Glen Innes Severn Draft Land Use Strategy – Public Exhibition 14 by alendar


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									         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

  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
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

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

What is proposed for general Rural Land outside of Glen Innes and the
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

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.

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