SOUTH BULLER LAND OWNERS GROUP

77 Ha

SBLOG - BDZ PLANNING PROCESS

Road noise...

Commercial ?

best views

Quiet building design?

Detailed area plan with lot layout

(talk to DoP, how to maximize

yield)

Road location to give

buffer to tourism

(areas?) approved

Tourism / Housing. Large lots

(4 lots per lot)

1500m2 - 2000m2

Any school site

should go here.

Carpark & small shops to align

with coastal hub

Hwy access to service

pre-approved was an

“island” created by

conservation area

Meander road

behind housesLarge

conservation

lots

(as small

as possible)

Large

lots

Res.

HD

Will drop density to avoid

school & infrastructure.

(staged 2,000m to smaller

when sewer goes through)

Workshop Notes by GHD

consultant for SBLOG Area

NORTH

SBLOG - Revised Concept Plan - 22th

Nov.

© Tecta Pty Ltd 2013 All rights reserved

Realignment of the

Neighbourhood Connector to

the base of the secondary

dunes along the edge of the

clay flats avoids overlooking

and assists drainage.

Hybrid R5/CZ Residential lots

with building envelopes in the

green zone for land with

ocean views.

Suggest a service road

realigned that would reclaim

some of the most valuable

near beach land on Lot 10

and Lot 1891. Views up and

down the coast would be

possible if the Service road

could follow the 98m coastal

setback line as shown here.

In exchange for the use of

some of the existing coastal

POS with best views, a strip

of the clay flats adjacent the

Connector road to be used

for POS that will form a visual

backbone for the entire

SBLOG area.

POS

Access to NWCH located

on the boundary of Lot 9

& 10.

If the northern part of BDZ

was slow to develop, this

service road could be

extended down the hill to

meet the Neighbourhood

Connector and hence

form a fire escape for

residents in the SBLOG.

Swale

Vegetation

Service road on Lots 8, 7 &

9 realigned approx 75m to

100m from NWCH to

create 4 or 5 x 2,000m2

lots per existing Lot

Hybrid R5/CZ lots created

with a mix of R5 land and

lower density conservation

/ residential land. This

enables 3 or more lots

across each exising lot.

More flexible & easier to

incorporate existing

buildings.

Hybrid R5/CZ Residential /

Tourism lots with building

envelopes on the West area

(shown green) to be created

with a mix of R5 land and

lower density CZ residential

land.

This enables 20m to 30m lot

width.

CZR5 R5

R5R5R5R5

R5 R5

POS

Drainage

& POS

CZ R5

Service Road to be

realigned for better yield.

This area NOT be R15 but

low density (R5) to avoid

the need for sewer/

school/shopping precinct

etc

R5

POS to cover the area of

Swale Sea Heath

mentioned in TPS 2 on Lots

7 & 9. Counts towards the

10% POS contribution

needed for Lots 8,7,9 &10.

Coastal Node

Pedestrian/cycle Path

along existing sand track

Pedestrian/cycle Path

along edge of POS

R5

POS

CZ

Agree with GHD entry point

for NC road but intersection

will need detailed design

input as existing road is a

wide radius curve.

R5

SBLOG - Revised Concept Plan - 22nd March

2014

© Tecta Pty Ltd 2013 All rights reserved

Realignment of the

Neighbourhood Connector to

the base of the secondary

dunes along the edge of the

clay flats avoids overlooking

and assists drainage.

R5+ Residential lots.

Lots larger than 2,000m2

with excellent panoramic

views

Service Road approximately

follows the 98m coastal

setback line.

Clay Flats suggested as POS

with final area determined by

drainage and clarity around

how much of the coastal POS

will count towards land owner

contributions. Clay flats

adjacent the Connector road

to be used for POS that will

form a visual backbone for

the entire SBLOG area.

POS

Access to NWCH located

on the boundary of Lot 9

& 10.

Alternative fire escape for

residents in SBLOG.

Swale

Vegetation

Service road on Lots 8, 7 &

9 realigned approx 75m to

100m from NWCH to

create 1,000 to 2,000m2

lots depending on views

and existing infrastructure

Hybrid R5/CZ lots created

with a mix of R5 land and

lower density conservation

/ residential land. This

enables 3 or more lots

across each exising lot.

More flexible & respects

existing buildings and

infrastructure.

Hybrid R5/CZ Residential

lots with building envelopes

that generally align with

existing DA footprints

This enables 20m to 30m lot

width.

CZ

R5+

R5

or

R10

R5R5R5

R5

R10

POS

R5

This area R10. Elevated

lots will have ocean views

down roads

R10

&

R5

POS to cover the area of

Swale Sea Heath

mentioned in TPS 2 on Lots

7 & 9. Counts towards the

10% POS contribution

needed for Lots 7,9 &10.

POS north of the Swale

area may be reduced

subject to clarity around

Coastal Reserve and/or

POS calculations.

Coastal Node

Pedestrian/cycle Path

along existing sand track

Pedestrian/cycle Path

R5

POS

Southern section of the NC

road excavated to approx 4-

5m level and sand used to

raise adjacent lots East of

the NC road to enhance

view lines

R5

R5

R10

R10

R10

R10

R5

R5R5

SBLOG - Revised Concept Plan - 24th March

2014

© Tecta Pty Ltd 2013 All rights reserved

Realignment of the

Neighbourhood Connector to

the base of the secondary

dunes along the edge of the

clay flats avoids overlooking

and assists drainage.

R5+ Residential lots.

Lots larger than 2,000m2

with excellent panoramic

views

Service Road approximately

follows the 98m coastal

setback line.

Clay Flats suggested as POS

with final area determined by

drainage and clarity around

how much of the coastal POS

will count towards land owner

contributions. Clay flats

adjacent the Connector road

to be used for POS that will

form a visual backbone for

the entire SBLOG area.

POS

Access to NWCH located

on the boundary of Lot 9

& 10.

Alternative fire escape for

residents in NW part of

SBLOG.

Swale

Vegetation

Service road on Lots 8, 7 &

9 realigned approx 75m to

100m from NWCH to

create 1,000 to 2,000m2

lots depending on views

and existing infrastructure

Hybrid R5-

R10/Conservation lots

created with a mix of R5

land and lower density

conservation / residential

land. This enables 3 or

more lots across each

exising lot. More flexible &

respects existing buildings

and infrastructure.

Hybrid R5-R10

/Conservation Residential

lots with building envelopes

that generally align with

existing DA footprints.

Flexibility to move

envelopes to maximize

biodiversity outcome

This enables 20m to 30m lot

width.

DAP

R5+

R5

or

R10

R5R5R5

R5

R10 / R15

POS

R5

This area R10 or R15

where sewer conection is

feasible. Elevated lots will

have ocean views down

roads

R10

&

R5

POS to cover the area of

Swale Sea Heath

mentioned in TPS 2 on Lots

7 & 9. Counts towards the

10% POS contribution

needed for Lots 7,9 &10.

POS north of the Swale

area may be reduced

subject to clarity around

Coastal Reserve and/or

POS calculations.

Coastal Node

Pedestrian/cycle Path

along existing sand track

Pedestrian/cycle Path

R5

POS

Southern section of the NC

road excavated to approx 4-

5m level and sand used to

raise adjacent lots East of

the NC road to enhance

view lines

R5

R5

R10

R10

R10

R10

R5

R5R5

DAP

Realignment of the

Neighbourhood Connector to

the base of the secondary

dunes along the edge of the

clay flats avoids overlooking

and assists drainage.

R5+ Residential lots.

Lots larger than 2,000m2

with excellent panoramic

views

Service Road approximately

follows the 98m coastal

setback line.

Clay Flats suggested as POS

with final area determined by

drainage and clarity around

how much of the coastal POS

will count towards land owner

contributions. Clay flats

adjacent the NC to be used

for POS that will form a visual

backbone for the entire

SBLOG area.

POS

Access to NWCH located

on the boundary of Lot 9

& 10. Could be upgraded

to NC standard if SBLOG

area develops before

northern BDZ roads are

built

Alternative fire escape for

residents in NW part of

SBLOG. NC status if

required (as above)

Swale

Vegetation

Service road on Lots 8, 7 &

9 realigned approx 75m to

100m from NWCH to

create 1,000 to 2,000m2

lots depending on views

and existing infrastructure

Hybrid R5-

R10/Conservation lots

created with a maximum

R5 density in DAP area.

This enables 3 or more

lots across each exising

lot. More flexible &

respects existing buildings

and infrastructure.

Hybrid R5-R10

/Conservation Residential

lots with building envelopes

that “generally align” with

existing DA footprints.

Flexibility to move

envelopes to maximize

biodiversity outcome. This

enables 20m to 30m lot

width.

DAP

R5+

R5

or

R10

R5R5

R5

R5

R10 / R15

POS

R5

This area R10 or R15

where connection to

existing sewer is feasible.

Elevated lots will have

ocean views down roads

R10

&

R5

POS to cover the area of

Swale Sea Heath

mentioned in TPS 2 on Lots

7 & 9. Counts towards the

10% (15%?) POS

contribution needed for

Lots 7,9 &10. POS north of

the Swale area may be

reduced subject to clarity

around Coastal Reserve

and/or POS calculations.

Coastal Node

Pedestrian/cycle Path

along existing sand track

Pedestrian/cycle Path

R5

POS

Southern section of the NC

road excavated to approx 4-

5m level and sand used to

raise adjacent lots East of

the NC road to enhance

view lines

R5

R5

ONLY

R10

R10

R10

R10

R5

R5R5 / R10

DAP

SBLOG - Revised Concept Plan - March 2014

© Tecta Pty Ltd 2013 All rights reserved