrie Junction strategic corridor what is the long-term role and function of land between the TSRC and railway? 10. Future airport role and likely attraction and/or impact on nearby uses? 12.2 Long-term development scenarios In response to the strategic questions, Council developed six long-term development scenarios for West Toowoomba. These scenarios were intended to prompt reflection, discussion and feedback by stakeholders and the community. These scenarios were prepared based on considerations of the: Long term future of the area Scenarios represent different possibilities to the year 2050, with an eye to the future beyond that. The further the view into the future, the harder it is to predict what might be. The first part of the process was to refine parts of the study area that may be suitable for long-term urban development. Focused on study area only The project does not consider if West Toowoomba is the preferred option to grow Toowoomba only, or if it is to be developed before or after, or at the same time as other places. This project is part of a broader series of land use and growth investigations for Toowoomba and it is important that we also explore other areas in developing a cohesive long-term growth vision for the future. This work is ongoing with other local plan investigations in the future. Page 55

64 12.3 Scenarios evaluation Each of the scenarios has consequences for the city, influencing economic, social and environmental sustainability in different ways. As part of preparing scenarios, Council developed an evaluation framework and undertook a preliminary analysis to evaluate the different options. This enabled a better understanding of the likely performance, efficiencies, impacts and sustainability outcomes of each scenario. The evaluation framework established a set of criteria based on the themes and outcomes sought in the Our Community Vision Toowoomba Regional Community Plan, together with feedback on community values and visions obtained in Think Tank 1, to ensure that the evaluation is both locally relevant and in line with community expectations. These criterion themes are: Quality places and urban systems West Toowoomba has a well-planned/designed form that supports sustainable natural and urban systems Accessibility and travel choice West Toowoomba is a highly connected and accessible place that is easy to move through and reduces private vehicle movements on roads Infrastructure efficiency and value for money urban form and development supports sustainable infrastructure delivery and maintenance over the long term Healthy ecological systems West Toowoomba is a green and healthy place (both resource wise and healthy ecosystems) Sense of place a western gateway to the Garden City that incorporates natural local features, including views to the hills and creeks and local character to create an identity recognised and enjoyed by residents Affordable living and housing choice affordable living for all budgets and households in an inclusive community that provides a variety of homes of all sizes and types to support a diverse population Prosperous community diverse land uses that leverage from locational competitive strengths including local employment opportunities and a centres network that is viable and vibrant to support the future population Sustainable agriculture support regional agricultural production and lands. Each of the criteria was scored from a 1 (poor) to 4 (best): 1. Poor reflects a proposal that is likely to result in a worse outcome than normal practice 2. Acceptable (OK) reflects existing accepted practice in South East Queensland 3. Good is accepted good practice with some innovation 4. Best reflects best practice in Australia or internationally, or an innovation likely to lead to best practice. The results were summarised in spider graphs (Figures 35, 37, 39, 41, 43, 45) for each scenario the larger the coloured area the better the overall result or performance of the scenario across the multiple criterion Scenarios overview The following scenarios were developed for testing purposes and provide some possible options for the long term future of West Toowoomba. Page 56

65 Figure 34: Scenario 1 (Source: Jensen Planning + Design) Page 57

66 Prosperous community Quality places & urban systems Accessibility & travel choice Affordable living & housing choice 1 0 Infrastructure efficiency and value for money Sense of Place Healthy ecological systems Sustainable Agriculture Figure 35: Scenario 1 performance scores (Source: Jensen Planning + Design) Scenario 1 essentially maintains the existing situation and does not propose any significant changes for the future. The key features of this scenario are: Limited urban growth and not sufficient to accommodate projected population growth would need to look elsewhere in/around Toowoomba City Growth contained within existing Urban Footprint and no expansion beyond current urban area Limited opportunity for town centres (and community focal points/facilities) due to dispersed settlement pattern and limited population growth potential to create viable centres Limited housing diversity mainly detached housing and existing urban form Agricultural land is being preserved Potential expansion of sports precinct Consolidation of transport industries adjacent to Toowoomba Cecil Plains Road No additional industry land in other areas A potential north-south road link west of Westbrook and close to the existing urban area of Toowoomba using existing road networks. This scenario received lower scores across the criteria because the limited urban growth did not address existing issues of travel choice and accessibility, or improved housing choice. It does not contribute to the economic or social/cultural growth opportunities or improve the quality of urban places and sense of place. However, this scenario was considered to perform well with regard to sustainable agriculture as it retains the existing agricultural production areas and does not propose change in these areas. Page 58

67 Figure 36: Scenario 2 (Source: Jensen Planning + Design) Page 59

68 Prosperous community Quality places & urban systems Accessibility & travel choice Affordable living & housing choice 1 0 Infrastructure efficiency and value for money Sense of Place Healthy ecological systems Sustainable Agriculture Figure 37: Scenario 2 performance scores (Source: Jensen Planning + Design) Scenario 2 expands the urban area around the existing communities of Cotswold Hills, Glenvale and Westbrook. The key features of this scenario are: Expansion of Urban Footprint around all existing communities several areas on western edge of city and continuing existing pattern of dispersed growth Urban development is contained in the area east of the north-south road corridor and this forms the western boundary of urban growth potentially limiting further long-term expansion No new town centres the dispersed nature of settlement may dilute ability to create viable town centres in each community and does not support a central focal point (likely to require several smaller local centres with limited range of uses and activities) Large regional landscape area linking Mount Peel and Spring Creek separating Glenvale and Westbrook provides opportunity to expand green infrastructure network and provides setting for expanded communities Retains majority of good agricultural land for production Good infrastructure efficiency building on existing/augmented networks and does not require significant expansion of the planned network Improved housing choice No new industry land within study area. This scenario scores higher in housing choice than scenario 1. It maintains the existing sustainable agriculture score as it does not impact on the existing agricultural production areas. It also scores well in infrastructure efficiency and value for money as it utilises and augments existing/proposed infrastructure networks. Page 60

69 This scenario scores lower in the prosperous community criterion as it does not propose new employment areas or town centres that could provide a central community focal point and increased employment choice. The area s sense of place is increased through expansion of the existing communities and strengthening connections/setting with green spaces. The health of ecological systems is not diminished; however these features are not enhanced, as the green areas remain generally disconnected and dispersed in the wider study area. Page 61

70 Figure 38: Scenario 3 (Source: Jensen Planning + Design) Page 62

71 Prosperous community Quality places & urban systems Accessibility & travel choice Affordable living & housing choice 1 0 Infrastructure efficiency and value for money Sense of Place Healthy ecological systems Sustainable Agriculture Figure 39: Scenario 3 performance scores (Source: Jensen Planning + Design) Scenario 3 expands the urban area around the Westbrook as the key location for urban growth. The key features of this scenario are: Westbrook major growth area to accommodate projected growth no additional urban development in other areas New town centre in Westbrook along a public transport corridor connecting city to airport (potentially via University) Retains majority of good agricultural land from urban development Green corridor along Spring Creek provides scenic amenity and frames the north of this urban growth area but limited connection to town centre or other parts of Westbrook New industry potential logistics expansion in the area in the north of the study between TSRC and railway line (although this could be incorporated into any or all of the options) A new major north south road corridor link to TSRC near airport through agricultural area and additional local corridors Good housing choice and infrastructure efficiency in a concentrated locality (i.e. Westbrook). This scenario scores moderately well across a number of criteria. The expansion of Westbrook utilises a relatively compact and efficient urban form, extending an existing community and enabling the creation of a town centre and public transport that links key destinations and population to support it. Accordingly it scores higher in criterion of quality places and urban systems, accessibility and travel choice, infrastructure efficiency and value for money and housing choice. As the scenario maintains large areas currently under agricultural production, this score has remained constant. Page 63

72 Figure 40: Scenario 4 (Source: Jensen Planning + Design) Page 64

73 Prosperous community Quality places & urban systems Accessibility & travel choice Affordable living & housing choice 1 0 Infrastructure efficiency and value for money Sense of Place Healthy ecological systems Sustainable Agriculture Figure 41: Scenario 4 performance scores (Source: Jensen Planning + Design) Scenario 4 concentrates urban growth in the centre of the West Toowoomba study area and expands the existing community of Glenvale. It does not propose expansion of other localities. The key features of this scenario are: Glenvale Wellcamp as the major growth area to accommodate projected growth no additional urban development in other areas New town centre in central location on major road and at the interface between the residential area and new employment area (industry lands) Town centre provides a key destination point on public transport corridor connecting airport to city in a more direct route Large new industry area west of Troys Road Large green corridor framing city to south along Spring Creek A major north south road corridor along Wellcamp Westbrook Road Loss of good agricultural land currently under production Good infrastructure efficiency as it extends and infills development around existing network Good accessibility and travel choice. This scenario scores highest across several criteria and has the largest shaded area of all the scenarios (indicating a higher performance across multiple scenarios). In particular quality places and urban systems, accessibility and travel choice, affordable living and housing choice and prosperous community criterion all score highly because extension of the existing urban area utilises and enhances existing infrastructure, employment and transport networks. Sense of place also scored relatively high as the expanded urban area takes advantage of open views to the hills in the west and Spring Creek in the south, providing an opportunity to create a new entry to Toowoomba from the airport via the new town Page 65

74 centre. The scenario scores lower against sustainable agriculture as it uses existing agriculture for urban development. Page 66

75 Figure 42: Scenario 5 (Source: Jensen Planning + Design) Page 67

76 Prosperous community Quality places & urban systems Accessibility & travel choice Affordable living & housing choice 1 0 Infrastructure efficiency and value for money Sense of Place Healthy ecological systems Sustainable Agriculture Figure 43: Scenario 5 performance scores (Source: Jensen Planning + Design) Scenario 5 explores an option of a series of garden villages within a regional landscape setting. The key features of this scenario are: Five garden villages to accommodate projected population growth Predominant housing type is intended as separate dwellings on large (1,000m²) lots Villages are separated by regional open space this would require either acquisition of land by Council for management of this area as open space (current planning and land legislation does not provide systems to manage the balance area) Significant loss of agricultural land Limited infrastructure efficiency and public transport options due to dispersed network Limited housing diversity Limited community facilities and centres as the neighbourhoods are dispersed and the relatively low population of the villages may not provide sufficient threshold to support viable centres or facilities No new employment/industry areas High level of private car use by residents to access employment and services. This scenario performs erratically across the criteria. It potentially scores highly against the criteria of sense of place and healthy ecological systems as the villages are nestled within the environment and separated by regional open space it could be a really beautiful place to live. This scenario would require substantial investment and long-term management of the regional open space areas by Council to ensure that the sense of place and health of the environment is maintained, and may not serve a wider public benefit to the Toowoomba City/Region population. Page 68

77 Figure 44: Scenario 6 (Source: Jensen Planning + Design) Page 69

78 Prosperous community Quality places & urban systems Accessibility & travel choice Affordable living & housing choice 1 0 Infrastructure efficiency and value for money Sense of Place Healthy ecological systems Sustainable Agriculture Figure 45: Scenario 6 performance scores (Source: Jensen Planning + Design) Scenario 6 also involves a series of villages in a regional landscape setting although these are at significantly higher populations than scenario 5. The key features of this scenario are: Urban villages along a major public transport corridor connecting city via Westbrook to airport Greater population and housing intensity typical housing type walk-up apartments (3 4 storeys) Two urban villages (towns) separated by a regional park and lake, and additional regional open space surrounding the towns A north south road corridor connecting into TSRC near airport, and/or potentially on Wellcamp Westbrook Road connecting to a new major town centre No new industry areas Major new town centre provides additional employment opportunities as well as community focal point and facilities All projected growth to be accommodated within urban villages a contained Urban Footprint Infrastructure could be highly efficient but it may be very costly to provide as it requires significant change to infrastructure network and substantial investment in the corridor to support the growth intensity High level of public transport accessibility and travel choice, and reduces reliance on private vehicles. This scenario also performs erratically across the criteria. It takes the concept of scenario 5 being a series of villages, but perform better (covers a larger blue area) due to the higher population and intensity of development under this option. Page 70

79 This scenario scores very highly in criterion for quality urban paces and systems, accessibility and travel choice, affordable living and housing choice and sense of place. This scenario also performs relatively well for healthy ecological systems; however, this requires acquisition of major areas surrounding the urban villages and long-term management for regional open space. Combined with the high levels of infrastructure set-up costs, overall this may result in an expensive urban form to deliver Scenario preferences The scenarios and the associated evaluations were considered by stakeholders. The two most preferred scenarios across all stakeholder groups were scenarios 2 and 3. Consequently, it was determined that the final preferred scenario would be an amalgam of scenarios 2 and 3. This final preferred scenario directly influenced the long-term strategic directions plan which in turn set the framework for the remainder of the project and the structure planning for individual localities. Page 71

80 13 Stakeholder Engagement A significant component of the West Toowoomba Land Use Investigations was the extensive stakeholder engagement and community input into the plan. Communication with internal and external stakeholders commenced in the early stages of the project and was consistent throughout. The purpose of this extensive consultation was to understand and respond to existing planning needs and understand emerging issues and opportunities for the project. Additionally it helped to gain useful information about interrelated projects and future projects, particularly from government agencies and internal TRC technical knowledge. Collaboration with stakeholders ensured their involvement in the decision making process for this project. Some of the key features of the engagement were: A series of three Think Tanks at various stages of the project A youth event and documentary A strong online engagement component. Here is a snapshot of stakeholder involvement: Figure 46: Community engagement infographic (Source: TRC) 13.1 Think Tanks The Think Tanks were targeted to four stakeholder groups, the development industry, the community, state agencies, and internal TRC staff. The think tanks were held at various stages of the project, and were designed to inform, involve and collaborate with stakeholders to help determine the direction and outcomes for the study area. Page 72

81 Think Tank 1 Vision and Values Think Tank 1 was held in June 2015 and was focused on providing stakeholders with detailed information about the project, gain an understanding of how stakeholders value current land uses and envision the future of the area, and identify any additional issues and ideas from their perspective. Figure 47: Think Tank 1 (Source: TRC) Think Tank 2 Scenarios and Long Term Directions Think Tank 2 occurred in August The purpose of this think tank was to provide an update of the project, explore strategic questions that influence the long term vision for the area and to gain feedback on the scenarios developed by the project team. This think tank enabled stakeholders to collaborate and create their own scenarios to explore options for how West Toowoomba might develop in the future. Figure 48: Think Tank 2 (Source: TRC) Page 73

82 Think Tank 3 Strategic Directions: Structure plan concept testing The final think tank was held in November 2015 and involved presenting the draft Strategic Directions and concept Structure Plans. Stakeholders were encouraged to provide feedback on the elements of the plans and their preferred direction for the study area. Feedback and information from stakeholders at each think tank was recorded and analysed by the project team and was used to inform each stage of the planning process. Outcomes of the think tanks were also provided back to stakeholders and made available online to ensure transparency and continued communication and engagement Youth involvement Youth engagement was a key component of the communication strategy for this project. Considering the timeframe for planning, it was important to involve young people to gain insight into how they imagine their future in this area and in Toowoomba as a whole. Toowoomba Regional Council s Youth Leaders went on a tour of the study area, with the guidance of the project team. The purpose of this trip was to provide an understanding of the planning process and particularly to get their ideas on what they would like to see happen in this area in the future. A Youth Documentary was created as a result of this trip which details how they imagine West Toowoomba. The video can be viewed on the Yoursay project website. The Choose your own adventure youth event was held on 28 October 2015 and was attended by 23 students between the ages of 12 and 18. The students participated in a number of interactive and educational activities which were designed with the purpose of understanding how youth in the Toowoomba Region imagine their future in this area, what they value, what they see as issues and opportunities, and help them to understand some of the processes involved in planning. This youth engagement component helped to inform the development of the strategic directions and structure planning for West Toowoomba. A full overview of the youth engagement is provided on the project website Online engagement The Imagine tomorrow Yoursay website has been used throughout the project to provide updates, project information and documents, give opportunities to ask questions and take surveys, and participate in interactive engagement activities. This online engagement was supplementary to face to face engagement and important for keeping stakeholders involved at each stage of the project and ensuring information was readily available. Summary The feedback received from stakeholders throughout the first twelve months of the project has been used to inform the planning outcomes for West Toowoomba. The strategic directions and structure plan reflect the ideas and opportunities envisioned by the stakeholders. Page 74

83 14 Land Demand 14.1 Urban land requirements This section considers the urban land demand and capacity of the proposed structure plan to accommodate demand. For the purposes of this investigation, population and housing projections have been extended to 2050 for the study area only (refer section 6 of this report). Table 8 shows the population and dwelling projections for the study area to Table 8: Population and Dwelling Projections to 2050 (Source: MacroPlan Dimasi) Population Dwellings Additional dwelling demand Total Average dwellings/year ,142 2, (estimated existing) 8,256 2, ,688 3,872 1, ,472 8,222 4, ,068 12,690 4, ,835 Notes: Projections West Toowoomba Land Use Investigations for study area The above projections are based on a propensity for dwelling demand based on likely population growth, including extended demographic and market profile to This information may not translate into actual demand, particularly given the long-range forecast. For more information on population and dwelling projections, including trends and market propensity please refer to the Toowoomba West 2050 Demographic and Housing Projections report, June Population growth does not occur evenly over time due to available land supply and constraints, and as subsequent development approvals come on-line. For example, population may increase rapidly after a period of stability due to increased land supply and new lot construction being brought to market, or may slow due to constraints. It is anticipated that the greatest period of growth in the study area will occur post-2026 as the existing zoned urban land supply reduces and new zoned land becomes available commensurate with infrastructure. An initial assessment of additional urban land requirement for 2050 projections was estimated at between 570ha (medium series) to 730ha (high series). This was an indicative assessment only and provided a starting point for development of the structure plan. Page 75

84 14.2 Residential demand Dwelling density influences the amount of land required to accommodate population growth. Lower density residential development (i.e. large lots and homes) will consume more land. With the trend towards decreasing household and lot sizes becoming more evident in the study area, it is likely that the amount of urban residential land required to support future population will also decrease. An example of land requirements based on several density scenarios typically found in greenfield locations is provided below: 8d/ha = approximately 1,230ha 12d/ha = approximately 820ha 15d/ha = approximately 655ha 17d/ha = approximately 580ha 22d/ha = approximately 450ha Figure 49: Illustration of urban land requirements (ha) to accommodate 10,000 dwellings at various densities (Source: TRC) The structure plan considered opportunity for more efficient and well planned development of the existing urban footprint, as well as an expanded urban footprint. It also took into account existing development approvals and constrained land. Accordingly, some areas are anticipated to develop at current densities. However, new development in Westbrook and additional Glenvale West area is assumed to achieve a net density of 17 dwellings/ha in line with emerging development and housing trends, and outcomes sought for next generation suburban neighbourhoods. The structure plan provides for a total of approximately 1180ha of urban residential land, of which some is already zoned for residential growth. The structure plan proposes approximately 550ha additional urban residential land. The following table provides a summary of ultimate population and dwelling capacity in the three major residential communities envisaged by the structure plan (post-2050). It is anticipated that the structure plan could accommodate approximately 30,000 people. Table 9: Structure plan population and dwelling capacity by West Toowoomba localities (Source: TRC) Cotswold Hills/Torrington Glenvale Westbrook Population Dwelling Population Dwelling Population Dwelling 3,974 1,529 8,852 3,404 17,149 6, Commercial and retail demand The 2009 Activity Centres Study (Humphreys Reynolds Perkins Planning Consultants, Urban Economics and Malcolm Middleton Architects) prepared as background to the Toowoomba Regional Planning Scheme considered commercial and retail land supply to The Commercial and Retail Land Needs Review (Economic Associates, 2013) provided an update to the original 2009 study. Page 76

85 Given the recent nature of these studies, no further economic needs analysis has been undertaken at this time. Future commercial and retail land supply updates will consider the structure plan outcomes prior to land being incorporated into the planning scheme. The Commercial and Retail Land Needs Review made some key recommendations relevant to greenfield areas, and to growth in the study area to 2031 including: outside Toowoomba City (former boundary area) the majority of growth is anticipated in the urban fringe catchments of Highfields, Westbrook and Gowrie by 2031 retail demand within the Westbrook catchment is anticipated to reach approximately 15,000m² there is an anticipated shortfall of retail and commercial floorspace in Glenvale and Westbrook by 2031; in the medium term some of the Westbrook catchment would be satisfied through expansion of the Glenvale district centre and a new neighbourhood centre in the Westbrook as subdivision occurs there is an anticipated addition floorspace demand of approximately 7,150m² at Glenvale and 9,000m² at Westbrook for retail and commercial activity both the Glenvale and Westbrook centres will require expansion, with an anticipated demand of between ha of additional land at each centre convenience based retailing should be encouraged where gaps exist and/or as new greenfield development occurs a dispersed network of convenience based centres typically enhances community benefit more so than a constrained network of larger centres. Population growth is a key driver of demand for commercial and retail services. While population growth will drive demand for a range of services, not all will establish within the study area. It is most likely that the convenience retail and services that perform a strong local community function (e.g. small scale professional offices, health services etc.) will establish in the study area, and that higher order services such as traditional retailing will continue to be provided in the CBD and major centres. The population projections provide an indicative guide to retail demand. It is anticipated that a full-line supermarket would reach benchmark projections of 10,000 people by 2028 and is likely to be provided in a neighbourhood size centre. This could extend to three full-line supermarkets by Greenfield operators will often bring a centre to market several years prior to demand thresholds being reached in order to build amenity for residents and stimulate ongoing development. Therefore, demand for a neighbourhood style centre based on convenience retailing and local services may be reached within the period. In the northern parts of the study area it is more difficult to achieve a critical mass of population in a single catchment due to the exiting low density development, linear distribution of zoned land, topographical constraints and road network. Within the Cotswold Hills, Torrington and West Glenvale areas it is anticipated that demand will be met by a number of local centres. Substantial residential growth is anticipated for Westbrook and there is opportunity to cluster new neighbourhoods to generate a critical mass within a centre catchment area. Therefore, the structure plan anticipates the establishment of a district scale town centre at Westbrook and potentially another local centre and/or smaller convenience in neighbourhood hubs. Page 77

86 The opportunity at Westbrook is to create a town centre that services the retail, commercial and personal service needs, as well as to create a central focal point for community activity. Future development of the Westbrook town centre will need to be of a size and include a range of functions suitable to support a future 17,000 20,000 resident population. It will provide centre based local employment and housing opportunities to sustain the centre and support public transport Industrial land demand The Toowoomba Region has a diverse economy. Locally, the West Toowoomba economy and employment is characterised by a mix of rural production, low-medium impact industry and transport/logistics activities. Council undertook a major industrial land study in 2009 that informed the TRPS. This was updated in 2012 to reflect the increased economic activity in the industry sector, particularly as a result of the growing resources sector associated with the Surat Basin and south west Queensland activity. It was determined that the current industrial land supply is suitable to meet demand in terms of zoning, location and lot size, with an estimated oversupply of approximately 1,250ha at Most of the existing vacant land supply is concentrated in the Toowoomba Enterprise Hub. It is estimated that there is an oversupply of approximately 1,130ha to However, development of approximately 350ha for the Brisbane West Wellcamp Airport would have a significant impact on the industry land supply, particularly for large footprint, high impact and difficult to locate industries. The report concluded that while there is sufficient Low Impact Industry zoned land to accommodate demand to 2031; most of the remaining supply is located within the Toowoomba Enterprise Hub (approximately 130ha). While some low impact supporting industries may establish in the Toowoomba Enterprise Hub, it is unlikely to be suitable for population driven industries (such as mechanics, cabinet makers etc.). Approximately 40ha of Low Impact Industry zoned land remains within the Toowoomba City area. Some of the area is constrained by topography and infrastructure. In particular the existing Torrington industry area has been constrained because of lack of sewerage infrastructure and there may be further capacity available when connected to sewerage. This investigation considered the opportunity to augment industrial land supply post Balancing community vision, other land use activities and natural resources, the structure plan proposes the inclusion of an enterprise employment area. The new enterprise and employment area encompasses approximately 400ha bounded by the Toowoomba Second Range Crossing, Warrego Highway, Troys Road and Toowoomba Cecil Plains Road. It includes the Heinemann Road Transport Precinct. This land is not required before 2031 unless there is significant uptake of land in the Toowoomba Enterprise Hub and reallocation of low impact industry can t be addressed within that precinct, and land in the Torrington industry area has been exhausted. The proposed location has a number of advantages being located on the western corridor between the Toowoomba Enterprise Hub and the Torrington industry area and access to major freight networks and a skilled workforce. However, parts of the land around Dry Creek are affected by flooding. The land would also have an interface with future urban residential land and exposure to major roads at the gateway to Toowoomba. Additionally the land, together with the Toowoomba Enterprise Hub, is within an area of high scenic value. Page 78

87 There is significant employment generation opportunity through value-added manufacturing, transport and logistics as well as service industries to cater for a growing residential population. The area is considered best suited for low impact industry activity. Some medium impact industry and/or higher impact transport-orientated industry uses may be suitable where located centrally within the enterprise area to minimise external impacts. Development will need to address the importance of Dry Creek and locally significant landscapes. Landscaped buffers to waterway, major transport routes and adjoining residential areas will be an integral component of its development. A high standard of urban design will be required reflecting the area s high level of exposure to the major roads and scenic views and as an important 'gateway' function to Toowoomba City Structure plan capacity analysis small area calculations This section provides a summary of the assumptions that underpin the population and employment capacity analysis if development were to proceed in accordance with the structure plan. This section should be read in conjunction with Figure 50 which provides a map depicting the small areas used in Table 10 and 12 below. Page 79

88 Small Area Table 10: Residential dwelling yield and population (Source: TRC) Description Area (ha) Cotswold Hills/Torrington CH1 Gowrie Junction Road west (Essence Estate) CH2 CH3 T1 Ganzer Road south Boundary Road east (Kooringa Valley) Torrington - Graham Road, north of Dry Creek Subtotal Glenvale G1 Hursley Road west of Corfield Drive G2 G3 G4 G5 G6 G7 Hillman Street (Hodge Holdings) Hursley Road north Drayton Wellcamp Road south Drayton Wellcamp Road north Devine Road East of Harvey Court Park Glenvale West Deuble Undevelopable ^ % (6.8ha) Developable Area (ha)^^ WT Place Type 45.4 Suburban Residential % 20.3 Suburban Residential % 86.1 Suburban Residential % 42.3 Rural Residential Net Density /ha Target Dwellings Persons ^ % 23.7 Suburban Residential % 31 Suburban Residential % 22.1 Suburban Residential % 57.8 Next Generation Suburban Residential % 27.7 Next Generation Suburban Residential % 33.4 Next Generation Suburban Residential % 74.3 Next Generation Suburban Page 80

89 Road east G8 Hursley Road north (Sovereign Hills) G9 Glenvale West- Troys Road Corner Subtotal Westbrook W1a Shoesmith Road north-west (Fernleigh Estate) W1b Ellen Drews Road south east W2 W3a W3b W4 W5 W6a Ellen Drews Road north east Shoesmith Road north-east (Fernleigh Estate) Ellen Drews Road south east Shoesmith Road south Gwenda Drive Shoesmith Road south east of Crockers Road Keding Street/Croc ker Road Residential % 23.1 Suburban Residential % 21.9 Suburban Residential % 47.9 Next Generation Suburban Neighbour hood % 74.2 Next Generation Suburban Neighbour hood % 30.8 Next Generation Suburban Neighbour hood % 36.1 Next Generation Suburban Neighbour hood % 36.8 Next Generation Suburban Neighbour hood % 6.2 Suburban Residential % 10.8 Suburban Residential % 19.5 Next Generation Suburban Residential W6b Crockers % 11.3 Next Page 81

90 W6c W7 W8 W9 W10 Road west (east of drainage line) Fett Road South Bunkers Hill School Road north Fett Road north Ellen Drews Road - west Bunkers Hill School Road South Subtotal TOTAL ha Residential Assumptions: Generation Suburban Residential % 68 Next Generation Suburban Residential % 27.0 Next Generation Suburban Neighbour hood % 42.7 Next Generation Suburban Neighbour hood % 17.4 Next Generation Suburban Neighbour hood % 13.7 Next Generation Suburban Neighbour hood 505.1ha ,529 29,975 ^Un-developable area: excludes land that has physical constraints including slope, flooding. It does not include a discount for roads, parks etc. ^^Developable area: land that is capable of urban development inclusive of roads, parks etc. Excludes constrained land. # Density calculations- applies either of the following: As per development approval; or Where part of site has a development approval density on balance assumed to be consistent with the development approval over part of the site; or Suburban residential otherwise assumed to be 10 dwellings/ha for undeveloped sites based on development approval trends; or Next Generation Suburban Neighbourhoods o assumed to be 17 dwellings/ha in additional urban land at Glenvale (G7) o assumed to be 17 dwellings/ha new urban lands at Westbrook o Household size: assumed 2.6 person/dwelling o Westbrook 1a developable area excludes constraints as well as drainage reserve, and 6ha for non-residential development associated with the town centre. Page 82

91 Table 11: Enterprise Employment Area Population (Source: TRC) Stage Description Area (ha) Undevelopable^ Developable Area (ha)^^ Use Type I1 O Mara % 43.7 Medium Road west impact/waste transfer facility I2 Dry Creek % 117 Low/Medium south impact industry I3 Dry Creek % 95.4 Low/mediumimpact north industry I4 Carrington % 43.6 Low impact I5 Subtotal Road Heinemann Road/Troys Road industry % 41.9 Low impact industry/transport Employment* ^Un-developable area: excludes land that has physical constraints including slope, flooding. It does not include a discount for roads, parks etc. ^^Developable area: land that is capable of urban development inclusive of roads, parks etc. Excludes constrained land. * Employment density assumptions based on: Industry: 35 employees/ha average of low impact/general/warehouse/transport/service industry rates in Toowoomba Region Industrial Land Supply Study (GHD 2010) Commercial: 110 employees/ha average based on audit of recent Northlands Shopping centre (operational) and employee/landuse benchmarks in Activity Centres Study (HRP 2009) Page 83

92 Table 12: Additional lands to be included in urban area (Source: TRC) Identifier Description Gross area land to be included in urban area (ha) Urban Residential G7 Glenvale West Deuble Road east W1a Shoesmith Road north-west (Fernleigh Estate) W1b Ellen Drews Road south east W2 Ellen Drews Road north east W3a Shoesmith Road north-east (Fernleigh Estate) W3b Ellen Drews Road south east W6b Crockers Road west (east of 14.1 drainage line) Dwelling Yield W6c Fett Road South W7 Bunkers Hill School Road north W8 Fett Road north W9 Ellen Drews Road - west W10 Bunkers Hill School Road South Sub-total Enterprise Employment (Industry) Area I1 O Mara Road west I2 Dry Creek south I3 Dry Creek north I4 Carrington Road I5 Heinemann Road/Troys Road Sub-total TOTAL Population/ employment yield Page 84

93 Figure 50: Depicting small areas for structure plan capacity analysis (Source: TRC) Page 85

94 Summary: Residential Development density significantly influences the amount of land required to accommodate population growth. Based on achieving 17 dwellings/ha net, 580ha of land would be required to accommodate the projected additional 10,000 dwellings by The structure plan proposes 550ha of new urban/residential land. This additional urban land together with currently vacant residential zoned land will be sufficient to accommodate the projected dwelling demand and develop complete communities. Population does not grow evenly and some areas may develop more quickly based on land supply availability as well as other issues such as amenity offered access to community services and facilities. Commercial Approximately 16,000m² of additional commercial and retail floorspace is required to support population growth to Local demand will be greatest for convenience retail and personal services, including one full line supermarket by , and three full line supermarkets by Significant population growth at Westbrook creates a critical mass within a single catchment to support a district town centre. A number of smaller local centres/hubs would enhance community benefit and meet demand in Glenvale, Torrington and Cotswold Hills employment opportunities are driven by population growth (centre and service industry based) and by value-added manufacturing and transport/logistic uses. Industry There is sufficient industry land supply to Post 2031, demand will be driven by population growth and expanding transport and logistics enterprises due to the location at the junction of major freight networks. The western gateway location, access to major freight network and local workforce are advantageous for future enterprise industry land. Industry development in the study area would be most suited to low impact industry due to the interface with sensitive uses (expanded residential areas), scenic and agricultural values. Future enterprise industry development needs to be of a high standard to address residential interface, western gateway approach and scenic values. Page 86

95 15 Infrastructure Demand Analysis The capacity of existing infrastructure is a significant factor in achieving development potential within the study area. It is important that growth is supported by appropriate infrastructure to meet anticipated demands. It is also important to ensure that infrastructure provision is efficient and affordable. This section provides an overview of the existing infrastructure networks within the study area. It also provides a preliminary assessment of future network requirements based on the structure plan. This is a high level analysis only to test the structure plan concept, understand the variation from any planned networks and the likely scope of augmentation and/or new infrastructure that would be required. It is not a complete network analysis. Further detailed network planning, including delivery options and costs is required and will need to be undertaken prior to expansion of the existing urban zones, and inclusion in the planning scheme and Local Government Infrastructure Plan Water supply infrastructure Bulk water supply to West Toowoomba is provided from Mount Kynoch Water Treatment Plant and reservoirs. The Glenvale reservoir located on Skyline Drive currently supplies the southern area of Glenvale, Westbrook and Wyreema. Water is distributed through the supply zone via a network of trunk mains and in some locations under reduced pressure. The Greater Western Toowoomba Water Supply study (GWTWS 2014) outlines the strategic water supply infrastructure requirements in the western area of Toowoomba to The existing urban residential zoned land (Low-Medium Density Residential and Emerging Community) and rural residential developments are catered for in the GWTWS study. Significant augmentations were identified for anticipated growth within the existing urban area including Cotswold Hills, Torrington and Glenvale residential areas, as well as the Toowoomba Enterprise Hub. This will include upgrades to the Glenvale Reservoir storage capacity and a new reservoir within the Toowoomba Enterprise Hub. The majority of these works and costs are anticipated to occur between 2031 and The GWTWS study was prepared prior to this investigation. The structure plan proposes major residential growth at Westbrook and a new enterprise employment area adjacent to the Toowoomba Enterprise Hub. This represents a significant departure from the planned assumptions for water supply in the GWTWS study. Development in accordance with the structure plan will need to be supported by additional augmentations and new infrastructure including additional storage facilities and extension of the trunk mains. Significant growth at Westbrook will require a new reservoir closer to that location as it will not be able to be provided from the Glenvale Reservoir. Potentially a reservoir could be located at Mount Peel to service Westbrook. Preliminary investigations indicate that the augmentation may include the works outlined in Table 13 below. These augmentations also include those identified in the GWTWS study, as well as increased augmentation or new works as a result of significant growth at Westbrook. The final design and timing of works will be determined by detailed network planning investigations prior to development occurring. Page 87

96 Table 13: Preliminary Requirements Water Supply Infrastructure (Source: TRC) To Westbrook ultimate (post 2050) Shoesmith Rd, Westbrook (DN250 Mt Peel Reservoir (3.2ML) Main St, Westbrook x 920m) & FCV (DN200 x 336m) Bunkers Hill School Rd, Westbrook NWTM to Mt Peel (DN200 x 530m) Boundary St, Westbrook (DN250 x Reservoir (DN300 x 3,310m) 600m) Mt Peel Reservoir to Gore Hwy, Westbrook (DN250 x 1,115m) Boundary St (DN300 x 630m) Drayton Wellcamp Rd, Glenvale Mt Peel to Westbrook PRV (DN200 x 1,516m) Main St, Westbrook Hursley Rd, Glenvale (DN450 x (DN200 x 380m) 1,470m) Hursley Rd, Glenvale (DN375 x 4,993m) & Cecil Plains Rd, Charlton (DN375 x 1,000m) Wirth Rd, Charlton (DN375 x 4,353m) Charlton Reservoir (9.7ML) & FCV 15.2 Waste water infrastructure Until recently most of the study area was not connected to reticulated sewerage. The reticulated sewerage system was only provided to the area east of Boundary Street that was part of the former Toowoomba City Council area. The existing Torrington industrial estate is not sewered. Westbrook had a separated sewerage system that treated effluent to a secondary standard, chlorinated and dispersed by means of irrigation. Toowoomba currently treats all wastewater at the Wetalla Water Reclamation Facility (WRF). The majority of the West Toowoomba catchment areas require pumping to Wetalla WRF via a series of sewerage pump stations (SPS). During 2012/13 a significant upgrade to the Westbrook system was completed as part of the Toowoomba Wastewater Infrastructure Project and all sewerage has been redirected to the new Westbrook SPS located on the north-west of the town. The Westbrook SPS pumps all of the Westbrook wastewater to Wetalla WRF via Kooringa Valley SPS. The Greater Western Toowoomba Sewerage study (GWTS 2015) is a strategic infrastructure plan that outlines water supply requirements in this sub-region to The GWTS study assumes supply to the urban residential zoned land (Low-Medium Density Residential and Emerging Community) including the southern localities of Westbrook, Wyreema and Cambooya inline with the previous network planning for those locations. The rural residential zoned land is not currently sewered and there are no plans to provide sewerage due to the cost and dispersed nature of development. The GWTS study proposes significant extension of the existing network and augmentation of existing facilities, including new pump stations at Troys Road (now operational 2016) and Vision Street. Capacity within the system is limited by rising main velocities and existing design capacity of the SPS. The Westbrook SPS will discharge to the new Troys Road pump station, which uses the Westbrook rising Page 88

97 main. Ultimately the majority of the catchment, including Westbrook SPS, Vision Street SPS, Troys Road SPS and Cotswold Cascades will discharge to Wetalla via the Kooringa Valley SPS. The structure plan proposes significant residential growth (post-2031) at Westbrook and a new enterprise employment area adjacent to the Toowoomba Enterprise Hub. This represents a significant departure from the planned assumptions of the GWTS study. Development in accordance with the structure plan will need augmentation and new infrastructure. Based on the current approach of continuing to treat sewerage at the Wetalla WRF this would require significant augmentation of existing pump stations, construction of additional pump stations and a new major rising main from Westbrook. Preliminary investigations indicate that the augmentation may include the works outlined in Table 14 below. The augmentations also include those identified in the GWTS study, as well as increased augmentation or new works as a result of significant growth at Westbrook. The final design and timing of works will be determined by detailed network planning investigations prior to development occurring. Table 14: Preliminary requirements waste water Infrastructure (Source: TRC) To Westbrook ultimate (post 2050) Vision St, Charlton GM (DN225 & Keding Rd, Westbrook Westbrook RM DN300 1,090m) GM (DN225 x 575m) Replacement (DN450 x Westbrook SPS 3 (10kW) & RM Westbrook SPS 2 (4kW) 8,605m) (DN150 x 790m) & RM (DN150 x 780m) Kooringa Valley SPS Cotswold Cascades SPS (16kW) & Westbrook SPS 4 Replacement (580kW) RM (DN150 x 680m) (100kW) & RM (DN300 x Kooringa Valley RM Glenvale SPS 1 (21kW) & RM 1,450m) Replacement (DN600 x (DN150 x 550m) Westbrook SPS 2,000m Carrington Rd, Glenvale GM Replacement (305kW) (DN300 x 1,650m) Westbrook SPS Carrington Rd, Glenvale GM (DN450 x 740m) Emergency Storage (1.8ML) Carrington Rd, Glenvale GM Troys Rd SPS (DN675 x 220m) Replacement (340kW) Glenvale SPS 2 (43kW) & RM Troys Rd RM (DN200 x 1,425m) Troys Rd, Glenvale GM (DN375 x Replacement (DN600 x 5,036m) 970m) Kooringa Valley GM Glenvale SPS 3 (4kW) & RM (DN100 x 790m) Replacement (DN750 x 305m) Glenvale SPS 4 (15kW) & RM Kooringa Valley GM (DN200 x 225m) Troys Rd SPS Pump Replacement Replacement (DN1050 x 100m) (263kW) Charlton SPS 2 (17kW) & RM (DN200 x 1,670m) 15.3 Stormwater drainage infrastructure The primary aim of stormwater infrastructure is the management of urban stormwater discharge and to minimise the potential impacts of urban development on the natural water cycle. The existing creeks and waterways are a key component of the natural water cycle and play a significant role in management of stormwater discharges from urban development. Page 89

98 The study area is bisected east-west by two significant creeks Dry Creek in the north and Spring Creek in the central/southern part. Sections of the study area also drain into creek catchments outside the study area boundary, including Gowrie Creek in the north (parts of Cotswold Hills) and Westbrook Creek in the south (southern parts of Westbrook). The natural waterways have been altered through significant clearing of riparian vegetation as a result of land use in the study area. The majority of the catchment is rural and the natural landscape has been highly modified towards agricultural production. Existing urban development is predominately low intensity in nature that allows for natural infiltration of stormwater. Only a relatively small proportion of the study area is covered by impervious surfaces. However, there are pockets of more intense urban development and concentration of impervious surfaces, particularly in the industry area adjacent to Dry Creek and urban development in Glenvale. There is currently limited stormwater infrastructure constructed to manage and treat stormwater in the study area. While the structure plan proposes to retain a significant portion of the land as rural, it will also result in significant increases in impervious surfaces in concentrated locations. This includes major expansion of Westbrook towards Spring Creek and establishment of a new enterprise industry area around Dry Creek, adjacent to the Toowoomba Second Range Crossing. Developing areas will discharge directly to a receiving waterway or major overland flow path. It can be anticipated that natural infiltration will be reduced, increasing the volume and velocity of urban stormwater runoff. Additionally the quality of water entering the waterways is of concern as it could potentially carry a higher pollution load. New trunk infrastructure will be required including a system of pipes, cross drainage culverts and engineered channels, as well as detention. Detention should be based on not worsening the existing flows. Treatment for quality should protect and enhance waterways, riparian corridors and wetlands and the quality of the receiving waterbody. This may include waterway enhancement and revegetation. In most circumstances, initial development will occur in the upstream catchment due to expansion of the existing urban area. This will require construction of the majority of the stormwater network (i.e. including downstream infrastructure) to enable development to occur. Therefore, a regional solution to stormwater management is recommended addressing both the quantity and quality of runoff. Where possible, infrastructure should be located in conjunction with open space to allow for treatment of multiple developments Transport network The existing transport network is described in section 10 of this report. It is important to note that the study area is both bounded and bisected by major national and freight corridors. Currently the majority of higher order roads within the study area run east-west, and there are limited north-south movement connections. The area is characterised by low density residential and semi-rural activities that have a high dependency on private cars and there are currently limited public bus services. A dedicated on-road cycle path is located on Glenvale Road linking Toowoomba to the showgrounds and criterium. Pedestrian pathways are provided along local streets, generally as part of subdivision development and along major roads. At the current time, there has been limited development of dedicated off-road pedestrian and cycle paths. The Priority Infrastructure Plan (PIP) identifies a limited number of transport network upgrades in the study area. This is due largely to the extensive network of State-controlled roads and new roads and/or upgrades being delivered through subdivision works and that much of the expected development within the study area is anticipated to occur post Key projects identified include: Page 90

99 Table 15: PIP trunk infrastructure transport (Source: TRC) PIP ID Project Name Project Description Time 42a Boundary Street from Taylor Street to Road augmentation 2017 Warrego Highway 42b Boundary Street from South Street to Road augmentation 2018 Taylor Street 42c Boundary Street from Euston Road to Road augmentation 2018 South Street 42d Boundary Street from Gore Highway to Road augmentation 2018 Euston Road II88 Boundary Street/South Street Intersection works 2018 IS65 Euston Road/Boundary Street Intersection works signals Path 83 Glenvale Road (McDougall Street to Harvey Road) New Path constructed Future transport demands An initial assessment based on the structure plan concept identifies a significant increase in traffic generation in line with growth from the urban residential areas of Glenvale and Westbrook and the proposed industry area. The potential daily trips generated are illustrated in the figures below. Page 91

100 15,000 32,000 24,000 29,000 Figure 51: Potential traffic generation (Source: TRC and Jensen Planning + Design) Page 92

101 Desire lines show key demand movements in a network where traffic is generated (origins) and where it is being attracted to (destinations). Desire lines are directional and are a useful analysis tool to predict future movement patterns. Desire lines for the proposed structure plan have been modelled to understand regional movements. These are illustrated in the figures below. Figure 52: Enterprise Industry Area traffic generation and desire lines (Source: TRC) Figure 53: Westbrook traffic generation and desire lines (Source: TRC) Page 93

102 Figure 54: Glenvale traffic generation and desire lines (Source: TRC) Figure 55: Cotswold Hills traffic generation and desire lines (Source: TRC) The traffic generation and desire line analysis indicate: Over 75% of the trips generated by development are external trips i.e. leaving the study area this is greatest in Cotswold Hills (93%) and Glenvale (91%) Page 94