Post on 24-Jan-2021
PLANNING PROPOSAL
Rezoning part of Blackheath Golf Course
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TABLE OF CONTENTS
INTRODUCTION ........................................................................................................................ 2
PART 1 OBJECTIVES OR INTENDED OUTCOMES ........................................................................ 4
PART 2 EXPLANATION OF PROVISIONS .................................................................................... 5
PART 3 JUSTIFICATION: .......................................................................................................... 5
THIS SECTION SETS OUT THE CASE FOR CHANGING THE ZONING OF THE SUBJECT LAND AS DESCRIBED IN PART 1. ...... 5 SECTION A ‐ A NEED FOR THE PLANNING PROPOSAL ............................................................................... 5 1. IS THE PLANNING PROPOSAL A RESULT OF ANY STRATEGIC STUDY OR REPORT? ......................................................... 5 2. IS THE PLANNING PROPOSAL THE BEST MEANS OF ACHIEVING THE OBJECTIVES OR INTENDED OUTCOMES, OR IS THERE A
BETTER WAY? ..................................................................................................................................... 5 3. IS THERE A NET COMMUNITY BENEFIT? ....................................................................................................... 8 SECTION B ‐ RELATIONSHIP TO STRATEGIC PLANNING FRAMEWORK .......................................................... 10 4. IS THE PLANNING PROPOSAL CONSISTENT WITH THE OBJECTIVES AND ACTIONS CONTAINED WITHIN THE APPLICABLE
REGIONAL OR SUB – REGIONAL STRATEGY (INCLUDING THE SYDNEY METROPOLITAN STRATEGY AND EXHIBITED DRAFT STRATEGIES)? ................................................................................................................................... 10
5. IS THE PLANNING PROPOSAL CONSISTENT WITH THE LOCAL COUNCIL’S COMMUNITY STRATEGIC PLAN, OR OTHER LOCAL STRATEGIC PLAN? ...................................................................................................................... 10
6. IS THE PLANNING PROPOSAL CONSISTENT WITH APPLICABLE STATE ENVIRONMENTAL PLANNING POLICIES? ..................... 11 7. IS THE PLANNING PROPOSAL CONSISTENT WITH APPLICABLE MINISTERIAL DIRECTIONS (S.117 DIRECTIONS) ................... 12 SECTION C ‐ ENVIRONMENTAL, SOCIAL AND ECONOMIC IMPACT .............................................................. 13 8. IS THERE ANY LIKELIHOOD THAT CRITICAL HABITAT OR THREATENED SPECIES, POPULATIONS OR ECOLOGICAL
COMMUNITIES, OR THEIR HABITATS, WILL BE ADVERSELY AFFECTED AS A RESULT OF THE PROPOSAL? ............................ 13 9. ARE THERE ANY OTHER LIKELY ENVIRONMENTAL EFFECTS AS A RESULT OF THE PLANNING PROPOSAL AND HOW ARE
THEY PROPOSED TO BE MANAGED? .......................................................................................................... 14 10. HOW HAS THE PLANNING PROPOSAL ADEQUATELY ADDRESSED ANY SOCIAL AND ECONOMIC EFFECTS? .......................... 14 SECTION D ‐ STATE AND COMMONWEALTH INTERESTS .......................................................................... 14 11. IS THERE ADEQUATE PUBLIC INFRASTRUCTURE FOR THE PLANNING PROPOSAL? ...................................................... 14 12. WHAT ARE THE VIEWS OF STATE AND COMMONWEALTH PUBLIC AUTHORITIES CONSULTED IN ACCORDANCE WITH THE
GATEWAY DETERMINATION?.................................................................................................................. 14
PART 4 COMMUNITY CONSULTATION ................................................................................... 14
APPENDIX A – DRAFT LEP2005 MAP PANELS ............................................................................. 15
APPENDIX B – SITE PHOTOGRAPHS .......................................................................................... 16
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INTRODUCTION
The preparation of a planning proposal is the first step in preparing a Local Environmental Plan (LEP);
in this case, it is the first step in preparing an amending LEP to Blue Mountains LEP2005. A planning
proposal is a document that explains the intended effect of the proposed LEP and the justification
for making it. This planning proposal has been prepared in accordance with Section 55 of the
Environmental Planning and Assessment Act 1979 (EP&A Act) and Department of Planning
Guidelines ‘A guide to preparing local environmental plans’ and ‘A guide to preparing planning
proposals’
This planning proposal addresses matters that must be considered to deliver an amending LEP that
rezones certain land at Blackheath Golf Course.
The Site
The Planning Proposal applies to certain land at Blackheath Golf Course (Figure 1). The golf course
occupies 40.35 ha of land and has primary frontages to Valley View Road and Brightlands Avenue.
The golf course also has minor frontages to Evans Lookout Rd to the south and Hargraves Street and
Boreas Street to the north. The north eastern corner of the golf course is bounded by National Park.
The land subject to the planning proposal exists in two portions on the southern boundary of the
golf course on the Brightlands Avenue frontage. The eastern portion found at the end of Brightlands
Avenue is 1,200m² and the western portion adjacent to the service entry to the golf course is
3,600m².
Figure 1: Aerial of Blackheath Golf Course
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The legal description of Blackheath Golf Course is Lot 1 DP 747850. The street address is 14 Valley
View Rd Blackheath.
Figure 2: Subject Site: Eastern Portion
Figure 3: Subject site: Western portion
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Background The preparation of this planning proposal was initiated by a rezoning application submitted to Blue
Mountains City Council by the Blackheath Golf Club (the Club). The application to rezone certain land
at Blackheath Golf Course is a strategic response to the concerns of the Board and Management of
Blackheath Golf Club over the long term financial viability of the club.
The Club Board have identified an urgent need to extract the benefits from what is the principal and
only asset of the Club – the golf course land. The application seeks to rezone part of the land that
does not make up part of the course playing area. The Club have made clear their intention to, upon
a successful rezoning process, subdivide the land to allow for four residential lots.
The land is currently zoned Recreation – Private under Blue Mountains Local Environmental Plan
2005 (LEP2005). The planning proposal seeks to rezone the land to Living – Bushland Conservation.
Figure 4: Existing Zoning
PART 1 OBJECTIVES OR INTENDED OUTCOMES
This part provides a concise statement which sets out the intended outcome of the planning proposal. It is a statement on what is planned to be achieved.
The objective of this Planning Proposal is to rezone two segments of Blackheath Golf Course from Recreation – Private to Living – Bushland Conservation to allow for future subdivision and residential development of the land.
The subject land is comprised of the following allotment:
Lot 1 DP 747850
14 Valley View Rd Blackheath
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PART 2 EXPLANATION OF PROVISIONS
The following explanation provides an explicit statement of how the intended outcome described in
Part 1 will be achieved.
Amendment of the Blue Mountains Local Environmental Plan 2005 Map Panel A: Zones, Precincts
and Provisions in accordance with the proposed zoning map shown at attachment 1. Map Panel B
and C are not altered by this proposal.
PART 3 JUSTIFICATION:
This section sets out the case for changing the zoning of the subject land as described in Part 1.
Section A ‐ A Need for the Planning Proposal
1. Is the planning proposal a result of any strategic study or report?
The planning proposal is not the result of any strategic study or report.
This planning proposal results from an application by the Club to rezone the subject land from
Recreation – Private to Living – Bushland Conservation.
2. Is the planning proposal the best means of achieving the objectives or intended outcomes,
or is there a better way?
This planning proposal is a strategic response to the concerns of the Board and Management
of Blackheath Golf Club over the long‐term financial viability of the golf club. The Club is in a
position where the principal and only asset of the club is the golf course land. The Club Board
have identified an urgent need to extract benefits from part of the land that is not part of the
course playing area.
Blackheath Golf Club has an ongoing program of cost cutting and promotions to maintain the
current financial position. A Finance Committee comprising members with a wide range of
accounting and financial qualifications and experience, has been in place for the past three
years to ensure the club is in the best possible financial position. The club has reduced
expenses over the past three years to a basic level. Any further significant reduction in costs
would be detrimental to the quality of the course and the club house, which would potentially
reduce membership and exacerbate financial problems. Blackheath Golf Club is constantly
working on promoting the golf course, the club, and the game of golf as a healthy leisure
activity. The Club recognises that this program will not counter long‐term trends or the need
for a capital injection to keep the club solvent and competitive with other golf clubs and other
leisure activities.
The only avenue available to Blackheath Golf Club to realise a significant capital injection is the
outcome derived from this planning proposal.
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The subject land is located roughly 1.7kms south of Blackheath town centre. Adjoining land is
zoned Living – Bushland Conservation under Blue Mountains Local Environmental Plan 2005. It
is proposed to zone the subject land Living – Bushland Conservation which is consistent with
adjoining land. Nearby allotments are developed for residential purposes and vary in size from
roughly 750m² to 2,100m² with the vast majority being approximately 830 m². The proposed
allotments will each be 1,200m² with a combined frontage of 83.78m for subject site west (3
allotments) and a frontage of 47.58m for subject site east (one allotment). Both sites are
characterised by gentle slopes and do not contain any scheduled vegetation communities. No
endangered ecological communities, threatened floral and/or faunal species, or locally
significant species were found on either site. The existing allotment (i.e. the Golf Course being
Lot 1 DP 747850) is mapped as Bushfire Prone Land, so any future subdivison of this land
would be Integrated Development and require referral to the Rural Fire Service and the issue
of a Bush Fire safety Authority. Given that the Golf Course is largely cleared adjacent to the
areas proposed for rezoning, it is not anticipated that this issue would be an impediment to
future subdivision.
As mentioned above, it is the intention of the Blackheath Golf Club to create 4 allotments of
1200m2 each and that these are sold and developed for residential purposes. Additional land
uses, permissible with or without consent, are noted in the comparison table below.
Existing Zone: Recreation ‐ Private Proposed Zone: Living – Bushland Conservation
Accessible housing
Advertising structures Advertising structures
Animal establishments
Arts & craft galleries
Bed & breakfast establishments
Bush regeneration Bush regeneration
Bush fire hazard reduction Bush fire hazard reduction
Camping sites
Caravan parks
Caretakers’ dwellings
Child care centres
Clubs
Cluster housing
Community buildings
Community centres
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Dams Dams
Development ancillary to a dwelling house
Display gardens Display gardens
Domestic swimming pools Domestic swimming pools
Dwelling houses
Educational establishments
Exhibition homes
Granny flats
Holiday lets
Home businesses Home businesses
Home occupations Home occupations
Integrated housing
Land management works Land management works
Nature‐based recreation
Parking Parking
Permaculture Permaculture
Places of assembly
Places of worship
Public buildings
Public utility undertakings Public utility undertakings
Recreation areas
Recreation facilities
Refreshment rooms
Remediation of contaminated land Remediation of contaminated land
Roads Roads
Special uses Special uses
Telecommunications facilities Telecommunications facilities
Utility installations Utility installations
Visitor facilities Visitor facilities
Consequently, it is considered that proceeding with a planning proposal to rezone the land is the
most appropriate mechanism of ensuring financial security and operational longevity of the
Blackheath Golf Club.
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3. Is there a net community benefit?
The Blackheath Golf Course provides a number benefits to the local community such as:
• direct community benefit derived from the ongoing viability of historic golf club
• ongoing benefit of direct community involvement by the club and the use of club premises
by community groups and charities
• the club continues to employ local workers
• the club continues to support local suppliers and contractors
The following table addresses the evaluation criteria for conducting a “net community benefit test” within the Draft Centres Policy (2009) as required by the guidelines for preparing a planning proposal.
Evaluation criteria. Y/N Comment.
Will the LEP be compatible with agreed State and regional strategic direction for development in the area?
Y The proposed rezoning is compatible with the Metropolitan Strategy and Draft North West Subregional Strategy for the following reasons:
It will contribute to the achieving the housing growth target for Council of 7,000 new dwellings by 2031.
It aligns with the direction to minimise Greenfield development and encourage the majority of dwelling growth as infill development in established areas (C1.3)
It will protect the biodiversity of plants and animals in the LGA as this site has been determined not to have any significant impact on threatened species or habitat.
Is the LEP located in a global/regional city, strategic centre or corridor nominated within the Metropolitan strategy or other regional or subregional strategy?
N The site is not identified within a key strategic centre or corridor.
The site is situated in the urban area of Blackheath.
The site is not within the town centre, however the site offers an opportunity to provide for additional residential development within the existing urban area.
Is the LEP likely to create a precedent or create or change the expectations of the landowner or other landowners?
N There is unlikely to be a precedent created by this proposal as there is limited opportunity within Blackheath due to existing development patterns and the constraints of topography and the Blue Mountains National Park.
The proposal is unlikely to create a precedent as the Blackheath Golf Club have identified that the purpose for rezoning the land is specifically to improve the value of their land in order to ensure the financial security of the club. It is not the intention of the club to rezone and sell off any more land than required.
Blackheath Golf Club have contacted adjoining landowners and advised them of the planning proposal and reasons for the proposal.
The proposal will see the development of the land to a use and density which is consistent with adjoining residential land.
Have the cumulative effects of other spot rezoning Y Council have previously considered similar rezonings
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proposals in the locality been considered? for Leura and Katoomba Golf Courses.
Cumulative effects of these rezonings are negligible due to the relative minority of those applications. That is, these rezonings are small scale in terms of area and nature of development permitted.
Will the LEP facilitate a permanent employment generating activity or result in the loss of employment lands?
N The site is not rezoned to facilitate employment, nor will it result in a loss of employment.
The proposal will create employment through the construction jobs to install the infrastructure and build 4 homes therefore delivering a small economic benefit to the community.
Will the LEP impact upon the supply of residential land and therefore housing supply and affordability?
Y The proposal will have a positive impact on the residential supply by adding to the amount of available residential land.
Is the existing public infrastructure (roads, rail, and utilities) capable of servicing the proposed site? Is there good pedestrian and cycle access? Is public transport currently available or is there infrastructure capacity to support future transport?
Y The existing public infrastructure is adequate to meet the needs of the proposal. The site is fully serviced and contained within the established urban area.
The site has a sealed road frontage and is approximately 1km from Blackheath town centre. There is a local bus route within one street of the proposed sites. Pedestrian and cycle access is possible on the existing public roads, however, there are no off road footpaths or cycle ways between the subject sites and Blackheath town centre.
Will the proposal result in changes to the car distances travelled by customers, employees and suppliers?
N/A N/A
Are there significant Government investments in infrastructure or services in the area where patronage will be affected by the proposal?
N The proposal will have a negligible impact on infrastructure patronage in the area. The additional demand is minor and will be absorbed by existing services.
Will the proposal impact on land that the Government has identified a need to protect (e.g. land with high biodiversity values) or have other environmental impacts? Is the land constrained by environmental factors such as flooding?
N The site is cleared land. Flora and Fauna assessment identifies that no endangered ecological communities, threatened floral and/or faunal species, or locally significant species were found on the site.
The land is not subject to flooding.
Will the LEP be compatible/ complementary with surrounding adjoining land uses? What is the impact on the amenity of the location and wider community? Will the public domain improve?
Y The proposal is compatible with adjoining land uses. In this regard, the amenity of the location and wider community is unlikely to be impacted by this proposal.
The public domain will not be altered by the proposal.
Will the proposal increase choice and competition by increasing the number of retail and commercial premises operating in the area?
N/A N/A
If a stand alone proposal and not a centre, will the proposal have the potential to develop as a centre in the future?
N/A N/A
What are the public interest reasons for preparing the draft plan? What are the implications of not proceeding at that time?
‐ The proposal will provide four vacant allotments suitable for residential development.
If the rezoning is not supported, the Blackheath Golf Club will face extreme difficulty maintaining the course and functioning as a successful recreational venue. The worst case scenario is the closure of the historic golf course and the resulting implications associated with the development of the land.
Overall the proposal will provide a net community benefit for the following reasons:
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• It constitutes an appropriate use of the land that is in keeping with the surrounding residential character.
• The proposal will contribute to Councils requirement to facilitate new dwelling growth, in accordance with the Subregional Strategy target.
• It is located within the existing Blackheath town area and has adequate infrastructure to support subsequent development.
• The proposal will not result in any significant environmental impacts. • It will create local employment through construction jobs to the benefit of the local
economy. • The site will offer residential building lots with a north aspect looking over Blackheath
Golf Club and beyond to the Blue Mountains National Park. • The planning proposal constitutes a logical extension of the existing pattern of
development in the locality to create a desirable living environment.
Section B ‐ Relationship to strategic planning framework
4. Is the planning proposal consistent with the objectives and actions contained within the applicable regional or sub – regional strategy (including the Sydney Metropolitan Strategy and exhibited draft strategies)?
The key strategic planning framework at the State level is embodied in the 2005 “City of Cities: A Plan for Sydney’s Future”, known as the Metropolitan strategy.
The Metropolitan strategy provides a broad framework for promoting and managing Sydney’s growth over the next 25 years, in which it is expected that such growth will entail an additional 1.1 million people, requiring 640,000 new homes and capacity for 550,000 new jobs by 2031. A key outcome of the Metropolitan strategy was the preparation of Subregional Strategies.
The Blue Mountains City Council is one of five LGAs that fall within the Draft North West Subregional Strategy. The strategy contains directions and actions to guide each Councils strategic planning in a regional focus. Achieving the housing and employment targets are key directions that are shaping strategic planning for all Councils in order to meet the needs of the forecast population growth over the next 20 years.
The Draft North West Subregional Strategy states that the Blue Mountains LGA has experienced minor negative population growth in recent years. The Blue Mountains area is also identified as a major tourist destination, being one of the top three tourist destinations in Australia.
The key directions for the Subregion are embodied within seven key outcomes. The relevant direction is to meet housing capacity targets. The Blue Mountains LGA is expected to accommodate a capacity target of 7,000 new dwellings to year 2031. This proposal complies with the requirement that LGAs are to plan for housing capacity targets in existing areas.
5. Is the planning proposal consistent with the local council’s Community Strategic Plan, or other local strategic plan?
Blue Mountains Local Environmental Plan 2005 has the following objectives that can be considered relevant to the proposal:
(b) To meet the needs of residents, visitors and the business community through the provision of an appropriate balance of land uses and built forms that respond to the principles of ecologically sustainable development.
(i) To promote the provision of accessible, diverse and affordable housing options to cater for the changing housing needs of the community.
While the proposal can’t be said to be explicitly consistent with these objectives, rezoning land for residential purposes, thus helping to meet demands on housing supply, is not inconsistent with the objectives.
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The proposal is minor and not relevant to other local strategic planning instruments.
6. Is the planning proposal consistent with applicable state environmental planning policies?
Note:
1 Not Relevant: This provision or planning instrument does not apply to the Draft Amendment to LEP 2005
2 Consistent: This provision or planning instrument applies; the Draft Amendment to LEP 2005 meets the relevant
requirements and is in accordance with the provision or planning instrument.
3 Justifiably Inconsistent: This provision or planning instrument applies, and is considered to be locally inappropriate.
State Environmental Planning Policies in force
NOT RE
LEVA
NT
1
CONSISTEN
T 2
JUSTIFIABLY INCO
NSISTEN
T 3
SEPP 1 Development Standards
SEPP 4 Development without Consent and Miscellaneous Complying Development
SEPP 6 Number of Storeys in a Building SEPP 14 Coastal Wetlands
SEPP 15 Rural Landsharing Communities
SEPP 19 Bushland in Urban Areas
SEPP 21 Caravan Parks
SEPP 22 Shops and Commercial Premises
SEPP 26 Littoral Rainforests
SEPP 29 Western Sydney Recreation Area
SEPP 30 Intensive Agriculture SEPP 32 Urban Consolidation (Redevelopment of Urban Land) SEPP 33 Hazardous and Offensive Development SEPP 36 Manufactured Home Estates SEPP 39 Spit Island Bird Habitat
SEPP 41 Casino/Entertainment complex
SEPP 44 Koala Habitat Protection SEPP 47 Moore Park Showground
SEPP 50 Canal Estate Development SEPP 52 Farm Dams and Other Works in Land and Water Management Plan
Areas
SEPP 53 Metropolitan Residential Development
SEPP 55 Remediation of Land SEPP 59 Central Western Sydney Economic and Employment Area
SEPP 60 Exempt and Complying Development
SEPP 62 Sustainable Aquaculture
SEPP 64 Advertising and Signage SEPP 65 Design quality of Residential Flat Development DSEPP 66 Integration of Land Use and Transport
SEPP 70 Affordable Housing (Revised Schemes)
SEPP 71 Coastal Protection
SEPP (Housing for Seniors or People with a Disability) 2004
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State Environmental Planning Policies in force
NOT RE
LEVA
NT
1
CONSISTEN
T 2
JUSTIFIABLY INCO
NSISTEN
T 3
SEPP (Building Sustainability Index: BASIX) 2004 SEPP (Development on Kurnell Peninsula) 2005
SEPP (Major Development) 2005 SEPP (Sydney Region Growth Centres) 2006
SEPP (Mining, Petroleum Production and Extractive Industries) 2007 SEPP (Temporary Structures) 2007 SEPP (Kosciuszko National Park – Alpine Resorts) 2007
SEPP (Infrastructure) 2007
SEPP (Rural Lands) 2008
SEPP (Exempt and Complying Development Codes) 2008
SEPP (Western Sydney Parklands) 2009
DSEPP (Application of Development Standards) 2004
SEPP (Western Sydney Employment Area) 2009
SEPP Sydney Regional Environmental Plan No. 20 Hawkesbury – Nepean River (No. 2 – 1997)
SEPP Drinking Water Catchments Regional Environmental Plan No 1
SEPP (Affordable Rental Housing) 2009
DSEPP (Competition) 2010
7. Is the planning proposal consistent with applicable Ministerial Directions (s.117 directions)
Note:
1 Not Relevant: This provision or planning instrument does not apply to the Draft Amendment to LEP 2005
2 Consistent: This provision or planning instrument applies; the Draft Amendment to LEP 2005 meets the relevant
requirements and is in accordance with the provision or planning instrument.
3 Justifiably Inconsistent: This provision or planning instrument applies, and is considered to be locally inappropriate.
Directions under Section 117(2)
NOT RE
LEVA
NT 1
CONSISTEN
T 2
JUSTIFIABLY
INCO
NSISTEN
T 3
1. EMPLOYMENT AND RESOURCES
1.1 Business and Industrial Zones
1.2 Rural Zones
1.3 Mining, Petroleum Production and Extractive Industries
1.4 Oyster Aquaculture
1.5 Rural Lands
2. ENVIRONMENT AND HERITAGE
2.1 Environmental Protection Zones
2.2 Coastal Protection
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Directions under Section 117(2)
NOT RE
LEVA
NT 1
CONSISTEN
T 2
JUSTIFIABLY
INCO
NSISTEN
T 3
2.3 Heritage Conservation
2.4 Recreation Vehicle Areas
3. HOUSING, INFRASTRUCTURE AND URBAN DEVELOPMENT
3.1 Residential Zones
3.2 Caravan Parks and Manufactured Home Estates
3.3 Home Occupations
3.4 Integrating Land Use and Transport
3.5 Development Near Licensed Aerodromes
4. HAZARD AND RISK
4.1 Acid Sulfate Soils
4.2 Mine Subsidence and Unstable Land
4.3 Flood Prone Land
4.4 Planning for Bushfire Protection
5. REGIONAL PLANNING
5.1 Implementation of Regional Strategies
5.2 Sydney Drinking Water Catchments
5.3 Farmland of State and Regional Significance on the NSW Far North Coast
5.4 Commercial and Retail Development along the Pacific Highway, North Coast
5.5 Development in the vicinity of Ellalong, Paxton and Millfield (Cessnock LGA)
5.6 Sydney to Canberra Corridor (Revoked 10 July 2008. See amended Direction 5.1)
5.7 Central Coast (Revoked 10 July 2008. See amended Direction 5.1)
5.8 Second Sydney Airport: Badgerys Creek
6. LOCAL PLAN MAKING
6.1 Approval and Referral Requirements
6.2 Reserving Land for Public Purposes
6.3 Site Specific Provisions
7. METROPOLITAN PLANNING
7.1 Implementation of the Metropolitan Strategy
Section C ‐ Environmental, Social and Economic Impact
8. Is there any likelihood that critical habitat or threatened species, populations or ecological
communities, or their habitats, will be adversely affected as a result of the proposal?
A flora and fauna assessment of both sites has been carried out by Abel Ecology. The
assessment revealed that no endangered ecological communities, threatened floral and/or
faunal species, or locally significant species were found on the site. The assessment concluded
that there is not likely to be any significant effect on any endangered ecological community,
threatened species or their habitats. Council concurs with these findings.
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9. Are there any other likely environmental effects as a result of the planning proposal and
how are they proposed to be managed?
There are no likely environmental impacts from the planning proposal. The land proposed for
rezoning is largely cleared vacant land adjacent to an existing urban area.
10. How has the planning proposal adequately addressed any social and economic effects?
The planning proposal is unlikely to have any negative social or economic effects. The land to
be rezoned will be a relatively minor addition to the stock of land and housing in Blackheath.
The planning proposal (specifically the net community benefit test) has identified positive
social and economic effects as outcomes of the proposal. See Section A.3 above. These
include direct economic benefit from construction activity and associated job creation,
direct social and economic benefit from the continued operation of Blackheath Golf Club,
and the social and economic benefit from four additional households utilising local
businesses and services and contributing to community activities.
Section D ‐ State and Commonwealth Interests
11. Is there adequate public infrastructure for the planning proposal?
The proposal will result in only four (4) additional lots. The existing public infrastructure is
adequate and will absorb increased patronage associated with the proposal. The land
proposed for rezoning has access to all necessary utilities on the existing road frontage. The
site is within the existing urban area and will not place unreasonable additional demands on
the public infrastructure.
12. What are the views of State and Commonwealth public authorities consulted in accordance
with the gateway determination?
This section is proposed to be completed following consultation with State and
Commonwealth public authorities identified in the Gateway determination.
PART 4 COMMUNITY CONSULTATION
The Council will undertake the exhibition and notification of the proposal in accordance with the Gateway
Determination.
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APPENDIX A – Draft LEP2005 Map Panels
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APPENDIX B – Site Photographs
Figure 5: Access to Blackheath Golf Course from Valley View Road
Figure 6: Street frontage ‐ Western Portion
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Figure 7: Western Portion from Brightlands Avenue
Figure 8: Western Portion – Looking north east from south western corner
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Figure 9: Western Portion – looking south east from north western corner
Figure 10: Aspect towards golf course from rear of western Portion
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Figure 11: Street frontage ‐ Eastern Portion
Figure 12: Eastern Portion from Brightlands Avenue
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Figure 13: Eastern Portion looking northwest from south eastern corner
Figure 14: Eastern Portion ‐ Tee adjacent