rural residential land release strategy - shire of kempsey · shire of kempsey rural residential...

SHIRE OF KEMPSEY

RURAL RESIDENTIAL LANDRELEASE STRATEGY

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SHIRE OF KEMPSEY RURAL RESIDENTIAL LAND RELEASE STRATEGY

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Ref : 11058

RURAL RESIDENTIAL LAND RELEASE STRATEGYKEMPSEY SHIRE COUNCIL

Prepared By:Insite Planning Services Pty Ltd (ABN: 63 109 684 648)

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This report has been prepared based on the information supplied by the client and investigation undertaken by Insite Planning Services Pty Ltd & other consult-

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Table of Contents1. Introduction ............................................................................................................................................. 1 1.1 Background Report Summary ...................................................................................................... 1 1.2 Investigation areas ....................................................................................................................... 2 1.3 Key findings .................................................................................................................................. 2 1.4 Comments on Results................................................................................................................... 3 1.5 Components of this Strategy ........................................................................................................ 4

2. Current Rural Residential Land Supply .................................................................................................... 5 2.1 Supply in 2011 .............................................................................................................................. 5 2.2. Analysis ....................................................................................................................................... 5

3. Rural Residential Land Capability ............................................................................................................ 7 3.1 Background .................................................................................................................................. 7 3.2 Land Capability Assessment ......................................................................................................... 7 3.3 Investigation Areas’ Capability Assessment ................................................................................. 8

4. Land supply.............................................................................................................................................. 11 4.1 ‘Theoretical Maximum’ Rural Residential Land Supply ................................................................ 11 4.2 Method for Estimating the Yield of Potential Rural Residential Land........................................... 11 4.3 Re-evaluation of Land Supply ....................................................................................................... 12 4.4 Re-evaluation of Rural Residential Land Capability. .................................................................... 12 4.5 Revised Yield ................................................................................................................................ 28

5. Staging and Monitoring ........................................................................................................................... 29 5.1 Settlement Planning Guidelines ................................................................................................... 29 5.2 Settlement Guideline Requirements for Rural Residential Development .................................... 29 5.3 Land for 25 Years Growth – and Beyond ...................................................................................... 30 5.4 Rural Residential Land Release Staging ........................................................................................ 30 5.5 Monitoring Program ..................................................................................................................... 41

6. Implementation Program ........................................................................................................................ 41

APPENDIX 1 : Strategy Maps ....................................................................................................................... 44APPENDIX 2 : Rural Residential Land Demand Model ................................................................................. 54

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List of TablesTable 1.1: Summary of ESD Evaluation Criteria ..............................................................................................2Table 1.2: ESD Rankings of Areas Evaluated ...................................................................................................3Table 1.3: ESD Ranking Descriptions ...............................................................................................................3Table 2.1: Rural Residential Land Supply in 2011 ...........................................................................................5Table 3.1: Land Capability Assessment & Staging Criteria .............................................................................7Table 3.2: Land Capability Assessment Table .................................................................................................10Table 4.1 Rural Residential Land Capability: Potential Yield ...........................................................................11Table 4.2 Rural Residential Land Capability: Revised Yield .............................................................................28Table 5.1 Kempsey Shire 25 Year Land Release & Staging Forecast ................................................................30

List of MapsMap 10: Collombatti Rural Residential Capability ......................................................................................... 13Map 11: Frederickton Rural Residential Capability ....................................................................................... 14Map 12: Yarravel Rural Residential Capability ............................................................................................... 15Map 13: Euroka Residential Capability .......................................................................................................... 16Map 14: Dondingalong Rural Residential Capability ..................................................................................... 17Map 15: Verges Creek Rural Residential Capability ....................................................................................... 18Map 16: South Kempsey Rural Residential Capability ................................................................................... 19Map 17: Crescent Head Rural Residential Capability .................................................................................... 20Map 18: Kundabung Rural Residential Capability ......................................................................................... 21Map 19: Yarrahapinni Rural Residential Capability ........................................................................................ 22Map 20: Kempsey Shire Rural Residential Capability .................................................................................... 23Map 21: Collombatti Release Staging ............................................................................................................ 27Map 22: Frederickton Release Staging .......................................................................................................... 28Map 23: Yarravel Rural Release Staging ........................................................................................................ 29May 24: Euroka Release Staging .................................................................................................................... 30Map 25: Dondingalong Release Staging ........................................................................................................ 31Map 26: Verges Creek Release Staging .......................................................................................................... 32Map 27: South Kempsey Release Staging ...................................................................................................... 33Map 28: Crescent Head Release Staging ....................................................................................................... 34Map 29: Kundabung Release Staging ............................................................................................................ 35Map 30: Yarrahapinni Release Staging .......................................................................................................... 36

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1. IntroductionThis strategy results from a review of Council’s 1990 Rural Residential Land Development Strat-egy and forms part of Kempsey Shire’s growth management strategy. The analysis that informs the strategy is presented in a complementary Background Report, under separate cover.The strategy has been prepared to complement and be part of Council’s suite of documents, revised in recent years to sustainably manage population and housing growth for the next gen-eration, over a period of 25 years.The NSW Government obliges Councils to manage population, housing and employment growth. Key publications which do this are the Mid-North Coast Regional Strategy and Settle-ment Planning Guidelines for the North Coast Region, published by the Department of Planning and Infrastructure. The strategy is consistent with these requirements.The strategy is the product of a review of the current strategy and an investigation into environ-mental and socio-economic conditions which may have an effect on future small holding subdi-vision; including supply and demand over the long term.

1.1 Background Report SummaryThe Background Report has:• Identified and described existing rural residential areas• Examined the current strategic policy and planning context for rural residential develop-

ment• Researched and summarised key demographic and housing market trends that appear to

affect the Shire• Identified areas suitable for investigation, to determine their potential to satisfy demand for

rural residential land and housing• Apparent strong demand for this type of land and housing in the short to long term• Examined all rural land in the Shire and excluded some areas from further consideration as:

- The land is in public ownership - The land has high conservation values as habitat for rare or threatened species or eco-

logical communities - The land is too remote (generally more than a 30 minute drive) from urban services

provided by the larger towns, Kempsey, South West Rocks, Port Macquarie and Macks-ville

- The land is known to be or is possibly flood prone and has a high probability of the pres-ence of acid sulphate soils

- The land is highly productive farmland and protected as a regionally significant resource• Identified 12 areas in the Shire for more detailed investigation; and considered other factors

in deciding whether these areas are suitable for expanding or intensifying the existing land supply for rural residential land and housing. These factors include: - Flora and fauna habitat (including Koala habitat protection) - Risks associated with acid sulphate soils - Bush fire hazard - Capacity of the Shire’s land and waterways to safely dispose of treated waste water - Capacity of the Shire to provide access and essential services to new (or intensified

existing) rural residential areas• Completed an ecologically sustainable development evaluation of these areas, which indi-

cates good prospects for rural residential development to help create a more ecologically sustainable Kempsey Shire

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1.2 Investigation areasThe areas examined per the above method were:1. South West Rocks & Arakoon2. Collombatti3. Aldavilla & Yarravel4. Frederickton5. West Kempsey6. Euroka & Dondingalong7. Verges Creek8. South Kempsey9. Crescent Head10. Kundabung 11. Stuarts Point & Yarrahapinni12. BarranganyattiThese areas are shown on Map 1 (Appendix 1).

1.3 Key findingsThe findings of the Background Report are best-summarised by the ESD evaluation, fully de-tailed by the Background Report. This evaluation gives a score and ranking per evaluation criteria specifically developed for this purpose, to help determine the relative ability of each investigation area to contribute to a more sustainable Kempsey Shire. Reproduced below from part 12 of the Background Report are the ESD evaluation criteria and results:

Table 1.1: Summary of ESD Evaluation Criteria

Element and Source of Criteria Evaluation CriteriaSOCIETYWorkshop Provides (or has potential to provide) safe and cost-effec-

tive two-way sealed road access.Workshop Supports services of the Shire’s towns and villages.ECONOMYCouncil’s Delivery Plan 2012 - 2016

Within the Shire’s capacity to service development.

NSW Govt Regional Strategy Supports Kempsey as a major town centre.Workshop Lower cost of developing land (fewer constraints equate to

lower development costs).ENVIRONMENTNSW Govt Regional Strategy Waste water can be disposed of effectively.Workshop The scenic and visual amenity of the Shire is preserved or

enhanced.NSW Govt Settlement Guidelines No or little need to clear native vegetation.Workshop Enable more efficient land use by increasing densityWorkshop Protection of habitat and corridors for koalas (and other

species).

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Element and Source of Criteria Evaluation CriteriaGOVERNANCENSW Govt Regional Strategy Would not affect areas with urban expansion potential.NSW Govt Regional Strategy Land use conflict avoided or manageable.KSC Review Objective Rationalise the 1(g) zone, by supporting new subdivision

and land use controls.

Table 1.2: ESD Rankings of Areas Evaluated

Area Score ESD Ranking1 South West Rocks & Arakoon 6.78 D2 Collombatti 9.91 B3 Frederickton 10.08 B4 Aldavilla & Yarravel 8.0 C5 West Kempsey 6.74 D6 Verges Creek 8.0 C7 Euroka & Dondingalong 8.01 C8 South Kempsey 9.01 B9 Kundabung 9.41 B10 Crescent Head 8.11 C11 Stuarts Point & Yarrahapinni 7.17 C12 Barranganyatti 7.17 C

Table 1.3: ESD Ranking Descriptions

Overall Ranking Total Score DescriptionA 11-12 Excellent contribution to sustainable development expected.B 9-10 High contribution to sustainable development expected. Area

should be developed, subject to resolution of outstanding is-sues or further investigation.

C 7-8 Moderate contribution to sustainable development expected - should only be considered for development after outstand-ing issues are resolved, if possible.

D 5-6 Small contribution to sustainable development expected - possibly should be considered no further.

E 4 Unsustainable - do not consider further.

1.4 Comments on ResultsThe results of the ESD evaluation as shown in the tables above indicate the contribution to-wards ESD of each investigation area is low to high. The result is arguably due to two key fac-tors:• Proximity to urban services (and employment)• The complexity of environmental conditions

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The results suggest that high-scoring areas should be given priority in future planning:• Frederickton• Euroka & Dondingalong• Verges Creek• South Kempsey• Crescent Head• KundabungThese areas share characteristics that are reflected in their rankings:• Proximity to and support of Kempsey’s businesses and services• Good levels of access• Have cleared areas that reduce potential for habitat impact• For some, opportunity to increase density of land already zoned for small holdingsThat there is little or no scope to consider Arakoon, South West Rocks, West Kempsey and Bar-ranganyatti further is noted, as there are access, environmental and amenity issues in these areas precluding them from further consideration. Council is also investigating the urban poten-tial of some rural residential land near South West Rocks.

1.5 Components of this StrategyBased on the analysis presented in the Background Report this new Shire of Kempsey Rural Residential Land Release Strategy addresses the following matters. Each part of the strategy comprises maps and tables to present the data, with related commentary.1. Identify the current supply of rural residential land, taking figures from Council’s Rural Resi-

dential Land Capacity Report (completed in June 2011).2. Assess the capability of the remaining 10 investigation areas for potential rural residential

release or intensification.3. Present data on existing and potential rural residential lots according to Settlement Planning

Guidelines of the Department of Planning & Infrastructure.4. Provide a model for monitoring shifts in demand from district to district across the Shire.5. Present implementation program for further planning and the steps required to implement

the strategy.Fundamental to future planning is establishing a rural residential land demand model for:a. The Shireb. Existing rural residential areasc. Planned rural residential areas (where further environmental analysis and rezoning is re-

quired)A methodology for a rural residential land demand model is presented in Appendix 2, to help Council periodically monitor changes in demand in each district, so release programs can be adjusted.

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