community profile land use profile...community profile the 2011 census records a population for moss...

Moss Vale Township Precinct Plan

Wingecarribee Local Planning Strategy 2015-2031 – Part Two (Precinct Plans) Version 3 for Department of Planning & Environment Endorsement of 22

MOSS VALE is the second largest town in the Shire. Moss Vale has a mixed urban land use pattern ranging from detached housing to general industrial activities. The town is located at a junction of important road and railway routes. Moss Vale continues its role as a rural service centre and is also the seat of local government and tertiary education (TAFE college) for the Shire. The Sydney Canberra Corridor Regional Strategy (Regional Strategy) identifies Moss Vale as a Major Town, noting that larger towns provide local and district services and facilities, comprising the general range of weekly and some higher order goods and business services. They contain well established town centres and the full range of housing types are generally provided.” In relation to Bowral, “Mittagong and Moss Vale together function largely as one urban centre for the northern part of the Region. Mittagong will continue to have an important role as a local retail and service centre with Moss Vale maintaining its administrative and rural service centre role. All three centres should play a complementary role.”

Community Profile The 2011 census records a population for Moss Vale of 7,792 persons, 3,788 males and 4,048 females. Only 4,130 residents, or 53% of the population, were at the same address 5 years previously, with 844 residing elsewhere in Moss Vale with 1,649 residing elsewhere in NSW which could include elsewhere within the Shire. The industries most represented in the occupational range of residents in the workforce were Retail Trade, Health Care and Social Assistance, Construction, Accommodation & Food Services, and Education & Training. Land Use Profile The Moss Vale urban area is contained within the red boundary shown on Map 1 following. The colours represent the various zonings across the town at the time of printing. A legend follows the map. The most dominant zone is R2 Low Density residential zone comprising 57.5% of the township. Some 19% of the township is zoned R5 Large Lot Residential, much of it in the Farnborough Estate located to the east of the main township. The R3 Medium Density zone comprises some 8.9%. Public open space comprises some 5%.



Map 1 – Moss Vale Town Boundary and Zoning

Moss Vale contains five (5) Conservation Areas as indicated on Map 2 below reflecting different development periods. The Argyle Street North encompasses development around 1836. The Argyle/Browley Street Conservation Area encompasses development around 1837. Development around 1838 is located within the Throsby/Arthur Street Conservation Area with the East Street Conservation Area including development around 1839.



The Valetta Street Conservation Area encompasses development around 1840. Beyond the centre of the town, adjacent to the Farnborough estate is the Throsby Park Conservation Area which contains the Throsby Park estate and dates from around 1841. Additional individual Items of Heritage are located throughout the town beyond the Conservation Areas.

Map 2 – Moss Vale Conservation Areas

Residential Lot Capacity Council’s estimate of vacant land potential as at 2012 indicates there is the potential for a further 2,180 dwellings in the Moss Vale residential areas.

Moss Vale

Property Type Total

Vacant Single Lots 145

Vacant Multiple Lots 647

Occupied Single Lots 234

Occupied Multiple Lots 1136

Dual Occupancy 18

Total Potential 2180

Existing Dwellings 2988

Potential + Existing Total 5168



Some lots have been developed since 2012 but there remains potential for at least 65% growth in dwelling supply within Moss Vale township without any variation to current residential zones or minimum lot sizes and the same in dwelling supply in surrounding rural residential land. An amendment to WLEP 2010 has rezoned some of the northern portion of Farnborough to R2 Low Density Residential with a minimum lot size of 2,000m2. Although this has only resulted in an additional nine (9) lots over what was originally approved. There is further dwelling capacity in most of the business zones which total almost 4.6% of all land within Moss Vale township. These zones, together with the R3 Medium Density Residential zone, provide opportunity for redevelopment to provide more compact housing. It is noted that the Chelsea Gardens/Coomungie properties, located to the south of the Moss Vale urban area, are identified under WLEP 2010 as an Urban Release Area (URA) and have the potential to yield an additional 1,200 residential lots. This URA is no longer supported by Council, but a Planning Proposal to rezone the land was supported by the Department of Planning following recommendations from the Joint Regional Planning Panel (JRPP) in 2013. The increase in residential lots from this URA could be higher if nearby properties, identified by the JRPP for possible rezoning together with Chelsea Gardens/Coomungie, were included. The location of Chelsea Gardens/Coomungie is indicated on Map 3 below.

Map 3 – Chelsea Gardens/Coomungie Urban Release Area

Chelsea Gardens Coomungie URA



Development Control Plans (DCPs) Specific development controls for Moss Vale, are contained within the Moss Vale Township DCP with the exception of industrial zoned land which is covered by the Industrial Lands DCP. The Moss Vale Enterprise Corridor adjoins the Moss Vale town boundary to the west and development in the Corridor is managed through the Moss Vale Enterprise Corridor DCP. For development controls on rural and environmental land surrounding the Moss Vale urban area, the Rural Lands DCP covers land zoned RU1 Primary Production, RU2 Rural Landscape and E3 Environmental Management. The Rural Living DCP covers land zoned RU4 Primary Production Small Lots and E4 Environmental Living. A review of all DCPs will occur in 2016 and Moss Vale property owners will have the opportunity to contribute to that review. Local Planning Strategy Workshop During 2010 and 2011 and series of workshops was held across the Shire involving all towns and villages. The purpose of the workshops was to obtain feedback from participants as to what they considered to be the current Strengths and Weaknesses of their locality and what they perceived to be the main Opportunities and Threats for the future. This type of analysis is known by the acronym SWOT. Some 70 property owners attended the Moss Vale workshop on 10 March 2011 at the Civic Centre Theatrette. The table below summarises the key comments. Some comments may appear inconsistent, but are included to reflect the full range of opinions expressed. Council appreciates the contribution made by all workshop participants. KEY ISSUE

CONSIDERATIONS

STRENGTHS Genuine country town atmosphere.

Real working country town atmosphere.

Town and country living. Real rural centre. Country atmosphere. Multi-cultural community. Employment opportunities. Plenty of current and potential employment land. Steel and engineering businesses. Car yards. Good range of services & access to railway line.

Good services.

Good access to education services - schools and TAFE. Good local public school.

Good medical services. Good access to railway.



KEY ISSUE

CONSIDERATIONS

Situated on main Sydney-Melbourne railway line. Accessible railway station in middle of town. Open 24 hours.

Residential access to centre of town.

Walking access to most shops.

Residential development is located close to centre of town. Medium density opportunities in R3 and B4 areas. Variety of development options – housing, retail, civic. Current mix of buildings provides an attractive urban

environment. Parks and gardens within town & rural spaces beyond.

Open spaces and parks.

Leighton Gardens. Open space around Wingecarribee River Surrounded by open space Large pine hedges - should never be destroyed. Well-defined town boundary. Good agricultural land around the town. WEAKNESSES Traffic congestion & lack of parking.

Build up of traffic in peak hours.

Traffic congestion. Traffic speeds in Argyle Street. Poor traffic management, getting worse each year. Railway bridge. Lack of car parking around commercial area at peak times. No parking at IGA. No bypass to take traffic away from town.

Heavy traffic road through centre. No bypass for heavy traffic.

Restricted access under the railway. Poor public transport. No public transport. No fast train to Sydney, Canberra, Melbourne. Town poorly planned, fragmented.

Poorly planned.

Poor pedestrian access – housing development on northern side of railway line.

Lack of pedestrian links between Clarence and Argyle Streets.

Lack of connecting footpaths & bike paths. Infill potential too slow in being realised. Infill development in older areas – negative impact on

heritage. Proposed development all wishful thinking. Poorly designed retail area, no pedestrian connections.

Fragmented shopping area.

No hardware shop.



KEY ISSUE

CONSIDERATIONS

Limited commercial development and employment opportunities

Lack of retail development.

Only one service station. No gas. Limited employment opportunities. Lack of financial incentives for companies to move to the

highlands. Car yard – unloading cars in side streets. Poor infrastructure. Sewer not available to older R2 housing. Lack of infrastructure Hospital needs upgrading. Ageing population & lack of facilities for young people.

Ageing population.

Lack of services for families, youth. No opportunities for young people – work, education,

recreation. OPPORTUNITIES Better managed growth Moss Vale does have the potential to grow provided it is

managed correctly. Develop infrastructure before increasing housing densities. Smaller shops away from main centre for those who can’t

drive. Improved traffic management & parking

Suttor Road diversion – needs to be in place to attract new industry, not wait for industry to come first.

Provide good arterial road access as part of growth strategy. Ensure adequate parking around railway station. Improved public transport & local access

Better car, bike, walking access.

Very fast train. Develop rail line to Unanderra for passenger traffic. Provide better roads around Moss Vale to reduce traffic

through centre of town. Extend cycleway from centre of town to Tudor Park Estate. Adequate public transport for ageing population connecting

centre with other parts of town. Expand current walkways and promote them. Improved bike tracks, bike paths. Urgent need for cycleway path out to Berrima. More employment opportunities and better promotion of them.

Industrial Park.

Develop employment lands. Develop Enterprise zone. Better promotion of businesses in Moss Vale. Develop tourism potential. More financial support from state government for

infrastructure to encourage job growth.



KEY ISSUE

CONSIDERATIONS

Negotiate with federal government to be a ‘Medicare Local’. Residential growth may encourage businesses to remain in

Moss Vale. Expand heritage value of town

Renovate heritage buildings at railway station.

Improved education, employment and recreation facilities for youth

Leisure centre.

Negotiate directly with universities to set up a Southern Highlands campus.

Jobs for youth Education opportunities for youth. General One free collection of household rubbish per year for

pensioners. THREATS Expansion of town will threaten surrounding rural amenity

Loss of green amenity if population increased.

Need to lose rural land in order to accommodate future population growth.

Urbanisation and loss of southern highlands ambience Housing on some of Shire’s best agricultural land. Increased population without any increase in green space. Increased demand on services

Increasing number of people who will need additional services not currently found in Moss Vale.

Subdivision just adds to current congestion levels. Current residents won’t be able to stop higher residential

densities. Increased aged population and associated service

demands. Lack of state and federal funding. New residential development too far from centre of town. Poor planning Ad-hoc planning Piecemeal planning Council can’t be trusted with regard to promises for

infrastructure, water supply and traffic improvements, medical services.

Nothing to keep young people in area.

Uneven demographics – population mainly aged.

General Loss of young people unless education and employment opportunities provided.

Apathy. Coal mining – impacts on zoning. Pollution. Restrictions on potential businesses too limiting. Whites creek is blocked and is a health hazard.



SWOT Analysis The key strength of Moss Vale is that it has a genuine country town atmosphere and retains its origins as a rural support centre. Employment opportunities were considered strong and it was considered that generally access to services is good. The compact nature of the town with shops and services within walking distance was noted. Opportunities for a range of housing choice were noted in the R3 and B4 zones. Parks and open spaces, particularly Leighton Garden were appreciated. It is noted that as part of the Moss Vale Bi-centenary celebrations, Leighton Gardens was refurbished and further improvements around the railway station were completed. The greatest weaknesses were traffic congestion and lack of parking particularly in the vicinity of the railway underpass. These issues are currently being addressed. Lack of pedestrian paths and cycle ways were also noted. The Moss Vale Master Plan identifies potential solutions to these concerns. The greatest opportunities were in regard to better managed growth within the town with infrastructure support and the greatest threats were the consequences of not managing future growth well. Given the considerable potential for infill development this opportunity is acknowledged and will be considered in the review of the Moss Vale DCP. Equally there were concerns about the spreading of the town into surrounding rural areas, all the more reason to ensure that future infill development is well managed.

Moss Vale Town Centre Master Plan The following Master Plan diagram demonstrates the high level guidelines that are to be delivered through a series of catalyst projects over time. It is proposed that the Master Plan document will provide a guide that may be adapted to suit specific development opportunities and circumstances. The legend follows the diagram.

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Submissions to Amend WLEP 2010 During the preparation of the Draft Local Planning Strategy 2015-2031, Council received and assessed several submissions to amend Wingecarribee Local Environmental Plan (WLEP) 2010. The assessment of all submissions was reported to the ordinary meeting of Council on 24 June 2015. Those submissions supported for inclusion in the Moss Vale Precinct Plan prior to exhibition of the draft Wingecarribee Local Planning Strategy 2015-2031 are presented below. Each has been updated to reflect responses to the public exhibition of the draft Strategy with regard to these submissions. All exhibited submissions were reported to the Ordinary Meeting of Council on 23 March 2016. Council’s resolution from that meeting with regard to each submission is included in the summaries below.

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RESOLUTION OF COUNCIL 24 JUNE 2015

THAT The rezoning to R5 Large Lot Residential with a minimum lot size range from 2000m2 to 4000m2 of Lots 1-6 & 8 DP 502535, 71 Beaconsfield Road & Lot 2 DP 502535, 77 Beaconsfield Road, Moss Vale, be supported for inclusion in the Moss Vale Precinct Plan prior to public exhibition of the draft Local Planning Strategy 2015-2031.

POST EXHIBITION ASSESSMENT

No submissions were received for these properties during the exhibition of the draft Local Planning Strategy, therefore it is RECOMMENDED: THAT the rezoning of Lots 1-6 & 8 DP 502535, 71 Beaconsfield Road & Lot 2 DP 502535, 77 Beaconsfield Road, Moss Vale to RU4 Primary Production Small Lots with a minimum lot size range from 2000m2 to 4000m2, be supported for inclusion in the Moss Vale Precinct Plan of the adopted Wingecarribee Local Planning Strategy 2015-2031.

RESOLUTION OF COUNCIL 23 MARCH 2016

THAT the rezoning of Lots 1-6 & 8 DP 502535, 71 Beaconsfield Road & Lot 2 DP 502535, 77 Beaconsfield Road, Moss Vale to RU4 Primary Production Small Lots with a minimum lot size range from 2000m2 to 4000m2, be supported for inclusion in the Moss Vale Precinct Plan of the adopted Wingecarribee Local Planning Strategy 2015-2031.

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The subject site has a total area of 19.6 Ha and an existing Minimum Lot Size of AB1 (10 Hectares). Rezoning the area identified as RU2 Rural Landscape (11.85 Ha) to RU4 Primary Production Small Lots and Reducing the Minimum Lot Size to Z1 (2 Ha) would create a potential for approximately 4 Lots (inclusive of road construction etc). This would not significantly impact on the locality because it adjoins an existing area of land zoned RU4 Primary Production Small Lots to the south that is also located on the crown of the hill. The adjoining RU4 land is considered consistent with the objectives of the Rural Lands SEPP. So although the density would be increasing contrary to the requirements of the Rural Lands SEPP and Section 117 Directions, this would not be inconsistent with the locality particularly with regard to the adjoining land in an identical setting. The subject site is in a prominent location however there were no objections to the proposed amendments to the WLEP 2010 raised during the 2009 Wingecarribee LEP exhibition period. Support for any proposed amendment to the Wingecarribee LEP 2010 would be subject to a detailed Planning Proposal being submitted to Council and consideration of the impacts assessed by way of the Gateway process.

CONCLUSION

Although surrounded by industrial land, the site is sufficiently large to allow for some development as permitted within the RU4 zone, provided an appropriate minimum lot size is determined to avoid potential land use conflicts. A combination of 4000m2 and 8000m2 lots would be appropriate in addressing this issue, locating the larger lots closest to the industrial land boundaries. Consideration of future rezoning and subdivision potential within this locality is contained within the Moss Vale Precinct Plan.


THAT Lot 11 DP 1084421, 74-76 Beaconsfield Road, Moss Vale, be supported for rezoning to RU4 Primary Production Small Lots with a minimum lot size range from 4000m2 to 8000m2 and included in the Moss Vale Precinct Plan prior to public exhibition of the draft Local Planning Strategy 2015-2031.


No submissions were received for this property during the exhibition of the draft Local Planning Strategy, therefore it is RECOMMENDED: THAT the rezoning of Lot 11 DP 1084421, 74-76 Beaconsfield Road, Moss Vale, to RU4 Primary Production Small Lots with a minimum lot size range from 4000m2 to 8000m2 be supported for inclusion in the Moss Vale Precinct Plan of the adopted Wingecarribee Local Planning Strategy 2015-2031.




THAT the rezoning of Lot 11 DP 1084421, 74-76 Beaconsfield Road, Moss Vale, to RU4 Primary Production Small Lots with a minimum lot size range from 4000m2 to 8000m2 be supported for inclusion in the Moss Vale Precinct Plan of the adopted Wingecarribee Local Planning Strategy 2015-2031.

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Support for any proposed amendment to the Wingecarribee LEP 2010 would be subject to a detailed Planning Proposal being submitted to Council and consideration of the impacts assessed by way of the Gateway process.

CONCLUSION

As part of the review of nearby sites on Beaconsfield Road (property references 40 and 41) there may be the opportunity to support a reduction in the minimum lot size to enable additional residential development on this site. This site is further removed from industrial land in the vicinity and closer to existing residential land. Consideration of future rezoning and subdivision potential within this locality is contained within the Moss Vale Precinct Plan.


THAT a reduction in the minimum lot size to between 2000m2 and 4000m2 of Lot 1 DP 812628, 69 Bulwer Road, Moss Vale, be supported for inclusion in the Moss Vale Precinct Plan prior to public exhibition of the draft Local Planning Strategy 2015-2031.


No submissions were received for this property during the exhibition of the draft Local Planning Strategy, therefore it is RECOMMENDED: THAT a reduction in the minimum lot size to part 2000m2 and part 4000m2 of Lot 1 DP 812628, 69 Bulwer Road, Moss Vale be supported for inclusion in the Moss Vale Precinct Plan of the adopted Wingecarribee Local Planning Strategy 2015-2031.


THAT a reduction in the minimum lot size to part 2000m2 and part 4000m2 of Lot 1 DP 812628, 69 Bulwer Road, Moss Vale be supported for inclusion in the Moss Vale Precinct Plan of the adopted Wingecarribee Local Planning Strategy 2015-2031.

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SUMMARY OF REQUEST

Rezone to permit residential development with a minimum lot size range from 540m2 to 700m2 to achieve up to 261 lots.

PLANNING ASSESSMENT

ESSENTIAL ASSESSMENT CRITERIA ASSESSMENT

Proposed use is consistent with current State government policy or practice. Protection of environmental land.

No

Proposed use is consistent with current Local policy or practice: Location within an existing town or village boundary.

No

Site is outside of any zone or infrastructure buffer. Yes Site is free of any Endangered Ecological Community. No Site is free of significant flood or bushfire affectation. Yes Site has access to reticulated water and sewer. Yes Site has no other constraints relevant to the proposed development. Yes

Support for any proposed amendment to the Wingecarribee LEP 2010 would be subject to a detailed Planning Proposal being submitted to Council and consideration of the impacts assessed by way of the Gateway process.

CONCLUSION

The Planning Proposal under consideration in this assessment seeks to develop the entire site. Council’s previous endorsement extended to only the eastern 1/3 of the site. Retaining this development line allows for some development of the site contiguous with the Darraby Release Area without creating any adverse impact on rural views from the south and west.


THAT the rezoning of all or part of Lot 1 DP 819424, Darraby Lodge, Broughton Street, Moss Vale, for residential development be supported for inclusion in the Moss Vale Precinct Plan prior to public exhibition of the draft Local Planning Strategy 2015-2031.


No submissions were received for this property during the exhibition of the draft Local Planning Strategy, therefore it is RECOMMENDED: THAT Lot 1 DP 819424, Darraby Lodge, Broughton Street, Moss Vale be included in the Moss Vale Precinct Plan of the adopted Wingecarribee Local Planning Strategy 2015-2031 for further consideration to rezoning all or part of the site for residential development.




THAT Lot 1 DP 819424, Darraby Lodge, Broughton Street, Moss Vale be included in the Moss Vale Precinct Plan of the adopted Wingecarribee Local Planning Strategy 2015-2031 for further consideration to rezoning all or part of the site for residential development.

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