Kiama Council Locality-based development controls for Gerringong and Gerroa REPORT ON STAGE TWO OUTCOMES 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 controls. (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 controls. 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 streetscape traffic access and safety safety and security views – public and private privacy solar access heritage 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 permeability Solar access Adjoining public space Heritage Housing choice and Building bulk affordability Energy/water Land subdivision conservation Home business Private open space PLUS * Link to detailed technical policies/ design guidelines Desired Future Character statement Specific objectives Detailed controls; map-based controls Gerroa Werri Beach Gerringong West Gerringong East Gerringong Town Centre 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 listed. 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 progress. 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.