2021-02-25 Special Meeting Agenda

SPECIAL MEETING AGENDA                                                              25 FEBRUARY 2021




                      Figure 15: Acoustic barriers recommended in acoustic report

The proposed landscape buffer while will assist in partially screening the development, it will not
maintain the scenic character attributed to the landform and grassed paddocks which form the
current rural vista. It is also noted that some dwellings to the northern end of Myall Street frontage
will be on up to 3.5 metres of fill, and consequently there are parts of the retaining wall which will
be approximately 3 – 4 metres above the existing natural surface level. Dwellings to the southern
end of Myall Street will be approximately 4 metres below Myall Street. It is therefore likely that
views into the site will be dominated by built form including a continual ‘sea of roofs’ particularly
where the development is situated lower than the road level.
The development will also not appear as a logical extension to existing development being
separated from the township by the golf course and will therefore appear quite out of place.
The significant extent of earthworks required demonstrates that the site is not suitable for the
proposed development with the planning scheme seeking site responsive design in order to
minimise the extent of cut and fill.
Furthermore the proposal is not consistent with the Local Government Infrastructure Plan (LGIP)
as it seeks a high density development on land outside of the Priority Infrastructure Area (PIA). It
is noted that with regards to residential dwellings the LGIP is based on an assumption that the total
number of residential dwellings across the entire Shire will increase by 1,399 in the years 2016 -
2021, with an additional 510 dwellings by 2026. This represents approximately 191 dwellings per
year. The current proposal seeks an additional 246 dwellings on land which is not suitably zoned
or included within the PIA. The following images detail the Urban Growth Boundary and the Priority
Infrastructure Area.




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