Glen Innes Severn Draft Land Use Strategy – Public Exhibition 14 May 2009 – 12 June 2009 Frequently Asked Questions What is the Draft Land Use Strategy? The Draft Land Use Strategy is the principal document for communicating how the Glen Innes Severn Local Government Area (LGA) will grow and change into the future. It gives detail on the longer term planning for the LGA and has the following benefits: Shows the public what Council is aiming for; Shows how Council expects to achieve it; Helps Council staff interpret and administer regulations intended to achieve the strategy; and If followed, enables all developments that Council approves, as well as its own actions, to be consistent. Why has Council prepared a Draft Land Use Strategy? The State Government requires Council to prepare a new principal Local Environmental Plan (LEP) based on a State-wide Standard LEP Instrument and to take into account local strategic planning. The Draft Land Use Strategy represents a new way to articulate the future direction of the LGA in terms of planning and management of future growth. It will help Council make planning decisions and inform the drafting of Council‟s LEP. The Strategy will ensure that future growth and development reflects the vision of the community by balancing urban growth, protecting the environment and building a modern local economy. How will the Draft Land Use Strategy be used? Whilst the Draft Land Use Strategy has no statutory weight, it has the endorsement of Council and provides a statement of direction for the community. The Draft LUS is for use by all stakeholders including Council, residents, community groups, developers, government departments, and consultants. The Draft LUS should be consulted to gain an understanding of Council‟s future planning direction and to inform customers of strategies and actions proposed by Council. What is a Local Environmental Plan? A Local Environmental Plan (LEP) is the principal planning instrument affecting land use within the LGA. The plan is prepared under the provisions of the Environmental Planning and Assessment Act, 1979, before being gazetted by the Minister for Planning. The LEP defines what purpose land may be used for and consists of a written statement and a zoning map. What is a Development Control Plan? A Development Control Plan (DCP) is prepared and put into effect by Council. A DCP is prepared in accordance with the Environmental Planning and Assessment Act 1979, and is used by applicants and Council to guide the preparation and assessment of development applications. The Glen Innes Severn Development Control Plan (GISCDCP) applies to the entire Local Government Area (LGA). How will my land be affected? Depending on where your land is located, you may or may not be affected by the provisions contained in the Draft LUS. Please refer to more detailed sections below. What is happening in relation to Residential development? The Draft LUS recommends the back zoning of approximately nine (9) hectares of existing residential land along Grafton Street, Glen Innes as identified below. Due to its proximity to the Gleninda Industrial Estate it is considered that the current zoning is inappropriate. To compensate for this loss, and provide land for future residential expansion, an area of approximately 20 hectares has been identified on the north-eastern corner of Taylor and Hunter Streets, Glen Innes as identified below. What form of Rural Residential/Small Holding Development will be permitted? The Strategy identifies that rural residential development should be located where land is already fragmented. Therefore two (2) areas have been identified for further investigation as to their suitability for rural residential development prior to preparation of a new LEP. These areas are the Glen Legh Road and Golf Links Road areas. The strategy also makes provision for rural small holdings within five (5) kilometres of Glen Innes. Small holdings of less than 40 hectares may be eligible for a dwelling entitlement under the proposed strategy; however further investigation will be required. If a person owns more than one parcel of land and the total of those parcels of land is less than 40ha, one (1) dwelling entitlement will exist, dependant on site characteristics and lodgement of appropriate applications to Council. Are there any changes to Commercial and Business Development? The Strategy identifies the need to strengthen the role of the Glen Innes CBD and the following actions are recommended: Rezone the existing 3(a) Business Zone within Grey Street to an appropriate local centre zone; Rezone other 3(a) zoned land to an appropriate local centre or neighbourhood centre zone; Maintain ground floor retail frontage in the CBD, whilst allowing for other uses in upper levels; Encourage a dynamic mix of uses in the CBD; Promote outdoor dining and extended licensing schemes within the Grey Street Precinct; Encourage mixed use development such as „shop top‟ housing; Undertake a Glen Innes CBD Parking and Traffic Study; Opportunities to enhance the role of Anzac, Edward and Veness Park from East Avenue by improving linkages to the CBD and encouraging frontages to the park; Rezone currently zoned 3(b) Highway Services Zone to an appropriate highway services zone. Are there any proposals for Industrial Development of land? The strategy proposes to back zone some of the existing Industrial zoned land along Derby Street in lieu of more industrial land along Ferguson Street (refer to Figure 5.1 page 33). The rezoning of this land would allow more efficient use of the existing infrastructure and a more orderly and efficient pattern of land use. It is within close proximity to the Gwydir Highway and located remotely from existing residential land. An area has also been identified for further investigation for future heavy industrial use. This land has an area of approximately 17ha and is located north of the existing Industrial land in the “Gleninda Industrial Estate”. This will allow for larger scale industries and existing lot sizes can cater for this form of development. This area would be subject to further investigation in terms of its capabilities for heavy industrial development; however, in general, the location is considered suitable. Refer to figure 5.1 page 33 of the Strategy for a map showing these locations. What is proposed for Emmaville? The strategy is unable to justify any expansion of the village zoning within Emmaville. The strategy has identified approximately 86.39 hectares of vacant land within the existing Village zone. However the dLUS identifies the possibility of rezoning existing holdings of less than 40 hectares to an appropriate rural small holdings zone. This would apply to a radius of 2km around the town, to allow for one dwelling per lot. This proposal will require further investigation in terms of any potential environmental constraints and land use conflicts. What is proposed for Deepwater? As with Emmaville no expansion of the current 2(v) Village Zoned land is substantiated for Deepwater. However the dLUS identifies the opportunity for rural residential development as per Emmaville within a 2km radius of the town subject to further investigation. What is proposed for other Villages and Rural Centres? The dLUS also identifies the possibility of rezoning existing holdings less than 40 hectares to an appropriate rural small holdings zone in a radius of 2km around Glencoe, Dundee, Red Range, Wellingrove and Wytaliba to allow for one dwelling per lot as per the provisions for Emmaville and Deepwater, subject to further investigation. What is proposed for general Rural Land outside of Glen Innes and the Villages? The strategy identifies different patterns of agricultural enterprises in the LGA, which can be divided into two (2) sectors. These two (2) sectors, cropping (with some grazing) and extensive grazing, were considered appropriate to determine different minimum lot sizes for each of these sectors. The sectors were determined using topography, land capability, soil geology and existing agricultural land uses. Refer to figure 4.1 Minimum Holding Size page 22. Based on Department of Primary Industries methodology, minimum lot sizes in order to reach “break-even” level of income were determined as follows: Sector Break Even Area (hectares) A. Cropping 150 B. Grazing 300 These minimum lot sizes are based on an economic analysis of the typical enterprise mixes in each sector and are consistent with minimum lot sizes adopted by surrounding LGAs. For mapping of this area please refer to page 22 of the dLUS Figure 4.1. How do I make a submission to Council? You must make your submission to Council in writing and accompanied by the Submission Form (available at all of the exhibition locations or on Council‟s website). Submissions must be received at Council no later than 4.30pm on Friday 12 June 2009. Can I talk to someone at Council about the Strategy? Yes, Council‟s officers will be available to speak to you in relation to the strategy. Please contact Council‟s offices on (02) 6730 2350. Council will make every attempt to have staff available during office hours over the exhibition period. Staff will also be available between 4.00 and 6.00pm on the following days at Council‟s Church Street Offices – 136 Church Street, Glen Innes. 19, 21, 26 and 28 May and 2 , 4, 9 and 11June What if I object to what is proposed under the Strategy? If you object to the changes proposed under the strategy, please detail the objection and the reasons for the objection. At the end of the exhibition period, Council staff will review all submissions and prepare a report to Council advising of the submissions made and any changes which may be recommended as a result of the public consultation.