7 WEST LINDFIELD NEIGHBOURHOOD PROVISIONS · An initial survey for hollow-bearing trees (HBT) has been undertaken in accordance with Part 4.2.5 and the results are shown on the EMPP

Area 13 Thrumster Development Control Plan

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7 WEST LINDFIELD NEIGHBOURHOOD PROVISIONS Contents 7.1 Introduction 7-1 7.2 Environmental Management Principles

Plan 7-5 7.3 Hazards Management 7-13 7.4 Transport Network Plan 7-14 7.5 Urban Development Plan 7-16 7.6 Development Sequencing Plan 7-19

7.1 Introduction 7.1.1 Planning Framework The West Lindfield Neighbourhood comprises 132 of the 820 hectares identified in the Thrumster Urban Release Area. These neighbourhood provisions have been prepared on behalf of a number of landowners, where their combined land areas represent more than 60% of the total land area in the neighbourhood. Where there is conflict between these neighbourhood provisions and the other parts of the Development Control Plan, the neighbourhood provisions prevail. 7.1.2 Variations to DCP Provisions Variations to the development provisions of this plan will be considered where it can be demonstrated that the aims and vision for the West Lindfield Neighbourhood can be achieved by an alternate solution. 7.1.3 Aims The Aims of this Part are to:

1. Set out a strategic planning and design framework to guide the development of the West Lindfield Neighbourhood;

2. Define ‘Development Areas’ within West Lindfield Neighbourhood; and

3. Promote an orderly, coordinated and timely staging of the provision of infrastructure and community facilities within the West Lindfield Neighbourhood.

7.1.4 Vision West Lindfield is a low-density residential locality, with medium density concentrated around the neighbourhood centre. The road system provides for legibility and circulation throughout the precinct. A public transport system (bus) operates and connects to other areas, particularly for employment and shopping. Building and dwelling designs contribute to the vibrancy and define streets and public spaces; creating environments that are comfortable, interesting and safe. Streets are characterised by landscaped front gardens and consistent front setbacks. Local parks are strategically provided, generally within 400m walking distance to residents. These parks are well used and safe for families. Dwellings overlook these parks to provide casual surveillance. The two major wildlife linkages running north-south through the neighbourhood are well established and are home to a variety of native species. An employment area is located on the eastern edge of this neighbourhood. The employment area is compact and provides employment opportunities for residents of the neighbourhood and is within easy walking distance to peoples’ place of residence and reduces the need for car dependency. All development has been designed and operates so as to minimise impacts on adjacent residential areas in terms of noise, traffic, emissions and bulk and scale. Public transport is readily available on the Oxley Highway. 7.1.5 Site Analysis and Design

Response A summary of the environmental features set out in Part 4.2, the hazards identified in Part 4.3 and the transport networks identified in Part 4.4 have been included on the following site analysis plans (Maps 7.1.1 to 7.1.3) for the West Lindfield Neighbourhood.

Area 13 Thrumster Development Control Plan 7 - West Lindfield Neighbourhood Provisions

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The identification of these features provides a framework for identifying constraints and opportunities to the successful development of the Neighbourhood and its integration with Area 13 as a whole. 7.1.6 Development Areas and

Neighbourhood Design Framework

Four Development Areas have been identified within the West Lindfield Neighbourhood, as shown on Map 7.1.4. The Development Areas have been identified having regard to their urban development potential. The vision for each Development Area follows. Area 1 - West Lindfield neighbourhood centre and Lindfield Park Light Industrial This area will become the West Lindfield neighbourhood hub for convenience shopping and services and includes the local employment area of the Lindfield Park Light Industrial precinct. Residential dwellings in this area will be at a higher density than elsewhere in West Lindfield to take advantage of the proximity to shops and public transport and may include a mix of detached, attached or multi-dwelling housing catering to a variety of residential needs. Development at the interface between residential and industrial zones will be designed to be harmonious. A corridor of existing and revegetated koala habitat will contribute to a visual buffer between industrial and residential areas. Area 2 - West Lindfield Residential This area forms the core residential area of the neighbourhood and includes a local park within easy walking distance from the majority of homes. This area will be predominantly detached dwellings on a mix of lot sizes. Area 3 - West Lindfield Environmental Living This area includes significant tracts of koala food trees and is bordered to the east and west by koala habitat corridor. Residential dwellings in this area will be designed to protect and contribute to these valuable features. The area will be predominantly detached dwellings on larger lots, retaining significant vegetation in private ownership. The northern edge of the area adjoins the Partridge Creek Industrial neighbourhood with separation provided by an electricity transmission easement and adjacent collector road.

Area 4 See Partridge Creek Residential Area 1

7.2 Environmental Management Principles Plan

The Environmental Management Principles Plan (EMPP) at Map 7.2.1 provides a summary of requirements from Parts 1-4 of the Area 13 General Provisions, where applicable to the West Lindfield Neighbourhood. The Environmental Management Staging Plan (EMSP) at Map 7.2.2 specifies the progressive implementation of environmental management works within the E2 and E3 zones, generally in association with the corresponding stormwater management catchments. Landowners have entered into a Planning Agreement (VPA) with PMHC that provides for the establishment, management and dedication of the Environmental Management Areas (E2 and E3 zones). 7.2.1 Aboriginal Heritage and

Archaeology Refer to Part 4.2.1 of the General Provisions for development criteria. 7.2.2 Environmental Management

Areas (Zones E2 and E3) Significant vegetation, buffer areas, habitat linkages and riparian areas are identified within the E2, E3 and E4 zones of the West Lindfield Neighbourhood. Development Criteria 1. The restoration or dedication of E2 and E3

lands are implemented in accordance with the VPA’s and in conjunction with development undertaken within the associated stormwater catchment.

2. The initial Development Application for urban development within each Development Area includes the preparation of a Vegetation Management Plan, in accordance with Councils ‘VMP Guidelines’.


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7.2.3 Koala Habitat The Area 13 Koala Plan of Management (KPoM) applies to this neighbourhood. Map 7.2.1 shows local environmental features relevant for assessment against the provisions of the KPoM. Development Criteria General 1. All restoration works in accordance with the

KPoM shall be undertaken prior to the release of the subdivision certificate.

2. Where E3 zones cannot accommodate koala food tree offset plantings, a suitable area is to be identified and be subject to the same conditions as environmental lands as defined in the relevant VPA. Applicant must demonstrate that this additional environmental land is secured and managed in perpetuity to Council’s satisfaction.

Area 4: Area 4 is mapped as CKH. 1. The initial Development Application for

urban development within Area 4 shall include the following: a. A ‘type 2’ Koala underpass within the north-south buffer / habitat link; and b. Confirmation that a restriction on the title to prohibit the keeping of domestic dogs has been applied.

Area 3: Part 6.6(E)(i) of the Area 13 KPoM requires that the whole of the development precinct within Area 3 is to be considered as an area of CKH. 1. The initial Development Application for

urban development within Area 3: a. provides for a ‘type 2’ Koala underpass within the eastern and western north-south buffer / habitat links; and b. confirms that a restriction on the title to prohibit the keeping of domestic dogs has been applied.

2. Where development south of John Oxley Drive provides for a connection to either Area 3 (east) or to the west, the Development Application will provide for a ‘type 2’ Koala underpass within the E3 zone

Area 2: Area 2 contains a relatively small area of CKH in addition to areas of PKH.

1. The Development Application for urban development adjoining the western north-south buffer / habitat link will provide for a ‘type 2’ Koala underpass within the north-south buffer / habitat links

2. The removal of trees within the areas of PKH shall be compensated by the inclusion of Koala feed tree species within the nearby revegetation area associated with the environmental zone. Specifications are to be included in the relevant Vegetation Management Plan (see Section 7.2.2).

3. Where development south of John Oxley Drive provides for connection to Area 3, the Development Application will provide for a ‘type 2’ Koala underpass within the E3 zone.

4. The removal of trees within the areas of PKH shall be compensated by the inclusion of Koala feed tree species within the nearby revegetation area associated with the environmental zone. Specifications are to be included in the relevant Vegetation Management Plan (see Section 7.2.2).

7.2.4 Hollow Bearing Trees An initial survey for hollow-bearing trees (HBT) has been undertaken in accordance with Part 4.2.5 and the results are shown on the EMPP at Map 7.2.1. Refer to Part 4.2.5 of the General Provisions for development criteria. 7.2.5 Staging of Environmental

Management Works The Environmental Management Works at Map 7.2.2 broadly identifies the location of the required environmental management works within the E3 zone. Development Criteria 1. The restoration and/or dedication of E2 and

E3 lands shall be implemented in accordance with the Vegetation Management Plan (VPA) to accompany a Development Application for subdivision.

2. Details in relation to the staging, including the co-ordination of clearing works and regeneration works within individual properties shall be provided with the VMP.


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3. Vegetated swales and bioretention ponds shall be incorporated within the E3 zone, generally as set out on Map 7.2.2. Details shall be provided within the associated Vegetation Management Plan.

See also Part 4.2.3 of the Thrumster General Provisions. 7.2.6 Stormwater Management An Indicative Stormwater Management Strategy for the West Lindfield Neighbourhood is included at Map 7.2.3. This strategy will achieve the objectives for the neighbourhood, as set out in Part 4.2.6. The strategy has been prepared with reference to: • Thrumster Integrated Water Management

Plan, Stage 3 Final Report, 19 July 2007, prepared by Maunsell/AECOM for Port Macquarie Hastings Council (the IWMP);

• AUSPEC 2009 Development Design Specification D5 Stormwater Drainage Design and D7 Stormwater Management; and

• Draft NSW MUSIC Modelling Guidelines 2010.

Refer to Part 4.2.6 of the General Provisions for development criteria. 7.2.7 Water Supply Potable water, reclaimed water and rainwater tank provision shall be provided in accordance with the development criteria set out in Part 4.2.7. Water supply for the West Lindfield Neighbourhood shall be provided from the existing Mill Hill Reservoir. Development Criteria 1. The existing 300mm main on John Oxley

Drive is to be upgraded to a 450mm main as development occurs. The timing for this upgrade shall coincide with the construction of intersections 4 and 5 (Area 3A and 3B) or as adjacent development occurs (Area 2).

2. Reclaimed mains are to be constructed along John Oxley Drive in conjunction with

main upgrades and intersection works. 7.2.8 Sewer Provision for sewer shall be provided in accordance with the development criteria set out in Part 4.2.8. The Indicative Neighbourhood Design Framework at Map 7.1.5 has identified that Areas 2 and 3 north of John Oxley Drive can be developed as initial stages for West Lindfield. Development Criteria Area 4 1. The development of Area 4 is reliant on the

provision of sewer through Area 3, for a point of connection.

Area 3 1. The initial Development Application for

urban development shall require the construction of pump station ‘Thrumster SPS No.3’, to pump to Councils existing gravity main near Thrumster Street.

2. Development south of John Oxley Drive is dependent upon downstream development occurring first.

Area 1 1. As an interim strategy (200 ET’s), the

construction of a new pump station at Lindfield Park Road (‘Thrumster SPS No.4’) will provide connection to Councils existing network to the east (‘SPS No.54’).

2. When the capacity provided by the interim strategy is reached, the pump station rising main is required to be redirected to the west, to link to the pump station for Area 3 (‘Thrumster SPS No.3’).

Area 2 1. Development south of John Oxley Drive is

dependent upon downstream development occurring first.

7.2.9 Soil Management Refer to Part 4.2.6 of the General Provisions for development criteria.


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7.3 Hazards Management 7.3.1 Bushfire Management Category 1 bushfire prone vegetation occurs to the north and south of the West Lindfield Neighbourhood and is generally associated within the retained vegetation within the environmental zones. Map 7.3.1 illustrates the bushfire prone vegetation within and adjacent to the West Lindfield Neighbourhood. Refer to Part 4.3.1 of the General Provisions for development criteria. 7.3.2 Road Noise John Oxley Drive is a potential source of road noise that may impact upon the amenity of residents in the West Lindfield Neighbourhood. Development is to ensure road noise impacts are managed equitably by creating new residential dwellings that are not subject to excessive noise. Development Criteria 1. Development avoids or minimises the

number of new dwellings within the area identified in the PMHC LEP 2011 Acoustic Controls Map.

2. Where a proposed subdivision adjoins an arterial road, subdivision design incorporates noise mitigation measures on private land along the road boundary.

3. Landscaped noise mounds or a combination of noise mound and acoustic barrier are preferred noise mitigation measures rather than acoustic barriers alone.

4. Where residential lots cannot be designed to achieve an internal noise level less than the recommended maximum specified in AS 2107-2000 Acoustics - Recommended design sound levels and reverberation times for building interiors, residential dwellings are constructed in accordance with the relevant construction category specified in AS 3671-1989 Acoustics - Road traffic noise intrusion - Building siting and excessive noise construction to achieve the required noise level reduction.

Note: Where noise mitigation measures are constructed at subdivision, council will consider amending the PMHC LEP 2011 Acoustic Controls

Map where supported by a revised noise impact assessment prepared by a suitably qualified person. 7.3.3 Industrial Noise The West Lindfield Industrial Neighbourhood is a potential source of noise which may impact on future amenity of residents in the West Lindfield Residential Neighbourhood. Development is to contribute to the equitable management of noise by preventing exposure of residential dwellings to excessive noise and minimising the risk of noise complaints being made about industrial activities. Development Criteria 1. Where in an industrial zone, proposed land

uses on premises within 100m of a residential zone a. operate only between 7am and 6pm, Monday to Saturday b. are designed to limit operational activities to within the building or areas on the side of the building away from the residential zone.

2. Where in a residential zone and development is proposed within 100m of an industrial zone: a. subdivision design responds to the potential for noise from the industrial zone by maximising the distance between future dwellings and the industrial area b. dwelling design locates noise insensitive areas away from the industrial area

3. Where alternative solutions are proposed, development applications must demonstrate that project-specific noise levels have been determined consistent with the methodology set out in the NSW Industrial Noise Policy 2000 and satisfy the acceptable noise level for the relevant amenity criterion.

7.3.6 Flood Management The West Lindfield Neighbourhood includes areas affected by the Hastings River 1 in 100 year flood event. These areas are generally located within the Environmental Protection and Management Zones (E2 and E3). Development Criteria 1. Overland flowpaths shall be provided

generally as shown on Map 7.2.3 – Stormwater Management Strategy and are


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to be designed as public reserve or road to a standard acceptable to Council.

2. All arterial and collector roads, as shown on Map 7.4.1 – Transport Networks, are to be constructed above the Probable Maximum Flood event to ensure that all residential lands are provided with appropriate evacuation routes.

7.3.7 Transmission Easement

Management An easement for electricity supply is located on the northern boundary of the West Lindfield Neighbourhood, within Areas 2 and 3. Development Criteria 1. A public frontage is created and maintained

to the transmission easement. This can be achieved with the provision of either a public road or public open space.

7.4 Transport Network Plan The Transport Network Plan at Map 7.4.1 is based upon providing connectivity within the West Lindfield Neighbourhood and connectivity with adjoining neighbourhoods. John Oxley Drive is the major east-west collector road from the Pacific Highway and Sovereign Hills town centre in the west to Port Macquarie in the east. West Lindfield is to be served by two new intersections on John Oxley Drive and by Lindfield Park Road. A north-south collector road bisects the West Lindfield Neighbourhood and will connect John Oxley Drive with the adjacent Partridge Creek Industrial Neighbourhood to the north of the West Lindfield Neighbourhood. 7.4.1 Intersections Development Criteria General 1. Future development of the West Lindfield

Neighbourhood shall generally accommodate the intersections as shown on Map 7.4.1.

Area 1: 1. Should access be available from Lindfield

Park Road only, residential development is

limited to 200 residential lots 2. Further development can be undertaken

with the construction of intersection no.5. Area 2: 1. Access is provided from intersection no.4 or

from Area 1 if intersection no.5 is constructed.

2. Permanent access south of John Oxley Drive is provided from either intersection no.4 or no.5.

Area 3: 1. Access to Area 3 may be provided via the

local access intersection from John Oxley Drive, intersection 4 and the adjoining Partridge Creek Residential and Partridge Creek Industrial Neighbourhoods.

2. Permanent access south of John Oxley

Drive shall be provided from either the east (Area 2) or the west (North Oxley)

Area 4: 1. Access is to be provided from either Area 3

to the east or through the adjoining Partridge Creek Residential Neighbourhood to the west, via Thrumster Street.

7.4.2 Road Hierarchy and Street Types The indicative road hierarchy within West Lindfield is depicted on Map 7.4.1. The collector roads will provide access within the West Lindfield Neighbourhood and effective links to the adjoining neighbourhoods. Development Criteria General 1. Future development of the West Lindfield

Neighbourhood shall accommodate the road hierarchy and street types as provided in Parts 4.4.2 and 4.4.3 and generally as shown on Map 7.4.1.

Area 2 and 3 1. Areas 2 and 3 shall include perimeter roads

generally adjoining Environmental Management areas, adjacent to the power lines infrastructure, as required by Essential Energy and generally as shown on Map 7.4.1.


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7.4.3 Pedestrians and cycleways Development Criteria 1. Development within the West Lindfield

Neighbourhood shall provide for pedestrian and cycle ways generally in accordance with the requirements set out in Part 4.4.5 and generally as shown on Map 7.4.1.

7.4.4 Public transport Development Criteria 1. Development within the West Lindfield

Neighbourhood shall provide for public transport generally in accordance with the requirements set out in Part 4.4.6 and generally as shown on Map 7.4.1.

7.5 Urban Development Plan 7.5.1 Residential Density Strategy Map 4.16 sets out the indicative target populations for each Development Area and is supported by Part 4.5.1. An Urban Development Plan, consistent with the objectives of Part 4.5.1, is shown at Map 7.5.1. Development Criteria 1. Proposals for residential development

within West Lindfield are to be generally consistent with Part 4.5.1 and the Urban Development Plan at Map 7.5.1.

2. Residential subdivision within all Development Areas shall incorporate the Development Criteria set out at Parts 4.5.3, 4.5.4, 4.5.5, 4.5.6, 4.5.7, 4.5.8 and 4.5.9

7.5.2 Public Open Space Part 4.5.2 has identified two local parks within the West Lindfield Neighbourhood; one within Area 2 and one within Area 3. Further consideration has now been undertaken in relation to the optimum siting for these parks, as shown on the Urban Development Plan at Map 7.5.1. The local parks satisfy the requirements of Part 4.5.2 through being accessible to the local population and enhancing the natural values of the locality.

Development Criteria Area 2 1. The location of the local park within Area 2

shall be generally in accordance with Map 7.5.1.

Area 3 1. The location of the local park within Area 3

shall be generally in accordance with Map 7.5.1.

2. The Development Application for residential

subdivision within which the park is located shall include the following: a. An arborist report detailing any necessary works (i.e. pruning etc) to be undertaken to ensure retention of the two existing Tallowwood trees within an urban environment; and b. The required tree protection measures, in accordance with AS 4970-2009, Protection of trees on development sites”.

7.5.3 Visual Screening – West Lindfield

Industrial Map 7.1.1 has identified a potential visual impact associated with views from the Oxley Highway onto the West Lindfield Industrial lands. Development Criteria 1. The Development Application for industrial

development which includes the southern collector road (adjacent the Oxley Highway) shall include the following visual screen plantings on its southern edge, generally at 5 – 10 metre centres, as shown on Map 7.5.1: a. Eucalyptus tereticornis (Forest Red Gum); b. Eucalyptus microcorys (Tallowwood); and c. Eucalyptus propinqua (Grey Gum).


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7.6 Development Sequencing Plan 7.6.1 Implementation and Staging A Development Sequencing Plan at Map 7.6.1 provides the indicative staging of the Development Areas, having regard to the provision and availability of essential services and infrastructure.

The following table sets out the scope of works associated with essential services and infrastructure:

Infrastructure Location Scope of Works Intersections Lindfield Park

Road and new collector road

Intersection to be constructed by adjacent development as part of the initial development stage. Consideration to be given to the inclusion of this intersection in the Area 13 Local Roads Contribution with the next review of Councils Sections 94 Contribution Plan for Roads.

Local access to Development Area 2.

Intersection to be constructed by adjacent development as part of the initial development stage.

John Oxley Drive - new intersection no.5


North-south collector road and John Oxley Drive - new intersection no.4.


Roads John Oxley Drive

To be upgraded by Council in accordance with Council’s Section 94 contribution plan for Major Roads.

North-south collector

To be constructed by Council in accordance with Council’s Section 94 contribution plan for Major Roads.

East-west collector roads

To be constructed by adjacent development at the time of development or by Council in accordance with its Servicing Strategy. Consideration to be given to the inclusion of this road in the Area 13 Local Roads Contribution with the next review of Councils Sections 94 Contribution Plan for Roads

Water Supply Existing 300mm water main - John Oxley Drive

Where adjacent development, road or intersection construction impacts upon this water main, the developer will be required to upgrade that portion of the main to 450mm.

Sewer Pump Stations, Rising & Gravity Mains

Lindfield Park Road

The adjacent development will be required to construct the ‘Thrumster SPS No.4’, including associated rising and gravity mains. This includes an interim rising main connection to the existing ‘SPS No.54’. Further development within the catchment will be required to provide rising and gravity mains within their property as development proceeds. When the load on ‘Thrumster SPS No.4’ reaches 200ET, a rising main and construction of ‘Thrumster SPS No.3’ and rising main to existing gravity main in Thrumster Street will be required prior to further development proceeding. Pump Stations ‘Thrumster SPS No.4’ and ‘Thrumster SPS No.3’ and associated rising mains should be included in the sewer Section 64


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Infrastructure Location Scope of Works DSP.

Reclaimed Water

All Areas A reclaimed water pipe network shall be constructed in conjunction with all development. Connection to Council’s reservoir shall be in accordance with Council’s DSP.

Stormwater All Areas All development areas shall be serviced by catchment based end of line bio-filtration system constructed by the developer as part of any development.

Local Power Supply

All Areas All reticulation shall be taken from the network at points nominated by Essential Energy. All local reticulation to service development must be located underground.

Tele-communication

All Areas All development areas shall be serviced by underground fibre optic cables.

7.6.2 Development Implementation Strategy Proposed early West Lindfield Neighbourhood Development Areas scheduled for first stage

options are identified in the table below:

Development Area Comments Summary of required works 2 - Residential Area 2 provides a large land area of

residential zoned land in single ownership. Initial access from John Oxley Drive is available and will allow this area to develop and to provide the catalyst for adjoining areas and associated infrastructure to proceed.

Construction of local intersection on John Oxley Drive; Upgrade existing 300mm water main on John Oxley Drive to 450mm, where the local intersection is provided; Provide for reclaimed water, stormwater management, local power supply and telecommunications; and Undertake restoration works in accordance with the Koala Plan of Management.

3 - Industrial Approximately 7 hectares of industrial land is available off Lindfield Park Road. This area will provide an early and important employment generator in the neighbourhood.

Construction of Lindfield Park Road intersection; Construction of collector road along northern boundary; Construct ‘Thrumster SPS No.4’, including associated rising and gravity mains and an interim rising main connection to the existing ‘SPS No.54’; Provide for reclaimed water, stormwater management, local power supply and telecommunications; and Undertake restoration works in accordance with the Koala Plan of Management

3 - Residential (eastern portion)

Area 3 ‘residential’ has the opportunity to develop from either John Oxley Drive or Lindfield Park Road. Servicing and access to this area can be provided efficiently to allow for early development. This area also includes neighbourhood shops.

Extend northern boundary collector road for access to Lindfield Park Road; Provide for reclaimed water, stormwater management, local power supply and telecommunications; and Undertake restoration works in accordance with the Koala Plan of Management.


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[End of 7- West Lindfield Neighbourhood Provisions]


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8 SOUTH OXLEY NEIGHBOURHOOD PROVISIONS [TO BE PREPARED AND INSERTED HERE, PRIOR TO DEVELOPMENT COMMENCING] South Oxley Neighbourhood The locality is characterised by residential uses in the form of attached dwellings, detached dwellings and other forms of medium density development. The precinct has easy access to the Town Centre and the various services and facilities. A small neighbourhood (village) centre is the focal point of this community. The village centre provides retail and community focus for the locality, incorporating a mix of uses and housing types. Mixed-use building has been orientated to the street. Ground floor premises are characterised by shops and commercial uses that encourages street level interaction and contributes to life within the streets and other public spaces. Housing and offices are located on the upper floors. Higher residential density development is located within the immediate area of the village centre and frames the centre. Building and dwelling designs contribute to the vibrancy and define streets and public spaces; creating environments that are comfortable, interesting and safe. Streets are characterised by landscaped front gardens and consistent front setbacks. Local parks are strategically provided, generally within 400m walking distance to residents. These parks are well used and safe for families. Dwellings overlook these parks to provide casual surveillance. Two riparian corridors traverse the locality in an east/west direction. These systems have been preserved and enhanced through appropriate landscaping. Part of the Karikeree Creek system contains items of significance to the local indigenous community. These items have been conserved within a park. A core koala habitat corridor runs in a north/south direction. The koala population has increased over the years due to the retention of this and other corridors.


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MAP 8.1 THRUMSTER NEIGHBOURHOODS (Zones may not be current)


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9 PARTRIDGE CREEK RESIDENTIAL NEIGHBOURHOOD PROVISIONS

Contents 9.1 Introduction 9-1 9.2 Environmental Management Principles

Plan 9-2 9.3 Hazards Management Plan 9-11 9.4 Transport Network Plan 9-13 9.5 Urban Development Plan 9-15 9.6 Development Sequencing Plan 9-18

9.1 Introduction 9.1.1 Planning Framework The Partridge Creek Residential Neighbourhood comprises 132.7 ha of the 820 ha identified in the Thrumster Urban Release Area. These neighbourhood provisions have been prepared on behalf of a number of landowners, where their combined land areas represent more than 60% of the total land area in the neighbourhood. Where there is conflict between these neighbourhood provisions and the other parts of the Development Control Plan, the neighbourhood provisions prevail. 9.1.2 Variations to DCP Provisions Variations to the development provisions of this plan will be considered where it can be demonstrated that the aims and vision for the Partridge Creek Residential Neighbourhood can be achieved by an alternate solution. 9.1.3 Aims The Aims of this Part are to: • Set out a strategic planning and design

framework to guide the development of the Partridge Creek Neighbourhood;

• Define ‘Development Areas’ within the Partridge Creek Residential Neighbourhood; and

• Promote an orderly, coordinated and timely staging of the provision of infrastructure and community facilities within the Neighbourhood.

9.1.4 Vision The main objective of this local community was to retain and enhance the existing biodiversity, watercourses and riparian and koala vegetation. Community groups undertaking bush regeneration and other works have achieved this objective. An old growth hollow bearing tree is a landmark within this community and has been retained in a park setting. This tree is visible from a number of places. Conventional housing forms have been developed to the north of this rural residential area. This area is clearly defined by the wetlands and riparian corridors that fringe the locality on the northern, eastern and western sides. This provides for a ‘sense of place’ within this setting. Streets in the residential area are characterised by landscaped front gardens and consistent front setbacks. The area is well serviced by public transport. The streets are legible and connectivity to other areas is maximised. A small neighbourhood (village) centre is the focal point of this community. The village centre provides retail and community focus for the locality, incorporating a mix of uses and housing types. Mixed-use buildings have been orientated to the street. Ground floor premises are characterised by shops and commercial uses that encourage street level interaction and contributes to life within the streets and other public spaces. Housing and offices are located on the upper floors. Higher residential density development is located within the immediate area of the village centre and frames the centre. Building and dwelling designs contribute to the vibrancy and define the streets and public spaces; creating environments that are comfortable, interesting and safe. Streets are characterised by landscaped front gardens and consistent front setbacks. Local parks are strategically provided, generally within 400 metres walking distance to residents. These parks are well used and safe for families. Dwellings overlook these parks to provide casual surveillance.

Area 13 Thrumster Development Control Plan 9 - Partridge Creek Residential Neighbourhood Provisions

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9.1.5 Site Analysis and Design Response

A summary of the environmental features set out in Part 4.2, the hazards identified in Part 4.3 and the transport networks identified in Part 4.4 have been included on the following site analysis plans (Maps 9.1.1 to 9.1.3) for the Partridge Creek Residential Neighbourhood. The identification of these features provides a framework for identifying constraints and opportunities to the successful development of the Neighbourhood and its integration with Area 13 as a whole. 9.1.6 Precincts and Neighbourhood

Design Framework Three precincts have been identified within the Partridge Creek Residential Neighbourhood, as shown on Map 9.1.4. The Development Areas have been identified having regard to their urban development. The vision for each precinct follows. Partridge Creek Village The Partridge Creek Village is the gateway to the Partridge Creek Residential Neighbourhood. The area will become the neighbourhood hub for convenience shopping and services. Residential dwellings will be at a higher density than elsewhere in the neighbourhood to take advantage of the proximity to shops and public transport and may include a mix of detached houses on small lots as well as attached or multi-dwelling housing catering to a variety of residential needs. A key feature of the area will be an old growth tree, preserved within the landscaped entrance to the village. Partridge Creek Residential The Partridge Creek Residential Precinct represents the bulk of the Neighbourhood and is bordered by environmental lands to the north and east. This area forms the core residential area of the neighbourhood and includes two local parks within walking distance from the majority of homes. This area will be predominantly detached dwellings on a mix of lot sizes. John Oxley Drive The John Oxley Drive Precinct stands at the

corner of Thrumster Street and John Oxley Drive and is the entrance to the neighbourhood. Residential dwellings will be predominantly detached houses on larger lots and will be responsive to Koala Habitat in the area.


The Environmental Management Principles Plan (EMPP) at Map 9.2.1 provides a summary of requirements from Parts 1-4 of the Area 13 General Provisions DCP, where applicable to the Partridge Creek Residential Neighbourhood. The Environmental Management Staging Plan (EMSP) at Map 9.2.2 specifies the progressive implementation of environmental management works within the E2 and E3 zones, generally in association with the corresponding stormwater management catchments. Landowners have entered into a Planning Agreement (VPA) with PMHC that provides for the establishment, management and dedication of the Environmental Management Areas (E2 adnE3 zones). The same obligations created by the Planning Agreement apply to Council with respect to its own land. 9.2.1 Aboriginal Heritage and

Archaeology Refer to Part 4.2.1 of the General Provisions for development criteria. 9.2.2 Environmental Management

Areas (Zones E2 and E3) Significant vegetation, buffer areas, habitat linkages and revegetation areas are identified within the E2 and E3 zones of the Partridge Creek Residential Neighbourhood. All Development Areas adjoin E2 / E3 lands. Development Criteria General 1. The restoration or dedication of E2 and E3

lands are implemented in accordance with the VPA’s and in conjunction with development undertaken within the associated stormwater catchment.


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2. Development applications on sites adjoining E2 and E3 zones must include a Vegetation Management Plan, prepared in accordance with Council’s VMP Guidelines and addressing: a. the retention of mature vegetation within the environmental zones, b. detail and timing of any required revegetation works, c. detail describing on-going management of the Environmental Management areas, in particular timing and responsibilities, and d. where relevant, design and management of any connections to other neighbourhoods.

9.2.3 Koala Habitat The Area 13 Koala Plan of Management applies to this neighbourhood. Map 9.2.1 shows local environmental features relevant for assessment against the provisions of the KPoM. Development Criteria General 1. The removal of trees within the area of PKH

shall be compensated by the inclusion of Koala feed tree species within the nearby revegetation area associated with the environmental zone. Specifications are to be included in the relevant Vegetation Management Plan (see Section 9.2.2).

2. Where development provides for a connection to the Partridge Creek Industrial Neighbourhood a ‘type 1’ Koala underpass within the E3 zone is to be provided.

3. Development in the Partridge Creek Residential Precinct provide for the following: a. The provision of suitable signage within the northern area to advise of the importance of the area for the Koala and that domestic dogs are prohibited from entering this area; and b. Confirmation that a restriction on the title to prohibit the keeping of domestic dogs has been applied.

John Oxley Drive This precinct contains CKH, with isolated areas of PKH. 1. The removal of trees within the isolated

areas of PKH shall be compensated by the inclusion of Koala feed tree species within

the adjacent environmental zones. Specifications are to be included in the relevant Vegetation Management Plan (see Section 9.2.2).

2. Confirmation that a restriction on the title to prohibit the keeping of domestic dogs has been applied is to be provided with any Development Application.

9.2.4 Hollow Bearing Trees An initial survey for hollow-bearing trees (HBT) has been undertaken in accordance with Part 4.2.5 and are shown on the EMPP at Map 9.2.1. Refer to Part 4.2.5 of the General Provisions for development criteria. 9.2.5 Staging of Environmental

Management Works The Environmental Management Works at Map 9.2.2 broadly identifies the location of the required environmental management works within the E3 zone. Development Criteria 1. The restoration or dedication of E2 and E3

lands shall be implemented in accordance with the Vegetation Management Plan (VMP) to accompany a Development Application for subdivision.

2. Details in relation to the staging, including the co-ordination of clearing works and regeneration works within individual properties shall be provided within the VMP.

3. Vegetated swales and bioretention ponds shall be incorporated within the E3 zone, as set out on Map 9.2.2. Details shall be provided within the associated Vegetation Management Plan.

See also Part 4.2.3 of the Thrumster General Provisions. 9.2.6 Stormwater Management An Indicative Stormwater Management Strategy for the Partridge Creek Residential Neighbourhood is included at Map 9.2.3. This strategy will achieve the objectives for the neighbourhood, as set out in Part 4.2.6.


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The strategy has been prepared with reference to: • Thrumster Integrated Water Management




Refer to Part 4.2.6 of the General Provisions for development criteria. 9.2.7 Water Supply Potable water, reclaimed water and rainwater tank provision shall be provided in accordance with the development criteria set out in Part 4.2.7. Water supply for the Partridge Creek Residential Neighbourhood shall be provided from the existing Mill Hill Reservoir. Development Criteria 1. The existing 300mm main on John Oxley

Drive is to be upgraded to a 450mm main as adjacent development occurs.

2. The initial Development Application for urban development in Areas 1, 2 and 3A shall include the upgrading of the existing 100mm main in Thrumster Street.

3. Reclaimed mains are to be constructed along John Oxley Drive in conjunction with main upgrades and intersection works (intersection No.3).

4. Reclaimed mains are to be constructed along Thrumster Street to serve development in Areas 1, 2 and 3A.

9.2.8 Sewer Provision for sewer shall be provided in accordance with the development criteria set out in Part 4.2.8. Development Criteria 1. The initial development application for

urban development shall include a sewer design that caters for the entire neighbourhood.

2. The initial Development Application for urban development on the western side of

the central ridge line will require a sewer design that connects through the land west of the road reserve, or alternatively extends westward along Thrumster St to the Carrier main.

3. The initial Development Application for urban development on the eastern side of the central ridge line will require construction of pump station ‘Thrumster SPS No.2’, to pump to the top of the central ridge line and the construction of a carrier main, via the road network to Thrumster SPS No.1.

4. The development of Area 3A is dependent upon the development of the adjoining Area 2 (and Area 1A) within the West Lindfield Neighbourhood to provide access to ‘Thrumster SPS No 3’. 9.2.9 Soil Management Refer to Part 4.2.6 of the General Provisions for development criteria.

9.3 Hazards Management Plan 9.3.1 Bushfire Management Category 1 bushfire prone vegetation occurs to the north, east and west of the Partridge Creek Residential Neighbourhood and is generally associated with the retained vegetation within the environmental zones. Map 9.3.1 illustrates the bushfire prone vegetation within the Partridge Creek Residential Neighbourhood. Refer to Part 4.3.1 of the General Provisions for development criteria. 9.3.2 Road Noise John Oxley Drive is a potential road noise that may impact on the future amenity of residents in the John Oxley Drive Precinct. Development Criteria 1. Development avoids or minimises the

number of new dwellings within the area identified in the PMHC LEP 2011 Acoustic Controls Map.

2. Where a proposed subdivision adjoins an arterial road, subdivision design incorporates noise mitigation measures on private land along the road boundary.


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3. Landscaped noise mounds or a combination of noise mound and acoustic barrier are preferred noise mitigation measures rather than acoustic barriers alone.

4. Where residential lots cannot be designed to achieve an internal noise level less than the recommended maximum specified in AS 2107-2000 Acoustics - Recommended design sound levels and reverberation times for building interiors, residential dwellings are constructed in accordance with the relevant construction category specified in AS 3671-1989 Acoustics - Road traffic noise intrusion - Building siting and construction to achieve the required noise level reduction.

Note: Where noise mitigation measures are constructed at subdivision, council will consider amending the PMHC LEP 2011 Acoustic Controls Map where supported by a revised noise impact assessment prepared by a suitably qualified person. 9.3.3 Airspace Protection Refer to Part 4.3.4 of the General Provisions for development criteria. 9.3.4 Flood Management The Partridge Creek Residential Neighbourhood includes areas affected by the 1 in 100 year flood event. These areas are generally located within the Environmental Protection and Management Zones (E2 and E3). Development Criteria 1. Overland flowpaths shall be provided generally as shown on Map 9.2.3 – Stormwater Management Strategy and are to be designed as public reserve or road to a standard acceptable to Council. 2. All arterial and collector roads, as shown on Map 9.4.1 – Transport Networks, are to be constructed 650mm above the 1:100 flood event to ensure that all residential lands are provided with appropriate evacuation routes. 9.3.5 Transmission Easement

Management An easement for electricity supply is located on the southern boundary of Area 2.

Development Criteria 1. A public frontage shall be created and

maintained to the transmission easement. This can be achieved with the provision of either a public road or public open space.

9.4 Transport Network Plan The Transport Network Plan at Map 9.4.1 is based upon providing connectivity within the Partridge Creek Residential Neighbourhood and connectivity with adjoining neighbourhoods. Access to the Partridge Creek Residential Neighbourhood can be achieved via collector roads from Thrumster Street and connections with the West Lindfield Residential and Partridge Creek Industrial Neighbourhoods. No arterial roads are located within the Partridge Creek Residential Neighbourhood; however the John Oxley Drive Precinct adjoins John Oxley Drive. 9.4.1 Intersections Development Criteria General 1. Development within the Partridge Creek

Residential Neighbourhood may be undertaken prior to the completion of intersection no.3.

2. The Development Application for Partridge

Creek Residential and Partridge Creek Gateway precincts will require a Traffic Impact Assessment to determine the timing of future upgrades of the existing intersection of Thrumster Street and John Oxley Drive.

9.4.2 Road Hierarchy and Street Types The indicative road hierarchy within the Partridge Creek Residential Neighbourhood is depicted on Map 9.4.1. The collector roads will provide access within the neighbourhood and effective links with the adjoining neighbourhoods. Refer to Parts 4.4.2 and 4.4.3 of the General Provisions for development criteria.


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9.4.3 Pedestrians and cycleways Development Criteria 1. Development within the Partridge Creek

Residential Neighbourhood shall provide for pedestrian and cycle ways generally in accordance with the requirements set out in Part 4.4.5 and generally as shown on Map 9.4.1.

9.4.4 Public transport Development Criteria 1. Development within the Partridge Creek

Residential Neighbourhood shall provide for public transport generally in accordance with the requirements set out in Part 4.4.6 and generally as shown on Map 9.4.1.

9.5 Urban Development Plan 9.5.1 Residential Density Strategy Map 4.16 sets out the indicative target populations for each precinct and is supported by Part 4.5.1. An Urban Development Plan, consistent with the objectives of Part 4.5.1, is shown at Map 9.5.1. Development Criteria General 1. Proposals for residential development

within the Partridge Creek Residential Neighbourhood are to be generally consistent with Part 4.5.1 and the Urban Development Plan at Map 7.5.1.

Subdivision Refer to Parts 4.5.3 to 4.5.9 of the General Provisions for development criteria. 9.5.2 Public Open Space Part 4.5.2 identifies one local park centrally located within the Partridge Creek Residential Precinct. Further consideration has now been undertaken in relation to the optimum siting for this park and to the limited development potential associated with the northern area of the precinct. Accordingly two local parks are now identified within the neighbourhood, one in association with the neighbourhood centre and one in association with the residential precinct. Development Criteria General 1. The location of the local parks within the

Partridge Creek Residential Neighbourhood shall be generally in accordance with Map 9.5.1.

Subdivision 1. The Development Application for

residential subdivision within which the parks are located shall include the following: a. An arborist report detailing any necessary works (i.e. pruning etc) to be undertaken to ensure retention of the existing Koala feed trees within an urban environment; and

b. The required tree protection measures, in accordance with AS 4970-2009, Protection of trees on development sites”.


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9.6 Development Sequencing Plan 9.6.1 Implementation and Staging A Development Sequencing Plan at Map 9.6.1 provides the indicative staging of the Development Areas, having regard to the provision and availability of essential services and infrastructure.

The following table sets out the scope of works associated with essential services and infrastructure:

Infrastructure Location Scope of Works Intersections Thrumster

Street and John Oxley Drive – new intersection no.3

The existing Thrumster Street and John Oxley Drive intersection currently provides for both turning and deceleration lanes. This intersection is adequate to support the initial stages of development for the Partridge Creek Residential Neighbourhood. The first Development Application for either the Partridge Creek Residential Precinct or the Partridge Creek Village shall include a Traffic Impact Assessment to determine the timing of any future upgrade to this existing intersection. Consideration to be given to the inclusion of this intersection in the Area 13 Local Roads Contribution with the next review of Councils Sections 94 Contribution Plan for Roads.

Internal Intersections

Intersections within the neighbourhood for local roads are required to be constructed by development as it occurs.

Roads Thrumster Street

The first Development Application for either the Partridge Creek Residential Precinct or the Partridge Creek Village - shall include a Traffic Impact Assessment to determine the future form of Thrumster Street and the timing of any future upgrade works and at what stage of development the upgrading of Thrumster St will be required. Consideration to be given to the inclusion of the upgrade works in the Area 13 Local Roads Contribution with the next review of Councils Sections 94 Contribution Plan for Roads.

East-west road links

To be constructed by adjacent development at the time of development. Consideration to be given to the inclusion of this road in the Area 13 Local Roads Contribution with the next review of Councils Sections 94 Contribution Plan for Roads

Perimeter roads

To be constructed by adjacent development at the time of development. Consideration to be given to the inclusion of this road in the Area 13 Local Roads Contribution with the next review of Councils Sections 94 Contribution Plan for Roads

Water Supply Existing 300mm water main – John Oxley Drive


Thrumster St Initial development of the Partridge Creek Residential Neighbourhood will be required to upgrade the existing 100mm water main in Thrumster Street.


Thrumster SPS No.2

The adjacent development will be required to construct the ‘Thrumster SPS No.2’, including associated rising and gravity mains.

Reclaimed Water

All areas A reclaimed water pipe network shall be constructed in conjunction with all development. Connection to Council’s reservoir shall be in accordance with Council’s DSP.

Stormwater All areas All areas shall be serviced by catchment based end of line bio-


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Infrastructure Location Scope of Works filtration system constructed by the developer as part of any development.

Local Power Supply

All areas All reticulation shall be taken from the network at points nominated by Essential Energy. All local reticulation to service development must be located underground.

Tele-communication

All areas All areas shall be serviced by underground fibre optic cables.

9.6.2 Development Implementation Strategy Proposed early Partridge Creek Residential Neighbourhood precincts scheduled for first

stage options are identified in the table below:

Precinct Comments Summary of required works Partridge Creek Village

Commencement of this precinct will be subject to resolving access between the adjoining landowners. This access must be resolved prior to any Development Consent for subdivision being granted.

Development of this precinct should be coordinated between the two landowners, given their interdependence for servicing and access: • Traffic Impact Assessment to determine

timing of future upgrades of the existing intersection at Thrumster Street and John Oxley Drive and the future form of Thrumster Street;

• Upgrade existing 300mm water main on John Oxley Drive to 450mm, where the road or intersection works impact on this main;

• Upgrade the existing 100mm water main in Thrumster Street;

• Construct the ‘Thrumster SPS No.2’, including associated rising and gravity mains;

• Provide for reclaimed water, stormwater management, local power supply and tele-communications; and

• Undertake restoration works in accordance with the Koala Plan of Management.

Partridge Creek Residential

This precinct provides for a large area of residential zoned land. The development of the precinct will allow the neighbourhood to develop and to provide the catalyst for adjoining areas and associated infrastructure to proceed.

John Oxley Drive

This precinct is a relatively small area of land off Thrumster St. Whilst access is available, the development of this area is reliant on the development of the West Lindfield Neighbourhood for sewer servicing.




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10 PARTRIDGE CREEK INDUSTRIAL NEIGHBOURHOOD PROVISIONS

Contents 10.1 Introduction 10-1 10.2 Environmental Management Principles

Plan 10-5 10.3 Hazards Management Plan 10-9 10.4 Transport Network Plan 10-13 10.5 Development Sequencing Plan 10-16

10.1 Introduction 10.1.1 Planning Framework The Partridge Creek Industrial Neighbourhood comprises 46.8 ha of the 820 ha identified in the Area 13 Thrumster Urban Release Area. These neighbourhood provisions have been prepared on behalf of two landowners, where their combined land areas represent 100% of the total land area in the neighbourhood. Where there is conflict between these neighbourhood provisions and the other parts of the Development Control Plan, the neighbourhood provisions prevail. 10.1.2 Variations to DCP Provisions Variations to the development provisions of this plan will be considered where it can be demonstrated that the aims and vision for the Partridge Creek Industrial Neighbourhood can be achieved by an alternate solution. 10.1.3 Aims The Aims of this Part are to: 1. Set out a strategic planning and design

framework to guide the development of the Partridge Creek Industrial Neighbourhood;

2. Define ‘Development Areas’ within the Neighbourhood; and

3. Promote an orderly, coordinated and timely staging of the provision of infrastructure within the Neighbourhood.

10.1.4 Vision The Partridge Creek Industrial Neighbourhood provides an employment ‘hub’ for the area. The neighbourhood contains a diverse range of employment generating uses. Buildings have been designed to incorporate articulation, as well as a variety in colours, materials and

finishes in order to provide a high level of visual amenity when viewed from the public domain and roadways. All development has been designed and operates so as to minimise impacts on adjacent residential areas in terms of noise, traffic, emissions and bulk and scale. Public transport circulates through the area and connects to other employment areas. 10.1.5 Site Analysis and Design

Response A summary of the environmental features set out in Part 4.2, the hazards identified in Part 4.3 and the transport networks identified in Part 4.4 have been included on the following site analysis plans (Maps 10.1.1 to 10.1.3) for the Partridge Creek Industrial Neighbourhood. The identification of these features provides a framework for identifying constraints and opportunities to the successful development of the Neighbourhood and its integration with Area 13 as a whole. 10.1.6 Development Areas and

Neighbourhood Design Framework

Two Development Areas have been identified within the Partridge Creek Industrial Neighbourhood, as shown on Map 10.1.4. The Development Areas have been identified having regard to the ownership pattern. Area 1: Area 1 is the western extent of the Partridge Creek Industrial Neighbourhood, as defined by environmental lands to the west and north, the Partridge Creek Residential Neighbourhood to the south and the remaining Partridge Creek Industrial Neighbourhood to the east. Area 1 is held in single ownership. Vehicular access is available upon completion of a collector road from either a north-south link between John Oxley Drive and the Area boundary (adjacent to the Crown Road reserve) or through the Partridge Creek Residential Neighbourhood via Thrumster Street. Access to water and sewer services will require negotiation with the owner of Area 2.

Area 13 Thrumster Development Control Plan 10 - Partridge Creek Industrial Neighbourhood Provisions

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Area 1 is currently vegetated however the retention of a minimum of 20% of this vegetation within the existing E3 zone was negotiated during the rezoning process, in accordance with the terms of the Area 13 Koala Plan of Management (KPoM). Area 2: Area 2 is the eastern extent of the Partridge Creek Industrial Neighbourhood, as defined by environmental lands to the north, east and south and the remaining Partridge Creek Industrial Neighbourhood to the west. Area 2 is held in single ownership. Vehicular access is available upon completion of a collector road from either a north-south link between John Oxley Drive and the Area boundary (adjacent to the Crown Road reserve) or through the Partridge Creek Residential Neighbourhood via Thrumster Street. Water and sewer services are available. Area 2 contains remnant areas of Potential Koala Habitat.


The Environmental Management Principles Plan (EMPP) at Map 10.2.1 provides a summary of requirements from Parts 1-4 of the Area 13 General Provisions DCP, where applicable to the Partridge Creek Industrial Neighbourhood. The Environmental Management Staging Plan (EMSP) at Map 10.2.2 specifies the progressive implementation of environmental management works within the E2 and E3 zones, generally in association with the corresponding stormwater management catchments. Landowners have entered into a Planning Agreement (VPA) with PMHC that provides for the establishment, management and dedication of the Environmental Management Areas (E2 adnE3 zones). 10.2.1 Aboriginal Heritage and

Archaeology Three (3) known Aboriginal sites and one (1) buffer area associated with an adjacent Aboriginal site have been recorded within the Partridge Creek Industrial Neighbourhood.

‘Watoo 5’ and ‘Watoo 6’ have been classified as having a low level of local scientific significance. Whilst both sites are afforded protection by the environmental zone, they are not specifically listed for protection. Appropriate action in relation to both sites is included at Part 4.2.1. Watoo 7: ‘Watoo 7’ (Site 2 on Map 4.1) has been assessed to be of high Aboriginal social and moderate – high local scientific significance. The Plan of Management at Appendix A includes the following protection and management measures for this site: Protection: 1. A buffer area consisting of a 300m radius of

Watoo 7 is to be delineated within which development related surface disturbance works are to be monitored by Birpai Sites Officers.

2. A sign is to be erected identifying the area as Bush Regeneration Area.

3. Fencing is not required. Custodianship: 1. While Council will continue to own the site,

the Birpai Local Aboriginal Land Council is entrusted with the care and control of the site.

2. The shaded area on Map 1 is to be allowed to regenerate naturally to bushland.

3. Vegetation management including control of noxious weeds (such as lantana) is the responsibility of the Birpai LALC.

4. Port Macquarie Hastings Council has responsibility for weed management along any roads bounding the site.

The Island: The buffer area associated with ‘The Island’ (Site 3 on Map 4.1) is partially located within the PCI Neighbourhood. The Plan of Management at Appendix A includes the following protection and management measures for this site: Protection: 1. A buffer area consisting of a 300m radius of

The Island is to be delineated within which development-related surface disturbance works are to be monitored by Birpai Sites Officers.


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10.2.2 Environmental Management Areas (Zones E2 and E3)

Buffer areas, habitat linkages and revegetation areas are identified within the E3 zones of the PCI Neighbourhood. Both Development Areas adjoin E3 lands. Development Criteria 1. The restoration or dedication of E2 and E3 lands are implemented in accordance with the VPA’s and in conjunction with development undertaken within the associated stormwater catchment. 2. The initial Development Application for urban development within Areas 1 and 2 shall include the preparation of a Vegetation Management Plan, in accordance with Councils ‘VMP Guidelines’. 10.2.3 Koala Habitat The Area 13 Koala Plan of Management (KPoM) applies to this neighbourhood. Map 10.2.1 shows local environmental features relevant for assessment against the provisions of the KPoM. Development Criteria General 1. All restoration works in accordance with the

KPoM shall be undertaken prior to the release of the subdivision certificate.

2. Where E3 zones cannot accommodate koala food tree offset plantings, a suitable area is to be identified and be subject to the same conditions as environmental lands as defined in the relevant VPA. Applicant must demonstrate that this additional environmental land is secured and managed in perpetuity to Council’s satisfaction.

Area 1 Area 1 is currently vegetated and is mapped as PKH. In accordance with the terms of the Area 13 KPoM, the existing E3 zone within Area 1 was established during the rezoning process to retain 20% of this vegetation. 1. Specifications are to be included in the

relevant Vegetation Management Plan (see Part 10.2.2) for the inclusion of Koala feed tree species within the nearby revegetation area associated with the environmental zone.

Area 2: Area 2 contains isolated areas of PKH. 1. The removal of trees within the areas of

PKH shall be compensated by the inclusion of Koala feed tree species within the nearby environmental zone. Specifications are to be included in the relevant Vegetation Management Plan (see Part 10.2.2).

10.2.4 Hollow Bearing Trees An initial survey for hollow-bearing trees (HBT) has been undertaken in accordance with Part 4.2.5 and is shown on the EMPP at Map 10.2.1. The majority of hollow bearing (HBT) are located within environmental zones. Development Criteria 1. Where a connection is provided between

adjoining Development Areas, the Development Application shall confirm the retention and protection measures for all HBT’s and recruitment trees (RT) within the Environmental Management and Protection Zones.

2. The Development Application which includes the removal of RT’s within areas of PKH shall demonstrate compliance with Part 7 of the Area 13 KPoM.

Refer to Part 4.2.5 of the General Provisions for further development criteria. 10.2.5 Staging of Environmental

Management Works The Environmental Management Staging Plan at Map 10.2.2 broadly identifies the environmental management works within the E3 zone. Development Criteria 1. The restoration or dedication of E2 and E3

lands shall be implemented in accordance with the Vegetation Management Plan (VMP) to accompany Development Application for subdivision.

2. Details in relation to the staging, including co-ordination of clearing works and regeneration works within individual properties shall be provided within the VMP.

3. Vegetated swales and bio-retention ponds shall be incorporated within the E3 zone, as set out on Map 10.2.3. Details shall be provided within the associated Vegetation Management Plan.


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Refer to Part 4.2.3 of the Thrumster General Provisions for further development criteria. 10.2.6 Stormwater Management An Indicative Stormwater Management Strategy for the PCI Neighbourhood is included at Map 10.2.3. This strategy will achieve the objectives for the neighbourhood, as set out in Part 4.2.6. The strategy has been prepared with reference to: • Thrumster Integrated Water Management




Refer to Part 4.2.6 of the Thrumster General Provisions for development criteria. 10.2.7 Water Supply Potable water, reclaimed water and rainwater tank provision shall be provided in accordance with the development criteria set out in Part 4.2.7. Water supply for the PCI Neighbourhood shall be provided from the existing Mill Hill Reservoir. New water mains shall be constructed from intersection No 4 on John Oxley Drive along the north-south arterial road to the PCI Neighbourhood boundary. Development Criteria 1. The existing 300mm main on John Oxley

Drive is to be upgraded to a 450mm main as development occurs. The timing for this upgrade shall coincide with the construction of intersection No 4.

2. New water mains are to be constructed in conjunction with the north-south arterial road.

3. Reclaimed mains are to be constructed along John Oxley Drive in conjunction with water main upgrades and intersection works.

4. New reclaimed water mains are to be constructed in conjunction with the north-south arterial road.

10.2.8 Sewer Provision for sewer shall be provided in accordance with the development criteria set out in Part 4.2.8. The Indicative Neighbourhood Design Framework at Map 10.1.5 has identified that development can proceed in either Area 1 or 2, subject to the provision of ‘Thrumster SPS No.3’ and associated rising main as part of the initial stage. Development Criteria Areas 1 & 2 The initial Development Application for industrial development (Areas 1 and 2) will require construction of pump station ‘Thrumster SPS No.3, to pump to Councils existing gravity main near Thrumster Street. 10.2.9 Soil Management Refer to Part 4.2.9 of the Thrumster General Provisions for development criteria.

10.3 Hazards Management Plan 10.3.1 Bushfire Management Category 1 bushfire prone vegetation occurs to the north, east and west of the PCI Neighbourhood and is contained within the environmental zones. Map 10.3.1 illustrates the bushfire prone vegetation within the Partridge Creek Residential Neighbourhood. Refer to Part 4.3.1 of the Thrumster General Provisions for development criteria. 10.3.2 Industrial Noise The PCI Neighbourhood is a potential source of noise for the adjoining Partridge Creek Residential Neighbourhood to the west and the West Lindfield Residential Neighbourhood to the south. Development is to contribute to the equitable management of noise by preventing exposure of residential dwellings to excessive noise and minimising the risk of noise complaints being made about industrial activities.


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Development Criteria 1. Where in an industrial zone, proposed

land uses on premises within 100m of a residential zone:

a. operate only between 7am and 6pm, Monday to Saturday, and

b. are designed to limit operational activities to within the building or areas on the side of the building away from the residential zone.

2. Where alternative solutions are proposed, development applications must demonstrate that project-specific noise levels have been determined consistent with the methodology set out in the NSW Industrial Noise Policy 2000 and satisfy the acceptable noise level for the relevant amenity criterion.

10.3.3 Airspace Protection The PCI Neighbourhood is affected by several constraints generated by the nearby Port Macquarie Airport. These constraints are described in the Port Macquarie Airport Masterplan and include: • Obstacle Limitation Surface • Procedures for Air Navigation Services

Operations Surface Map • Australian Noise Exposure Forecast • Maximum External Lighting Intensities Refer to Part 4.3.4 of the Thrumster General Provisions for development criteria. Development Criteria 1. Development within the Obstacle

Limitation Surface contours (Map 4.9) shall comply with the requirements set out in Part 4.3.4.

10.3.4 Flood Management The PCI Neighbourhood includes areas affected by the 1 in 100 year flood event. These areas are generally located within the Environmental Protection and Management Zones (E2 and E3). Development Criteria 1. Overland flowpaths shall be provided

generally as shown on Map 10.2.3 and are to be designed as public reserve or road to a standard acceptable to Council.

2. All arterial and collector roads, as shown on Map 10.4.1, are to be constructed

above the Probable Maximum Flood event to ensure appropriate evacuation routes.

10.3.5 Transmission Easement

Management An easement for electricity supply is located on the southern boundary of Area 1 and 2. Development Criteria 1. A public frontage shall be created and

maintained to the transmission easement. This can be achieved with the provision of either a duplicate road or public open space.

10.4 Transport Network Plan The Transport Network Plan at Map 10.4.1 is based upon providing connectivity within the PCI Neighbourhood and connectivity with adjoining residential neighbourhoods. Access to the PCI Neighbourhood can be achieved via a north-south collector road from John Oxley Drive, or from a connection with the Partridge Creek Residential Neighbourhood via Thrumster Street. 10.4.1 Intersections Development Criteria 1. Development within Areas 1 and 2 shall

not occur until suitable vehicular access is available via a north-south collector road from John Oxley Drive, or from a connection with the Partridge Creek Residential Neighbourhood from Thrumster Street.

2. Construction of a north-south collector road will also require the completion of intersection no.4.

10.4.2 Road Hierarchy and Street Types The indicative road hierarchy within the PCI Neighbourhood is depicted on Map 10.4.1. The collector roads will provide access within the neighbourhood and effective links with the adjoining neighbourhoods. Development Criteria 1. Future development of the PCI

Neighbourhood shall accommodate the road hierarchy and street types as provided in Parts 4.4.2 and 4.4.3 and generally as shown on Map 10.4.1.


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10.4.3 Pedestrians and cycleways Development Criteria 1. Development within the PCI

Neighbourhood shall provide for pedestrian and cycle ways generally in accordance with the requirements set out in Part 4.4.5 and generally as shown on Map 10.4.1.

10.4.4 Public transport Development Criteria 1. Development within the PCI

Neighbourhood shall provide for public transport generally in accordance with the requirements set out in Part 4.4.6 and

generally as shown on Map 10.4.1.

10.5 Development Sequencing Plan

10.5.1 Implementation and Staging A Development Sequencing Plan at Map 10.6.1 provides the indicative staging of the Development Areas, having regard to the provision and availability of essential services and infrastructure. The following table sets out the scope of works associated with essential services and infrastructure:

Infrastructure Location Scope of Proposed Works Intersections North-south

collector road and John Oxley Drive - new intersection no.4.


Internal intersections

Intersections within the neighbourhood for local roads are required to be constructed by development as it occurs.

Roads North-south collector

To be constructed by Council in accordance with Council’s Section 94 contribution plan for Major Roads.

East-west collector roads

To be constructed by adjacent development at the time of development or by Council in accordance with its Servicing Strategy. Consideration to be given to the inclusion of this road in the Area 13 Local Roads Contribution with the next review of Councils Sections 94 Contribution Plan for Roads.

Perimeter roads

To be constructed by adjacent development at the time of development or by Council in accordance with its Servicing Strategy. Consideration to be given to the inclusion of this road in the Area 13 Local Roads Contribution with the next review of Councils Sections 94 Contribution Plan for Roads.

Water Supply Existing 300mm water main - John Oxley Drive


North-south collector road

New mains to be constructed by Council in conjunction with the north-south collector road and in accordance with Council’s Servicing Strategy.


Thrumster SPS No.3

The adjacent development will be required to construct the ‘Thrumster SPS No.3’, including associated rising and gravity mains.

Reclaimed Water

All areas A reclaimed water pipe network shall be constructed in conjunction with all development. Connection to Council’s reservoir shall be in accordance with Council’s DSP.

Stormwater All areas All development areas shall be serviced by catchment based end of line bio-filtration system constructed by the developer as part of any development.


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Infrastructure Location Scope of Proposed Works Local Power Supply

All areas All reticulation shall be taken from the network at points nominated by Essential Energy. All local reticulation to service development must be located underground.

Tele-communication

All areas All development areas shall be serviced by underground fibre optic cables.

10.5.2 Development Implementation Strategy Proposed early PCI development areas scheduled for first stage options are identified in the table below. Subject to the construction of a north-south collector road from John Oxley Drive or an east-

west collector road through the Partridge Creek Residential Neighbourhood from Thrumster Street, either ownership could proceed as the initial stage of development.

Development Area

Comments Summary of required works

1 and 2 - Industrial

Approximately 46.8ha of industrial land is contained within two ownerships. The individual ownerships are approximately equal in size and are divided by a Crown Road.

• North-south collector road, including intersection no.4 or an extension to the east-west collector within the Partridge Creek Residential Neighbourhood;

• Upgrade existing 300mm water main on John Oxley Drive to 450mm, where intersection works are undertaken;

• Construct the ‘Thrumster SPS No.3’, including associated rising and gravity mains.




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Documents

7 WEST LINDFIELD NEIGHBOURHOOD PROVISIONS · An initial survey for hollow-bearing trees (HBT) has been undertaken in accordance with Part 4.2.5 and the results are shown on the EMPP