Development plans for Sandy Beach
Information courtesy of SHAG:
Sandy Beach/Hearns Lake Action Group
Development plans for Sandy Beach
Information courtesy of SHAG:
Sandy Beach/Hearns Lake Action Group
What is a DCP?
Coffs Harbour City Council's Development Control Plans (DCPs) are supplementary plans to LEP (Local Environment Plan) 2000. They outline detailed development guidelines and controls which are specific to the land where a DCP applies.
Hearns Lake/Sandy Beach DCP
Why is this DCP so important to us?
The following is the SHAG submission to Council
See the following text in an illustrated PDF document (256 kb)
OVERVIEW
The opportunity to comment on the proposed Hearns Lake/Sandy Beach Development
Control Plan is welcomed by our community. We hope that Council will take into
consideration the comments and concerns raised herein.
Unfortunately due to the relatively short public exhibition period (in comparison with other
similar Plans eg. Moonee DCP and The Harbour Plan) and the fact that many concerns
posed by the community at a hastily put together Community Workshop on 16 March 2005
have not been addressed by Council, this submission is not as comprehensive as it might be.
It is noted that the Sandy Hearns Action Group request to Council to provide a follow up
Workshop to address the concerns raised at the Community Workshop on 16 March 2005
was rejected.
It is also noted that the Community awaits receipt of ‘Notes’ that were advised would be
distributed from that workshop as requested and agreed to on the night - to date these notes
have not been received.
However on the information we have been provided and the consultation we have been
afforded by Coffs Harbour City Council we do not support the proposed DCP in its current
form.
Nevertheless we would like to commend Council’s environmental considerations regarding
the proposed rezoning of areas of land as 7a Environmental Protection due to the high
sensitivity and value of vegetation and its proximity to the Solitary Island Marine Park Zoning.
Fortunately the last minute supplementary motion put forward by Cr Rhoades, recommending
the investigation of an additional 300 dwellings in the subject area was rejected at council
meeting on 3 February 2005.
The Sandy Hearns Action Group have been advocates throughout this period for sensible,
sustainable development. We do feel however that at this stage the current DCP is
environmentally and socially unsustainable. We believe the following actions should be taken
prior to any development occurring in the proposed area:
. a moratorium on development until the completion of a Regional Plan for the Mid
North Coast due to commence soon
. the completion of a Social Impact Statement by Coffs Harbour City Council taking
into account the overall growth in the Northern Beaches and elsewhere in the city
and the impact that this will have on the provision of services (including the proposed
upgrade of the Pacific Highway) as well as the lifestyles of Coffs Harbour residents
. an Environmental Assessment of the Hearns Lake ecosystem including sufficient
water quality testing as well as a thorough assessment of the circulation and mixing
characteristics of this ICOLL
. the strict adherence to 100 metre Marine Park buffer zones around Hearns Lake and
its tributaries
. a proper road network in place which includes Highway access points to
accommodate the safety of all residents in the vicinity
. a proper highway bypass of Coffs Harbour
We have chosen to present our concerns by Precinct with additional comments under the
headings of Additional Concerns, Social Impact and Hearns Lake Ecosystem.
EASTERN PRECINCT
HISTORY
The subject land is known as Lot 22 Deposited Plan 1070182 area 49.59 Hectares. The
land was created under DA 1445/04 which was approved on 12 May 2004. The Linen Plan
180/04 was approved on 8 June 2004. The land was transferred to the current owners Ms C
M Hosking and Mrs L J Darby on 17 September 2004 and was purchased for the cost of
$2,500,000.00.
It is understood that there was a meeting on 26 August 2003 in which prospective
purchasers, the then owners, the current owners, Council representatives and State
Government authorities where in attendance. Issues covered at the Meeting included
landscape features - vegetation; Process - SEPP 71, watercycle management; highway
access; zoning and prospective DCP Controls and other issues.
We understand that prospective purchasers who attended (including the current owners)
were advised that major environmental constraints in developing the land existed. Many
prospective purchasers who have looked at the land and were made aware of the constraints
in development did not proceed due to this reason. It is also understood that the reduced
sale price of the land from its original $4,500,000.00 price was attributed to these constraints.
CONCERNS
We now understand that the developer of the Eastern Precinct is seeking to have a large
parcel of the proposed 7a protected land released for further urban investigation with the aim
of developing 300 - 350 lots around Hearns Lake. How does Council avoid being put in a
situation of being liable for misrepresentation if further land is opened for development?
The Community of Sandy Beach have requested assurances from Council that the proposed
7a zoning of land will not diminish.
There are current threats to the vulnerable Wallum Froglet population in this precinct -
including burning and slashing of land, grazing of cattle and urban stormwater run off. This
is a major concern and the Community would like these matters addressed as part of the
proposed DCP.
The current storm water run off from Sandy Beach runs into this Eastern Precinct this would
need to be addressed as part of the Water Sensitive Urban Design in the proposed DCP.
There has been concerns raised regarding the accuracy of the marked flood areas on Map 4.
Can Council advise as to when they were carried out? The concerns are in relation to the 1
in 100 flood as well as the high water table limitations.
9 LOTS NEAR PINE CRESCENT
There are concerns that this area has issues regarding:
. flooding
. ground water limitations
. a possible Wallum froglet habitat area
IN RELATION TO THE URBAN INVESTIGATION AREA
There are concerns that this area has issues regarding:
. a Wallum froglet habitat area
. suffers from considerable flooding problems
. may have potential acid sulphate soil problems – it is noted that any increase acidity is
also a threat to Wallum Froglet habitat
. may require large amounts of fill
. will suffer from traffic noise issues with the widening of the Highway - has this been
factored in to this proposed DCP?
There is also a question mark as to why this land is not earmarked as 7a as it is ringed by
other proposed protected land and encapsulates a wallum froglet habitat.
IN RELATION TO THE SUITABILITY OF FEEDER ROADS
There were many concerns posed by the Community to Council regarding the roads in Sandy
Beach. Due to no further redress provided by Council regarding these concerns a summary
of those concerns are listed below:
REGARDING THE PINE CRESCENT ACCESS
The deteriorated state of the road
The narrowness of the road causes traffic issues now when cars are parked on the edge of
properties, only one car can pass.
There are a large number of children living in this vicinity - the Community request the
consideration of traffic calming
REGARDING TI TREE ACCESS
Ti Tree road is renowned by all locals as a ‘no go’ for turning right on to Diamond Head
Drive due to being just over the crest of the Hill. Many residents of Ti Tree road go down
Chestnut Avenue and/or Maple Road to exit onto Diamond Head Drive. The Community
request the consideration of a ‘no right turn’ from Ti Tree Road be look at for this dangerous
exit. These roads also have issues with narrowness and deterioration. The Community is also
worried that these roads will be utilised as feeder roads and cause considerable disruption to
residents.
REGARDING THE EASEMENT BEHIND MAPLE ROAD
For many years the residents of Pine Crescent, Maple Road, Chestnut Avenue and Ti Tree
have utilised the easement behind Maple Road as an access down to the Northern Beach.
What is proposed to occur in relation to this easement? e.g. Is it to remain and if so can it
be considered a public beach access for residents?
REGARDING THE SIGNIFICANT INCREASE OF TRAFFIC
It is noted that Diamond Head Drive is the main connecting access road between East and
West Sandy Beach. Many residents living on this road have concerns that the increased level
of traffic will create major disruptions in getting in and out of their driveways as already exists
now. Is Council considering widening this road and, if so when will the proposed upgrade
occur?
REGARDING ANY MAJOR INCIDENT EAST OF THE HIGHWAY IN SANDY BEACH
The Community have many concerns regarding the lack of access to Eastern Sandy Beach if
the bridge becomes blocked. Does Council have a contingency plan in relation to accessing
the eastern side of Sandy Beach if a major incident occurs and the bridge is blocked for
access?
WESTERN PRECINCT
Council should be commended in providing long awaited Open Space Recreational Fields for
the Community of Sandy Beach. Unfortunately it is noted that this is proposed in the middle
of a potential Wallum Froglet Habitat. It is noted that Council advised at the Community
Workshop that this may be relocated. Can Council advise as to where?
GRAHAM DRIVE ISSUES
Graham Drive is noted as being Sandy Beaches’ access to North and South of the Pacific
Highway. This road has had continued problems with flooding and is dangerous for cyclists.
The Community have concerns and ask that their be consideration of:
. an upgrade of Graham Drive, due to the significant increase of traffic, prior to the
Western development proceeding
. a cycle way along Graham Drive to the school
. the right hand bend on Graham Drive near the intersection with Morgan’s road is very
dangerous this needs to be made more safe before a life is lost
. the possible need for noise reduction strategies to be implemented
MILL CONTAMINATION
Due to the history of the Mill and the possibility of soil contamination the Community has
concerns relating to this land and believe the following questions need to be made public
before any further consideration of this land being considered for residential use:
. what chemicals will be tested for and how comprehensive will the tests be?
. what type of remediation does Council carry out on contaminated soils?
. will that remediation take into account the close proximity of Hearns Lake?
. why is this land adjacent to Double Crossing Creek being considered for development
when it is within the Marine Park 100m buffer zone
DOUBLE CROSSING CREEK
It is noted that Double Crossing Creek is a tributary of Hearns Lake. There are concerns with
the following:
. the water treatment and retention methods that will be employed to protect Double
Crossing Creek
. developments being proposed within 100 metres of the Creek
THE 100 METRE / 50 METRE BUFFERS
What are the significance of 50m and 100m buffers around Hearns Lake and why are
different buffers applied to different parts of the Lake – surely an ICOLL is just as vulnerable
from pollution sources at every point?
What are the State Government requirements given that Hearns Lake is extremely important
to the Solitary Islands Marine Park?
THE 400 BUFFER STP AREA
How does this impact on the proposed DCP?
NORTHERN PRECINCT
SECTION N6
It is noted from the DCP that the only medium density housing zone has been proposed in
an area directly behind the beachside shacks and across the road from Hearns Lake. The
developers have proposed 26 lots at 250m2. There have been many concerns raised in
regards to:
. this area is within the 100 metre buffer zone of the Solitary Islands Marine Park
. this section being zoned for Medium density when it is clearly in one of the most
sensitive areas of the proposed DCP
. the stormwater run off from this condensed housing into Hearns Lake
. the change of natural water flow away from the dunes and into Hearns Lake
. Hearns Lake Road is considered to be part of a buffer to Hearns Lake and is less than
the required 100 metre buffer Zone
. other areas of land would be more suitable for 250m2 lots that aren’t so close to areas
of high protection
. wallum froglet habitat located on the perimeter
. 7a high value Environmental Protection of vegetation located on the perimeter
There is also a consideration advised by the developer to put in a board walk along the
perimeter of this area and build a platform and another beach access:
. is the proposed platform being considered on public land? Who would maintain it?
. the environmental concerns of having people use more than one main beach
access
. what measures are in place to stop erosion and disturbance of the Dunes?
SECTION N1
There are environmental concerns regarding the storm water run off from the Highway and
west of the highway that comes into N1 section in the Northern Precinct will add to the run
off of the 91 lots that are proposed. The concerns lie with:
. the measures in place for water management
. the retention of this water
SECTION N2
It is noted that there is a pond on the N2 area that drains into Hearns Lake this is
detrimentally affected by the run off from N1 area which then in turn drains into Hearns Lake.
. what measures are in place to ensure the water management controls for this area?
. is best practice Water Sensitive Urban Design (WSUD) elements being considered to
protect Hearns Lake?
THE HEARNS LAKE ECOSYSTEM
Hearns Lake is a highly diverse and important ecosystem. It is a saline coastal lake known as
an ICOLL (Intermittently Closing & Opening Lakes & Lagoons) .It is classified as a Significant
Coastal Lake under State Environmental Planning Policy No 71 and includes
. 7 endangered ecological communities and threatened species habitats listed under
the NSW Threatened Species Conservation Act
. habitats for migratory terrestrial and marine species
. high conservation value riparian vegetation along Double Crossing Creek as well as
the lake itself
. extensive areas of very high and high conservation value native vegetation (CHCC
Draft Vegetation Study)
. SEPP 26 – Littoral Rainforest in the Northern precinct of the DCP
. wildlife corridors from west of Sandy Beach to the coast
. endangered wetland coastal floodplain recognized by the State Government
breeding grounds for fish crucial to the well being of the Solitary Islands Marine
National Park
. a Sanctuary Zone around Flat Top Island which has the highest biodiversity of any
headland in the Marine Park
. potential habitat for the endangered Wallum Froglet and other threatened species.
THREATS TO THE HEARNS LAKE ECOSYSTEM
The southern sections of Hearns Lake (in the Eastern Precinct) are at present heavily
impacted upon by urban stormwater contamination from the existing residential areas
of Sandy Beach. Algal blooms have been recorded in Hearns Lake and CHCC and EPA
water quality sampling has identified pollution exceeding nationally acceptable limits in the
waterbody. Other threats are:
. sediment run-off from earth works relating to building activity in all precincts (Eastern,
Western and Northern) within the DCP
. pollution run off from building activity in all precincts, including pesticides, solvents,
fertilizers, oil, excrement from cats and dogs etc
. diffuse pollution from agricultural pursuits in the Hearns Lake catchment area including
west of the Pacific Highway near the Northern Precinct
. building within the recommended 100 metre buffer zone around the Lake and Double
Crossing Creek
. slashing of vegetation within potential Wallum Froglet habitat in the Eastern Precinct
. clearing, draining and adding fill to coastal floodplains
. burning of land
. grazing of cattle in areas proposed for 7a Environmental Protection
. roadworks within catchment area including the proposed Pacific Highway upgrade
. faecal contamination from Colonial Surfside Caravan Park’s septic system
RECOMMENDATIONS
We understand that Coffs Harbour City Council is undertaking an Estuary Management Study
on Hearns Lake and that this research should be completed within 9-12 months.
A thorough understanding of the circulation and mixing characteristics of ICOLLs is essential
for proper management of these systems.
We hope that such information will be gathered and that sufficient water quality tests are
taken to cover Biological Oxygen Demand, faecal coliform and nutrient levels as well as
pesticides currently used in agricultural pursuits within the Hearns Lake catchment area (such
as banana growing).
SHAG recommends a comprehensive environmental assessment of the Hearns Lake
ecosystem prior to any further development in its catchment area.
In all Precincts within the DCP best practice Water Sensitive Urban Design elements should
be incorporated to protect Hearns Lake from additional stormwater impacts.
The Marine Park buffer of 100 metres should be applied around Hearns Lake as well as
Double Crossing Creek due to the poor flushing capabilities of this ICOLL.
Urban runoff from the larger built up areas in the west of the Northern Precinct and in the
Western Precinct must be retended and treated before being allowed into the Hearns Lake
Ecosystem.
On an historical level there are claims that the remains of a ship (SS Orara) wrecked in 1896,
may reside in Hearns Lake near its mouth. This is worthy of investigation by Council.
In conclusion, Council should be congratulated for recommending major extensions to
environmental protection zones near Hearns Lake.
If additional efforts are undertaken along with these proposed zoning changes we believe
there is hope for Hearns Lake to remain a Significant Coastal Lake and one of the few
remaining healthy ICOLLS in NSW.
ADDITIONAL CONCERNS
. The safety of Pacific Highway intersections at South Sandy Beach, Double Crossing
Creek and at Hearns Lake and Bosworth Roads
. It is noted that Council is working towards gaining a bypass for the Pacific Highway
which will be in the best interests of the local community and highway travellers. Is
Council assuming the Pacific Highway upgrade will proceed as planned?
. How will developers be able to meet that requirement until the RTA construct flyovers?
. What will happen if a decision is made by the RTA to abandon its current upgrade
option?
. It is understood that a very skilled Ecologist responsible for environmental reports in
the DCP has left Council. Does Council have a suitable replacement knowledgeable
enough to answer our concerns?
. Concerns were raised regarding the septic system of the Colonial Surfside Caravan
Park. When was the last inspection of this site, and, how is it affected by the proposed
DCP. If the site is sold what will become of it? Will it revert to “2E” zoning?
. Concerns have been raised in relation to the impact an additional 1400 people from
the proposed development will have on Sandy Beach Public School, Woolgoolga
Public School and Woolgoolga High School.
. It is also understood that there may be an additional 250 dwellings built at Heritage
Park Estate because this area also feeds into Sandy Beach Public School as well as
Emerald Beach with its new development.
. We understand that there have been major cultural concerns shown by the Aboriginal
Lands Council.
SOCIAL IMPACT
We believe council should undertake a Social Impact Statement taking into account the
overall growth in the Northern Beaches and elsewhere in the city and the impact that this will
have on the provision of services (including the proposed upgrade of the Pacific Highway) as
well as the lifestyles of Coffs Harbour residents.
The Sandy/Hearns Lake development aims to add a minimum of 1400 people to the
population of Coffs Harbour. Has Coffs Harbour City Council totalled the amount of
development that will occur in the Northern Beaches from Charlesworth Bay to Red Rock
and related the population increase to the infrastructure and services that will be required for
these people?
Has it considered the impact of a Pacific Highway upgrade taking place along with all of this
development?
Has it considered 4 years of major construction along the highway route as well as 4 years of
excessive noise before noise abatement measures are in place?
Has council considered the impact on town centre parking which is already inadequate
and the strain on consumer, financial, educational, hospital and medical services from such
a significant explosion in population numbers. Has Council considered these increases in
conjunction with increases in tourist visitations from sports tourism and tourism in general?
CONCLUSION
This Information was compiled by the Sandy Hearns Action Group Committee after
consultation with the residents of Sandy Beach and Hearns Lake.
We trust that our concerns and recomendations will be thoughfully and adequately addressed
by council and other relevant state government departments.
C/- Woolgoolga Post Office
Woolgoolga NSW 2456
Email: shag@esmediaweb.com
It is up to us all to ensure that sensible, sustainable development occurs. If we do not have our say we will be at the whim of the Developer and will lose the character of our beautiful Sandy Beach Village life we have all come to love.
Don't let them SHAG us or Hearns Lake! Have your say today!
What will increased population mean for Sandy?
