ELLIOTT HEADS STRUCTURE PLAN

Transcription

1 ELLIOTT HEADS STRUCTURE PLAN

2 BACKGROUND This report has been prepared to provide an overview of the land that has been included in the Urban Footprint within the Wide Bay Burnett Regional Plan, September 2011, and outline minor modifications that are required in order to satisfy a number of constraints. The inclusion of this land within the Urban Footprint is the culmination of the preparation of the Elliott Heads Structure Plan Report for Elliott Head Estates Pty Ltd (ML Design, June 2007) for a material Change of Use over an area of approximately 237 hectares to facilitate the development of residential, tourist and associated business facilities. This report should be read in conjunction with that report and the various supporting documents.

3 CONTENTS PAGE 1.0 Introduction 1.1 Scope of Assignment 1.2 Development Objectives 2.0 Site Characteristics 2.1 Location 2.2 General Conditions 3.0 Development Rationale 3.1 Opportunities and Constraints 3.2 Site Landscape Analysis 3.3 Structure Plan Recommendations Overall Image Social and Economic Objectives Site Planning 4.0 Elliott Heads Structure Plan 4.1 Structure Plan Concepts 4.2 Water Management 5.0 Implementation & Phasing 5.1 Stage 1 - Urban Footprint 5.2 Ultimate Staged Development 6.0 Conclusion

4 1.0 Introduction Elliott Heads Structure Plan Report stated: The extension to the existing Elliott Heads Township provides a unique opportunity to form an affordable integrated community that will become a new lifestyle destination within the Burnett Shire, with additional recreation and community facilities, essential infrastructure, a variety of residential accommodation, commercial and entertainment villages and a resort. The Structure Plan will form the basis for the staged development of the project. This report will demonstrate that the proposed Urban Footprint is a viable community, and will ultimately enhance the existing community of Elliott Heads which showed overwhelming support for further development in this area during the public consultation process. The existing Structure Plan requires no changes to fit the urban footprint, and therefore allowing for future development in the area in the longer term. 1.1 Scope of Assignment The Structure Plan for the Elliott Heads Community represents the next step in the ongoing planning and design for the future development of the Elliott Heads community. The Structure Plan forms part of the information required for a Material Change of Use development application under the policies of the Planning Scheme for the Burnett Shire adopted on the 10 May, This supplementary report is to be read in conjunction with the original Elliott Heads Structure Planning Report, but focuses on the area of Elliott Heads that has been included in the Wide Bay Burnett Regional Plan as shown in Map 2, and demonstrate how the inclusion of this area will result in the enhancement of Elliott Heads as a viable coastal community. 1.2 Development Objectives The primary development objective for the extension to the existing Elliott Heads Township is to create a high quality residential community that both enhances the attributes of the site and is environmentally sustainable. When referring to Environmentally Sustainable Development, our understanding, and the way it is to be applied to Elliott Heads is summarised in the following definition; 1

5 Map 1- Urban Footprint, Greater Bundaberg Area. (Wide Bay Burnett Regional Plan, Page 110) Map 2 - Urban Footprint, Elliott Heads Area. 2

6 Meeting the needs of current and future generations through integration of environmental protection, social advancement and economic prosperity (Western Australian Local Government Authority, 2003). The second primary development objective was to provide a seamless integration between the existing Elliott Heads community and the extension to Elliott Heads. It is important to consider the objectives of the local government authority, the Wide Bay Burnett Regional Plan, in order to conform that the development objectives could be met. The ML Design report outlined how these objectives were achieved, and with the revised Urban Footprint, these objectives will vary to some extent, and this is the purpose of this report. 3

7 2.0 Site Characteristics 2.1. Location Elliott Heads is located approximately 17 kilometres south east of Bundaberg, on the northern banks of the mouth of the Elliott River. By road, the trip is approximately 23 kilometres from the post office. Bundaberg is approximately 4 hours road travel north from Brisbane with flights from Queensland s capital taking approximately 1 hour. Offshore, Lady Elliott Island and Lady Musgrave Island signify the southern end of The Great Barrier Reef. Elliott Heads is situated at the mouth of the Elliott River and offers both surf and calm water swimming. It is also a popular spot for kite surfing, sail boarding and jet skiing, while the fishing is good either from the shore and estuaries or on nearby reefs. A shady, landscaped Caravan Park is adjacent to the beach, as are a number of pleasant picnic spots with BBQ facilities. Surf lifesavers patrol the designated area during the summer season. Cliffs and interesting rock formations created by ancient volcanic action are a feature of this popular family holiday spot. The EHE is located along the Coral Coast, of which the main feature is the rugged volcanic rock coastline. This further adds to the attractive qualities of the EHE General Conditions Although total land holdings that were the subject of the original Structure Plan Report, the total area for the development of the Elliott Heads Estate Residential Community that has been included in the Urban Footprint is 75 hectares. The general site conditions are outlined in the Elliott Heads Structure Plan Report for Elliott Head Estates Pty Ltd (ML Design, June 2007), and as previously established, there are no conditions that would preclude this area from residential development. 4

8 3.0 Development Rationale 3.1. Opportunities and Constraints Compiled from observations during site visits and analysis of the constraint mapping, the following SWOT analysis was presented as a basis for Structure planning. The previous analysis was supportive of residential development. With the reduction in the area to be developed, the following summary reviews the initial analysis, and highlights any areas where the reduction in size changes the situation. Strengths The size of the land holding; While the area to be included in the Urban Footprint is reduced, it is still a sizable extension to the, and as it is adjacent the existing community will still have the critical mass to. Close proximity to the regional centre of Bundaberg for provision of services not existing in other coastal settlements similar to Elliott Heads; Embracement of the local area s natural features to attract future residents; A variety of sites with potential for resort and retirement development, catering for an ageing population; the sites chosen in the original for these uses are included in the Urban Footprint. Additional tourist uses that may be viable in the area are permitted uses in the non urban areas. Increasing numbers of visitors to the region will assist tourism and ultimately the local community; Elliott Heads is ideally located to utilise many water based activities such as fishing, diving, swimming, sailing and boating. Road, cycle and pedestrian networks earmarked for improvement in the near future; The nature and variety of the region s topography provides suitable locations for a variety of different recreational uses; An existing community on which to build the new community; No significant stands of remnant native vegetation of items of cultural significance; An attractive climate; Seawater intrusion into the aquifer will be addressed with the cessation of farming practices; The site is unconstrained by the Nature Conservation Regulations, the State Coastal Management Plan and the Contaminated Lands Act; 5

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10 The site is immune to flood events and storm surge. Weaknesses Sewerage infrastructure is not present at Elliott Heads or nearby; This is now being addressed. Limited essential services for the community e.g. no fuel provision, limited food outlets; Majority of site area is defined by the council as either Good Quality Agricultural Land A or Good Quality Agricultural Land B ; This area includes all the land that is not good for agriculture. Limited supply of ground water. 3.2 Site Landscape Analysis The overall attributes of the site are extremely favourable for the creation of an overall integrated residential community and areas of existing vegetation that were proposed to be preserved are outside the Urban Footprint. 3.3 Structure Plan Recommendations Overall Image EHE s greatest asset is its location to the seaside environment. The basic goal of the development is to take advantage of the location by creating an informal and relaxed ambience within the framework of a fully integrated coastal community. Consequently, this means that facilities must be provided not only for accommodating visitors and permanent and part-time residents, but also to meet their recreational, leisure, cultural and shopping needs in a well-designed environment. It is recommended that the layout of the structure plan and the style and type of elements incorporated into the structure plan should consider the image of a seaside development. 7

11 3.3.2 Social and Economic Objectives It is important consider the social and economic impact that the new community will have on the environment and the inhabitants of the immediate locality. It is the objective of EHE to consider issues and opportunities related to this socio-economic well being and consequently, the Structure Plan will incorporate relevant concepts and proposals to assist in this. As outlined in the structure planning report the local residents are in need of simple services and infrastructure. Currently residents have to travel to Bundaberg or Bargara to obtain some essential items which comes at an economic cost. The area within the Urban Footprint will include the provision of land for a small village centre and associated facilities. The inclusion of local resident s opinions and their integration into the EHE activities, as well as their ability to benefit from the development, is crucial to the success of the project and could provide an extra dimension to the area s attraction for visitors. A primary objective of the development should be to encourage the interaction of visitors and residents. During the advertising period for application for the approval of development over the structure planning area, there was support within the Elliott Heads for development to the west, and in particular increased services for the community. The proposed Urban Footprint does not provide or the provision of a major new community facilities, but has provisions for those facilities that will be in demand both servicing the existing community and will still provide the critical mass to bring these essential facilities to Elliott Heads Site Planning The original site plan requires no adjustment and was flexible in its nature to allow for the staged development over time, and there for, the design stands alone over this area with no modifications. 8

12 4.0 Elliott Heads Structure Plan 4.1 Structure Plan Concepts The structure plan as prepared requires no modification to adapt to the reduced Urban Footprint proposed in the Wide Bay Burnett Regional Plan. The permeable nature of the original layout of the road system, along with the propose uses are compatible with the objectives both of the original planning, and of the reduced area. The Ecologically Sustainable Development (ESD) principles as outline are still embodied in this development. With a mixture of housing types, and the inclusion of the small village centre, the reduced proposal, coupled with the existing Elliott Heads Community, provides the diversity of housing types, essential community facilities, and employment opportunities. All the environmental protection that was embodied in the original proposal with in the revised area will be maintained. Key land use elements remain in this proposal including: Village Centre; Urban Residential; Medium Density Residential; Lifestyle Residential; Open Space Network, and a community site within that network. Resort facilities proposed in the southern area, that are now outside the Urban Footprint, are still an approved use in the Rural Zoning. Map 3 outlines the land uses proposed within the reduced urban footprint area. The uses that are included within the urban footprint provide for a mixed community that along with the existing community will result in the creation of a sustainable mix of uses. Other uses proposed, and outside the urban footprint, are not required until a larger critical mass of development is achieved. The original permeable nature of the road network within the urban footprint has the inerrant flexibility that allows the development to proceed without any design changes. 9

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15 The existing Public transport network routes already service this area, and will not require any change. With an increased population, the services will only become more viable. 4.2 Water Management The location of the catchments is well suited to the existing water management proposal, as in this part of the original proposal; the majority of the water management requirements are located within the Urban Footprint. In the west portion, it is proposed that temporary water management areas be located in the proposed buffer between the urban and rural areas. These areas could then be relocated if required in the future to allow for future expansion. 12

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17 Land Use Table Elliott Heads Community - Structure Plan 28 March 2012 Land Use Precinct Areas Dwellings Areas Lot Number Land Area Provided Hectares Percentage of Total Dwellings per hectare Dwellings Mixed Use MU Elliott Heads Village Centre 1 MU % Elliott Heads Village Centre 2 MU % Elliott Heads Local Centre MU % Elliot Heads Resort MU % Resort Park 1 MU % Resort Park 2 MU % Sub-total % 5 90 Urban Residential UR Urban Residential 1 UR % Urban Residential 2 UR % Urban Residential 3 UR % Urban Residential 4 UR % Urban Residential 5 UR % Urban Residential 6 UR % Urban Residential 7 UR % Urban Residential 8 UR % 15 8 Urban Residential 9 UR % Urban Residential 10 UR % Sub-total % 14 1,308 Medium Density Residential MR Medium Density Residential 1 MR % Medium Density Residential 2 MR % Medium Density Residential 3 MR % Medium Density Residential 4 MR % Medium Density Residential 5 MR % Medium Density Residential 6 MR % Medium Density Residential 7 MR % Medium Density Residential 8 MR % Medium Density Residential 9 MR % Medium Density Residential 10 MR % Medium Density Residential 11 MR % Medium Density Residential 12 MR % Medium Density Residential 13 MR % Medium Density Residential 14 MR % Medium Density Residential 15 MR % Medium Density Residential 16 MR % Medium Density Residential 17 MR % Nursing Home MR % Sub-total % Lifestyle Residential LR Lifestyle Residential 1 LR % Lifestyle Residential 2 LR % Lifestyle Residential 3 LR % Lifestyle Residential 4 LR % Sub-total % Public Purpose PP Primary School PP % Community Purpose 1 PP % Major Road 1 PP % Major Road 2 PP % Major Road 3 PP % Major Road 4 PP % Major Road 5 PP % Major Road 6 PP % Water Management 1 PP % Water Management 2 PP % Water Management 3 PP % Water Management 4 PP % Water Management 5 PP % Water Management 6 PP % Water Management 7 PP % Water Management 8 PP % Water Management 9 PP % Water Management 10 PP % Water Management 11 PP % Water Management 12 PP % Water Management 13 PP % Water Management 14 PP % Water Management 15 PP % Major Road 7 PP % Major Road 8 PP % Sub-total % Green Space GS Recreation GS % Public Open Space 1 GS % Public Open Space 2 GS % Public Open Space 3 GS % Public Open Space 4 GS % Public Open Space 5 GS % Public Open Space 6 GS % Public Open Space 7 GS % Public Open Space 8 GS % Public Open Space 9 GS % Public Open Space 10 GS % Public Open Space 11 GS % Public Open Space 12 GS % Public Open Space 13 GS % Public Open Space 14 GS % Public Open Space 15 GS % Public Open Space 16 GS % Public Open Space 17 GS % Public Open Space 18 GS % Public Open Space 19 GS % Public Open Space 20 GS % Public Open Space 21 GS % Sub-total % - Total ,147 All areas and GFA are subject to survey and detailed design. Please note: Due to some land use areas being split into multiple stages there are some minor inherent differences in the 'Dwellings per hectare' and 'Dwellings' calculations in this table. 14

18 5.0. Implementation and Phasing Following is the preliminary staging for the development of the Elliott Heads Community. This proposed staging is indicative only, and will ultimately be determined on the demands for housing type, different uses and facilities. The development staging may also be influenced by engineering constraints, and the desire for more efficient development. To this end, the following outlines the current philosophy in regard to the staging of the development. Spatially, the development will initially occur in the east of the subject site nearest the township of Elliott Heads. It is proposed to develop this edge in accordance with the current settlement pattern of low density residential. Please refer to the Staging Plan and Staging Table, following, for confirmation of the proposed development rollout. The Elliott Heads Estate is to be developed in stages, assuming approximately 150 lots per annum, as follows: Stage 1, is planned to comprise the development of residential lots for sale incorporating a mixture of, urban residential (low density) where the development adjoins the current township, and a small release of medium density around the proposed village centre and future lakes area. A small area of medium density residential lots is proposed to assist the developer in demonstrating the intended mix of residential styles available to future residents. This stage of development will also see the partial creation of the Elliott Heads Village Centre, along with the phased development of a Tourist Village later in this stage. Other uses that will be developed in part during Stage One are public open space and road, pedestrian and cyclist networks relevant to the stage. Stage 1 is further broken down into Stages 1.1 to 1.6 Stage 1 sits entirely within the proposed Urban Footprint with the exception of the Tourist village, which sits in the southern area, and is a permitted use in Rural Zoned Land. Future stages are planned to comprise a mixture of Urban Residential and Lifestyle Residential living options following further investigation and future rezoning as outline on the Structure Plan. 15

19 It is important to create a reasonable population in the early stages of the overall development in order to support the other proposed land uses and to maintain the long-term financial viability of the project. With a development life of 20 years or more it is expected that Elliott Heads will gradually become a fully integrated seaside community contributing positively to the local existing community and surrounding regions. 16

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21 Phase 1 Staging Elliott Heads Preliminary Structure Plan Land Use Precinct Areas Dwellings Areas Lot Number Land Area Provided Percentage of Total Dwellings per hectare Dwellings Hectares Stage 1:1 Urban Residential 9 UR % Medium Density Residential 13 MR % Medium Density Residential 14 MR % Elliott Heads Village Centre 1 MU % Major Road 6 PP % Public Open Space 17 GS % Public Open Space 18 GS % Water Management 11 PP % Water Management 12 PP % Water Management 13 PP % Sub-total % Stage 1:2 Lifestyle Residential 1 LR % Urban Residential 7 UR % Urban Residential 8 UR % 15 8 Major Road 7 PP % Major Road 4 PP % Public Open Space 14 GS % Public Open Space 15 GS % Sub-total % Stage 1:3 Medium Density Residential 11 MR Medium Density Residential 10 MR Medium Density Residential 12 MR Water Management 10 PP Major Road 5 PP Public Open Space 16 GS Sub-total % Stage 1:4 Urban Residential 5 UR % Elliott Heads Village Centre 1 MU % Elliott Heads Village Centre 2 MU % Medium Density Residential 9 MR % Medium Density Residential 15 MR % Medium Density Residential 16 MR % Major Road 7 PP % Major Road 4 PP % Major Road 2 PP % Public Open Space 11 GS % 05% Public Open Space 12 GS % Public Open Space 13 GS % Public Open Space 20 GS % Sub-total % Stage 1:5 Resort 1 MU % Resort 2 MU % Resort 3 MU % Major Road 2 PP % Public Open Space 19 GS % Public Open Space 21 GS % Water Management 15 PP % Water Management 14 PP % Sub-total % Stage 1:6 Urban Residential 1 UR % Urban Residential 2 UR % Urban Residential 6 UR % Medium Density Residential 7 MR % Medium Density Residential 8 MR % Medium Density Residential 6 MR % Water Management PP % Major Road 1 PP % Major Road 8 PP % Sub-total % Total Stage % ,206 18

22 Phase 2 Staging Stage 2:7 Urban Residential 5 UR % Elliott Heads Local Centre MU % 37 7 Major Road 3 PP % Public Open Space 8 GS % Public Open Space 9 GS % Public Open Space 10 GS % Sub-total % Stage 2:8 Urban Residential 2 UR % Medium Density Residential 6 MR % Medium Density Residential 7 MR % 56 5 Elliott Heads Local Centre MU % Major Road 1 PP % Public Open Space 9 GS % Sub-total % Stage 2:9 Urban Residential 1 UR % Urban Residential 2 UR % 13 4 Major Road 1 PP % Medium Density Residential MR % Medium Density Residential MR % Public Open Space GS % Sub-total % Stage 2:10 Lifestyle Residential 2 LR % Medium Density Residential 10 MR % Nursing Home MR % Public Open Space 16 GS % Water Management PP % Major Road 7 PP % Sub-total % Stage 2:11 Urban Residential 2 UR % Urban Residential 3 UR % 17 1 Medium Density Residential 6 MR % Elliott Heads Local Centre MU % Public Open Space 7 GS % Recreation GS % Water Management PP % Water Management PP % Major Road 1 PP % Sub-total % 4 47 Stage 2:12 Urban Residential 1 UR % Medium Density Residential 1 MR % Medium Density Residential 2 MR % Medium Density Residential 3 MR % Elliott Heads Local Centre MU % 14 1 Public Open Space 1 GS % Public Open Space 3 GS % Primary School PP % Major Road 1 PP % Sub-total % Stage 2:13 Urban Residential 3 UR % 12 3 Major Road 1 PP % Water Management PP % Primary School PP % Sub-total % 1 3 Stage 2:14 Urban Residential 4 UR % Urban Residential 5 UR % Elliott Heads Local Centre MU % 11 2 Major Road 3 PP % Major Road 7 PP % Water Management 6 PP % Water Management 7 PP % Water Management 8 PP % Sub-total % Total Stage % 13 1,356 Phase 3 Staging Stage 3:15 Urban Residential 3 UR % Major Road 1 PP % Major Road 2 PP % Water Management 3 PP % Water Management 4 PP % Public Open Space 5 GS % Sub-total % Stage 3:16 Major Road 1 PP % Community Purpose 1 PP % Lifestyle Residential LR % Water Management 1 PP % Public Open Space 1 GS % Public Open Space 3 GS % Sub-total % Stage 3:17 Major Road 1 PP % Major Road 1 PP % Urban Residential 3 UR % Public Open Space 5 GS % Sub-total % 8 61 Stage 3:18 Urban Residential 10 UR % Medium Density Residential 17 MR % Lifestyle Residential LR % Public Open Space 2 GS % Major Road 1 PP % Sub-total % Total Stage % Total ,148 All areas and GFA are subject to survey and detailed design. Please note: Due to some land use areas being split into multiple stages there are some minor inherent differences in the 'Dwellings per hectare' and 'Dwellings' calculations in this table. 19

23 Overall Staging Summary Elliott Heads Preliminary Structure Plan Land Use Precinct Areas Dwellings Areas Lot Number Land Area Provided Percentage of Total Dwellings per hectare Dwellings Hectares Sub-total Stage 1: % Sub-total Stage 1: % Sub-total Stage 1: % Sub-total Stage 1: % Sub-total Stage 1: % Sub-total Stage 1: % Total Stage % ,206 Sub-total Stage 2: % Sub-total Stage 2: % Sub-total Stage 2: % Sub-total Stage 2: % Sub-total Stage 2: % 4 47 Sub-total Stage 2: % Sub-total Stage 2: % 1 3 Sub-total Stage 2: % Total Stage % 13 1,356 Sub-total Stage 3: % Sub-total Stage 3: % Sub-total Stage 3: % 8 61 Sub-total Stage 3: % Total Stage % Total ,148 All areas and GFA are subject to survey and detailed design. Please note: Due to some land use areas being split into multiple stages there are some minor inherent differences in the 'Dwellings per hectare' and 'Dwellings' calculations in this table. 20

24 6.0 Conclusion Although reduced in size from the original size, the proposed development area included within the Urban Footprint will allow for a viable and sustainable extension to the Elliott Heads Community. The proposed extension will allow for a mix of development to occur, providing for a more diverse range of housing choices, and more affordable options, providing for a greater variety of residents. The extension will also permit the development of a small village centre, providing facilities that are expected in a community, convenience goods like milk and petrol, but more importantly providing the community with a social focus and employment. The structure plan design, being permeable in nature and fully integrated with the existing community is a standalone development within the Urban Footprint, and does not hinder the future development of Elliott Heads if it is deemed sustainable and desirable in the future. 21