TPS Amendment Witchcliffe 24.10.14 Advertising...AMENDMENT PROPOSAL 4.1 Amendment Specifications 4.2...

Amendment 28 to Shire of Augusta-Margaret River Local Planning Scheme No1 Sussex Location 2807 & 2812 Bussell Hwy, Witchcliffe

Witchcliffe Ecovillage of 39

HULME DEVELOPMENTS | PERRON DEVELOPMENTS | SUSTAINABLE SETTLEMENTS

Shire of Augusta-Margaret River

Local Planning Scheme No.1

Amendment No.28

Sustainable Settlements | Perron Developments | Hulme Developments

S CHEME AMENDMENT




TABLE OF CONTENTS SCHEME AMENDMENT DOCUMENTS WITCHCLIFFE ECOVILLAGE CONCEPT PLAN 1. INTRODUCTION 1.1 Site Details 1.2 Proponent 1.3 Land Ownership 2. STRATEGIC AND STATUTORY FRAMEWORK

2.1 State Planning Context 2.1.1 State Planning Strategy 2.1.2 State Sustainability Strategy 2.1.3 South West Framework 2.1.4 Liveable Neighbourhoods Urban Design Principles 2.1.5 Leeuwin-Naturaliste Ridge Statement of Planning Policy 6.1 2.2 Local Planning Context 2.2.1 Shire of Augusta-Margaret River Local Planning Scheme No 1 2.2.2 Shire of Augusta-Margaret River Local Planning Strategy 2.2.3 Witchcliffe Village Strategy 2.2.4 Shire of Augusta-Margaret River Hamlet Design Guidelines 3. SITE ANALYSIS 3.1 Topographical Features 3.2 Land Capability 3.3 Land Constraints 3.3.1 Strategic Minerals and Basic Raw Materials Buffer 3.3.2 Davis Road Waste Disposal Buffer 3.4 Native Vegetation 3.5 Native Fauna 3.6 Watercourses and Wetlands 3.7 Aboriginal Heritage 3.8 Infrastructure Availability 3.8.1 Energy 3.8.2 Telecommunications 3.9 Infrastructure Requirements 3.9.1 Wastewater Treatment 3.9.2 Water 3.10 Vehicle Access




4. AMENDMENT PROPOSAL 4.1 Amendment Specifications 4.2 Rationale for Amendment 4.3 Witchcliffe Ecovillage Development Proposal 4.3.1 Witchcliffe Ecovillage Objectives 4.3.2 Urban Form, Lot Yield and Population 4.3.3 Witchcliffe Ecovillage Management 4.3.4 Energy Efficiency Targets 4.3.5 Food Production and Self Sufficiency 4.3.6 Affordability Objectives 4.3.7 Economic Benefits 4.3.8 Concept Plan 4.4 Future Structure Plan Requirements 5. CONCLUSION




PLANNING AND DEVELOPMENT ACT 2005

RESOLUTION DECIDING TO AMEND A LOCAL PLANNING SCHEME

SHIRE OF AUGUSTA-MARGARET RIVER

LOCAL PLANNING SCHEME NO. 1

AMENDMENT NO. 28 RESOLVED that the Council, in pursuance of Section 75 of the Planning and Development Act 2005, amend the above local planning scheme by:

1. Rezoning Sussex Locations 2807 & 2812 Bussell Highway, Witchcliffe from ‘Priority Agriculture’ to

‘Future Development’ and modifying the scheme map accordingly;

2. Amending the scheme map by including Sussex Locations 2807 & 2812 Bussell Highway, Witchcliffe in a Structure Plan Area (SPA) designated SPA 21 as depicted on the scheme amendment maps;

3. Inserting Associated Provisions into Schedule 15 of the scheme.

Dated this day of 2014

_______________________

CHIEF EXECUTIVE OFFICER




ADOPTION – REGULATION 13(1)

Adopted by resolution of the Council of the Shire of Augusta-Margaret River at the Meeting of the Council held on the ________ day of ___________ 2014.

_____________________________

SHIRE PRESIDENT

_____________________________

CHIEF EXECUTIVE OFFICER

FINAL APPROVAL – REGULATION 21(2), 22(1) AND (2)

Adopted for final approval by resolution of the Shire of Augusta-Margaret River at the Ordinary Meeting of the Council held on the ________ day of _______________ 2014, and the Common Seal of the Shire of Augusta–Margaret River was hereunto affixed by the authority of a resolution of the Council in the presence of:

_____________________________

SHIRE PRESIDENT

_____________________________

CHIEF EXECUTIVE OFFICER RECOMMENDED FOR FINAL APPROVAL

_____________________________ DELEGATED UNDER S.16 OF THE


_____________________________ DATE

FINAL APPROVAL GRANTED

_____________________________ MINISTER FOR PLANNING, CULTURE

AND THE ARTS

_____________________________





SHIRE OF AUGUSTA-MARGARET RIVER

LOCAL PLANNING SCHEME NO. 1

AMENDMENT NO. 28

The Shire of Augusta-Margaret River under and by virtue of the powers conferred upon it in that behalf by the Planning and Development Act 2005 (as amended) hereby amends the above Town Planning Scheme by:

1. Rezoning Sussex Location 2807 & 2812 Bussell Highway, Witchcliffe from ‘Priority Agriculture’ to ‘Future Development’ and modifying the scheme map accordingly;

2. Amending the scheme map by including Sussex Location 2807 & 2812 Bussell Highway, Witchcliffe in a Structure Plan Area (SPA) designated SPA 21as depicted on the scheme amendment maps;

3. Modifying ‘Schedule15 – Structure Plan Area’ of the scheme by including the following schedule:

Area No.

(SPA)

Description of Land

Area

Land Use Expectation

Matters to be Addressed in Structure Plans (in addition to clause 6.2.4)

Associated Provisions

21

Sussex Location 2807 & 2812 Bussell Highway, Witchcliffe

“Ecovillage” in accordance with the Witchcliffe Village Strategy.

The Structure Plan is to be accompanied by the following studies: • An Ecovillage Outcomes and

Implementation Plan that addresses and demonstrates how the following land use expectations will be met: (a) The production of food and

agricultural products including the provision of infrastructure to enable community gardens for the growing of fresh food produce;

(b) a high level of self -sufficiency in energy (including on-site power generation, solar passive housing design and lot orientation);

(c) 100% self-sufficiency in on-site water capture and use (including rainwater harvesting from roof catchments, treatment and re-use of greywater and blackwater and use of other water supplies

• Development is to be designed in a manner to enable residents to be self sufficient in water; energy neutral; and achieve a high level of self-sufficiency in fresh food produce.

• The Structure Plan may identify areas that require the preparation and endorsement of further detailed studies prior to any subdivision or development occurring on any identified areas.

• All lots are to be connected to a comprehensive WWTP for Witchcliffe or, where such a facility is not and will not be available,




provided on-site), • Environmental Corridor/Stream Zone

Management Plan; • Public Open Space and Landscaping

Plan; • Traffic Management Plan; • Fire Management Plan; • Proposed Land Tenure and

Preliminary Management Outline; • Community Infrastructure and

Facilities Needs Plan; • Affordable Housing Strategy.

connection to a reticulated form of sustainable effluent disposal and reuse system is to be provided by the developer to the satisfaction of the Shire.




Figure 1. Witchcliffe Ecovillage Concept Plan

mackay urbandesign Witchcliffe eco-village

Bussell Highw

ay

Redgate Road

Mill Road

Concept Plan v10 September 2014

Davis Road

Concept plan

0 60 120 180 240 300m

Sustainable Settlements Pty Ltd Sustainable Human Settlement Design & Development

Residential yield: 148 Standard lots 127 Cottage lots 25 Homestead lots

300 residential lots 300 dwellings

Non-residential uses: 1.  Commercial/retail 2.  Commercial/tourist accommodation 3.  Community centre/town square 4.  Restaurant 5.  Educational 6.  Educational accommodation 7.  Community orchard 8.  Community car park and storage 9.  Vineyard 10.  Home-based mixed-use lots

1

3 2

4

5

6

1

7 7

8

9

10




1. INTRODUCTION

1.1 Site Details The land encompasses two freehold lots abutting the town of Witchcliffe, identified as: Sussex Location 2807, on deposited plan 203076, Vol: 1483, folio: 919; and

Sussex location 2812, on deposited plan 203076, Vol: 1144, folio: 767 (see fig.2, Witchcliffe Ecovillage Location Plan.)

Location 2807 comprises 62.065 ha and Location 2812 comprises 57.092 ha.

Figure 2. Witchcliffe Ecovillage Location Plan

500m

1000m

SUBJECT LAND

DEVELOPMENT AREAS(FROM WITCHCLIFFE VILLAGE STRATEGY)

LEGEND

0 60 120 180 240 300m

WITCHCLIFFE ECO VILLAGE

REGATE ROAD

BU

SS

ELL H

IGH

WA

Y

DAVIS ROAD

MILL ROAD

TO M

AR

GA

RE

T RIV

ER

TOWNSITEWITCHCLIFFE

UCL

2812

710

2810

2809

R43808

2184

49

1

2808

2807 APPROVEDDAM




1.2 Proponents

Perron Developments Pty Ltd is a subsidiary of one of Australia’s largest and most successful family owned commercial property investment groups. The Perron Group has commercial property assets in excess of $3.5 billion. Mike Hulme, director of Hulme Developments Pty Ltd and Sustainable Settlements Pty Ltd, has been involved in town planning and residential development for over 20 years, with a focus on sustainable residential development. Perron and Hulme have been in partnership since 1998.

1.3 Land Ownership

Location 2807 has been under the ownership of Hulme Developments Pty Ltd and Perron Developments Pty Ltd since 2010; and Location 2812 was purchased by Sustainable Settlements Pty Ltd and Perron Developments Pty Ltd in June 2014. The joint ventures are held 50/50 as tenants in common, and both properties are owned unencumbered.

2. STRATEGIC AND STATUTORY FRAMEWORK 2.1 State Planning Context

2.1.1 State Planning Strategy

The State Planning Strategy (SPS) is a land use planning strategy that provides a broad framework for the preparation of regional and local plans through to the year 2029. In particular the SPS aims to ‘actively prepare for urban growth and identify public infrastructure requirements while minimising environmental and social consequences’ (“Executive Summary,” Strategic Planning Strategy,1997).

Relevant principles, strategies and actions of the SPS to this proposal include:

• providing controls to secure the retention and enhancement of the environmental quality we have enjoyed in the past;

• sustainably managing and conserving our natural resources and restoring degraded ones;

• planning for a growing population; and

• providing for urban settlements which are more responsive to community needs;

The SPS includes a South-West Urban System Map that identifies the settlement node of Witchcliffe to accommodate an estimated population of between 2,000 and 5,000 people. This figure has been further investigated




through more recent regional planning documents, including the Leeuwin-Naturalise Ridge Statement of Planning Policy 6.1, the Shire of Augusta-Margaret River Local Planning Strategy, and the Witchcliffe Village Strategy (2012). These documents are discussed in more detail below.

2.1.2 State Sustainability Strategy

The State Sustainability Strategy (SSS), released by the Office of the Premier in September 2003, was aimed at shaping and advancing the sustainability agenda throughout Western Australia. The SSS contained a vision, principles, goals and concepts, and presented global and local views and trends on sustainability, to enhance awareness, understanding and promote increased involvement with sustainability directions and initiatives.

The SSS details a range of actions that begin to illustrate how the principles of sustainability can start to be applied across whole of government. Actions relevant to this proposal include:

• Valueing and protecting our environment and ensuring sustainable management and use of natural resources;

• Planning and providing settlements that reduce the ecological footprint and enhance our quality of life. This includes overcoming car dependence through encouraging other ‘active’ forms of transport (cycling and walking) and access to public transport, promoting development controls that promote thermal efficiency, solar orientation, accessible design, affordable design and other sustainable building practices in new homes.

The scheme amendment will provide the framework to ensure that matters relating to sustainable energy, building and construction can be considered through the structure planning, subdivision and development phases of the project. The Witchcliffe Ecovillage aims to promote the intent and vision of the SSS.

2.1.3 South West Framework

The South West Framework (SWF) has been endorsed by the WAPC as a regional strategy that provides a broad planning blueprint that seeks to guide the future development of the South West region over the next 20 years. ‘The framework addresses the scale and distribution of future population growth, environmental issues, transport, infrastructure, water resources, agriculture, tourism and the emerging impacts of climate change.’ (SWF, 2009) The framework expands on key principles outlined in the State Planning Framework, including planning for sustainable land use and development, and brings together many policies specific to the South West region.

This proposal attends to key themes detailed in the framework that include:




• Promoting sustainable communities through facilitating a high-quality urban design that will be sensitive to, and enhances the identity and character of the Witchcliffe settlement,

• Incorporating climate design principles such as orientation, siting, passive climate control, sustainable on-site wastewater recycling and efficient water management,

• Encouraging more diversity of housing product through lot sizes and built form,

• Promoting a high quality urban design outcome that minimizes the development footprint and facilitates for sustainable use of water, energy and other resources within the project,

• Identifying and preserving the retention of remnant vegetation in the development,

• Facilitating water sensitive urban design in the development, and

• Investigating the opportunity to incorporate renewable power sources.

The Witchcliffe Ecovillage will be the first development proposed in the region to incorporate all of the SWF objectives.

2.1.4 Liveable Neighbourhoods Urban Design Principles

Liveable Neighbourhoods (LN) provides a benchmark for fundamental urban design and land use planning for townsite development. Whilst it is recognized that the Witchcliffe Ecovillage proposal will not be assessed against the principles of LN, the proposal demonstrates compliance with the following principal aims and recent refinements to LN, that are also broadly reflected in the adopted Witchcliffe Village Strategy (2012):

• The project provides for a walkable ”neighbourhood” to form an integral component of the town with compatible mixed uses that will reduce car dependence for access to employment, retail and community facilities.

• The project will foster a sense of community, strong local identity and sense of place.

• Access within the Ecovillage prioritises pedestrians and cyclists through an interconnected network of paths and streets directly linked to the town centre.

• The development concept addresses an active street-land use interface and promotes a high level of community interaction through the community open space network and broad range of onsite food production.




• The development concept will provide for mixed land use by the provision of family and terrace homes supported by food production, tourist accommodation, education precinct and a range of community facilities.

• The concept also meets the increased emphasis within LN on sustainable development, urban water management and higher quality landscaping and open space.

2.1.5 Leeuwin-Naturaliste Ridge Statement of Planning Policy 6.1

The Leeuwin Naturaliste Ridge Statement of Planning Policy (LNRSPP) provides a strategic planning framework for the Cape to Cape region promoting sustainable development and land resource management with the vision to achieve ‘Creative, vital and sustainable communities living in balance with economic development and the unique landscape and environmental values of the Leeuwin-Naturaliste Ridge Policy area’ (Executive Summary, LNRSPP).

The LNRSPP will, amongst other things, provide assistance to those managing land use change and give clear regional level advice to proponents on subdivision and development.

Relevant objectives of the Policy are to:

• Conserve and enhance the special benefits arising from landscape elements that form the fabric of the region;

• Respect and conserve its outstanding natural and cultural heritage and environmental values;

• Cater for population growth consistent with the objectives of the policy and provide a range of settlement options located to enhance the economic, social and environmental functions, while promoting quality and innovation in urban design and built form;

• Encourage a mix of compatible land uses while separating conflicting land uses;

• Facilitate a robust, diverse and sustainable economy; and

• Foster a sense of community and creativity

for the benefit of all residents and visitors for future generations.

The LNRSPP Land Use Strategy Plan identifies Witchcliffe and its immediate surrounds as a ‘Village with Enclaves’ that should function as a rural service centre with a focus for rural living and tourist facilities. The LNRSPP identifies a ‘Village’ as having a permanent population of between 500 to 2,000 people.




The LNRSPP also includes other relevant Policy Statements with respect to proposed urban development. These particularly relate to urban development proposals being assessed against a range of design criteria, including:

• Innovative, clustered subdivision design that aims to retain a greater proportion of land for agricultural use and for conservation of remnant vegetation;

• water-sensitive design and other environmental features;

• landscape elements including site-specific natural attributes;

• protection of remnant vegetation;

• integration with traditional urban character;

• common trenching of services (where possible);

• access by walking, cycling and public transport as well as by car;

• personal safety and privacy; and

• energy efficiency, including solar orientation.

The LNRSPP also outlines Policy Statements that ensure the proposed development provides a suitable level of access and services that:

• does not threaten remnant vegetation and fauna habitats;

• maintains or enhances the visual character of the locality;

• does not exacerbate problems in relation to access, safety and land use conflict;

• promotes efficient energy usage; and

• provides effective effluent disposal and nutrient management.

The LNRSPP outlines that the growth of Witchcliffe will require further investigations in order to determine a settlement size commensurate with the village function. The long term strategic land use planning for Witchcliffe has since been completed through the endorsed LPS, Council adopted WVS (2012) and WAPC endorsed WVS (2013) Structure Plan. This is consistent with the requirements of the LNRSPP 6.1.

The proposed Witchcliffe Ecovillage project goes further in meeting the policies and objectives of the LNRSPP than any other development in the LNR region through:

• the provision of an innovative nodal settlement design to ensure a choice of accommodation, whilst consolidating and reinforcing the central focus, function and character of the Witchcliffe town centre;




• achievement of an innovative clustered subdivision that retains a greater proportion of land for agriculture and conservation; and

• meeting LNRSPP urban design criteria and policies by achieving land use diversity, water sensitive design, landscape elements, remnant vegetation protection, integration with traditional urban character, innovative and efficient servicing solutions, promotion of walking and cycling, safety, privacy and energy efficiency including solar orientation, waste water recycling and local food production.

2.2 Local Planning Context

2.2.1 Shire of Augusta-Margaret River Local Planning Scheme No. 1

The land is primarily zoned Priority Agriculture, with a small portion zoned Village Centre and Industrial, in the Shire of Augusta-Margaret River Local Planning Scheme No.1 (‘the Scheme’) (refer fig. 3, Existing Zoning). A Scheme Amendment is required to appropriately zone the land to facilitate ‘residential and associated’ land uses. Rezoning will provide the land use framework to allow for the preparation of a detailed Structure Plan.

Clause 6.2.5 of the Scheme provides details of matters that are to be addressed in a comprehensive manner to satisfy the planning requirements of the Structure Plan Area (SPA) as it relates to the land. These matters are to be considered in conjunction with any additional requirements specified in Schedule 15 of the Scheme, which describes the Structure Plan Area in more detail and sets out the land use expectations, matters to be addressed and associated provisions for the Structure Plan Area specifically applicable to the land.




Figure 3. Existing Zoning

2.2.2 Shire of Augusta-Margaret River Local Planning Strategy

The Shire of Augusta-Margaret River Local Planning Strategy (LPS) was originally finalised in 2011, and sets out the long-term strategic land use planning direction for the Shire. The LPS identifies a Settlement Hierarchy based on LNRSPP 6.1 and the adopted 2009 WVS.

Council, at its Ordinary Meeting of 10 October 2012, resolved to adopt revisions to the LPS to reflect and incorporate the relevant outcomes of the adopted Witchcliffe Village Strategy (2012). This comprised the inclusion of portion of Sussex Location 2812 and 2807 (referred to as Cells 7 and 8, respectively) in the ‘Future Development Area’ land use category of the LPS as indicated on the WAPC endorsed Witchcliffe Village Strategy (2012) Structure Plan. Introduction of this land use category over the land provides the broad strategic basis and justification to support a scheme amendment to accommodate future urban development in line with the planned expansion of the Witchcliffe Village.

The inclusion of the subject land located east of Bussell Highway into the LPS increases the total possible lot yield for the Witchcliffe Village to around 1,300 (to accommodate a future resident population of up to 2,600.) Council assessed this population increase against the LNRSPP 6.1 policies relating to settlement pattern, design and servicing. Council concluded that a population




of 2,600 in Witchcliffe does not compromise the intent of this Policy and further outlined that this figure represented the upper limit of population growth that can retain the character and amenity of Witchcliffe as a rural village.

The LPS modification relating to the land will also include specific reference to the unique form of the development that is consistent with, and reflects the vision for the project to consolidate the sustainable development initiatives proposed.

2.2.3 Witchcliffe Village Strategy

Council, at its Ordinary Meeting of 10 October 2012, resolved to adopt the Witchcliffe Village Strategy 2012 (‘WVS’), which, in particular, saw the major change of including the land within Residential Development Cells 7 and 8. The adopted WVS 2012 is referred to as “a land use planning document which is intended to guide the planning and development of Witchcliffe over strategic timeframes (to 2031).” It particularly outlines a strategy for the orderly and sustainable development of Witchcliffe, establishing residential development cells that are subject to appropriate zoning and detailed structure planning prior to subdivision and development.

The WAPC subsequently endorsed the Witchcliffe Village Strategy Structure Plan (2012) in March 2013.

The adopted WVS requires Cells 7 and 8 to be subject to more detailed investigation and assessment at the structure plan, rezoning and subdivision stage. This scheme amendment demonstrates that the land is capable and suitable to accommodate sustainable, innovative and affordable residential development on the land. The scheme amendment will also inform the requirements needing to be addressed at the detailed Structure Plan stage – through the inclusion of provisions into the Council’s Scheme as they specifically relate to the land.

2.2.4 Shire of Augusta-Margaret River Hamlet Design Guidelines

In March 2011, Council adopted a Margaret River “Development Investigation Areas Design and Development Policy” (DIADPP) to implement the essential elements of the Rural Hamlet Design Handbook first advertised by Council in 2009. The policy is applicable to Margaret River and requires the endorsement of the Western Australian Planning Commission.

The Witchcliffe Ecovillage project complies with the principles of the policy and Rural Hamlet Design Handbook by providing for an alternative sustainable community orientated hamlet with a reduced development footprint and extensive areas for open space, ecological restoration and rural production. The Witchcliffe Ecovillage is an outstanding opportunity to showcase the Council’s Hamlet Design Guidelines, and will be the first




proposal since the adoption of the DIADDP to fully comply with the Rural Hamlet Design Guidelines.

3. SITE ANALYSIS

3.1 Topographical Features

Department of Agriculture land capability mapping (see fig. 5) outlines that the soil types vary significantly across the site from low productivity wetlands to high productivity well drained slopes and flatlands. The land capability mapping confirms that the site has the capacity to support both the housing development and community food production. Wetland areas are targeted for re-vegetation with the well-drained areas targeted for housing development and intensive horticulture.

The property exhibits the following topographical features (refer fig. 4, Witchcliffe Ecovillage Site Features):

• A flat to gently undulating topography that generally falls eastward with views to onsite and adjoining bushland.

• The site is gently undulating at approximately 100 to 101m AHD for the full length of the Bussell Highway frontage (2km).

• Apart from a portion of the northern boundary, Location 2807 is surrounded by remnant vegetation within road reserves (Bussell Highway and Davis Road) and adjoining or adjacent landholdings. Location 2812 is generally surrounded by cleared land, other than a small portion of remnant vegetation in its south eastern corner and along its boundary to Mill Rd.

• The site is largely divided into three zones differentiated by the northern and southern creek lines as follows:

i.) The central zone straddles both locations 2807 & 2812 and contains gentle south facing cleared slopes and higher south easterly facing slopes covered in remnant vegetation. The area is dominated by an existing 50ML dam and is predominantly well-drained sandy loam, and includes an established non-indigenous buffer tree planting abutting Shervington Avenue. This area is proposed to contain high participation community amenity, including a full size sports oval, high school, restaurant, town square and community centre.

ii.) The southern zone that is proposed to contain the majority of residential development on Lot 2807 falls gently eastward before falling more steeply to the eastern boundary. This area contains a small cell of degraded remnant vegetation (to be restored and retained), an existing dwelling, office and machinery shed. The soil in this area is well- drained, deep gravel that is ideal for residential development. The steeper most eastern portion will be utilised for the approved dam. The residential development area is contained to the south by a creek line.




South of the creek line contains cleared slopes that are divided into two soil types. The eastern half consists of high quality well drained gravel-loam with northern slopes ideal for viticulture or various fruit tree crops. The western half is generally sandier, wetter and more suited to fruit tree crops.

iii.) The northern zone is predominantly sandy loam and is proposed to contain the residential component on location 2812. The land is flat and very compacted after almost 100 years of cattle grazing. It falls gently to the east and the residential component of this zone is cleared of native vegetation. Some minor drainage works will be required in the south western corner of this zone to reinstate the minor winter creek line that originally flowed north east from this area (see fig. 1, Witchcliffe Village Concept Plan.) There is degraded remnant vegetation to the east of the development zone that has never been fenced to stock. This area will be protected and rehabilitated. There is also a creek that starts in the north eastern corner of the property and runs through to lot 71 Mill Rd. This creek is in good condition and has been fenced to the boundary on lot 71 Mill Rd.




Figure 4. Witchcliffe Ecovillage Site Features




3.2 Land Capability

Lots 2812 and 2807 are predominantly classified as viticultural or perennial horticultural soil types, with significant areas of lower potential soils associated with the creek lines (refer fig 5, Land Capability.) However, the proximity of the site to adjacent residents in Witchcliffe renders the vast majority of the properties unsuitable for conventional viticulture. Moreover, the previous owner of Lot 2807, Cape Mentelle, identified that the only high quality viticultural land was in the south-east corner. This high quality vineyard is to be maintained in line with strict organic management controls, with methodology and controls to be detailed in the Structure Plan. In addition, the land is not large enough to be commercially viable as a stand-alone operation for conventional dairy, beef or sheep production.

The potential for agricultural food production is consequently to be significantly improved through the planned small scale, intensive, sustainable agricultural component of the Witchcliffe Ecovillage development.

Placed in context, the properties are strategically located for townsite development due to the the following factors:

• the properties immediately abut the townsite of Witchcliffe;

• the properties abut Shervington Avenue, a residential street that backs onto the main street;

• the majority of the western boundaries of both properties abut Bussell Highway;

• to the east of Lot 2807, the property abuts remnant vegetation within 3 adjoining rural properties; and

• the proponents have purchased Lot 71 Mill Rd, which abuts the eastern boundary of Lot 2812, to extend the capacity for provision of the ecovillage’s utilities and agricultural food production.




Figure 5. Land Capability




3.3 Land Constraints

3.3.1 Strategic Minerals and Basic Raw Materials

In accordance with the WVS (2012) the Department of Industry and Resources (DOIR) mineral deposits exist east of the Witchcliffe townsite.

Assessment of the most recent DOIR Mineral Sands Resource Buffer Mapping (see fig. 6, Mineral Sands Buffer) confirms mineral deposits and buffer only just touch the north eastern corner of lot 2807, at which point the property is further buffered by remnant vegetation that is to be conserved. The resource buffer defines the eastern boundary of the development zone on lot 2812. Therefore, the proposed development area on both Lots is outside the DOIR Mineral Deposits Residential Buffer, as confirmed in the WVS (2012).

3.3.2 Davis Road Waste Disposal Buffer

The WVS applies a 500m buffer from the Shire’s main rubbish disposal site on Davis Road to urban development. This is consistent with EPA Guidance Statement No.3 “Separation Distances between Industrial and Sensitive Land Uses,” which specifies generic separation distances. Appendix 1 of the Guidance Statement details that Class 2 and 3 Landfill sites require a generic buffer distance of 500m for sensitive uses (subdivisions) and 150m for single residences.

The Guidance Statement under section 4.4.1 states:

"Where the separation between the industrial and sensitive land uses is greater than the generic distance, there will not usually be a need to carry out site-specific technical analyses to determine the likely area of amenity impacts due to emissions from the industry.”

The Witchcliffe Ecovillage concept has been developed to provide a buffer distance in excess of the required 500m specified by the EPA, with the buffer setback starting from the southern boundary of the Davis Rd reserve. In addition, the Ecovillage’s olive, orchard and creek line restoration planting will provide a further buffer of dense vegetation to the Davis Road rubbish disposal site.

In addition, current advice from AMRSC confirms that the Davis Rd Waste Disposal facility will only be in operation for another four years.




Figure 6. Mineral Sands Buffer

3.4 Native Vegetation

Remnant vegetation over Lot 2807 and 2812 consists of:

• 3 ha of remnant karri, marri, jarrah and peppermint woodland in the northeastern corner of Lot 2807 that has been classified in good to very good condition;

• a small node of remnant marri trees in the centre of Lot 2807 that is classified as degraded;




• a small degraded stand of marri and jarrah in the south eastern corner of Lot 2812

• 50% remnant trees and riparian vegetation associated with the southern creek line on Lot 2807

• 80% remnant trees and riparian vegetation associated with the northern creek line on Lot 2812.

(See fig. 3, Witchcliffe Ecovillage Site Features.)

All areas of native vegetation are outside the proposed Witchcliffe Ecovillage residential development areas, except the degraded stand of timber on Lot 2807. Substantial progress has been made toward implementing weed control, livestock exclusion, and initial revegetation work in the southern creek line vegetation and the mixed eucalypt woodland. Detailed revegetation and conservation plans will be submitted in the Structure Plan.

3.5 Native Fauna

Both Lot 2807 and 2812 are predominantly cleared due to previous agricultural use, and all remnant vegetation is isolated and unprotected. Feral foxes, rabbits and cats have access to both sites. Whilst native fauna on the site is limited and vulnerable to feral predation, birdlife is present in the remnant riparian vegetation zones and will benefit from the Witchcliffe Ecovillage revegetation and wildlife corridor plans. Detailed conservation plans will be submitted in the Structure Plan. Control of domestic animals within the Witchcliffe Ecovillage will be managed through regulations provided within the Rural Strata Management documents.

3.6 Watercourses and Wetlands

The property is located at the western extreme of the Chapman Brook catchment with over 90% of both properties cleared for past agricultural use, most recently for viticulture and small scale beef production.

The properties support three main and one minor watercourse. The watersheds of each of the watercourses originate on site (with some minor offsite inflow to the northern most creek line) and flow into the Chapman Brook through properties to the east (refer fig. 3, Witchcliffe Ecovillage Site Features).

The middle creek line supports an existing 50ML dam constructed as part of the previously approved vineyard. The northern creek line has been fenced and is in good overall condition. The northern minor creek is dominated by weed species and its natural stream form has been highly modified. The southern creek line contains a mix of vegetated and cleared areas that have undergone significant revegetation by the proponent.

The property has Council approval for a second dam that is yet to be constructed. This dam has recently been endorsed by the Department of Water (DoW) after a request from Sustainable Developments P/L to undergo a full sustainability




assessment by DoW. Dam bypasses will be incorporated to ensure that there are no associated negative downstream impacts from either of the dams on the property. The second dam is essential for the water requirements of the Witchcliffe Ecovillage.

3.7 Aboriginal Heritage

An assessment of the Department of Aboriginal Affairs Aboriginal Heritage Enquiry System (AHIS) outlines that there are no known Registered Aboriginal Sites on the land that is the subject of this proposal.

3.8 Infrastructure Availabilty

3.8.1 Western Power

Western Power have confirmed that there is sufficient capacity in the network for connection of each home.

3.9.2 Telecommunications

The project was approved for NBN connection; fibre will be provided to each home.

3.9 Infrastructure Requirements

3.9.1 Wastewater Processing Facility

The proponents are fully committed to the AMRSC’s proposed Wastewater Treatment Plant (WWTP) for Witchcliffe, as outlined in the WVS.

However, due to some reluctance from the AMRSC to commission, own and manage such a facility, they have recently appointed Marsden Jacob to undertake a review of the Shire’s WWTP policy in the WVS.

The proponent views the WWTP as an important part of the overall sustainability of the project, through the objective of recycling all black and grey water to drinking water standard for re-use within the ecovillage. The objective is to provide treated wastewater back to homes for use in toilets, laundries and gardens, along with other agricultural uses within the ecovillage.

There are two current viable options for the future of a WWTP in Witchcliffe:

(i) the AMRSC proceeds with constructing a WWTP on the Davis Rd refuse facility site as per the WVS; or

(ii) the proponents build a stand alone facility on adjoining lot 710 Mill Rd, which they own, to service the Witchcliffe Ecovillage only. The facility would be owned by the Strata and managed by a licensed




WWTP provider. Such a facility will require AMRSC and Department of Health approval, but would not require ERA approval.

Subject to the proponent being able to enter into satisfactory arrangements with the Western Australian Economic Regulator Authority, AMRSC, Department of Health, and other major land developers in Witchcliffe, a third potential option would be for the proponent to construct and manage a WWTP onsite that would service the whole of Witchcliffe.

3.9.2 Water

The Witchcliffe Ecovillage is to achieve 100% water self-sufficiency by the following means:

• The existing 50ML dam and future 75ML dam will supply water for onsite horticulture and public open space.

• Each home will be required to install rainwater tanks on the basis that 800mm of rainfall allows harvesting of over 130,000 litres of water from a 162 sqm roof area. All homes will also be required to install water efficient plumbing and appliances.

• Each home and business connected to a wastewater treatment plant for treatment and recycling of all black and grey water.

• Recycled water to be treated to AA standard and returned for household use (toilets and laundry) and irrigation.

A Local Water Management Strategy will detailed in the final Structure Plan documentation.

3.10 Vehicle Access

There are currently several vehicle access points to Lot 2807 (Bussell Highway, Shervington Avenue and Davis Rd) and Lot 2812 (Bussell Highway and Shervington Avenue) (see fig. 4, Witchcliffe Ecovillage Site Features.)

There are 3 main vehicle access points proposed for the Ecovillage, two from Bussell Hwy, and one from Shervington Avenue (north). The two main entrances have been intentionally designed north and south of the townsite, to reduce the impact of vehicle movements on the existing residential component of the townsite and to encourage pedestrian and cycling access into town via Shervington Avenue. Secondary access points into the Ecovillage will be via Davis Rd, primarily for tip site, farm management and emergency access.

At the closest, the minimum distance to the nearest lot frontage of the Ecovillage is 40m to the Bussell Highway road reserve and 60m to the highway pavement. This significant buffer is enhanced by existing roadside vegetation and will be further improved with a dense internal vegetation screening.




Matters relating to access and the highway buffer will be further detailed in the Structure Plan proposal and supported with relevant technical studies at that time.

4. AMENDMENT PROPOSAL 4.1 Amendment Specifications

The purpose of this scheme amendment is to rezone Sussex Locations 2807 & 2812 Bussell Highway, Witchcliffe from Priority Agriculture and Industrial to ‘Future Development’ and include the land within a ‘Structure Plan Area’ (refer fig. 7, Proposed Zoning). This process will also introduce provisions into Council’s Scheme that provide for and address matters in the preparation and approval of a Structure Plan.

Rezoning the land will facilitate development to occur in the short to medium term and link future zoning and development to an endorsed Structure Plan relating to the land.

The purpose of the “Future Development” zone as detailed by the Scheme is:

“To provide for additional sustainable urban development within and around existing settlements within the Scheme area.”

In addition, the objectives of the “Future Development” zone are:

• To designate land considered to be generally suitable for future urban purposes and to prevent such land being used or developed in a manner which could prejudice its possible future use for planned urban development;

• To provide for the sustainable development of land in an orderly manner with appropriate levels of physical infrastructure and human services;

• To require, as a pre-requisite to the local government support for subdivision proposals and approval to development for urban purposes, the preparation and approval by the local government together with endorsement by the Western Australian Planning Commission of a Structure Plan in accordance with Part 6 of the Scheme; and

• To guide and control the development so as to achieve compact urban areas linked to open space, natural areas and functional open space consistent with the objectives of attaining sustainable development.




Figure 7. Proposed Zoning




4.2 Rationale for Amendment

With the full review and endorsed amendments to the WVS and LPS completed by Council and endorsed by the WAPC in March, 2013, this planning document seeks to amend the Scheme to provide the proponent with the security to spend the considerable time and funds associated with preparing a detailed structure plan for a development of this type. A project with this level of sustainability is strongly encouraged by numerous key planning documents at both State and Local Government level, but an example has never been built. As such, there is a significant amount of work required to prepare a detailed structure plan that ensures that all relevant authorities and the local community have confidence in the design and future management of the project.

The proponent would like to enshrine the high level of sustainability objectives in the Scheme through this Scheme Amendment, to provide the confidence and certainty to the local community and Council that the objectives will be met. The practical detail of how the proponent intends to achieve the objectives will be outlined in the Structure Plan.

The Scheme will therefore provide the certainty that the sustainability objectives must be met. This will provide a higher level of certainty than a standard Scheme Amendment accompanied with a detailed Structure Plan.

The provisions of the Scheme need to be simple yet robust to provide both flexibility and certainty. The Scheme will require that the Structure Plan clearly identifies, in detail, how the sustainability objectives will be met, and will not be endorsed by the Council and WAPC until such time as they are confident that the Structure Plan clearly identifies how the proponent will fulfil the sustainability objectives.

The proponents have decided that whilst only Location 2807 is required through the WVS and LPS to be developed as an Ecovillage, that they will also include Location 2812 under the same Ecovillage principles and provisions.

This scheme amendment is strategically justified for the following reasons:

• The land is identified as a ‘Development Cell’ within key strategic documents adopted at both State and Council level, namely the Witchcliffe Village Strategy (2012) and Shire of Augusta-Margaret River Local Planning Strategy. The Witchcliffe Village Strategy Structure Plan (2012) was also endorsed by the WAPC in April 2013.

� The central, cleared and well drained areas of the properties immediately abut the Witchcliffe town centre, and as such, are ideally located for sustainable development consistent with the urban design principles espoused by State and Local planning frameworks.

� All residential lots are within the ideal 800m pedestrian radius of the Witchcliffe town centre.

� As per the concept plan, the small portion of land on lot 2812 that is zoned Industrial will be more appropriately designated as Mixed Use Residential, due to its central location and proximity to existing and future residents.




• The Witchcliffe Ecovillage proposal aims to incorporate a range of infrastructure and services that achieve self-sufficiency in energy, water and seasonal food production on site.

• The proposed ecovillage development has been widely supported by the community and Council at the strategic planning level to provide a sustainable residential development model that addresses the environmental, social, economic and cultural needs.

• The proposal is an excellent model of the intent of the LNRSPP policies as they relate to settlement pattern, design and servicing.

• The proposed Witchcliffe Ecovillage will provide for an alternative sustainable development model in the short to medium term that offers a range of lot sizes, and dwelling types not currently available in Witchcliffe, resulting in a greater range of sustainable housing and lifestyle choices.

• The project will support a highly sustainable population of around 600 residents that can be accommodated within the Witchcliffe Village Strategy population targets.

• The project will achieve a level of sustainable food production in a manner that is compatible with the existing town and in excess of the properties past use as a vineyard which raised community concerns over agricultural land management practices.

4.3 Ecovillage Development Proposal

Witchcliffe is one of a number of towns within the Shire of Augusta Margaret River that has been identified for expansion as a village in keeping with the landscape, environmental and lifestyle qualities of the Leeuwin Naturaliste Ridge.

The vision for the Witchcliffe Ecovillage is to create a nationally significant sustainable community in Witchcliffe, (see Appendix I, Witchcliffe Ecovillage Concept Plan). The village will comprise in the order of 300 home sites with an extensive range of onsite infrastructure and services to create an example of sustainable development that achieves:

• 100% net renewable power generation on site.

• 100% self -sufficiency in water through onsite rainwater harvesting (rooftops and dams).

• Self-sufficiency in seasonal fresh foods with surplus produce sold locally.

• A local micro energy grid that utilizes smart grid technology.

• Class A recycled water.

• Highly efficient solar passive homes that all front public open space and/or community gardens.




• Employment and education opportunities on site and within the revitalised town centre.

• Affordable house and land packages.

• Revegetation and protection of remnant vegetation and creek lines to create wildlife corridors.

• Practical measures to encourage and prioritise alternative forms of transport within the development—pedestrians, bikes, electric cars, car pooling, etc.

4.3.1 Witchcliffe Ecovillage Objectives

Robert Gilman, co-founder of the Global Ecovillage Movement, defines the ecovillage as a “human scale, full featured settlement, in which human activities are harmlessly integrated into the natural world, with multiple centres of initiative, in a way that supports healthy human development, and can be successfully continued into the indefinite future.” (Ecovillages and Sustainable Communities, 1990).

A full featured ecovillage is one in which residents live, work, socialize and provide for their material needs sustainably; most of what they consume on a daily basis (fresh food, energy, water) will be produced within the ecovillage. The Witchcliffe Ecovillage is designed to enable the community to be as harmlessly integrated into the local environment as possible. This means that the community’s energy, water, and fresh food produce will be produced and/or harvested on site without pollution.

The following key objectives for the Witchcliffe Ecovillage provide the foundation on which the project has been developed:

Sustainability: to create a residential community that produces as much energy as it consumes; is self-sufficient in water; cares for the local environment; generates ongoing economic and social opportunities for the area, and is as self-sufficient in fresh food produce as possible.

Community: to create a vibrant, diverse, environmentally conscious and responsible community, whilst ensuring that the development is complementary to the existing community and “sense of place” of Witchcliffe.

4.3.2 Urban Form, Lot Yield and Population

The residential components of the project will be located within the ideal pedestrian zone (ped shed) of 800m from the centre of the Witchcliffe Townsite. The design concept aims to create a network of relatively straight streets and open space corridors with east-west and north-south orientated homes clustered around pocket parks with community gardens, maximising solar access and community interaction.

The internal streets servicing the residential lots will be designed to incorporate water sensitive design principles and will include a vegetated swale drain with constructed crossovers, street trees, and visitor parking areas to create an inviting




streetscape. Building guidelines will be developed for the project to control such factors as street setbacks, solar access and built form.

The project aims to yield approximately 300 home sites comprising a mix of lot sizes, ranging from 300sqm to 2,000sqm, to encourage a community with a diversity of age and socio economic circumstances. The urban footprint of residential lots, roads and footpaths is less than 20% of the two properties, and only 40% of the area identified for residential development.

The WVS identifies Location 2807 as Cell 8, suitable for 180 homes, and Location 2812 as Cell 7, suitable for 120 homes. The concept planning stage has confirmed that the total lot numbers identified as appropriate through the AMRSC review of the WVS is appropriate, however, the concept plan has confirmed that a more suitable distribution is 130 lots on Cell 8 and 170 lots on Cell 7. The proponent intends to amalgamate both titles for the purpose of the strata.

The WVS (2012) applies a broad residential occupancy rate of 2.5 people per household. Applying this occupancy rate, the Witchcliffe Farm Ecovillage would theoretically support a maximum residential community of 750 people. In practice it is likely that the development would support a lower population of around 600 people based on the following factors:

• Permanently occupied family home sites are anticipated to achieve an average occupancy rate of 2.5 people consistent with the WVS (2012) projections.

• Cottage home sites are expected to have an average occupancy rate of 1.5 people.

4.3.3 Witchcliffe Ecovillage Management

The Witchcliffe Ecovillage is proposed to be a strata development, the management of which will be detailed at the Structure Plan stage. This form of land tenure will provide for a high level of management control in addition to the land use controls required by the Scheme Amendment.

In addition, all internal roads, open space, services and community facilities such as open space, pathways, community centre, machinery shed, and workshop will be managed by the owners without any financial or management burden on the Shire.

A detailed management statement and management agreements will be developed to ensure that the maintenance and management of all community infrastructure, facilities and services are controlled by the owners/strata body. This will be provided in the Structure Plan. The proponent will commit to providing education and training to residents regarding food production, sustainable living and infrastructure management.




4.3.4 Energy Efficiency Targets

The Witchcliffe Ecovillage aims to achieve a high level of energy efficiency, providing a model for regional development that will deliver low per capita energy consumption, low per capita carbon emissions and reduce demands on regional distribution and transmission network infrastructure.

The objective to achieve 100% net power generation on site is to be achieved by a range of practical means that will be mandated as part of detailed planning, subdivision construction, development and ongoing strata management. The following energy efficiency measures are proposed:

• Mandatory minimum onsite power generation by each household through roof mounted solar PVs (2 kW or greater).

• Energy efficient and solar passive housing design to reduce energy use.

• Mandatory solar water heating by the use of heat pumps with Smart Power.

• Use of energy efficient lighting.

• Selection of construction materials to address embodied energy, upstream waste and long-term maintenance costs.

In addition to household energy efficiency, the project has a goal to deliver community wide energy infrastructure including;

• The roll out of Smart Grid technology to actively manage household power use. Western Power Networks (WPN) has been invited to participate in a pilot rollout of smart grid technology in the project. Should the WPN smart grid pilot not be feasible, the use of smart micro-grid technology will be pursued.

4.3.5 Food Production and Self Sufficiency

Local food production delivers many benefits both to the community and the environment. Sourcing food grown locally reduces our environmental footprint through lower food miles whilst improving our regional capacity for self-reliance. The Witchcliffe Ecovillage aims to increase the effective yield of the site by incorporating a high level of intensive food production. Food production is intended to include:

• Extensive community gardens (vegetables and herbs) central to each housing cluster.

• 7ha fully netted orchard




• 6ha vineyard.

• 8ha olives.

• Use of productive trees throughout the landscape.

The infrastructure to establish and operate these food production zones will be delivered up front by the developer and managed on an ongoing basis by the Strata Management body. Water supply is a key input for intensive horticulture – both dams and recycled wastewater will be the main water sources. Under the planned development, the food production yield of the land will be significantly increased beyond current agricultural use.

4.3.6 Affordability

A shortage of affordable homes for purchase and rental has been recognised as a significant issue within the Shire of Augusta-Margaret River. Typically, affordable housing is presented as “low cost” housing, with little consideration for the often higher operating and environmental costs that this entails. Sustainable housing, by contrast, often carries an unaffordable price tag: an excellent example of sustainable housing is the Collie display home that won the LandCorp “Real Challenge” sustainable housing competition. With a build cost of $300,000 for a 120 sqm house the Collie house cost $2,500 per sqm to build. By contrast, our highly sustainable, affordable house design has been costed at $220,000 for a 160 sqm house. At $1,250 per sqm, the cost is half that of a typical sustainable house.

The commitment to affordable living goes well beyond the up-front cost of purchasing a property; the Witchcliffe Ecovillage project design incorporates a high level of local food production, mandatory solar-passive house design for energy efficiency, on-site water harvesting and on-site energy generation for both domestic and transport uses. The focus on providing the infrastructure to make this possible during the construction of the development ensures that the cost of living for the residents will remain low into the future. The proponent will also run regular community building workshops during the first two years of the sales and construction period that will focus on community gardening, energy and water efficient living, building and infrastructure maintenance.

The project design targets affordable living while delivering a high quality product that is both sustainable and livable.

A detailed Affordable Housing Strategy will be provided in the Structure Plan.

4.3.7 Economic Benefits

The Witchcliffe Ecovillage will contribute in excess of $36 million to the region during subdivision and community infrastructure construction and a further $60 million through house construction. With a strong focus on employing regional service providers to deliver professional services and on-ground works, the Witchcliffe Ecovillage will be a major driver for economic activity in the area.




Ecovillages worldwide are tourism magnets; therefore long-term economic benefits to the existing township and future residents of the Ecovillage are expected to flow from tourism growth generated by interest in this unique and leading national example of sustainable development. It is also envisioned that the focus on sustainability, green technology and organic agriculture will function as a business incubator for residents within the Witchcliffe Ecovillage.

There is also significant scope for lasting local job growth for a wide range of local businesses through provision of products and services to Ecovillage residents.

4.3.8 Concept Plan

The concept plan (Fig. 1) has been developed to fulfil the objectives of the Witchcliffe Ecovillage.

The urban/residential portion of the site, as identified within the WVS and LPS, equates to approximately 60 hectares, i.e. 50% of lots 2812 & 2807. The remaining 60 hectares is to be used for intensive organic agricultural food production that is appropriate within such proximity to the residential area. These uses and management protocols will be detailed in the structure plan.

The urban portion of the plan includes 10 clusters of homes each surrounding a central community garden. All homes in each cluster front landscaped open space that is sufficient in size to also include the communities’ vegetable and herb gardens.

Each cluster consists of both cottage and standard lots to encourage a diversity of age and socio economic circumstances across the ecovillage.

All Standard lots are on an east – west axis, with building envelopes that guarantee maximum solar access to each home.

All Cottage lots are on the north – south axis, with vehicle access from the south side, to guarantee maximum solar access to north facing living areas.

Roads are designed for vehicle access only, with pedestrian and cycle paths located within the community open space to encourage maximum pedestrian activity between clusters and into the town centre.

The plan includes a centrally located full sized oval and education centre.

Adjacent to the existing town centre is a town square and community centre that will promote community interaction, as well as a mixed use building that is anticipated to include a small café and tourist accommodation. The mixed use lots adjacent to the town square will provide opportunities for small business and professional activities, artist studio’s, etc.




4.4 Future Structure Plan Documentations

This scheme amendment proposes to zone and incorporate suitable provisions into Council’s Scheme that will ensure all matters will be comprehensively addressed in the next stage of detailed Structure Plan documentation. The Structure Plan documentation will provide detailed information and technical reports that will expand upon the provisions being introduced into the Scheme under this proposal, including, but not limited to:

• Environmental Assessment (vegetation).

• Detailed Site Analysis & Assessment

• Servicing Reports

• Design Philosophy & Landuse Planning

• Local Water Management Strategy.

• Traffic and Transport Assessment.

• Fire Management Plan.

• Sustainability framework

o Water management

o Waste water management

o Energy management

o Waste management

o Built form

o Fresh food production

o Community

o Environment

• Landscaping and POS.

• Architectural Design Guidelines

• Strata Management Policies and Processes




5. CONCLUSION

The intention of this project is to deliver a model of sustainable regional development, within an appropriate hierarchy of settlement, that rejuvenates the existing service centre of Witchcliffe and transforms it into a highly efficient and functional village, as per the intention of the LNRSPP.

The objective is to create a village that is not only a model of sustainability, but also a rich and diverse community with a strong sense of purpose and place.

This report proposes the land to be rezoned, with the future Structure Plan being guided by provisions in the Scheme that formally enable the development of the Witchcliffe Ecovillage.

The proposed site for the development also presents a rare opportunity to address both townsite growth and rural production given its largely undeveloped and cleared state in such close proximity to the town centre.

The proponent is committed to delivering a broad range of sustainable development initiatives, including extensive community facilities, which will be fully detailed with supporting technical reports as part of full Structure Plan documentation.

The proponent is committed to delivering a national example of sustainable regional development and looks forward to a timely Scheme Amendment to enable the significant investment required to produce the Structure Plan.

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