Letter of Intent Template for Retail Business Plan

Document Sample
Letter of Intent Template for Retail Business Plan Powered By Docstoc
					        Dickson Rothschild
        Architecture
        Urban Design
        Planning
        Landscape



8 July 2007

Ipswich City Council
Attention: Planning Manager
PO Box 191
Ipswich Qld 4305


Dear Sir/Madam

Formal submission in response to the Draft Ripley Valley Structure Plan

We write on behalf of our client Achmoo Pty Ltd and in relation to a collection of
allotments in the White Rock area, all of which are included within the confines of the
Ripley Valley Study Area as outlined in the Draft Ripley Valley Structure Plan.

We wish to take this opportunity to congratulate Council on its’ initiative through the
proactive approach to urban planning as demonstrated in the release of the Draft
Ripley Valley Structure Plan (the Draft Structure Plan). We fully support the aims and
objectives of this document and look forward to a successful and collaborative
working relationship between Council and our client.

On this basis this submission is provided not as an objection to that proposed but with
an aim to highlight the potential to refine the planning vision for our client’s land. It
is hoped that the changes recommended will better reflect the physical realities of
the site and therefore lead to an optimisation of the urban design potential of the
locality.

1.      Current Planning Framework

It is important to note that assessment of development applications on land affected
by the Draft Structure Plan must, prior to the final adoption of the Structure Plan and
subsequent amendment of the Planning Scheme, be assessed against the current
provisions of the Planning Scheme. Council, as part of the formulation of the Planning
Scheme prior to adoption in July 2006, undertook the preparation of the Ripley Valley
/ Deebing Creek Land Use Concept Master Plan. This plan provides a generalised
outline of the future development intent for the Ripley Valley / Deebing Creek area
and has also provided a basis for the subsequent development of the draft Structure
Plan currently on exhibition.

One of the intents of the draft Stricture Plan is to ‘further refine’ those planning
principles adopted in the already gazetted Ripley Valley / Deebing Creek Land Use
Concept Master Plan by articulating the principles of integrated urban development
with a focus on sustainability through the design of ‘walkable’ neighbourhoods.



C:\Dickson Rothschild\Oliver Hume\Cumner Road,   Dickson Rothschild Pty Ltd                Phone 0421 910 006
White Rock\Correspondence\070707-Letter-         ABN 46 082 998 776
Submission to Ipswich City Council.doc           PO Box 820
Template Rev G                                   Hamilton Central Qld 4007                 www.dicksonrothschild.com.au
                                                 Nominated Architect: Robert Nigel Dickson Registration No: 5364
The general area of the Draft Structure Plan encompasses much of that land
designated within the Future Urban (Sub Area FU1 - Ripley Valley / Deebing Creek)
Zone, the Conservation Zone, and the Regional Business and Industry Buffer Zone
pursuant to the Ipswich Planning Scheme 2006 (the Planning Scheme).

The majority of the land identified as suitable for urban development within this area
is included in the Future Urban (Ripley Valley / Deebing Creek) Zone. Over this land,
development in the area is intended to be an integrated residential, business, retail
and commercial community.

Given the sheer scale of the Ripley Valley / Deebing Creek Sub Area Council is not in a
position to set, as absolute, the boundaries for ‘developable’ and ‘non-developable’
land. This fact is emphasised in Notes 4.8.4B (8)(a) of Section 4.8.4 of the Planning
Scheme that states:

        (8) Development of the Ripley valley / Deebing Creek area is to be
        consistent with the Integrated Planning Act 1997 and, in particular, the
        IDAS process, however it is important to acknowledge that-
              (a) at this time it si not possible to determine with certainty the
              final land use form (other than by showing the ‘structural’ land
              use components) as the location, proportion and extent of
              particular uses and the development phasing need to remain
              flexible to meet landowner, community and market demands and
              expectations;

Furthermore, part of Note 4.8.4C of the Planning Scheme states:

        (2) The LUCMP (Land Use Concept Master Plan) provides an indicative
        'footprint' for future development.
        (3) It is the fundamental planning guide for development within the
        Ripley Valley/Deebing Creek Sub Area FU1 and shows indicative land
        use designations and structural elements.
        (4) The LUCMP is not intended to prescribe the precise boundary of the
        indicative land use designations, and it is not intended that the LUCMP
        prescribe with complete accuracy the final location of uses within the
        broad conceptual land use designations.
        (6) The proposed structural elements are shown in a conceptual way
        based on the present level of planning and knowledge of constraints,
        and for these reasons the locations must not be regarded as final.
        (7) With further land use planning, engineering and environmental
        assessments, the final location of the structural elements will be
        determined to achieve the function and purpose for which they are
        intended.



C:\Dickson Rothschild\Oliver Hume\Cumner Road,                                            Page 2
White Rock\Correspondence\070707-Letter-
Submission to Ipswich City Council.doc
It is clearly discernable from the above extracts that the intent of the Future Urban
Zone is not to set ‘immovable’ development boundaries but to give an indication of
the potential development parameters within the Sub Area so to assist in strategic and
infrastructure planning as well as subsequent urban design initiatives such as the
current Draft Structure Plan.

2.       Subject Allotments

With the above in mind we wish to draw Council’s attention to the following
allotments (hereby referred to as ‘the site’), all included within the Draft Structure
Plan Study Area:

     •    Lot 123 on SP124723
     •    Lot 159 on SL5456
     •    Lot 189 on SL5456
     •    Lot 2 on SP130834
     •    Lot 230 on S311491

The address of these allotments is best described as Cumner Road, White Rock. The
site may be characterised as being undulating with a general rise to a northern
ridgeline (adjacent o the new south-west transit corridor) and eastern ridgeline
(associated with he neighbouring White Rock Conservation Park).

Figure 1: Locality Plan (below) gives a general indication as to the site’s location.




C:\Dickson Rothschild\Oliver Hume\Cumner Road,                                           Page 3
White Rock\Correspondence\070707-Letter-
Submission to Ipswich City Council.doc
       To Swanbank




                                                 Site

                                                                     White Rock
                                                                    Conservation
                                                                       Park

             To Ripley


        Barrams Road




            Figure 1: Locality Plan (Source www.ipswich.qld.gov.au PD Online)

The site is included in the Future Urban (Sub Area FU1 - Ripley Valley / Deebing
Creek) Zone, the Conservation Zone, the Regional Business and Industry Buffer Zone,
and the Regional Business and Industry Investigation Zone as indicated in Figure 2
(below).

We wish for it to be noted that the constraints to development identified in both the
current zoning and the Draft Structure Plan do not adequately reflect on-site
conditions. The following section provides a summary of our reasoning.




C:\Dickson Rothschild\Oliver Hume\Cumner Road,                                          Page 4
White Rock\Correspondence\070707-Letter-
Submission to Ipswich City Council.doc
   Regional Business
     and Industry
  Investigation Zone


                                 Regional Business and
                                 Industry Buffer Zone




                                                              Conservation Zone


                                     Future Urban
                                         Zone




             Figure 2: Zoning Plan (Source www.ipswich.qld.gov.au PD Online)

3.        Recommendations

3.1       Draft Structure Plan Designations

In general terms, the Draft Structure Plan allows for neighbourhood residential
development to the lower-lying areas of the site while aiming to preserve the ‘green
backdrop’ to the northern and eastern portions. Part of this ‘green backdrop’ is an
area of buffer intended to both visually and perceptually separate future urban
development from both the existing industrial development at Swanbank and the new
south-west transit corridor that traverses the northern third of the land.

In brief, both the Draft Structure Plan and the current Planning Scheme indicate a
number of potential development constraints affecting the land, namely:

      •    historic underground mining;
      •    significant vegetation;
      •    buffer to industrial development; and
      •    bushfire susceptibility.




C:\Dickson Rothschild\Oliver Hume\Cumner Road,                                         Page 5
White Rock\Correspondence\070707-Letter-
Submission to Ipswich City Council.doc
3.2     Importance of Further Studies

To best determine what the eventual ‘developable’ extent of the site should be it is
our recommendation that further consultant reports are necessary to properly inform
any decision to amend the Draft Structure Plan.

The normal process for the engagement of consultants and preparation of expert
reports is commonly reserved for those times when a development application is being
formulated. However, as a demonstration of the recognition our client places upon
the merits of making informed planning decisions, Achmoo Pty Ltd have engaged a
number of specialist consultants to investigate the specific constraints associated with
the site in an attempt to present advice to Council that may assist in its review of any
potential amendments to the current Draft Structure Plan.

At time of writing, investigations were underway to determine the actual extent of
constraints associated with the local topography, historic underground mining, and the
significance of existing vegetation. All of the information gathered will be
represented graphically on an updated survey base.

Of particular concern to our client is the current extent of Regional Business and
Industry Buffer Zone to the northern end of the site. The effect of the local
topography (sloping southwards from the northern end) coupled with the impact the
new south-west transit corridor needs to be taken into consideration when
determining an appropriate physical distance between the current and potential
industrial land uses at Swanbank and future neighbourhood development of our
client’s site. It is questionable as to whether the full extent of buffer indicted under
both the current zoning and the Draft Structure Plan is warranted given these likely
considerations. In fact, the current consultant investigations are likely to indicate
that the Department of main Roads’ standard requirement of a 50m vegetated reserve
either side of a major transport corridor would suffice.

3.3     Formal Discussions with Council

Once these site-specific investigations have been completed and an appropriate level
of base data has been collated, we request a meeting between representatives of
Council’s strategic planning team and Achmoo Pty Ltd’s be arranged to discuss the
findings. Given the importance of the potential for affecting specific change to the
Draft Structure Plan, we would greatly appreciate this meeting being held prior to
Council’s finalisation of any Structure Plan amendments.

To assist Council, it is our estimation that an appropriate level of data will be
available for formal review within the next two months.




C:\Dickson Rothschild\Oliver Hume\Cumner Road,                                             Page 6
White Rock\Correspondence\070707-Letter-
Submission to Ipswich City Council.doc
Our meeting with Council and presentation of consultant findings is intended to
reiterate the importance of Council’s current position that structure plan boundaries
are not intended as the literal interpretation of ‘developable’ and ‘non-developable’
land but are intended as the principal guides to urban design of new communities. To
this end, we recommend Council reiterate the significance of Notes 4.8.4B (8)(a) and
4.8.4C Section 4.8.4 of the Planning Scheme thereby enabling both land owners and
applicants for development approval to present arguments that may result in the
varying of the prescribed boundary of developable land.

Specifically, we wish for it to be noted as part of any adopted Structure Plan that the
allocated boundaries for ‘Conservation’ and ‘Buffer’ areas are not to be interpreted
literally but are, instead, indicative of the best information Council has to hand at
time of adoption and are subject to alteration should more detailed information be
presented that warrants amendment to these boundaries.

4.      Way Forward

To summarise, it is our client’s sincere belief that Council should be commended for
the efforts made to date to establish a strong and effective strategic planning
framework for the development of the Ripley Valley / Deebing Creek area.
Furthermore, it is our client’s hope to work in a collaborative manner with Council to
achieve the best possible development outcome for their site and the greater locality.

To help facilitate such an outcome, our client has engaged the services of a number of
experienced consultants to investigate the nature of the constraints over the land as
identified in Council’s planning documents. It is hoped that the findings reached will
be able to be presented to Council in order to better inform Council Officers prior to
finalisation of any Structure Plan amendments.

In light of the above, we look forward to a positive and mutually beneficial working
relationship with Council. Dickson Rothschild will be in contact with Council as soon
as the aforementioned consultant investigations are finalised. In the meantime should
you have any questions in relation to our submission please do not hesitate to contact
our offices on the details provided.

Yours faithfully
Dickson Rothschild Pty Ltd




Marcus Brooks
Senior Associate



C:\Dickson Rothschild\Oliver Hume\Cumner Road,                                            Page 7
White Rock\Correspondence\070707-Letter-
Submission to Ipswich City Council.doc

				
DOCUMENT INFO
Description: Letter of Intent Template for Retail Business Plan document sample