Connell Wagner Pty Ltd ABN PO Box 19 The University of Newcastle Union Callaghan New South Wales 2308 Australia

Connell Wagner Pty Ltd ABN 54 005 139 873 PO Box 19 The University of Newcastle Union Callaghan New South Wales 2308 Australia Telephone: +61 2 4941 5415 Facsimile: +61 2 4941 5489 Email: cwntl@conwag.com www.conwag.com Morisset Structure Plan 29 October 2008 Reference 23355 Revision 6

Document Control Document ID: O:\PROJECTS\URBAN_DEVELOPMENT\23355 - MORISSET STRUCTURE PLAN\VARIATION NO 2 - REXHIBITION\DRAFT DOCS\STRUCTURE_PLAN_REV6_FINAL_101008.DOC Rev No Date Revision Details Typist Author Verifier Approver 0 5 April 2007 Issue MM MM DB DB 1 10 May 2007 Issue MM MM DB DB 2 31 May 2007 Final Issue MM MM MS DB 3 7 April 2008 Update post exhibition JMD JMD DB DB 4 3 June 2008 Final Plan JMD JMD DB DB 5 3 September 2008 Final Plan (Revised) ALS ALS JMD DB 6 10 October 2008 Final Plan (Revised 2) ALS ALS JMD AL A person using Connell Wagner documents or data accepts the risk of: a) Using the documents or data in electronic form without requesting and checking them for accuracy against the original hard copy version; and b) Using the documents or data for any purpose not agreed to in writing by Connell Wagner.

Table of Contents Section Page Glossary of terms and abbreviations v Executive summary 1 1. Introduction 5 1.1 Background 5 1.2 Study funding and management 6 1.3 Study process 6 1.4 Background information 6 2. Policy Framework 8 2.1 Lower Hunter Regional Strategy 8 2.2 Planning principles Lifestyle 2020 9 2.3 Lake Macquarie LEP 2004 10 2.4 State Environmental Planning Policies 10 2.5 Ministerial directions 11 2.6 Policy implications for development 13 3. Consultations 14 3.1 Previous consultations 14 3.2 Planning focus meeting 14 3.3 Community meeting 15 3.4 Public Exhibition of draft Morisset Structure Plan 15 3.5 Public Re-exhibition of draft Morisset Structure Plan 17 4. Natural environment 18 4.1 Topography 18 4.2 Geology and soils 18 4.3 Hydrology 18 4.4 Visual impacts 19 4.5 Flora 19 4.6 Fauna 22 4.7 Key threatening processes 24 4.8 Conservation values and principles 25 4.9 Bushfire risk 30 4.10 Implications for urban development 31 5. Socio-economic environment 34 5.1 Existing urban character and function 34 5.2 Population growth and demographic profile 34 5.3 Economic base 35 5.4 Employment generating land use 36 5.5 Community and cultural facilities 37 5.6 Traffic and transport 39 5.7 Infrastructure and services 42 5.8 Mine subsidence 44 5.9 Implications for urban development 44 6. Planning for community needs 46 6.1 Issues surrounding community development 46 6.2 Community facilities 46 PLAN\STRUCTURE_PLAN_REV6_FINAL_101008.DOCM 29/10/2008 REVISION 6 PAGE i

6.3 Recreation and open space 49 6.4 Commercial and retail development 50 6.5 Employment lands 51 6.6 Transport and infrastructure 52 6.7 Summary of population and community needs 56 7. Growth and development scenarios 59 7.1 Structure plan options 59 7.2 Comparative assessment 61 7.3 Preferred development framework 65 7.4 Key economic implications 65 8. Structure Plan Principles 66 8.1 Introduction 66 8.2 Structure Plan Principles 66 8.3 Development staging 71 8.4 Implementation and development contributions 73 8.5 Future reviews 74 9. References 75 VOLUME 2: APPENDICES (available on request from Integrated Planning) Appendix A Minutes of the Planning Focus Meeting Appendix B Written responses to Planning Focus Meeting Appendix C Minutes of the Community Meeting Appendix D Written responses to Community Meeting Appendix E Issues Addressed by Public Briefing, Morisset, 17 July 2007 Appendix F Summary of Issues Raised by Public Submissions in Response to Exhibition of the Draft Morisset Structure Plan Appendix G Results of Origin Destination Traffic Survey Appendix H Summary of Issues Raised by Public Submissions in Response to Re-exhibition of the Draft Morisset Structure Plan PLAN\STRUCTURE_PLAN_REV6_FINAL_101008.DOCM 29/10/2008 REVISION 6 PAGE ii

LIST OF TABLES 2.1 Ministerial directions 3.1 Responses to planning focus meeting 3.2 Summary of community response 3.3 Summary of key issues raised by exhibition 3.4 Summary of key issues raised by re-exhibition 4.1 Remnant vegetation within study area 4.2 Threatened flora species in Morisset area 4.3 Threatened fauna species in Morisset area 4.4 Conservation status of remnant vegetation 4.5 Habitat fragment edge to area index summary 4.6 Definitions of riparian land 5.1 Age profile Morisset urban centre, planning district and LGA 5.2 RTA published and surveyed traffic volumes 6.1 Typical human and current LMCC service requirements 6.2 Community facilities: LMCC provision standards 6.3 Floor areas for multi-purpose centres 6.4 Level of service provision for recreation facilities Citywide S94 Plan 6.5 Schedule of works for recreation facilities (Morisset planning district) 6.6 Potential new and upgraded intersection proposals 7.1 Low growth scenario development yield summary 7.2 Medium growth scenario development yield summary 7.3 High growth scenario development yield summary 7.4 Comparative assessment of Morisset development scenarios 8.1 Potential urban expansion on investigation zoned land PLAN\STRUCTURE_PLAN_REV6_FINAL_101008.DOCM 29/10/2008 REVISION 6 PAGE iii

LIST OF FIGURES 1.1 Study Area 4.1 Physical Constraints 4.2 Predicted Endangered Ecological Species and Threatened Species Records 4.3 Ecological Constraints Habitat Movement Corridors and Indicative Core Riparian Zones 4.4 Ecological Constraints Tetratheca juncea habitat 5.1 Existing Zoning under Lake Macquarie LEP 5.2 Potential Urban Release Areas 5.3 Infrastructure and Transport Networks 8.1 Structure Plan 8.2 Morisset Commercial Area Issues and Opportunities 8.3 Community Facilities Plan PLAN\STRUCTURE_PLAN_REV6_FINAL_101008.DOCM 29/10/2008 REVISION 6 PAGE iv

Glossary of terms and abbreviations APZ Asset Protection Zone ASS Acid Sulphate Soils CBD Central Business District (or town centre ) DA Development Application DECC Department of Environment and Climate Change (formerly the Department of Environment and Conservation) DEH Department of Environment and Heritage DoL Department of Lands DoP Department of Planning DNR The former Department of Natural Resources (now part of DECC) EEC Endangered Ecological Community EP&A Act Environmental Planning and Assessment Act 1979 EPI Environmental Planning Instrument ESD Ecologically Sustainable Development ha Hectare HWC Hunter Water Corporation km Kilometre km 2 Square Kilometre LALC Local Aboriginal Land Council LEP Local Environmental Plan LES Local Environmental Study LGA Local Government Area LHCCREMS Lower Hunter and Central Coast Regional Environmental Management Strategy LMCC M / m 2 Metre / metre squared PCG Project Control Group PFM Planning Focus Meeting PfBP Planning for Bush Fire Protection RFS Rural Fire Service ROTAP Rare or Threatened Australian Plants RTA NSW Roads and Traffic Authority SEPP State Environmental Planning Policy STP Sewage Treatment Plant TSC Act Threatened Species Conservation Act 1995 WSUD Water Sensitive Urban Design WWTW Waste Water Treatment Works PLAN\STRUCTURE_PLAN_REV6_FINAL_101008.DOCM 29/10/2008 REVISION 6 PAGE v

Executive summary Morisset is recognised as an emerging centre that provides the opportunity to build a community based on the principles of ecologically sustainable development (ESD). Morisset was first identified as an important centre for urban development for the West Lakes area by in its Lifestyle 2020 Strategy. The Lower Hunter Regional Strategy has also identified Morisset as an emerging major regional centre that is expected to grow and take on a more substantial role in the region. Other development in the area outside Morisset, such as that proposed at Cooranbong, Dora Creek, Wyee and the Morisset Peninsula, will also impact on the township through increased demand for services and facilities. The Morisset township thus has an important role in satisfying such demands. Future development will lead to change that must be managed and subject to orderly planning to address issues such as increased population, demand for services and facilities, increased infrastructure requirements, and the protection of the environment. Consequently, there is a clear need to develop a Structure Plan that will underpin the future sustainable urban development of the township by providing guidance to any rezoning and development proposals that proceed in the area. The study area is approximately 750 hectares in size and contains the town centre and surrounding land. The township contains a range of land uses, including business, residential, utilities, transport corridors and open space. It also contains significant areas of remnant native vegetation that have considerable habitat and conservation value. The resolution of competing demands between habitat conservation and urban development within a sustainable framework is a key aim of the Structure Plan. Consultation for the Structure Plan has been focused on identifying a specific framework to be implemented for the township with respect to regional policies, infrastructure demands and environmental constraints. Consultation has included a Planning Focus Meeting with a variety of representatives from government agencies and stakeholder organisations as well as community meetings held when the exhibition phase of the project commenced. Written submissions from agencies, organisations and the community were also received which informed the planning process. Once prepared, the draft Structure Plan was exhibited from 23 June 2007 until 17 August 2007 and public comment sought. A briefing session was also organised by Council on 17 July 2007 during the exhibition period to inform the public regarding the plan and canvass community feedback. Following Council s consideration of the first round of submissions, the plan was re-exhibited in July August 2008. This final version of the Morisset Structure Plan reflects and incorporates pertinent comments made during the re-exhibition period. Consultation with the people of Morisset has revealed strong community spirit and a desire to foster sustainable outcomes. While change is largely seen as inevitable, even desirable, the community wishes to maintain the relaxed feeling of Morisset while improving community services and facilities. Feedback from various government agencies has indicated some constraints to the development of the township in terms of utilities and services, however, these consultations have also revealed opportunities to improve the existing services and facilities in the township so that it may fulfil its regional functions. The identification of regional infrastructure needs arising from the development of Morisset is a key outcome from the consultation. Significant environmental constraints identified include riparian corridors, bushfire threat, topography/soils, and the biodiversity and habitat values of remnant bushland. There is also a range of community development issues associated with future urban development, including improved local services and facilities, additional retail/commercial needs, improved transport links and services, expansion and upgrading of utilities, and the promotion of further employment opportunities. PLAN\STRUCTURE_PLAN_REV6_FINAL_101008.DOCM 29/10/2008 REVISION 6 PAGE 1

has identified the likely population size that will reside in Morisset and surrounds, and the Department of Planning has set out employment and dwelling targets that will need to be achieved in the development of the township. In addition, a number of rezoning submissions, development applications and inquiries in relation to urban development in Morisset have been received by the Council. To identify how those targets may be met, and to allow decisions to be made on the rezoning/development proposals, various development scenarios have been examined to provide the basis for the Structure Plan. The scenarios examined are: Low Growth. This scenario has an emphasis on maximum retention of remnant bushland, habitat areas and corridors. This would see the development of around 30% of the land within the study area. Areas constrained by their physical or natural conditions were considered least suitable for development. Minor additional development in the town centre, in the form of employment generating land and road upgrades would occur. Moderate Growth. This would see protection of the more significant remnant vegetation identified as having habitat significance. Under this scenario around 50% of the study area would be developed. The development footprint would permit some urban development of land that is constrained through physical or natural constraints (subject to sustainable outcomes) in tandem with release of less constrained land. An increased investment in infrastructure would occur to allow release of urban land for residential and employment uses, increased density in the town centre and development of land that is considered suitable for medium term development under the low growth scenario. High Growth. This would maximise the development of all land, while providing habitat protection for the most important areas. This would represent development of around 70% of the study area. The high growth scenario would allow for the release of land that is preserved for medium term releases under the moderate growth scenario, subject to further investigations to identify land that is least constrained for urban development. High rates of growth would create high density built form in the town centre to allow a range of mixed use development. Further, there would be a release of more employment land in the medium term than for the moderate growth scenario. These options have been subject to a comparative assessment to determine if each would satisfy the Council and regional targets whilst also meeting environmental objectives. This assessment has determined that a combination of the Low and Medium Growth scenarios would achieve this aim. The Structure Plan has thus been developed on this basis. Principles for future development have been developed that detail a range of measures to address the key urban development issues raised by the investigations. These include: Desired future character and urban form the actions required to make Morisset an active, family and pedestrian-friendly centre. Environment and conservation measures to protect and enhance significant flora and fauna values, and in so doing improve the health of water bodies and general amenity of the area. PLAN\STRUCTURE_PLAN_REV6_FINAL_101008.DOCM 29/10/2008 REVISION 6 PAGE 2

Community facilities those facilities that are required to support the population now and into the future. Town centre/commercial development how the town centre should develop and serve its regional role. Employment generating land use the requirements for industrial land so the town becomes more self-supporting through additional job creation. Infrastructure, roads and circulation provision of services, development of transport functions and ensuring enhanced pedestrian facilities are provided. Open space and recreation provide for the recreational and cultural needs of the community. Heritage conservation conserve important indigenous and other heritage items. Physical constraints and environmental hazards respond to the existing physical constraints and address bushfire risk, eroding soils and flooding. Staging of the development has also been considered both in terms of the principle of ensuring the most efficient use of infrastructure as well as in the context of the rezoning and other development proposals that have been put forward to Council. Proposed land uses and staging of future land releases are indicated in Figure 8.1. As a result of the analysis undertaken in preparation of the Structure Plan, it is recommended that priority be given to rezoning of land on the northern side of the railway. There are several areas of land on the northern side of the railway zoned 10 Investigation that are relatively unconstrained in terms of environmental and other physical constraints and have proximity to the town centre. The land south of the town centre owned by Koompahtoo Local Aboriginal Land Council is also identified for future urban development but is considered to have lower merit in the short to medium term (nominally 10 years) largely due to the significant biodiversity values of the site and limited road access from the town centre and freeway. Under the suggested low to moderate growth scenario, various traffic improvements will be necessary. These are depicted graphically in Figure 5.3. Awaba Street will require upgrading, with the unformed section of road between Kahibah/Stockton Street and Bridge Street to be constructed in the short-term (within 5 years) to allow access to anticipated residential development to the north of the town. Table 6.6 identifies intersection upgrades required to cater for anticipated traffic growth from within and through Morisset, particularly to provide for travel between Cooranbong and Morisset. The issue of a potential bypass of the town centre has been examined. Although further traffic investigations should be carried out to determine the specific requirements for, and the timing of, any bypass, the exhibited draft Structure Plan included two possible options. A northern town centre bypass could be established by extending Awaba Street west to Freemans Drive and east to Main Road 217, either via Moira Park Road and an upgraded rail underpass, both of which would require widening, or by constructing a rail flyover. To facilitate a second, southern option, a new rail crossing would be required linking Macquarie Street with Dora Street near its intersection with Stockton Street. The southern route could traverse and give access to the Koompahtoo land. Alternatively, an option that appeared to gain favour with the public, a route using existing streets (mainly Macquarie Street) could be employed. Public exhibition of the draft Structure Plan revealed strong community opposition to the northern, Awaba Street, option; and a general preference for the southern bypass option. Finalisation of the Structure Plan has reviewed the options and the northern bypass was removed. PLAN\STRUCTURE_PLAN_REV6_FINAL_101008.DOCM 29/10/2008 REVISION 6 PAGE 3

A key recommendation of the Structure Plan is to establish Yambo Street as the pedestrian-friendly activity precinct of Morisset. Dora Street, which currently operates as Morisset s main street, is affected by traffic volumes and railway noise. Yambo Street offers the opportunity for continuous development along both sides of the street, has superior solar access and experiences lesser traffic/rail noise impacts. However, Dora Street should remain as the primary traffic route through Morisset in the short to medium term (nominally 10 years) and support the function of a transport interchange and appropriate retail and commercial uses. These concepts are illustrated in Figure 8.2. In relation to employment land uses, additional land for employment generation is proposed on the northern side of Mandalong Road and along Gimberts Road. This is expected to comprise a mixture of light industrial and bulky-goods style development. Morisset town centre currently has an ample supply of land zoned for retail and commercial uses albeit much of this land is presently occupied by residential dwellings which could constrain supply. Nevertheless, the current zoning regime in the town centre is considered appropriate in the short and medium term. The need for expansion of the Urban Centre zoning should be considered in future reviews of the Structure Plan in accordance with market demand. In terms of community facilities, the Structure Plan highlights the trend toward provision of district level rather than local facilities, co-located with other compatible services. The Structure Plan considers the provisions of Council s Citywide Section 94 Plan as it applies to Morisset in order to identify the need for any potential amendments to the Section 94 Plan. For example, while the current Section 94 Plan identifies the need for an extension of the Morisset Branch Library, the growth envisaged by the Structure Plan for the Morisset District suggests that a significantly larger library facility is likely to be required. Possible options include the existing facility (although expansion is constrained by the current lot size) or a new facility (which could be located elsewhere in the town centre subject to acquisition of an appropriate site). Current and anticipated demand for use of the Morisset Multipurpose Centre indicates that this facility will also require expansion, possibly within a five year timeframe. More detailed investigation is required to determine whether or not this expansion can be accommodated on the existing Multipurpose Centre site, or whether an additional site is required. The framework developed for this Structure Plan has responded to many known issues. However, it is recognised that this plan will and must evolve through the longer term planning process as this knowledge increases. Nevertheless, sufficient information is available to continue the process of community planning to create a vibrant centre based on sustainable development principles. PLAN\STRUCTURE_PLAN_REV6_FINAL_101008.DOCM 29/10/2008 REVISION 6 PAGE 4

1. Introduction 1.1 Background The township of Morisset and its surrounds provide significant opportunities for additional urban development. Both ( LMCC ) and the NSW Department of Planning ( DoP ) support growth in this area of the city with Morisset being one of the six major mixed use regional centres identified in the Lower Hunter Regional Strategy (DoP, 2006). Morisset was considered in the Strategy to be an emerging major centre that is expected to grow and take on the role of a major centre in the future. As identified in Lifestyle 2020, LMCC considers Morisset to be the most appropriate settlement within the Morisset Planning District to concentrate urban growth over the next 20 years (LMCC, 2000). The study area that is the subject of the Structure Plan is presented in Figure 1.1. Morisset has numerous strategic attributes making it a logical choice as one of the city s growth centres. Attributes include: The town s location on the Main Northern Railway, with a centrally located and well-patronised station Proximity to the Sydney Newcastle F3 Freeway and a full interchange A town centre with established infrastructure and services surrounded by land potentially capable of supporting urban expansion A growing industrial estate providing employment opportunities for the town s residents However, the numerous rezoning proposals that have been submitted to Council could lead to an uncoordinated and, potentially, unsustainable response to urban development. Consequently, the Council determined that a single, co-ordinated framework for urban expansion in Morisset was the preferred approach. The Morisset Structure Plan is a strategic planning document that identifies key planning objectives and outcomes for urban expansion. The Structure Plan details key principles that should be followed to ensure sustainable development and broadly outlines required amendments to the Lake Macquarie Local Environmental Plan 2004 ( LEP 2004 ). The Structure Plan provides an appropriate framework for the future range of investigations that will occur for specific sites that will be subject to rezoning. The Structure Plan identifies the existing natural and socio-economic environment and outlines key opportunities and constraints to development. Opportunities for future growth of the township are presented through the identification of development scenarios for the development of the township which outlines key implications for each development scenario. In this way, rezoning proposals are placed in context which permits staging decisions to be made. The study brief requires the Structure Plan to assess: Possible development options and land use mixes (including areas suitable for high, medium and lower density housing) and the boundaries to the development and conservation areas The vehicular and pedestrian circulation pattern including linkages between arterial and subarterial roads and recommended new and upgraded intersections and rail underpasses Preferred locations for any future neighbourhood centres Potential locations for open space and community and recreational facilities having regard to predicted demand Buffers to watercourses PLAN\STRUCTURE_PLAN_REV6_FINAL_101008.DOCM 29/10/2008 REVISION 6 PAGE 5

Bushfire asset protection zones Current land tenure and subdivision details Development precincts and their staging These issues are addressed throughout this Structure Plan and development controls aimed at formalising these principles are addressed in the final sections of the Structure Plan. 1.2 Study funding and management The Morisset Structure Plan is being jointly funded by LMCC and the DoP, and its preparation is being managed under the auspices of a Project Control Group ( PCG ). The PCG has had substantial input to the development of the Structure Plan and the recommendations for the future development of the Morisset township. 1.3 Study process The study brief required a staged approach to the investigations as follows: Stage 1 Review of existing background data Consultation with relevant authorities and the community Technical investigations to support the planning analyses Presentation of a Structure Plan for LMCC and the DoP Stage 2 Exhibition of Structure Plan Review of public submissions Amendments to Structure Plan in consultation with PCG Finalisation of Structure Plan 1.4 Background information A wide range of data sources were evaluated in the investigations including the following: Hunter Regional Environmental Plan 1989 Lifestyle 2020 (LMCC, 2000) Lake Macquarie Section 94 Contributions Plan Citywide (LMCC, 2004) Local Environmental Study for Rezoning 10 Investigation Land Stockton Street, Morisset North (Coombes, 2005) Lower Hunter Regional Strategy (DoP, 2006) Morisset Traffic Management Study (Cardno (NSW) Pty Ltd, 2005) Morisset Town Centre Area Plan (LMCC, undated) Preliminary Development Planning Report and Ecological Assessment Report Koompahtoo (GHD, 2005) Proposed Amendment to Lake Macquarie Local Environmental Plan 2004 Morisset F3 Business Park, Gimberts & Mandalong Roads, Morisset (Carman Surveyors, 2005) Report on Urban Design Workshop for Lifestyle 2020 (LMCC, 1999) Rezoning Submission for a Proposed Residential Precinct within the North Morisset Investigation Area (Optima Developments Pty Ltd, 2004) The Morisset Golf Course rezoning report (Johnson Partners, 2005) and associated reports such as Key Insights (2006) and HWR ecological (2005) Survey for Tetratheca Juncea (Elaeocarpaceae) for the Morisset Structure Plan, Lake Macquarie LGA, Report to. (Eastcoast Flora Survey, January 2008) PLAN\STRUCTURE_PLAN_REV6_FINAL_101008.DOCM 29/10/2008 REVISION 6 PAGE 6

Squirrel Glider Review for the Morisset Structure Plan Area,. (M. P. Fallding, A. P. Smith, 2008) PLAN\STRUCTURE_PLAN_REV6_FINAL_101008.DOCM 29/10/2008 REVISION 6 PAGE 7

2. Policy Framework There is a range of planning policies that impact on development in Morisset. Lifestyle 2020, the Lower Hunter Regional Strategy and Lake Macquarie LEP 2004 are the principal planning strategy documents that have identified the potential for growth in Morisset. They provide a general framework for growth which will be supplemented by this Structure Plan. 2.1 Lower Hunter Regional Strategy The Lower Hunter Regional Strategy applies to the five local government areas of Newcastle, Lake Macquarie, Port Stephens, Maitland and Cessnock, and is one of a number of regional strategies currently being prepared by the DoP that complements the Sydney Metropolitan Strategy (DoP, 2006). The primary purpose of the Regional Strategy is to ensure that adequate land is available and appropriately located to accommodate the projected housing, employment and environmental needs of the Region s population over the next 25 years in a sustainable fashion. The Strategy will be the preeminent planning document for the Lower Hunter region and future local planning initiatives will be expected to be consistent with its general approach (DoP, 2006). The Regional Strategy is based upon a population growth scenario which forecasts a population of 630,000 persons by 2031. The population forecast equates to an additional 125,000 persons over the period 2006 2031. The key outcomes expected of the Strategy that are relevant to this Structure Plan are: Promoting a hierarchy of centres including an emerging major regional centre at Morisset. The utilisation of existing zoned vacant industrial land before consideration is given to any further new business parks. Having a greater proportion of jobs in major centres including Morisset. Encouragement of opportunities for home-based and localised employment in some town and localised centres likely to be increased. A greater proportion of employment will be in centres close to higher population densities and accessible via a variety of transport options. No net loss of biodiversity value to the Region (DoP, 2006). The way in which it is expected that these objectives will be achieved has been presented in the Strategy. Achievement of the objectives involves aligning LEPs to the Strategy, promoting consolidation in nominated centres (including Morisset) and protecting existing character by focusing new housing in centres and new release areas. Other methods to achieve the objectives include requiring local councils to demonstrate how dwelling capacity targets and outcomes will be achieved, implementation of an Urban Development Program to monitor housing supply and demand, neighbourhood planning in urban release areas and developer contributions from new urban development in greenfield areas (DoP, 2006). Employment growth in nominated city and regional centres will be considered in future amendment of LEPs and the principal environmental planning instruments ("EPIs") as well as home-based employment and localised jobs. Existing major centres will be supported by limiting retail and commercial development to nominated areas, including Morisset, and nominated centres will be supported by maintaining and facilitating specialised civic, education, medical and entertainment functions within those centres. The Strategy also aims to manage development pressures to minimise loss of natural resources, potential land use conflict and impact on the environment, including water resources and catchments (DoP, 2006). Finally, in terms of environmental management the Strategy promotes the need for a Regional Conservation Plan to protect the conservation value of areas that are not within the existing urban PLAN\STRUCTURE_PLAN_REV6_FINAL_101008.DOCM 29/10/2008 REVISION 6 PAGE 8

footprint or a nominated new release area. The Regional Conservation Plan will introduce an offset scheme to ensure that the biodiversity impacts of urban development are offset by positive actions elsewhere and provide guidelines for certification (DoP, 2006). 2.2 Planning principles Lifestyle 2020 Lifestyle 2020 - A Strategy for our Future ( Lifestyle 2020 ) was prepared by LMCC in 2000 to provide a broad framework for the future development of the City based on sustainable development principles. Lifestyle 2020 integrates economic, environmental, social and cultural strategies so that future land use planning within the City is directed towards a sustainable and shared vision. Extensive community consultation underpinned the development of Lifestyle 2020. LMCC and the community identified four core values to guide future development of Lake Macquarie: 1. Sustainability: integrating the management of environmental, economic, social and cultural elements to ensure that all resources of the City are respected, preserved, enjoyed and utilised in a sustainable manner both for current and future generations. 2. Equity: more fairly distributing and improved access to employment, housing, urban services, community facilities, environmental quality and recreation, and providing for a range of lifestyle opportunities to suit all members of the community. 3. Efficiency: facilitating a land use structure that provides a more comprehensive approach to the design of movement networks, open space and water management systems within a wide range of living, employment and leisure opportunities that are capable of adapting over time as the community changes. 4. Liveability: developing a well-designed, attractive and functional land use structure that results in diverse, accessible, compatible and vibrant environments that support security, identity, historic community and cultural diversity. It is the intent of the Structure Plan that it provide guidance for the urban expansion of Morisset within the core values that represent the aspirations of the community and LMCC. Due consideration has been given to Lifestyle 2020, other relevant planning strategies, and the various views of government authorities and relevant stakeholders in developing this Structure Plan. In relation to the future planning for Morisset, Lifestyle 2020 outlined the following core principles: Morisset will continue as the primary centre for the district, particularly through increased accessibility, employment, retail, urban amenity and medium and low density residential opportunities. Morisset will be the key centre for the provision of future community and social services and facilities, such as, a multi-use sports facility, a public swimming complex, a tertiary education facility or similar facility. The key opportunities within Lifestyle 2020 include: Incremental redevelopment to medium density housing within Morisset Town Centre, including on the southern side of the railway station. All new businesses or retail developments within the centre to include a residential component, in particular commercial redevelopment along Dora Street. Possible new major retail opportunities. The creation of vehicle and pedestrian links between the new development areas to the south. PLAN\STRUCTURE_PLAN_REV6_FINAL_101008.DOCM 29/10/2008 REVISION 6 PAGE 9

The possibility of establishing a new TAFE on the site adjacent to the existing Hunter Water Corporation Land and reservoir on Coorumbung Street. The establishment of a new primary school to the southwest of the Town Centre as Koompahtoo land develops. Use of the gateway site at the corner of Wyee and Mandalong Roads by organisations that would promote a focus for health, healing and tourism activities in the area. Access to natural bushland within Morisset by developing pedestrian friendly public streets. The establishment of employment activity (light industry) in the vicinity of the rail bend north of the Morisset Railway. Establishment of a town square in front of Morisset Railway Station to provide a focus for community, entertainment and commercial activities. Vacant State Rail Authority land along Dora Street to be considered for commercial and retail activity. It is stressed that the above opportunities were expected to be subject to more rigorous assessments and testing. This Structure Plan provides a basis on which to apply such further assessment. 2.3 Lake Macquarie LEP 2004 The Lake Macquarie LEP 2004 identifies land use zonings and permissible activities within the Lake Macquarie local government area ( LGA ). The LEP also provides planning considerations for future development and identifies key sites such as indigenous and non-indigenous heritage sites. In response to Morisset s growth potential, much of the land (approximately 362ha in the study area) surrounding the town was zoned 10 Investigation under the LEP (2004). The objectives set out in the LEP for the 10 Investigation zone include: 1. To provide land for future development and/or conservation. 2. To ensure land is thoroughly assessed to substantiate future uses. 3. To ensure that land is released in a strategic and efficient manner consistent with the Lifestyle 2020 Strategy. 4. To require comprehensive local environmental studies to substantiate the capability and suitability of land proposed for rezoning. The study area is approximately 750 ha in size and contains a range of land uses, including business, residential, infrastructure, open space, environmental protection, rural and natural resources. There are also industrial land uses located appurtenant to the study area. Business uses are concentrated close to the Morisset Railway Station. The Central Business District (CBD) consists of commercial and retail sites and is located to the north of the Morisset Railway Station. Residential and commercial land use surrounds the station. A mix of residential, environmental protection, rural, open space and investigation land is found throughout the remainder of the study area. At the time of development of the Structure Plan there is no industrial land within the study area, although Council is currently preparing a LEP amendment that would provide approximately 50 hectares of light industrial land in the west of the study area. The existing gateway industrial estate is located adjacent to the south-western boundary of the study area. 2.4 State Environmental Planning Policies There are several State Environmental Planning Policies ( SEPPs ) of relevance to urban expansion in Morisset. PLAN\STRUCTURE_PLAN_REV6_FINAL_101008.DOCM 29/10/2008 REVISION 6 PAGE 10

State Environmental Planning Policy 14 Coastal Wetlands SEPP 14 aims to ensure the protection and preservation of coastal wetlands for both economic and environmental purposes. The SEPP applies to specific wetland areas and prohibits development within such wetlands without the consent of local council and the agreement of the former Department of Environment and Conservation (now the Department of Environment and Climate Change - DECC ). Although there are a no SEPP 14 wetlands within the study area, the catchments have the potential to impact on SEPP 14 wetlands nos. 880, 881, 882, 883, 882, 886 and 887. State Environmental Planning Policy 44 Koala Habitat Protection SEPP 44 aims to encourage the conservation and management of areas of natural vegetation that provide habitat for koalas, and to ensure a permanent free-living population and to reverse the trend of koala population decline. Potential koala habitat is defined by SEPP 44 as that in which a minimum of 15 per cent of the trees in the upper or lower strata of the tree component are species listed in a Koala feed species in Schedule 2 of SEPP 44. Existing Local Environmental Studies ( LES ) do not indicate the presence of core koala habitat in the study area. State Environmental Planning Policy 71 Coastal Protection SEPP 71 aims to ensure that there is a consistent and strategic approach to coastal planning and management and to ensure there is a clear development assessment framework for the coastal zone. In particular, the SEPP aims to: Protect and manage the natural, cultural, recreational and economic attributes of the New South Wales coast. Protect and preserve beach environments and beach amenity. Protect and preserve the marine environment of New South Wales. Lake Macquarie is listed as a Coastal Lake in Schedule 1 of the SEPP and parts of the study area (generally east of Moira Park Road and north of Fishery Point Road) are considered to be within the coastal zone as they are not more than one kilometre from the coastal waters of the State. Clause 8 of SEPP 71 identifies matters for consideration that should be taken into account by a Council when it prepares a LEP. Issues such as pedestrian access, consideration of the contextual setting, environmental protection, heritage and coastal protection should form an integral part of any future development. State Environmental Planning Policy 66 Integration of Land Use and Transport The SEPP relates to certain development having a gross floorspace of more than 1,000m 2. The SEPP relates to development for commercial, industrial and community health development as well as some residential development such as subdivision and residential flat buildings. It is the intent of the SEPP that it improves accessibility, choice of transport, moderating travel distances and supporting public transport and efficient movement of freight. 2.5 Ministerial directions Section 117(2) of the Environmental Planning and Assessment Act, 1979 provides that the Minister issue directions to local councils concerning the preparation of LEPs. Although this Structure Plan is not a LEP, the implementation of the Plan will require amendments to the Lake Macquarie LEP. Consequently, these directions are relevant to that amendment process. The relevant Section 117(2) directions and requirements are summarised in Table 2.1 below. The rezoning of the land within the study area must be consistent with these directions or any inconsistency must be justified. PLAN\STRUCTURE_PLAN_REV6_FINAL_101008.DOCM 29/10/2008 REVISION 6 PAGE 11

Table 2.1: Ministerial directions Direction Requirement 1. Acid Sulphate Soils Consider Acid Sulphate Soils Planning Guidelines and introduce provisions to manage 2. Approval, Concurrence and Consultation Not to contain provisions requiring concurrence, consultation or referral to a Minister or public authority unless approval granted from Minister or public authority and Director-General 3. Business Zones Must not result in reduction of floor space 5. Coal, Other Minerals and Extractive Resources Must consult with the DPI and consider land use conflict 6. Coastal Protection Consistent with Coastline Management Manual, NSW Coastal Policy and Coastal design guidelines and not alter, create or remove existing zonings 9. Conservation and Management of Environmental and Indigenous Heritage Conserve environmental and indigenous heritage 10. Designated Development Not to identify development as designated unless 11. Development in a Mine Subsidence District or on Unstable Land Liaise with Mine Subsidence Board and preclude development on unstable land 13. Environmental Protection Create, alter or remove existing zonings or identification of land or alter or remove existing provisions 15. Flood Prone Land Comply Flood Prone Land Policy and principles of Floodplain Development Manual, 2005 and not rezone certain land within flood planning areas or increase potential for flood impact 16. Industrial Zones Not reduce existing floor space ratios or height control 17. Integrating Land Use and Transport 18. Manufactured Home Estates and Caravan Parks 19. Planning for Bushfire Protection Consistent with Improving Transport Choice and The Right Place for Business and Services Retain zonings for manufacture home estates and identify suitable zones Consult Rural Fire Service and consider Planning for Bushfire Protection 20. Recreation Vehicles Use Not zone certain land or enable use for purposes of a recreation vehicle area and must consider existing guidelines 21. Residential Zones Residential land must be serviced, compatible with environmental quality of the area and not reduce permissible residential density 22. Rural Zones Not rezone rural land for urban purposes or increase permissible density and must retain existing zones and provision relating to the control of traffic generating development or access on major road frontages. 23. Special Area Zones and Recreation Zones Not create, alter or reduce existing reservations or zonings for public open space without approval public authority and Director-General PLAN\STRUCTURE_PLAN_REV6_FINAL_101008.DOCM 29/10/2008 REVISION 6 PAGE 12

2.6 Policy implications for development Morisset was one of the six major mixed use regional centres identified in the Lower Hunter Regional Strategy. Morisset was considered in this Strategy to be an emerging major centre that is expected to grow and take on the role of a major centre in the future (DoP, 2006). LMCC also considers Morisset to be the most appropriate settlement within the Morisset Planning District for higher level urban growth over the next 20 years (LMCC, 2006). Development within Morisset will thus allow regional goals of population growth, urban expansion, employment generation and social improvement to be met. Appropriate urban growth should be achieved with due consideration to environmental outcomes and biodiversity issues. Morisset is ideally located with a choice of transport modes such as immediate access to the freeway and access to the main northern railway which offers opportunity for various employment generating activities. Morisset is also in a position to support major centres by relieving some pressure on retail centres such as Toronto and Lake Haven. An improved road network will provide regional streets for access to the wider region. Urban development in Morisset will also increase land supply to reduce pressure on land outside centres. It can also assist in increasing housing affordability through the creation of more diverse housing stock. Citywide and regional planning strategies have been developed in recognition that Morisset is an existing centre and it does not have significant constraints that would impede further development. However, at a local level, there are numerous development and conservation issues that must be resolved to ensure that future development occurs in a sustainable and acceptable fashion. PLAN\STRUCTURE_PLAN_REV6_FINAL_101008.DOCM 29/10/2008 REVISION 6 PAGE 13

3. Consultations 3.1 Previous consultations Council, through the extensive community consultations undertaken as part of Lifestyle 2020, has developed a clear planning vision for Morisset. Aspects of the planning vision have been given further weight in the Lower Hunter Regional Strategy (DoP, 2006). The purpose of the current round of investigations is to identify specific issues associated with the town as an emerging major centre under that Strategy. The following briefly summarises the results of consultation undertaken in formulation of the Structure Plan. 3.2 Planning focus meeting A Planning Focus Meeting (PFM) was convened by LMCC on 17 August 2006 and involved a variety of representatives from agencies and organisations including: Landcom. Energy Australia (EA). Department of Environment and Climate Change (formerly the Department of Environment and Conservation). Mine Subsidence Board. Hunter New England Area Health. Catholic Schools Office. Hunter Water Corporation (HWC). Telstra. Roads and Traffic Authority (RTA). Rural Fire Service (RFS). Morisset Bus Services. Minutes of the PFM are presented in Appendix A. All agencies and organisations that were invited to the PFM were also invited to provide written comments. A number of written responses were received following the PFM (Appendix B) and are summarised in Table 3.1. Table 3.1 Responses to Planning Focus Meeting Authority Issues raised Section addressing issue Principle of improving or maintaining biodiversity should be Department of employed Environment and Consider compensation for any losses Conservation Strive to improve fauna corridors Consider biodiversity certification and improvement or maintenance of biodiversity Roads and Traffic Investigate road network, upgrading requirements and Authority alternatives Cyclist and pedestrian facilities should be reviewed and needs determined Review potential road traffic noise issues Identify requirements for contributions Development should be consistent with SEPP 66 Railcorp Investigate railway station and transport interchange 5.4 requirements to cater for growth Rail alignment improvements require consideration. 5.4 Energy Australia Future development will require significant distribution works. 5.7.4 4.5, 4.6, 4.7, 4.8, 4.9 5.6, 6.6 5.6.4 6.7.4 8.3 2.4 PLAN\STRUCTURE_PLAN_REV6_FINAL_101008.DOCM 29/10/2008 REVISION 6 PAGE 14

3.3 Community meeting A community meeting was held at the Morisset Multipurpose Centre on 29 August 2006 for interested community members to hear about the development of the Structure Plan and to provide feedback. Approximately 50 community representatives attended the meeting. Feedback was provided in groups of approximately 10 persons with general discussion of all relevant issues as one group. The community was generally supportive of urban development in Morisset for a number of reasons, such as providing infrastructure upgrades, increasing services in the area and increasing the diversity of commercial enterprises. Community members identified the need for planned and appropriate development. Minutes of the Community Meeting are presented in Appendix C. A number of written responses were received following the community meeting and are presented in Appendix D. A summary of minutes of the meeting is presented in Table 3.2. Table 3.2 Summary of community response Issue Regional Role Morisset is a focal point for the area/industry should be promoted Morisset serves as a gateway to wider area Character and lifestyle choice are important Development Will promote employment, services, infrastructure/more employment Must consider diverse housing and development choice and existing natural environment Services and infrastructure must keep pace with development Town centre Require cultural facilities and improved access in and around town centre Increased density in town centre is appropriate Residential Medium density near the railway station Smaller lots sizes are suitable in new release areas Public open space in new release areas Services/Traffic Medical services to be improved Improvements to police, education and tourism facilities Improved traffic management required including cycleways and footpaths Provide bypass to southern side of town if development proceeds Consider sewerage load Social/Cultural Core of existing older population; need to consider housing for various age groups Maintain existing heritage sites Natural Bushfire management Steep slopes in certain areas Drainage and water quality Adequate environmental safeguards Section addressing issue 6.4, 6.7, 7.1 7.1 5.5, 7.1 5.3, 5.4, 5.7 7.1 5.6, 5.7 5.5 6.4 6.4 2.6, 7.1 5.5.6 6.7.2 5.5 6.6 6.6.3 5.7.2 7.1 5.5.5 4.10 4.11.2 4.3 4.4.1 Staging Round town centre initially and then based on infrastructure 8.2 3.4 Public Exhibition of draft Morisset Structure Plan The draft Structure Plan was exhibited for eight weeks during which a public briefing was held in Morisset on 17 July 2007. A précis of the issues addressed at this briefing is included in Appendix E. The Public response to this formal phase of the consultation for the project was strong with 38 detailed submissions received. The submissions are summarised and commented upon in detail at Appendix F. Submissions were received from local residents, owners of lands surrounding the town and various NSW Government agencies. PLAN\STRUCTURE_PLAN_REV6_FINAL_101008.DOCM 29/10/2008 REVISION 6 PAGE 15