13.10 - Attachment 3
West Byron DCP - 2 July 2015 Workshop Notes
Council resolved (15-233):
That the June pre-exhibition community consultation be in the form of a workshop with Councillors, urban design planning and architecture practitioners and community representatives and that the total attendance be limited to 12 (excluding Councillors).
Invited guests: Darryl Anderson (for Stuart Murray); Kate Singleton (Planners North); Jason Trisley (Space Studio Pty Ltd ); Michel Kamphorst (Greg Alderson & Associates); Harley Graham (Architect); Cate Coorey (Byron Residents Group); David Milledge (ecologist); Dailan Pugh (BEACON); Dale Spence (Green Building Centre)
Councillors: Simon Richardson, Alan Hunter, Di Woods, Basil Cameron, Duncan Dey, Chris Cubis, Paul Spooner, Rose Wanchap (Sol Ibrahim -Apology)
Staff: Sharyn French, Chris Larkin, Chris Soulsby, Natalie Hancock
· Whilst the following comments were provided by attendees, no agreement or consensus was reached on any of the points or matters raised.
· Staff to review the following comments and issues and these will be further considered in terms of the drafting of controls for West Byron.
Environment and Recreation areas
Koala and wildlife habitat/corridors
· Focus koalas and wildlife corridors outside of residential areas
· Strengthen key corridors for koala movement. Two corridors identified:
1. North-south corridor along the eastern boundary of the estate bordering Belongil Creek
2. South-easterly to north-westerly corridor along the estates southern boundary
· The two E3 zones towards the eastern side of the development contain Primary Koala Habitat – this needs to be enhanced; concern that location of drains may require removal of existing vegetation; prefer existing trees are retained – consider realigning existing drain corridor to reduce koala impacts
· Existing DCP controls require alternative habitat be provided. Need to consolidate, strengthen and maintain existing HCV.
· Swamp Mahogany (koala food tree) is limited to where it will grow
· Facilitate koala movements across Ewingsdale Rd eg. underpass or overpass, and traffic calming on key residential roads within the estate to enable safe crossing
· The character and design of the roads adjoining the south-east residential areas should integrate considerations from engineers, ecologists and urban designers; they should include traffic calming, not have other roads feeding off from them to reduce the amount of traffic using them, consider street tree selection and placement etc
· Fencing styles need to be considered to encourage or guide/hinder koala movement ( see Koala Beach Estate, Tweed Heads examples)
· Consider swimming pools design (unsightly/deteriorating ropes have led to drop in use or ensure ramp area incorporated into the pool design for ease of exiting), or prohibit pools in some parts of the estate
· Consider banning dogs and or cats from entire estate or sections such as the R2 portions in the south east part of the estate through which one of the koala corridors transect
· Design R2 residential portions in the south east part of the estate to support wildlife movement. Could look to market these residential areas with an ‘Environmental Living’ theme.
· Wildlife corridor through southern most section of R2 residential land required to connect the two wildlife corridors
· Understand if koalas are crossing Ewingsdale Rd through death and sighting records to inform location of wildlife crossing
· KPOM being prepared for the site, more recent studies have been done, can consider dog free zones
· Expertise on designing developments for koalas required
· Possible wildlife sanctuary opportunity east of the R3 Residential zone bordering Ewingsdale rd in existing buildings - although located at key point for possible wildlife crossing on Ewingsdale rd
· Linear nature of residential zones bad design for biodiversity; residential land in the south-east part of the estate is not supported
· Location of existing population appears to align with proposed road – exact location of population in relation to the road needs to be confirmed and road realigned if impacting
· Buffers, water quality run-off need to be considered. Include appropriate actions from National Recovery Plan for the wallum sedgefrog and other wallum-dependent frog species in DCP http://www.environment.gov.au/resource/national-recovery-plan-wallum-sedgefrog-and-other-wallum-dependent-frog-species
· connectivity to the potential sedgefrog habitat to the south-east required. As species not currently present at site, need to understand whether it is suitable habitat.
Water quality and Acid Sulphate Soils
· developers preliminary ASS mapping identified 70% of site as ASS – it’s different to Councils ASS mapping
· a comprehensive ASS study and water management plan for the whole site is required upfront along with the infrastructure plan
· concern that drain lowering across the site will increase runoff to Belongil Estuary
· Water Sensitive Urban Design (WSUD) principles being incorporated into the development; permeable surfaces and grass swales should be used to encourage infiltration and reduce run-off to Belongil Creek
· Large quantity of imported sandy fill required to elevate sites from flooding
· High density development therefore need for additional recreation spaces
· Enable recreational facilities to be informed and developed in accordance with the demographics buying into the estate
· Recreation node near R3 high density residential: provide for a range of recreational activities including community gardens and young children’s play equipment; ensure commercial precinct adjoining the park activates its frontage eg. cafes outdoor dining fronts the park;
· Provide skate park and or older children recreational activities at Cavanbah Sports Centre
· Provide safe pedestrian crossings over Ewingsdale Rd to link to Cavanbah Sports Centre; consider if pedestrian and koala/wildlife crossings can be collocated
· Examples of recreational areas that work include: Salt, Kingscliff and Williams Reserve, Lennox
· Provide walking loops/circuits throughout the estate and consider placement of walking tracks on the outer edge (eg on road reserve footpath) adjoining the southern E2 land
· Recreation node adjoining Ewingsdale rd: how much useable space if head of the drain system?
· ensure safe pedestrian road crossing between split commercial areas or relocate roundabout opposite SAE and entrance road to avoid fragmenting the commercial precinct
· identify what zones have been applied to the remainder of the southern lots – can this land further support wildlife movement?
· Bushfire controls and constraints along the southern part of the estate may force redesign
Industry and Neighbourhood Business Centre
Who are the target owners/tenants?
· Before determining the layout – need to liaise with Council’s Economic Development section on the types of industries seeking sites and then research what their siting requirements may be.
· Present as an integrated estate with an overall layout concept
· Aim for sustainability in design and image
· Best practice in layout, individual site design and buildings
Interface with Ewingsdale Road
· It was noted that the site is situated between the sports and cultural complex and the town centre; that the level of pedestrian and cycle traffic between these to points is likely to increase; hence design has to be cognitive of the impact on a pedestrian or cyclist, not just the motorist. The approach of the existing industrial estate to Ewingsdale Road was not viewed as the outcome to be a sought.
· Optional ideas:
o Screened behind a wide landscaped verge of endemic vegetation with a walk and cycle way weaving through the space – the aim being to:
§ Retain the small town feel entry to Byron where the passerby is unaware of the industrial estate
§ Extend a ‘finger’ of green into the town
o Blend of built form and landscaping where the passer by is aware of the estate but the appearance of the estate is not bulk industrial, building facades have been designed for pedestrian appeal with a mix of materials, green walls and variation in the alignment and inter dispersed with landscaping – the aim being to:
§ make the space interesting pedestrian or the cyclist
§ Provide surveillance of the pathway from the industrial building e.g. place office components to this frontage where workers look out over the path and roadway space
· Linkage to north side of Ewingsdale Road – options discussed included at level crossings and an overpass for pedestrian and cyclists – viewed as an important issue to be considered early in the design process to ensure land need for the solution is set aside and pathways link up.
Interface to the residential area
· The site layout/buildings should be designed to attract uses that buffer the more intensive industry within the estate and desirably:
o Built form to be complementary in style providing an integrated appearance with residential buildings and achieve an integrated and inviting appearance to this road corridor.
o Incorporate landscaping that screens car parking and complements the buildings
o there were mixed views to the use of a slip road or access to the rear off a side street.
Internal elements to consider
· a centrally located/ or easily accessed shared space for workers in the estate to spend their down time perhaps a pocket park and cafe
· management of runoff from hard areas and buildings – containment of pollutants – sensitive habitats surround the site
· mix of lot sizes – particularly providing larger lot sizes to those available in the existing estate
· consideration could be given to the establishment of a ‘green plan’ for the estate addressing matters of energy efficiency, landscaping and water cycle management.
· Scope for the provision of a electrical vehicle charging station
Neighbourhood Business Centre
· uses centred on meeting the day to day needs of the residents and industrial estate workers e.g. child care/preschool centre, cafes, small convenience store, evening restaurant /wine bar (Suffolk Park neighbourhood centre was seen as having a good mix – excluding the hotel/motel and Pottsville central street was identified as an attractive space)
· active space both in the day and into the evening
· incorporate a facility for the community to meet and hold meetings
· car park areas situated to the north of the two sites, to the rear and possibly accessing of a side road, not the main entry road- to be landscaped for shade, heat reduction and visual amenity
· depth of the lots seen as a potential challenge to the design
· the road that dissects the site to be pedestrian in feel
o avoid on street car parking
o integrated and low maintenance landscaping- green walls
o wide footpaths with integrated paving - skate friendly
· furnish the centre and park with attractors for social interaction including carefully placed seating, artwork and recreational equipment – to create a casual meeting place – public space like a piazza
· cafes on edge interconnecting with the parkland – community or themed garden
· parkland to incorporate uses/elements that are attractive to all age groups and abilities
· surrounding medium residential to also interconnect and integrate with the public spaces in the neighbourhood centre – supporting a walkable community
· Roundabout timing – The presentation should have been shown
· Roads – swale integrates with open space
· Maintenance of swales
· Roundabout should be at Sunrise not SAE – very important
· Native grass in swales and rocks – biodiversity and aesthetic
· Rain garden in local street
· Swales on spine road
· Minimal road width
· One-way for short lengths
· Timing for planting on acoustic wall
Austroads vs Urban Design
o pipe option
· Lower water table risk
· ASS Management Plan needs to be done prior to design of draw
· Veg buffers
· No koala feed at northern part
· Boardwalk in centre of swale – landscaped edges
· Paperbark wetland for drain
· Sedges and wetland treatment
· Fence on drain?
· Veg to inhibit access to drain
Hierarchy of landscaping to match road hierarchy
Fall roads one way no crown
· Holiday Let Controls/ prohibition needed to ensure housing estate provides for residents not tourists.
· Orientation of lots and housing
o Important to get it right at subdivision stage
o Need Diagrams
o Dual Occupancy should be on corner lots for separate vehicle entrances – and give appearance of single dwellings
· Party Walls for small lots
· Creating housing with reasonable yard/ garden/private open space areas
· Cars – Vehicle shouldn’t dominate
o Car sharing
o Check “Habitat” development in Bayshore Drive
o Investigate common car park ideas
o Mews style lots
o Incentives for water harvesting
o Purple Pipe –dual reticulation through West Byron (now mandatory in Ballina Shire for new Subdivisions)
o Larger common water tanks – in residential precincts
· House Sizes – Check SEPP 65 - has guidelines on house sizes
· Co-operative Housing
o Possibility for Seniors housing
o MO model doesn’t work very well over time – but Community Title does
· Who is going to own and manage the E2 and E3 Zoned areas?
o Community title a possibility – adjacent residential estates also have ownership and management of residual E2 and E3 Zone land
o Also providing buffers and habitat links/ corridors
o Longevity of dwellings and building materials
o Site coverage – need for a deep soil zone – check Tweeds controls – enable a tree to be planted in yards
o Privacy – dwellings should be orientated to the street or the rear boundary not side boundary
o Solar orientation – not so critical north of Coffs Harbour due to climate,
o roof orientation important for solar collectors (hot water etc)
· Staging – what infrastructure is needed for residents – DCP needs to clarify
o Open space
o Road works eg bypass
o Are there hold points in lots to be released until certain infrastructure has been constructed
o Link to Traffic Study(s) for Byron Bay?
o Upfront management plans for Stage 1 (Koala Plan of Management, Acid Sulfate Soils Plan, Water Management Plan etc)
· Baseline Data and Monitoring – Water Quality
o As development Proceeds monitoring required
o if decrease in water quality this becomes a hold point for development until issue resolved.
· Look to overseas examples
· Controls need to be prescriptive and maybe broken into precincts
· Connectivity across Ewingsdale Road
· Amendment to LEP/ New LEP Controls
o Lot size provisions in the R2 Zone too small - down to 150m2 lots
o DCP provisions cant override LEP controls
o Need a fill plan
o Filling should be limited
· Innovative use of materials
o New age materials
o longevity of materials
· Adaptable Housing
o Build Up front in dual occupancy arrangements to enable house to be used as 1 large or two smaller dwellings depending on residents needs etc
o Dual Key idea for housing