NORTH MANYANA URBAN DESIGN STRATEGY PREPARED FOR: JWD PROJECTS PTY LTD PLANNING PROPOSAL

Transcription

1 NORTH MANYANA URBAN DESIGN STRATEGY PREPARED FOR: JWD PROJECTS PTY LTD PLANNING PROPOSAL

2 AE Design Partnership has prepared this document for the sole use of the JWD Projects Pty Ltd. No other party should rely on this document without the prior written consent of AE Design Partnership. AE Design Partnership may also have relied upon information provided by the Client and other third parties to prepare this document. AE DESIGN PARTNERSHIP ABN Nominated Architect Director N R Dickson # 7061 Suite Darling Street Rozelle Sydney NSW 2050 Australia t m mail@aedesignstudio.com.au REVISION DATE NAME AUTHORISED A 10/12/2018 D. Canoza S. Bodimeade R.Dickson

3 Contents 1.0 Introduction Purpose History of the Site Opportunities Strategic Justification Illawarra-Shoalhaven Region Plan Illawarra Shoalhaven Joint Organisation Strategic Regional Priorities Shoalhaven Integrated Strategic Plan 2018/ Greater Local Context Watercourses Vegetation Land Zoning Land Uses Access & Movement Site Analysis Topography Soils & Geology Waterways & Riparian Corridors Flooding & Drainage Vegetation Bushfire & Slope Heritage Summary of Environmental Constraints Potential Developable Area Desired Future Structure Regional Context Local Context The Proposal Developable Footprint Land Use & Natural Enviroment Minumum Lot Size Indicative Movement Network Indicative Concept Layout Assessment of the Proposal Biodiversity Bushfire & Asset Protection Stormwater & Water Quality Traffic & Movement Servicing Landscape & Visual Appraisal Conclusion 45 3

4 List of Figures 1.0 Introduction Strategic Justification Greater Local Context 9 Figure 1: Greater Watercourses 9 Figure 2: Greater Vegetation 10 Figure 3: Greater Local Context - Zoning 11 Figure 4: Greater Land Uses 12 Figure 5: Vehicle Access & Movement Site Analysis 14 Figure 6: Site Topography 14 Figure 7: Site Acid Soil 15 Figure 8: Site Waterways & Riparian Corridors 16 Figure 9: Site Flooding & Drainage 17 Figure 10: Site Vegetation 18 Figure 11: Site Slope 19 Figure 12: Site Heritage 20 Figure 13: Summary of Environmental Constrains 21 Figure 14: Potential Developable Area Desired Future Structure The Proposal 24 Figure 15: Summary of Environmental Constrains 24 Figure 16: Proposed Land Use 25 Figure 17: Proposed Minimum Lot Size 26 Figure 18: Indicative Road Network 27 Figure 19: Indicative Pedestrian Movement Assessment of the Proposal 30 Figure 20: Biodiversity Assessment 30 Figure 21: Bushfire Asset Protection 31 Figure 22: Site Topography 32 Figure 23: Site Topography 33 Figure 24: Site Topography 34 Figure 25: Site Topography 35 Figure 26: Site Topography 36 Figure 27: Landscape Character Unit 37 Figure 28: Visual Appraisal Conclusion 45 4

5 1.0 Introduction 1.1 Purpose 1.2 History of the Site 1.3 Opportunities JWD Projects Pty Ltd has commissioned ae design partnership to prepare this as a supplementary document which informs a planning proposal (PP_2015_ SHOAL_003_01) which seeks to redevelop 76 hectares of land on the north-eastern edge of Manyana Village. Land pertaining to this planning proposal is legally known as Lot 106 in DP , Lot 2 in DP and Lot 2 in DP , otherwise known as Lots 2 and 106 Inyadda Drive and Lot 2 Sunset Strip Manyana NSW 2535 (the site). The proposal seeks to rezone the site to: R1 General Residential; R2 Low Density Residential; and E2 Environmental Conversation. The original proposal resulted in the development of new dwellings and the protection of 46ha of environmentally sensitive land. The site was rezoned on 28th August 1992 to facilitate residential subdivision, commercial uses, 9 hole golf course and tourist recreation facilities. The site was identified as the Kylor Site in a Planning Proposal to seek new zoning boundaries under the Shoalhaven Local Environmental Plan 2014 approved in On 22nd June 2015 the amended zoning boundaries were approved at gateway with conditions outlined in the Gateway Determination to assist in reaching an agreement with relevant government agencies on appropriate levels of development and suitable environmental outcomes. Rezoning Manyana Village to incorporate a new development footprint would provide: 1. Integration of the new community with the existing Manyana Village; and 2. Sensitivity to, respect of, and incorporation and management of environmental features which offer a sense of place or have value to the community. 5

6 2.0 Strategic Justification 2.1 Illawarra-Shoalhaven Region Plan The Illawarra-Shoalhaven Regional Plan (the plan) was released in November The plan presents five goals for the Illawarra-Shoalhaven Region: 1. A prosperous Illawarra-Shoalhaven. 2. A variety of housing choice, with homes that meet needs and lifestyles. 3. A region with communities that are strong, healthy and well-connected. 4. A region that makes appropriate use of agricultural and resource lands. 5. A region that protects and enhances the natural environment. In the context of the Shoalhaven, the projected housing need by local government area between 2016 and 2036 was 8,600. This plan works towards creating sufficient housing supply to allow the region to meet the market s demand for new housing. The combined demands from tourism and the nature of the housing market, particularly in coastal towns, may require new housing development. These opportunities will be considered as part of the strategic assessment about where future development should be located. (Illawarra-Shoalhaven Region Plan, p.2) Manyana is located along the coast of the Shoalhaven region, with existing local connections to Sussex Inlet and Berrara to the north, and to the south Lake Conjola, Milton and the regional centre of Ulladulla. Proposed development must remain consistent with the following directions outlined in the plan: GOAL 2 A variety of housing choices, with homes that meet needs and lifestyles DIRECTION 2.1 Provide sufficient housing supply to suit the changing demands of the region. The combined demands from tourism and the nature of the housing market, particularly in coastal towns, may require new housing development. DIRECTION 2.2 Support housing opportunities close to existing services, jobs and infrastructure in the region s centres. Increased housing activity is proposed close to existing centres including Ulladulla. DIRECTION 2.3 Deliver housing in new release areas best suited to build new communities, provide housing choice and avoid environmental impact. Manyana offers the opportunity to add to the diveristy of supply in the area while still providing protection to natural corridors and waterways, providing walking and cycle ways; and offering diverse housing types focused around local centres. DIRECTION 2.4 Identify and conserve biodiversity values when planning new communities. Protect terrestrial biodiversity and provide biodiversity certification. GOAL 5 A region that protects and enhances the natural environment DIRECTION 5.1 Protect the region s environmental values by focusing development in locations with the capacity to absorb development. ACTION Avoid, minimise and mitigate the impact of development on significant environmental assets ACTION Protect the region s biodiversity corridors in local planning controls High Environmental Value DIRECTION 5.2 Build the Illawarra-Shoalhaven s resilience to natural hazards and climate change. ACTION: Apply contemporary risk management to coastal and other hazards Flooding, sea-level rise and shoreline recession are already a challenge for the region and are expected to be exacerbated by climate change. DIRECTION 5.4 Secure the health of coastal landscapes by managing land uses and water quality. ACTION Protect sensitive estuaries and coastal lakes The plan makes reference to seven potential urban development sites in sensitive coastal locations within Shoalhaven - Manyana being one of these locations. The Sensitive Urban Lands Panel set up by the NSW government in 2006 has provided direction and guidance to these locations which is reflected through the progression and finalisation of the planning controls of the areas. GOAL 3 A region with communities that are strong, healthy and well-connected DIRECTION 3.3 Build socially inclusive, safe and healthy communities. New neighbourhoods and centres must be designed to offer a high-quality lifestyle and to be environmentally sustainable, socially inclusive, accessible, offer opportunities to be physically active and follow CPTED principles for safety. 6

7 2.2 Illawarra Shoalhaven Joint Organisation Strategic Regional Priorities In September 2018, the Illawarra Shoalhaven Joint Organisation (ISJO) adopted the Statement of Strategic Regional Priorities (the statement). The document relies on collaboration between Councils and other key partners and consistency with regional strategies and policies including: Illawarra Shoalhaven Regional Plan ISJO Statement of Regional Strategic Priorities NSW Regional Development Framework ISJO is a pilot organisation which began in 2015 as a way for local councils to work together in collaboration with the NSW Government. The ISJO consists of four local government areas which is comprised of 5,800 square kilometres and a population of approximately 400,000 people in the following council areas: Based on the ISJO s vision of a confident, vibrant, safe and productive region that optimises the potential of its people and environment now and into the future, the following themes and actions have been identified to deliver outcomes that serve the interests of the region s diverse communities, particularly to Manyana. Strategic Theme Priorities Communities, Housing and Lifestyle Addressing regional liveability across the natural and built environments 3.1 Work with the NSW Government to implement the Illawarra Shoalhaven Regional Plan (ISRP) Relevant priorities in the plan are addressed in Section 2.3 of this document. 3.4 Work with partners to advocate for and address identified regional community priorities Any development within Manyana would need to take into account the key themes identified in the statement as well as the Shoalhaven Community Plan. Kiama Municipal Council; Shellharbour City Council; Shoalhaven City Council; and Wollongong City Council. Environment Addressing preservation and improvement of the natural environment 4.1 Work with State Government on development and review of state and regional strategies to address key environmental challenges such as air quality, waste management, and biodiversity preservation Preservation of natural resources will be considered during the development process. Additional studies have been undertaken to ensure appropriate mitigation measures are applied during redevelopment of the site. 7

8 2.3 Shoalhaven Integrated Strategic Plan 2018/19 The Shoalhaven Integrated Strategic Plan (SISP) was adopted at the Ordinary Meeting of Council on 26 June Conventionally, two documents were prepared to meet the requirements of the Integrated Planning and Reporting Framework within Shoalhaven Council - The Community Strategic Plan and the Delivery Program and Operational Plan. The key function of the SISP was to consolidate these two documents into one document. Council priorities are identified in Chapter 1 of the SISP in the Community Strategic Plan (CSP). This chapter identified four themes: Resilient, safe and inclusive communities Sustainable, liveable environments CSP Key Priorities assigned to themes and relevant to the site are outlined below: Theme 1 Resilient, safe and inclusive communities 1.1 Build inclusive, safe and connected communities All new development must consider the needs of the existing community and provide housing options which promote a healthy, connected community and follow CPTED principles to create a safe neighbourhood. Design must consider the location of waste collection; street lighting and accessibility to community and emergency services. 1.3 Support active, healthy liveable communities Implement public services which promote liveability and improves health outcomes, including parks, playgrounds and sporting venues; public halls; and educational services must be considered as well as the management of existing trees. Theme 3 Prosperous communities 3.1 Maintain and grow a robust economy with vibrant towns and villages Encourage innovation to create a busy and vibrant village of Manyana which can provide opportunities for businesses to invest, for job creation, as well as for new activities and interests for residents and visitors to be enjoyed. Prosperous communities Responsible governance Theme 2 Sustainable, liveable environments 2.1 Improve and maintain road and transport infrastructure Design should promote accessibility enabling the residents and visitors to easily move around with improved transport links and road networks, The location of new and existing roads; paths; cycle ways; parking; transport options (public and private); bridges; drainage; main roads; rail and bus services; boat ramps and jetties should be identified and assessed. 2.2 Plan and manage appropriate and sustainable development All new development must be considered sustainable for future generations. High quality residential development must provide for the increasing population growth and identifies natural hazards which could be impacted by increased housing stock. 2.3 Protect and showcase the natural environment All new development must consider the impact of climate change; land and waterway quality; how renewable energy sources could be implemented; endangered species protection and noxious weed control to promote tourism and the well-being of the community. 8

9 3.0 Greater Local Context 3.1 Watercourses The greater local context of the site extends from the coastal suburbs of Cudmirrah to the north and Narrawallee to the south. The site is located on the coast of the Shoalhaven region, directly adjacent to Bendalong (Inyadda) Beach to the east. In the immediate surrounds of the site, a network of watercourses are formed from: BERRARA CREEK CUDMIRRAH BERRARA The South Pacific Ocean; NERRINDILLAH CREEK Conjola Lake; Berringer Lake; Nerrindilla Creek; Berrara Creek; and FISHERMANS PARADISE CONJOLA CREEK Washerman s Creek. WASHERWOMANS CREEK BENDALONG BERRINGER LAKE MANYANA CONJOLA PARK CONJOLA LAKE LAKE CONJOLA CUNJURONG POINT NARRAWALLEE CREEK Figure 1: Greater Watercourses N Subject Site 5km Catchment from Subject Site Watercourse NARRAWALLEE 9

10 3.2 Vegetation Vegetation in the greater local context is dominated by natural parks and nature reserves established by the following environmental protection areas: Conjola National Park; and CUDMIRRAH Narrawallee Creek Nature Reserve. Areas dedicated for open space and public recreation are generally located along the coast and foreshore areas of lakes. Public open spaces are connected by a linkage of beaches and headlands along the eastern coast. CONJOLA NATIONAL PARK NERRINDILLAH CREEK BERRARA CREEK BERRARA Patches of urban land are dominant within a 5 kilometre radius of the site. Suburbs within the greater local context include (but are not limited to) Manyana, Bendalong, Currajong Point, Lake Conjola, Conjola Park, Yatte Yattah, Fisherman s Paradise, Narrawallee, Currarah and Cudmirrah. FISHERMANS PARADISE CONJOLA CREEK WASHERWOMANS CREEK The majority of the land west of Conjola Park and Lake Conjola are parcels of vacant land. BENDALONG BERRINGER LAKE MANYANA CONJOLA PARK CONJOLA LAKE LAKE CONJOLA CUNJURONG POINT Figure 2: Greater Vegetation N NARRAWALLEE NARRAWALLEE CREEK NATURE RESERVE Subject Site CREEK 5km Catchment from Subject Site Watercourse National Park & Nature Reserves Open Space & Public Recreation NARRAWALLEE 10

11 3.3 Land Zoning Under current land use planning controls (Shoalhaven LEP 2014), the dominant land uses zones within the greater locality include: Zone Description CUDMIRRAH RE1 Public Recreation Connected by linkages of beaches and headlands along the eastern coast. CONJOLA NATIONAL PARK BERRARA CREEK BERRARA R2 Low Density Residential Located in patches along foreshore areas and the eastern coast. E2 Environmental Conservation Forms a buffer to the north and east to Conjola National Park. E3 Environmental Management FISHERMANS PARADISE CONJOLA CREEK Figure 3: Greater Local Context - Zoning N Subject Site 5km Catchment From Subject Site BENDALONG E1 - National Park & Nature Reserves E2 - Environmental Conservation E3 - Environmental Management E4 - Environmental Living R1 - General Residential R2 - Low Density Residential CONJOLA PARK BERRINGER LAKE CONJOLA LAKE LAKE CONJOLA CUNJURONG POINT MANYANA R5 - Large Lot Residential RE1 - Public Recreation RU1 - Primary Production RU2 - Rural Landscape RU3 - Forestry RU5 - Village SP2 - Infrastructure NARRAWALLEE CREEK NARRAWALLEE CREEK NATURE RESERVE SP3 - Tourism NARRAWALLEE 11

12 3.3 Land Uses Land uses in the greater locality include: Residential development along coastal and foreshore areas. The existing Manyana Village is located directly south of the site, which is predominantly characterised by single dwelling houses; Crown land along the coast provides opportunity for CONJOLA NATIONAL PARK BERRARA CREEK 1KM CATCHMENT CUDMIRRAH BERRARA active recreation and the protection of natural resources connecting to the Conjola National Park to the north; There is an opportunity to create a town centre in Manyana Village by providing a shopping centre on the curtilage of current residential development and, providing connection and services to the surrounding villages of Cunjurong Point to the south and Bendalong to the north. FISHERMANS PARADISE CONJOLA CREEK BENDALONG BERRINGER LAKE MANYANA Figure 4: Greater Land Uses N CONJOLA PARK CONJOLA LAKE 1KM CATCHMENT LAKE CONJOLA CUNJURONG POINT Subject Site 5km Catchment from Subject Site National Park & Nature Reserves Crown Lands NARRAWALLEE CREEK NARRAWALLEE CREEK NATURE RESERVE 1KM CATCHMENT Rural Area Urban Area 5KM CATCHMENT Existing Retail Site Future Retail Site NARRAWALLEE 12

13 3.4 Access & Movement The Princes Highway forms the spine of the Shoalhaven region, enabling access to regional and coastal suburbs within the Shoalhaven region. Bendalong Road is the arterial access TO NOWRA - 41 MINUTES FROM SUBJECT SITE RED HEAD FOREST ROAD route into Manyana and nearby Bendalong. Coastal suburbs CUDMIRRAH are characterised by local road networks, in most cases forming large block sizes. CONJOLA NATIONAL PARK BERRARA CREEK BERRARA Centres accessible from Manyana Village: Major Regional Centre - Nowra (45 minutes north along the Princes Highway) Regional Centre - Ulladulla (30 minutes south along the Princes Highway) The site is located along Inyadda Drive which forms the arterial PRINCES HIGHWAY FISHERMANS PARADISE CONJOLA CREEK BENDALONG ROAD road, off Bendalong Road, into the existing Manyana Village. INYADDA DRIVE BENDALONG BERRINGER LAKE MANYANA Subject Site Figure 5: Vehicle Access & Movement N CONJOLA PARK LAKE CONJOLA ENTRANCE ROAD CONJOLA LAKE LAKE CONJOLA CUNJURONG POINT 5km Catchment from Subject Site National Park Crown Lands Rural Area Urban Area NARRAWALLEE CREEK NARRAWALLEE CREEK NATURE RESERVE Highway Arterial Road Local Road TO ULLADULLA - 28 MINUTES FROM SUBJECT SITE NARRAWALLEE 13

14 THE PROMENADE 4.0 Site Analysis 4.1 Topography The site is generally flat, with the highest point at RL and the lowest point at RL Topographically, the site sits lower than the existing Manyana Village directly south of the site by 4.0 metres. Sand dunes are located towards the eastern boundary, outside the site and result in a height of RL INYADDA DRIVE CURVERS DRIVE THE PARAPET NEPTUNE STREET THE BATTLEMENT THE RAMPART THE CITADEL THE FOREDECK MANYANA DRIVE Figure 6: Site Topography N Site Boundary Cadastre Contours (2.0m intervals) 14

15 4.2 Soils & Geology Acid Soil Soil landscapes for the subject site and surrounding buffer area indicate that the soils have low erosional risk and low acid sulphate potential. Figure 7: Site Acid Soil N Site Boundary Cadastre Contours (2.0m intervals) Acid Soil Area - Low Probability (Within 1.0m of ground surface) 15

16 4.3 Waterways & Riparian Corridors The site is dominated by a second order riparian corridor entering the site from the eastern boundary, continuing towards the north and running along the norther boundary. A first order riparian corridor branches off the second riparian corridor, travelling south before running parallel to the southern boundary and exiting the site at the west. Under the NSW Office of Water Guidelines for riparian corridors on waterfront land (Table 2, p. 3, 2012): 1st order streams can be realigned and a riparian corridor of 10m is to be retained 2nd order streams require a 20m vegetated riparian zone. Figure 8: Site Waterways & Riparian Corridors N Site Boundary Cadastre Contours (2.0m intervals) Waterway Riparian Corridor 16

17 4.4 Flooding & Drainage Potential flooding has been identified within the riparian corridors contained within the site, identifying areas for the 100 Year ARI Flood Level. Flooding on the site is prone to land immediately adjacent to an identified waterway and towards the eastern side of the site which adjoins Manyana Beach. Figure 9: Site Flooding & Drainage N Site Boundary Cadastre Contours (2.0m intervals) Waterway 1 in 100 Year Flood Extent 17

18 4.5 Vegetation As illustrated in Figure 10, seven vegetation zones were identified on the site. The majority of the site is dominated by Woollybutt - White Stringybark - Forest Red Gum grassy woodland on the coastal lowlands. The other dominant plant community was the Swamp Oak Floodplain Forest. Figure 10: Site Vegetation N Site Boundary Cadastre Contours (2.0m intervals) Waterway Bangalay Sand Forest Bangalay - Old-man Banksia open forest on coastal sands, Sydney Basin Bioregion and South East Corner Bioregion PCT Good condition Bangalay Sand Forest Bangalay - Old-man Banksia open forest on coastal sands, Sydney Basin Bioregion and South East Corner Bioregion PCT Regenerating Blackbutt Forest Blackbutt - Turpentine - Bangalay moist open forest on sheltered slopes and gullies, southern Sydney Basin Bioregion PCT Good condition Illawarra Lowland Grassy Woodland / South Coast Lowland Woodland - Woollybutt - White Stringybark - Forest Red Gum grassy woodland on coastal lowlands, southern Sydney Basin Bioregion and South East Corner Bioregion PCT Good condition Illawarra Lowland Grassy Woodland / South Coast Lowland Woodland - Woollybutt - White Stringybark - Forest Red Gum grassy woodland on coastal lowlands, southern Sydney Basin Bioregion and South East Corner Bioregion PCT Regenerating Swamp Oak Floodplain Forest - Swamp Oak floodplain swamp forest, Sydney Basin Bioregion and South East Corner Bioregion PCT Good condition Swamp Oak Floodplain Forest - Swamp Oak floodplain swamp forest, Sydney Basin Bioregion and South East Corner Bioregion PCT Regenerating Rubbish dump - Regenerating vegetation 18

19 4.6 Bushfire & Slope The site is identified as bushfire prone land, with Vegetation Category 1 and a 100m vegetation buffer. The four plant community types identified in the Biodiversity Assessment are classed predominantly as Forest, with some Woodland areas. Figure 11: Site Slope N Site Boundary Cadastre Contours (2.0m intervals) Waterway 5% - 10% Slope 10% and greater Slope 19

20 4.7 Heritage The original planning proposal identifies 8 sites which hold heritage significance within the boundaries of the site, including: The Goodsell Grave; Vicinity of Historic Ruins; 3x Aboriginal Open Artefact Scatter Sites; 1x Midden & Stone Artefact Scatter Site; and 2x Small Open Artefact Scatter Sites. 8 7 Figure 12: Site Heritage N Site Boundary Cadastre Contours (2.0m intervals) Waterway Goodsell Grave Vicinity of Historic Ruins ( ) Aboriginal Open Artefact Scatter Site ( ) Aboriginal Open Artefact Scatter Site ( ) Aboriginal Open Artefact Scatter Site ( ) Midden & Stone Artefact Scatter Site ( ) Small Open Artefact Scatter Site ( ) Small Open Artefact Scatter Site Survey Area 5 20

21 4.8 Summary of Environmental Constraints Only 10.7ha (14.06%) of land on the site is identified in good condition. Over 58.2 ha (76.18%) of land on the site is identified as regenerating vegetation, which is below the benchmark value of vegetation identified in good condition. The extent of flooding during the 1 in 100 Year event occurs predominantly to the east where waterways meet the Ocean. Figure 13: Summary of Environmental Constrains Site Boundary Cadastre Contours (2.0m intervals) Waterway Riparian Corridor 1 in 100 Year Flood Extent N Bangalay Sand Forest Bangalay PCT Good condition Bangalay Sand Forest Bangalay PCT Regenerating Blackbutt Forest Blackbutt - Turpentine PCT Good condition Illawarra Lowland Grassy Woodland / South Coast Lowland Woodland - Woollybutt - White Stringybark PCT Good condition Illawarra Lowland Grassy Woodland / South Coast Lowland Woodland - Woollybutt - White Stringybark PCT Regenerating Swamp Oak Floodplain Forest PCT Good condition Swamp Oak Floodplain Forest PCT Regenerating Rubbish dump - Regenerating vegetation 21

22 4.9 Potential Developable Area Three distinct areas have been identified for potential development on the site. As illustrated in Figure 14, the potential developable area is contained within the extent of regenerating vegetation identified on the site. Vegetation species identified in good condition are retained, including: Bangalay Sand Forest - Bangalay - PCT 695 Blackbutt Forest - Turpentine - PCT 694 Illawarra Lowland Grassy Woodland / South Coast Lowland Woodland - Wollybutt - White stringybark - PCT 1326 Swamp Oak Floodplain Forest - PCT Figure 14: Potential Developable Area Site Boundary Cadastre Contours (2.0m intervals) Waterway Potential Developable Area Riparian Corridor 1 in 100 Year Flood Extent N Bangalay Sand Forest Bangalay PCT Good condition Blackbutt Forest Blackbutt - Turpentine PCT Good condition Illawarra Lowland Grassy Woodland / South Coast Lowland Woodland - Woollybutt - White Stringybark PCT Good condition Swamp Oak Floodplain Forest PCT Good condition 22

23 5.0 Desired Future Structure 5.1 Regional Context 5.2 Local Context South Coast Regional Strategy 2007 Key aims applicable to the site include: Protect high value environments, including pristine coastal lakes, estuaries, aquifers, threatened species, vegetation communities and habitat corridors by ensuring that no new urban development occurs in these important areas Cater for a housing demand to accomodated projected population growth expected within the region. Protect the cultural and Aboriginal heritage values and visual character of rural and coastal towns, villages and surrounding landscapes. Illawarra-Shoalhaven Regional Plan 2036 The vision for the Illawarra-Shoalhaven region is founded by the following goals: a prosperous Illawarra-Shoalhaven a region with a variety of housing choices, with homes that meet needs and lifestyles a region with communities that are strong, healthy and well-connected a region that makes appropriate use of agricultural and resource lands a region that protects and enhances the natural environment. A key direction for small release areas such as Manyana which was identified in this plan states: Deliver housing in new release areas best suited to build new communities, provide housing choice and avoid environmental impact. Draft Shoalhaven Growth Management Strategy 2018 Future directions identified to facilitate the growth of the Shoalhaven LGA are: Use of renewable energy Inclusive and accessible places, which includes providing appropriate forms of housing, accessible services and inclusive public spaces Creating local jobs by supporting existing centres, attracting and appropriately locating industries and protecting agricultural land. Draft Shoalhaven Character Assessment 2018 In 2018 Shoalhaven Council engaged Roberts Day to prepare a character assessment for settlements within Shoalhaven LGA, focusing on five key elements: Natural environment and landscape Built form and land use Access and connectivity Services and Amenity Activity and Community. Manyana was envisioned for: Manyana and Cunjurong Point will offer a relaxed place to live and visit, with a clear focus on beach and water recreation. A diversity of housing, in combination with great services and amenities, and a locally-respectful retail centre will offer all the necessary essentials for local residents and visitors... The hilly topography will continue to offer elevated views to the ocean, including the popular Inyadda Beach. 23

24 6.0 The Proposal 6.1 Developable Footprint Taking into account constraints and potential developable area of the site, the development footprint identified in Figure 15 illustrates: 3 distinct areas for urban development conservation of vegetation identified in good condition riparian corridors along waterways Figure 15: Summary of Environmental Constrains Site Boundary Cadastre Contours (2.0m intervals) Waterway Developable Footprint Riparian Corridor N Bangalay Sand Forest Bangalay PCT Good condition Bangalay Sand Forest Bangalay PCT Regenerating Blackbutt Forest Blackbutt - Turpentine PCT Good condition Illawarra Lowland Grassy Woodland / South Coast Lowland Woodland - Woollybutt - White Stringybark PCT Good condition Illawarra Lowland Grassy Woodland / South Coast Lowland Woodland - Woollybutt - White Stringybark PCT Regenerating Swamp Oak Floodplain Forest PCT Good condition Swamp Oak Floodplain Forest PCT Regenerating Rubbish dump - Regenerating vegetation 24

25 6.2 Land Use & Natural Enviroment Proposed Land Uses: ZONE LAND USES (including but not limited to) R1 General Residential Attached dwellings; Boarding houses; Dual occupancies; Dwelling houses; Emergency services facilities; Environmental protection works; Group homes; Homebased child care; Home businesses; Home industries; Hostels; Multi dwelling housing; Neighbourhood shops; Office premises; Places of public worship; Recreation areas; Residential flat buildings; Sewerage systems; Shop top housing; Veterinary hospitals E2 R2 R2 Low-Density Residential E2 Environmental Conservation Bed and breakfast accommodation; Boarding houses; Centre-based child care facilities; Community facilities; Dual occupancies; Dwelling houses; Group homes; Health consulting rooms; Home-based child care; Home businesses; Home industries; Neighbourhood shops; Places of public worship; Recreation areas; Semi-detached dwellings; Sewerage systems; Water supply systems Aquaculture; Bed and breakfast accommodation; Boat sheds; Dwelling houses; Eco-tourist facilities; Emergency services facilities; Environmental facilities; Environmental protection works; Home businesses; Recreation areas; Research stations; Roads; Sewerage systems; Water recreation structures; Water supply systems E2 R1 E2 R2 R2 E2 Figure 16: Proposed Land Use N Site Boundary Cadastre Contours (2.0m intervals) R1 General Residential R2 Low-Density Residential E2 Environmental Conservation 25

26 6.3 Minumum Lot Size The proposed minimum lot size within the R1 General Residential and R2 Low-Density Residential is 500m 2 although the proposal seeks to provide a diversity in housing. The block design has adopted block lengths that facilitate diversity in housing as well as a diverse streetscape by providing a variety of lot widths along each street. The block lengths are between 100m to 200m in length and 50m to 80m in depth. I I AB I Figure 17: Proposed Minimum Lot Size N Site Boundary Cadastre Contours (2.0m intervals) I m 2 AB ha 26

27 7.4 Indicative Movement Network Road Network Grid pattern or modified grid responsive to site characteristics; Where slope allow, orientation within 20 degrees of north-south or east west; To minimise cut and fill, streets follow ridges, gullies, and are perpendicular to slopes; The Street network includes: Neighbourhood Connector Streets (20.0m Road Reserve) providing connections throughout the site and access to the existing village and Inyadda Drive; and Neighbourhood Access Streets (15.5m Road Reserve) providing direct access to properties. Figure 18: Indicative Road Network N Site Boundary Cadastre Contours (2.0m intervals) 20.0m Road Reserve 15.5m Road Reserve Driveway 27

28 7.4.2 Pedestrian Network The streets have been designed to prioritise use by pedestrians and cyclists by: Providing a high level of connectivity within and to surrounding areas through off-street paths and walking trails for existing and new residents through the neighbourhoods Footpaths are provided on at least one side of most streets and are at least 1.5m wide to allow for pedestrians with prams, and ambulant people with disabilities, to walk two abreast or to comforably pass each other. All dwellings are located within 400m walk of a local park. Figure 19: Indicative Pedestrian Movement N Site Boundary Cadastre Contours (2.0m intervals) Off-Street Pedestrian Path Walking Trail 28

29 6.4 Indicative Concept Layout 29

30 7.0 Assessment of the Proposal 7.1 Biodiversity The site is classified predominantly as moderately constrained. Areas identified for urban development are located within moderately constrained areas. This means Development activities may occur in these areas subject to appropriate environmental impact assessment under relevant approval processes and provision of biodiversity offset as required. Within the site, the regenerating form of PCT 659 is considered to have moderate constraints. Despite being an EEC, it is in poor to moderate condition, with very diverse and/or is of a young age class (regenerating). Figure 20: Biodiversity Assessment N Site Boundary Cadastre Contours (2.0m intervals) 30

31 7.2 Bushfire & Asset Protection In accordance with BAL 29 PBP 2006, the proposed development accomodates an APZ width of 25m comprised of the carriageway and the front setback of some properties. This is illustrated in blue in Figure 21 (right). Figure 21: Bushfire Asset Protection N Site Boundary Cadastre Contours (2.0m intervals) 31

32 7.3 Stormwater & Water Quality REQUIRES FURTHER CONSULTANT ADVICE Figure 22: Site Topography N Site Boundary Cadastre Contours (2.0m intervals) 32

33 7.4 Traffic & Movement REQUIRES FURTHER CONSULTANT ADVICE Figure 23: Site Topography N Site Boundary Cadastre Contours (2.0m intervals) 33

34 7.4 Servicing Water REQUIRES FURTHER CONSULTANT ADVICE Figure 24: Site Topography N Site Boundary Cadastre Contours (2.0m intervals) 34

35 7.4.2 Wastewater REQUIRES FURTHER CONSULTANT ADVICE Figure 25: Site Topography N Site Boundary Cadastre Contours (2.0m intervals) 35

36 7.4.3 Electricity REQUIRES FURTHER CONSULTANT ADVICE Figure 26: Site Topography N Site Boundary Cadastre Contours (2.0m intervals) 36

37 7.5 Landscape & Visual Appraisal Landscape Character Unit There are three lanscape character units that have been identified across the site: Landscape Character Unit 3a and 3c have been assessed as being highly sensitive to change due to the good condition of vegetation coverage. These areas support 3a wildlife habitat that contributes to the conservation and recreation value of the wider study area Landscape Character Unit 2a, 2b and 3b have been assessed as being moderate to high sensitivity to change as they contain regenerating vegetation and 1 1 3b 2b 1 presence of high quality landscape features. Landscape Character Unit 1 has a low sensitivity to 3c change due to the absence of high-quality landscape features and vegetation. 2a 3b 3b 1 Figure 27: Landscape Character Unit N Site Boundary Cadastre Contours (2.0m intervals) Cleared Land Low Regenerating Vegetation Good Vegetation 37

38 UNIT 1 - Cleared Vegetation Key Features: Land predominately cleared with vegetation along the edges; and Vehicle tracks and trail are strongly present. Sensitivity to Change: This landscape is highly disrupted and modified by human activity; Absence of any high-quality landscape features; Undeveloped; and Absence of any high-quality biodiversity features. Rating: Low UNIT 2a - Regenerating Swamp Oak Floodplain Forest Key Features: Prodominately shrubs and grass-like groundcovers; Very few large trees are present as well as hollowbearing trees; Waterways and riparians present; and High-threat weeds are present. Sensitivity to Change: Undeveloped area; Presence of high-quality biodiversity values; Presence of some high-quality landscape features; and Medium Vegetation Integrity Score. Rating: Moderate to High UNIT 2b - Regenerating Bangalay Sand Forest Key Features: Prodominately regenerating shrubs and grass-like groundcover; No large trees and hollow-bearing trees present; and Exotic plant cover is very low. Sensitivity to Change: Undeveloped area; Presence of high-quality biodiversity values; Absence of any high-quality landscape features; and Medium to low Vegetation Integrity Score. Rating: Moderate 38

39 UNIT 3a - Illawarra Lowland Grassy Woodland Key Features: Prodominately moderate size trees with very little ground cover; Waterways and riparians present; and Exotic plant cover is very low. Sensitivity to Change: Undeveloped area; Presence of high quality biodiversity values; Presence of some high-quality landscape features; and Medium Vegetation Integrity Score. Rating: High UNIT 3b - Regenerating Illawarra Lowland Grassy Woodland Key Features: Prodominately regenerating trees; Some large trees are present; and Exotic plant cover is very low. Sensitivity to Change: Undeveloped area; Presence of high-quality biodiversity values; Absence of any high-quality landscape features; and Medium to low Vegetation Integrity Score. Rating: Moderate UNIT 3c - Bangalay Sand Forest Key Features: Moderate to good condition grass-like ground covers; Prodominately moderate sized trees; Waterways and riparians present; No large trees and hollow-bearing trees present; and Exotic plant cover is very low with one high threat weed recorded. Sensitivity to Change: Undeveloped area; Presence of high-quality biodiversity values; Presence of some high-quality landscape features; and Medium Vegetation Integrity Score. Rating: High 39

40 7.5.2 Visual Appraisal Degree of visibility: No View Views towards the Subject Site are curtailed by visual barriers such as vegetation and/or built. Partial View A view of part of the Subject Site, or a filtered view of the Subject Site, or a distant view where the Subject Site is perceived as a small part of the view. Transient view/ A quickly passing view of part of glimpsed view the Subject Site, or a fleeting view of the Subject Site when passing the Subject Site at speed. Open View A clear view of a significant proportion of the Precinct within the wider lanscape 1 4 Figure 28: Visual Appraisal N 2 3 Site Boundary Cadastre Contours (2.0m intervals) Open/Long Distant Views Partial Views Truncated/No View 40

41 SITE APPRAISAL VIEW 1: Site Appraisal View 1 is taken from Inyadda Drive looking Western Boundary of Subject Site south towards the gentle rise in the land prior to entering Manyana Village. Looking to left of the photograph is the Subject Site Vegetation Secondary Dirt Trail Inyadda Drive Vegetation within Rural Lot western boundary of the subject site. DEGREE OF VISIBILITY: Transient View. ANALYSIS: A bitumen roadway with eroded gravel edges sits within a clearway through regenerating forest. A dirt walking trail and overhead powerlines follow the road on one side, with an overgrown fenceline defining one side of the clearway. The other side of the road features an exposed fenceline that front a less dense swathe of forest. VISUAL IMPACT: One of the proposed entrances to the development is positioned at the crest of Inyadda Drive, resulting in minimal visual impact when approached from either northbound or southbound directions (shown in View 1). The forest shown to the left of the road is unchanged, with a significant majority of vegetation adjacent to Inyadda Drive retained, including the northwest corner of the site. 41

42 SITE APPRAISAL VIEW 2: The Citadel Road The Subject Site and Southern Boundary Site Appraisal View 2 is taken from The Citadel looking north towards the northern edge of Manyana Village and to the southern boundary of the subject site. Residential Planting Residential Houses Residential Houses Residential Planting Residential Houses DEGREE OF VISIBILITY: Partial View ANALYSIS: A asphalt roadway sits within a suburban, residential context of wide, well-kept naturestrips of grass and trees of moderate size. A variety of architectural styles and building ages define the residential stock, whilst typical urban components such as powerlines, street signs and kerbs punctuate the scene. VISUAL IMPACT: The southern neighbourhood of the proposed development would occupy the thin ridgeline visible above the existing residential houses at the northern end of The Citadel. Minimal visual impacts to the horizon of existing residential development within Manyana Village, directly south of the site. Majority of existing vegetation to be retained within the proposed E2 Conservation Area zone of the subject development. 42

43 SITE APPRAISAL VIEW 3: Sunset Strip The Subject Site Eastern Boundary Site Appraisal View 3 is taken from Sunset Strip looking northnorthwest towards the lowest lying lands of the subject site. DEGREE OF VISIBILITY: Residential Houses Residential Houses Subject Site Vegetation Residential Planting Transient View. ANALYSIS: A well-defined asphalt road features low residential housing to its western side and a narrow strip of mown grass along its eastern side. Driveways only intersect Sunset Strip from the eastern, residential edge of the road, and various residential markers like recreational vehicles, trailers and cars are parked on wide, grassy nature strips in front of the houses. Buildings are set-back from the road a significant enough distance for their features to be unnoticeable, and domestic vegetation further render these residences indistinguishable from Sunset Strip. The subject site elongates above the houses of Sunset Strip to a distant crest, presenting the domain of the subject site as a gradual incline to the horizon. VISUAL IMPACT: The eastern neighbourhood of the proposed development would be largely absent from this view, given its positioning further east than the extents of the existing Manyana Village residential area. A small extent of the proposed northern neighbourhood would be visible above the residential houses to the left of Sunset Strip. 43

44 SITE APPRAISAL VIEW 4: Site Appraisal View 4 is taken from within the existing western clearing on the subject site, looking westwards towards. Inyamma Drive and any associated powerlines are not visible through the thick forest of the subject site. DEGREE OF VISIBILITY: Open View. ANALYSIS: Two rusted, upturned cars sit within a grass clearing surrounded by medium-height forest. Muddy tyremarks give explanation to streaks of ripped grass and mud throughout the greensward. Several smaller trees breach the frontier of the clearing, suggestive of a forest gradually encroaching and reclaiming the open expanse. VISUAL IMPACT: The entire foreground of the View would be changed, with residences, gardens and roads comprising the new aspect. The middle-ground would sit at the edge of the proposed development, so would be effectively unchanged from its forest front appearance, whilst the background vegetation and aerial space would be unchanged. The Subject Site and Western Boundary Open clearing 44

45 8.0 Conclusion This proposal seeks to rezone the site to: R1 General Residential; R2 Low Density Residential; and E2 Environmental Conversation. The original proposal resulted in the development of new dwellings and the protection of 46ha of environmentally sensitive land. Consistent with the underlying principles of approved original development on the site, the amended development footprint does not pose any detrimental adverse impacts than that of approved development on the site. Proposed development on the site, remains consistent with the following key elements identified in the Draft Shoalhaven Character Statement 2018 whilst protecting high value environments, including pristine coastal lakes, estuaries, aquifers, threatened species, vegetation communities and habitat corridors:. Natural environment and landscape Built form and land use Access and connectivity Services and Amenity Activity and Community. Additional studies have been undertaken to ensure proposed changes to the development footprint are appropriate in the context of the site. A summary of studies are detailed in the table below: Bushfire Provision of APZs are in accordance with Appendix 2 of Planning for Bushfire Protection 2006 (refer to Section 3.1 of Bushfire Report) Ensuring public roads and property access roads are to remain consistent with performance criteria by complying with the acceptable solutions. No proposed fire trails are proposed. Services including water, electricity and gas are to remain consistent with performance criteria by complying with the acceptable solutions. Biodiversity Biodiversity constraints for the site are considered to be generally high, as all vegetation communities present are endangered ecological communities. Roads & Traffic Water and Sewer Servicing Any future development of the site would require further assessments of biodiversity impacts,which are currently scheduled to be undertaken. To be undertaken upon completion of Biodiversity Assessments. To be undertaken upon completion of Biodiversity Assessments. Accordingly, based on studies completed to date and subject to further assessments required on the site, the proposed development is supported from an urban design perspective on the following grounds: biological species identified in areas for urban development are predominantly regenerating. biological species identifies in good condition are to be retained, including: Bangalay Sand Forest - Bangalay - PCT 695 Blackbutt Forest - Turpentine - PCT 694 Illawarra Lowland Grassy Woodland / South Coast Lowland Woodland - Wollybutt - White stringybark - PCT 1326 Swamp Oak Floodplain Forest - PCT appropriate APZs have been applied to the site in accordance with Appendix 2 of Planning for Bushfire Protection Electricity Infrastructure To be undertaken upon completion of Biodiversity Assessments. Water Quality To be undertaken upon completion of Biodiversity Assessments. 45

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