Document Sample
					Kiama Council
Locality-based development controls for Gerringong and Gerroa


Prepared by
Dr Danny Wiggins
Blinkhorn and Wiggins
(Planning and Design)
May 2004

1.    Introduction

This Report provides an overview of the second stage of Kiama Council’s review of
residential controls for Gerringong and Gerroa and covers the two main outputs – the
“overall regulatory framework” and the “objectives and mechanisms for controlling
residential development”. These documents have worked the outputs of Stage One
(community participation) into a form which will enable the production of the final

(a)   Genesis of the project
      The Council’s review commenced in late 2002 with an extensive program of
      community involvement, culminating in a Final Report dated May 2003. (Blinkhorn
      and Wiggins 2003). The project was in response to community concern about the
      nature of ongoing residential development and the implications of commissioning
      of the new sewerage treatment plant.

(b)   The Stage 1 Report
      The Report outlined the steps in the participation process and presented detailed
      community views on two key elements:
          general principles of development, applicable to Gerringong and Gerroa
          desired future character statements for each of the five localities – Gerroa,
          Werri Beach, Gerringong East, Gerringong West and the Town Centre

      A number of procedural recommendations were also made by the consultant:
          that council staff input be the next step – to refine community ideas in the light
          of their development assessment and regulatory experience and develop a
          regulatory framework/draft residential controls
          that urban design expertise be sought, to add detail to the proposed framework
          and draft controls
          that council discuss the issues with the project home building industry
(c)   Objectives for Stage 2
      The Brief for Stage 2 reflected these recommendations – for the consultant to work
      with the staff to develop a regulatory framework and approach to residential
      controls based on the outcomes of Stage 1

(d)   Methodology for Stage 2
      For Stage 2 the consultant worked in facilitation mode with council’s Director of
      Environmental Services, Strategic Planner, Manager of Building & Development
      and development assessment staff (all disciplines). A total of seven, three hour
      sessions, roughly two weeks apart, were convened. The programs are provided at
      Attachment 1.

      Using the outputs of Stage 1, the staff refined and expanded upon the General
      Principles of Development and the Desired Future Character Statements. In
      addition, specific focus was directed at an appropriate approach to residential
      controls. An introduction to both elements is provided below (with the final
      outcomes as appendices).

(e)   Overview of the Three Stages
      Stage 1 provided the platform for staff (in Stage 2) to develop a framework for a
      new-look set of controls. Stage 3 proposes to finalise the controls accordingly. This
      three stage methodology is summarized in the following figure.

                                      project genesis
 Stage 1                              preliminary briefings
 Community Participation              public information evening
 ( November 02 – May 03)              community survey
                                      workshops (locality based)
                                      Stage 1 Report

                                      Staff briefing
 Stage 2                              6 staff workshops
 Council Staff Review and             - scrutinizing Stage 1 outcomes
                                      - technical options for residential controls
 Technical Input
                                      Stage 2 Report – draft and final framework for detailed
 (October 03 - April 04)              controls

 Stage 3                              detailing the Stage 2 framework
 Residential Development              general principles of development
 controls for Gerringong and          locality based controls
 Gerroa                               draft documents for community consultation
 (May 04 - July 04)

Figure 1: Stages in the Project
2.    The Overall Regulatory Framework

(a)   Outputs of Stage One
      The principle outcome of Stage 1 was the introduction of two basic elements of the
      proposed new system: general principles of development and locality specific

      The community’s role was twofold – to list key issues applying across the board
      (the “general principles”, stated as objectives) and to draft Desired Future Character
      (DFC) Statements for the five “localities”.

      The general principles were:
          natural setting
          unique environmental features
          sloping land
          existing flora and fauna
          water quality, drainage and permeability
          adjoining public space
          housing choice and affordability
          land subdivision
          home business
          private open space
          car parking
          traffic access and safety
          safety and security
          views – public and private
          solar access
          building bulk
          energy/water conservation

      The draft “Desired Future Character Statements” for the five “Localities” – Gerroa,
      Werri Beach, Gerringong West, Gerringong East and The Town Centre – were
      produced by the relevant Working Parties, following a briefing on “elements and
      dynamics of urban design” by the consultant.

      These two basic elements are shown graphically in the figure overleaf.
                                            Natural setting                 Car parking
 General Principles of                      Unique environmental            Streetscape
                                            features                        Traffic access and
 Development Control                        Sloping land                    safety
 General objectives and                     Existing flora and              Safety and security
 controls                                   fauna                           Views – public and
                                            Water quality,                  private
                                            drainage and                    Privacy
                                                                            Solar access
                                            Adjoining public space
                                            Housing choice and
                                                                            Building bulk
                                            Land subdivision
                                            Home business
                                            Private open space

                                            * Link to detailed technical policies/
                                              design guidelines

                                                       Desired Future Character statement
                                                       Specific objectives
                                                       Detailed controls; map-based
       Werri Beach


Locality-specific objectives and controls

Figure2: Towards locality-based development for Gerringong and Gerroa
(b)   Stage two refinements
      The staff worked with the Stage 1 outputs as follows:
          brainstorming, refining and elaborating on the general principles – clarifying
          the land-use planning and development control implications and listing positive
          action for each
          confirming the differences between the localities, as appropriate to warrant
          separate treatment – a “locality-based approach” to detailed controls
          translating the DFC for each locality into accompanying “Specific Objectives”
          – to enable the development of appropriate controls. Where relevant, objectives
          for the council’s public land (“Plans of Management”) were also isolated and

      A working document formed the basis of staff workshops. The final version of the
      “Regulatory Framework” is provided at Attachment 2 to this Report.

3.    Technical options for controlling residential development

      The staff workshops also approached the project from an alternative, technical
      viewpoint – reviewing current residential controls and, working from first
      principles, developing the following:
      (i)     a set of objectives for residential control
      (ii)    elements of a new system:
                   basic zoning split
                   definitions of housing types
                   appropriate standards (and bonuses)
                   map-based controls (such as view corridors, movement systems and
                   significant vegetation
      (iii) preliminary thoughts on an LEP/DCP/technical guideline split

      The final version of the “Objectives and Mechanisms for Controlling Residential
      Development” is provided at Attachment 3.

4.    Conclusion: a framework for Stage 3

      On reflection, the process to date has provided a logical methodology for local
      policy development. Stage 1, community participation, successfully tapped future
      aspirations and worked through key concerns and elements of desired future
      character for each of the localities.

      Staff input in Stage 2 has provided a reality check and enabled technical options to
      be explored and problematised. The extensive experience of the staff and their
      professional skills were an invaluable input, and appropriately timed. There was a
      positive approach and general expectation that we were breaking new ground in
      working towards a responsive, simpler and more appropriate system of
      development control.
As a result, it is recommended that Council endorse the “Key Elements” and the
“Objectives and Mechanisms” documents (Attachment 2 and 3), as providing a
basic framework for Stage 3 – preparation of the detailed Development Control
Plans (and Local Environmental Plan amendments).

In accordance with the recommendations in the Stage 1 Report (Blinkhorn and
Wiggins 2003) it is recommended that Council engage urban design consultants to
complete the project.

In addition, it is recommended that Council advise the community of current

Also in accordance with the outcomes of the Stage 1 Report, it is recommended
that Council engage the development industry (in particular the project home
designers/builders) to advise them of the intent (and potential outcomes) of the
project and seek multilateral support.

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