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Tweed Shire Council

TWEED HEADS SOUTH

PLANNING REPORT

~BY:

T'w'EED ':Jl.lIRc.... ~L.AA<IL- 1900

~I

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TWEED HEADS SOUTH PROJECT

PLANNING REPORT

Prepared by

Tweed Shire Council.Apri 1. 1988

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FOREWORD

At its meeting of 18 November, 1987, Tweed Shire Council resolved to prepare a DraftLoca1 Envi ronmenta1 Pl an to amend the provi si ons of Tweed Local Envi ronmenta1 Pl an1987, insofar as it related to lands generally bounded by the Terranora Broadwater,Sha11 ow Bay and the exi st i ng urban areas of Tweed Heads South and Banora Poi nt(Figure I). The intention is for the proposed plan to be a further stage in thep1ann i ng for the development of the "Tweed Coast II - a process out1i ned withi n theTweed Coast Planning Study and reinforced by the Tweed Shire Strategic Plan 1984 andTweed Shire Residential Development Strategy 1987.

In accordance with the requirements of the Environmental Planning and Assessment Act(SectJon 54(4) }, the Department of Environment and Planning was advised ofCouncil's resolution. The Department advised that no environmental study wasrequired, as it considered adequate t-he range of matters suggested by Council'sproposed planning study (which would be in a similar style to that prepared for theKingscliff South Project).

In accordance with Section 62 of the Act, the following Government Departments wereconsulted to indicate any matters that should be taken into account during thepreparation of the Local Environmental Plan _

Tourism Commission of New South WalesDepartment of AgricultureNational Parks and Wildlife Servicelands OfficeSoil Conservation ServicePublic Works DepartmentState Pollution Control CommissionDepartment of Main RoadsDepartment of Youth &Community ServicesDepartment of EducationDepartment of HealthTelecom AustraliaNorthern Rivers ElectricityCommonwealth Department of Aviation

The comments and requirements of these Government Departments are detailed inAppendix A.


ACKNOWLEDGEMENTS

The Tweed Heads South Project has been 'on the drawing board' since about 1978.During that time reports and advices have been written detailing certain aspects ofthe development or aspects with in the general 1oca1i ty. It is these reports,together with information provided by Council's Town Planning Department, that formsthe basis of this document.

Counc i1 gratefu11 y acknowl edges the contri but ions wh i ch have been made from thefollowing private consultants and Government Departments _

* M.W. Allen and Associates Pty. Ltd.* Ian Hill and Associates Pty. Ltd.* Macdonald Wagner* Gutteridge, Haskins and Davey Pty. Ltd.* Oceanics Australia Pty. Ltd.* Besef Properties Pty. Ltd.* Department of Environment and Planning* Public Works Department* National Parks and Wildlife Service* State Pollution Control Commission

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3.1 Introduction3.2 Existing Resident Population Growth and Distribution3.3 Tweed Shire Population Projections3.4 Population Projections and Land Requirements for Tweed Shire Localities

3.4.1 Short-Term (1991) Population Projections and Land Requirements

3.0 DEMAND FOR PROJECT

2.0 LOCAL CONTEXT

CONTENTS

6

10

36

( i )

(iii)

1

Resident Population Projections to 1991Short-Term Land Requirements (1986-1991)Short-Term Urban Land SupplyShort-Term Resident Housing Balance SheetTourist Projections to 1991Summary of Projected Short-Term Land Requirements

DrainageFloodingWater Qualtiy

Medium Term (1996) Population Projections &Land Requirements

Conclusion

3.4.2.1 Resident Population Projections &Land Requirementsto 1996

3.4.2.2 Tourist Projections and Land Requirements to 1996

3.4.1.13.4.1.23.4.1.33.4.1.43.4.1.53.4.1.6

3.4.2

4.6.14.6.24.6.3

3.4.3

1.1 Purpose of the Report1.2 Site Description1.3 History of Development Proposals1.4 The Project1.5 Environmental Study).6 Report Structure

2.1 Tweed Shire Strategic Plan2.2 Tweed Coast Plan2.3 Tweed Shire Strategic Plan Review2.4 Adjoining Land Use

4.0 EXISTING BIO-PHYSICAL ENVIRONMENT (Site Characteristics)

4.1 Landscape and Topography4.2 Geology and Soils4.3 Vegetation4.4 Faunal Distribution4.5 Climate4.6 Hydrology

FOREWORD

ACKNOWLEDGEMENTS

1.0 INTRODUCTION

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6.1 Site Attributes

6.0 SITE ATTRIBUTES CONSTRAINTS AND DESIGN CONSIDERATIONS

4.7 Aboriginal Relics

6.3 Design Considerations

77

57

SchoolsCommunity FacilitiesOutdoor Recreation

Road NetworkElectricity Transmission LinesHeight of BuildingsArtificial Lakes, Urban Runoff &Water QualitySewage Treatment Plant - BufferPoultry Farm - BufferVegetationVisual AmenityDevelopment StandardsUses

Vegetation HabitatsFlooding and DrainageWater QualitySoil sTerranora Broadwater (Trutes Bay) and Shallow Bay - BufferSewage Treatment Plant - BufferPoultry Farm - BufferOsprey Nests - Habitat BufferAirport NoiseFootball Club - Noi se BufferCoolangatta Airport Obstacle Limitation SurfacesBiting Midge Breeding - Terranora BroadwaterOther Constraints

5.7.15.7.25.7.3

6.1.16.1. 26.1.36.1.46.1. 5

6.2.16.2.26.2.36.2.46.2.56.2.66.2.76.2.86.2.96.2.106.2.116.2.126.2.13

6.3.16.3.26.3.36.3.46.3.56.3.66.3.76.3.86.3.96.3.10

5.8 Commercial Requirements5.9 Industrial Requirements5.10 Tourist Development

Regional LocationUndeveloped Nature of Study AreaAvailability of ServicesLand TenureAvailability of 'developable' land with low potential forEnvironmental Impact

6.2 Development Constraints

5.0 EXISTING INFRASTRUCTURAL ENVIRONMENT AND FU~URE REQUIREMENTS

5.1 The Road Network5.2 Public Transport5.3 Water Supply5.4 Sewerage System5.5 Telephone Services5.6 Electricity5.7 Community Facilities

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8.0 OPEN SPACE NETWORK

7.0 THE ARTIFICIAL LAKES AND DRAINAGE CHANNELS

9.0 DEVELOPMENT PRINCIPLES, CONCEPTS AND OBJECTIVES

-8.1 Recreation and Outdoor Activity8.2 Neighbourhood Open Space

o

119

124

129

131

115

103

113

Open Space NetworkArtificial Lakes and Drainage Channels

6.3.116.3.12

7.1 Determining the Location of the Lakes and Drainage Channels

7.1.1 History of Drainage Scheme in Tweed Heads South7.1.2 The Adopted 1984 Drainage Strategy for Tweed Heads South7.1.3 Route 2 Drainage Construction7.1.4 Construction of Lake Upstream of Pacific Highway Culverts7.1.5 Location of Drainage Routes 1 and 3

7.2 Water Quality Aspects of the Proposed Drainage Scheme

9.1 General9.2 Utilities9.3 Business9.4 Industry9.5 Housing9.6 Tourism9.7 Recreation - Open Space9.8 Environmental Protection9.9 Drainage9.10 Traffic and Transport9.11 Community Facilities

10.0 CONCEPT PLAN AND IMPLEMENTATION

11.0 LOCAL ENVIRONMENTAL PLAN

12.0 BIBLIOGRAPHY

13.0 APPENDICES


III Table

3.1

I3.23.3

3.4

I 3.53.63.7

I 3.83.9

I3.103.113.12

I 3.133.14

I3.153.164.14.2

I 4.35.15.2

I 5.35.45.5

I6.1

6.2

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LIST OF TABLES

Page No.

Population of Tweed Shire 1976-1986: By Locality 11Population Growth Tweed Shire 1976-1986 12Population Estimates and Projections for Tweed Shire:J981-2001 (Resident Population) 13Projected Resident Population of Tweed Shire by Locality: 1991 15Resident Dwelling Demand for Urban Land 1987-1990 16Supply of Urban Land for Resident Use as at 1 January 1987 18Short-Term Resident Housing Balance Sheet (Urban Only) 20Number of Domestic Visitors to Tweed Shire 1980-1986 22Projections of Tourist Growth in Tweed Shire 1986-1991(Number of Visitors) 22Seasonality of Visitation 23Accommodation Type of Visitors, January 1991 - One Day Only 24Type and Number of Accommodation Units/Sites/Rooms reqUiredto Meet Peak Nightly Tourist Demand in 1991 25Accommodation in Tweed Shire 1986: By Locality 26Accommodation ReqUirements in Tweed Shire 1991 by Locality forTourists Only 28Tourist Dwelling Requirements for Urban Land 1986-1991 29Population Projections and Land Supply Requirements 1991-1996 32Summary of Water Quality Data in Terranora and Cobaki Broadwaters 52Ambient Water Quality Goals for Nutrients 53Water Quality Analysis: Tweed Heads South 55A.A.D.T. 1967-1986 Tweed Heads South Area 59Adopted Design Day Deficiency Volumes 60Urban Land Release Strategy 69Revised Population Projections 1986-1996 69Projected Sewage Loadings (e.p.) per Year 70Separation of Buildings, Ponds, Manure Storage, Pens and Land DisposalAreas from the Boundary of Land Used for Specified Purposes 85Land Use Compatibility Advice for Areas in the Vicinity of AustralianAirports 90Proposed Land Uses: Tweed Heads South Project 122

...


Figure 1:Figure 2:Figure 3:Figure 4:Figure 5:Figure 6:Figure 7:Figure 8:Figure 9:Figure 10:Figure 11:Figure 12:Figure 13:Figure 14:Figure IS:Figure 16:Figure 17:Figure 18:Figure 19:Figure 20:Figure 21:Figure 22:Figure 23:Figure 24:Figure 25:Figure 26:Figure 27:Figure 28:Figure 29:Figure 30:Figure 31:Figure 32:Figure 33:Figure 34:Figure 35:Figure 36:Figure 37: .

LIST OF FIGURES

Study Arealand OwnershipTweed local Environmental Plan 1987 - ZoningTopography of Study AreaGeology of Study AreaVegetation of Study AreaEstuarine Bird Habitats of the lower Tweed Catchment ..Existing Drainage lines and Catchment BoundariesExtent of 1:100 Year FloodPeak Flood levels and Flows for Design FloodRegional Road Networklocal Road HierarchyPublic Transport NetworkWater SupplySewerage SystemElectricity SystemRemnant Vegetation - Conservation Areasland Below R.l. 2.0 metres AHDBuffer Zone Determination for Sewage Treatment PlantsSewage Treatment Plant - BufferPoultry Farm - BufferOsprey Nests - Habitat Buffer1995 ANEF Contours for Aircraft NoiseFootball Club - Noise BufferCoolangatta Airport Obstacle limitation SurfacesBiting Midge Affected AreasDevelopment ConstraintsVisual Amenitylocation of land Use AreasAdopted Drainage Catchment BoundariesDrainage Designs for Catchments 1 and 2Constructed Route 2 Drainage (East of Pacific Highway)lake Design Route 2 Drainage (West of Pacific Highway)Schematic Representation of Drainage CorridorOpen Space NetworkTweed Heads South Concept PlanTweed Heads South Proposed local Environmental Plan

(ii)28

37404446484950586264666772798183848788919293959699

101105106108109111114120128


1.0 INTRODUCTION

1.1 Purpose of the Report

Th is report has been prepared by Tweed Shi re Council and documents i nformat ion insupport of an application to the Department of Planning for the gazettal of a LocalEnvi ronmenta1 Pl an for 1ands located between Tweed Heads South and Banora Poi ntgenerally known as "Tweedmount" and "Pioneer Park". The majority of land within thesubject area is owned by eight (8) companies/families (see Figure 2). Throughoutthis report, the area will be referred to as the "Tweed Heads South Project".

1.2 Site Description

The site is an irregularly shaped parcel of land located between the existingsuburbs of Tweed Heads South and Banora Point. The site is bordered by Shallow Bayon the east, the Banora Point foothills to the south, Terranora Broadwater (TrutesBay) to the west and Terranora Creek to the north.

The site comprises approximately 520 hectares of "Coastal Plain Land" and is in themain undeveloped (excluding the "Egg & I" poultry farm west of Fraser Drive). Thesite is characteri sed by low re1ief except for the hi 11 sand plateaux in thesouthern and part of the western fringes.

A network of drainage channels have been constructed which divide the coastal plain.The coastal plain (which acts as a retention basin for floodwaters from theTerranora Broadwater and the Tweed River) has been substantially altered by pastagricultural practices. .

The fo 11 owi ng zoni ngs under the provi si ons of the Tweed Local Envi ronmenta1 Pl an1987 apply to the 1ands contained withi n the subject site and are illustrated inFigure 3:

Development Investigation "l(d)"Special Uses (Sewage Treatment Plant) "5(a)"Special Uses (Local Road Reservation" "5(d)"

1.3 History of Development Proposals

A general submi ss i on for a development concept over Port ion 164 (see area 2 inFigure 2) was lodged with Council in September 1977. The development conceptincorporated an industrial subdivision and an ancillary residential development.The proposal received the support of Council in January 1978. However the proposalwas not favourably recei ved by the then Pl anni ng and Envi ronment Commi ss i on for anumber of reasons, most notably flooding, access, servicing and the effect of theproposed Sewage Treatment Works.

In January 1979, the abovementioned proposal was resubmitted (again an industrialsubdivision with residential component) and Council in March 1979, supported theproposal. The Planning and Environment Commission adhered to its previous decisiondue to the reasons noted above.

In February 1981, the abovement ioned proposa1 was aga in renewed , although in thi sinstance the residential component was deleted and a small commercial centreinc1uded. Council in March 1981, supported not only the area sought to be rezonedbut also a much larger area of abutting and adjoining lands to the south and east.The commerci a1 development withi n the proposal was cons idered i nappropri ate as aconsequence of the proposed major commerci a1 and 1ei sure centre for the "TweedWreckers" and "Egg &I" sites on the Pacific Highway (see below).

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In August 1981, the Director of the Department of Environment and Planning issuedspecifications with regard to the content of the_Local Environmental Study requiredfor the rezoning proposal. In May 1982, the appl icants consultants submitted aLocal Environmental Study which Council considered did not satisfy the requirementsset down by the Department of Environment and Planning. In November, 1982, Councilca11 ed for submi ss ions for consultants to prepare bri efs for the preparation of aDevelopment Strategy for Tweed Heads South. Unfortunately, the estimated costs ofthe study were beyond the financial capabilities of Council at that time and it didnot proceed.

In January 1981, Council supported a rezoning application to permit a commercial andleisure complex on the old "Tweed Wreckers" and "Egg &I" site (see area 5 iri Figure2) . In April 1981, the Department of Envi ronment and Pl anni ng advi sed of thespecifications required for the preparation of a Local Environmental Study. InJanuary 1982, the application for rezoning was withdrawn.

In September 1984, a proposal was submitted to Council for development at PioneerPark (see area 1 in Fi gure 2), and other contiguous 1andho1di ngs west of FraserDrive and east of the Tweed Heads Bypass. Council supported the rezoning of theother areas (ie. excluding Pioneer Park) and these lands were subsequently zoned forurban purposes in 1987.

In December 1986 the "Tweedmount" proposal was formally lodged with Council. Thisproposal incorporating 169 hectares (see areas 2 &7 and most of 3 in Figure 2), wasto include an International Resort facility integrated with new areas ofresidential, commercial, industrial and educational facilities complimented by achampi onshi p golf course wi th ornamental 1akes and waterways. However, as theShire-wide Local Environmental Plan was in January 1987 adopted and forwarded to theDepartment of Environment and Planning the "Tweedmount" proposal was held inabeyance.

On 18 November 1987, Council resolved to prepare a Local Environmental Plan for theTweed Heads South Project to incorporate all lands (and some additional parcels) thesubject of previous rezoning applications.

1.4 The Project

The project is essent i ally a res ident i a1 development wi th assoc i ated recreat i ona1,tourist, community facilities and industrial activities. The site's proximity toTweed Heads/Gold Coast, Tweed River and Coolangatta Beaches led Council in the 1984Strategic Plan to designate this area a major living/holiday.theme.

As a consequence of this theme, it is proposed to cater for hol iday orientatedresidential development, together with fully integrated conventional residentialdevelopment. In addition, "tourist type" land uses such as motels, caravan parks,theme parks, low rise condominiums, sports clubs etc. may be included in theproject.

Whilst the sites major asset is its proximity to the Gold Coast/Tweed River, it isimportant that development be in harmony with the environment (particularly near theforeshores and important vegetation areas) and be generally low rise in nature. Tothis end, the generally low lying flat natural landscape should be reinforced withopen space as large tract areas. Furthermore, the existing landform will becomplimented by the construction of artificial lakes (wet retention basins) whichwhile acting as focal points for the development, are critical for an adequatedrainage scheme for the area.

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1.5 Environmental Study-

The Environmental Planning and Assessment Act, 1979, makes provlslon for thecarrying out of an Environmental Study in conjunction with the preparation of aDraft Local Environmental Plan. However, as this area has been the subject of manystudies (most notably the Tweed Coast Plan, South Tweed Heads-Banora Point DrainageProposal, Terranora/Tweed Heads Flooding Investigation and Tweed Heads South/BanoraPoint Flooding and Drainage Study), Council indicated to the Department ofEnvironment and Planning that a planning study similar in,content to that preparedfor Ki ngsc1iff South woul d be undertaken. The Department cons idered adequateCouncil's proposed planning study and waived the provisions of Section 57 and 61 ofthe Act.

1.6 Report Structure

This, report has been written in two (2~ stages. The first stage assesses the localor district effects of the project having regard to the Tweed Coast Plan, Council'sStrategic Plan and the Shire Wide Residential Development Strategy. The secondstage examines the site itself where ecological, land use suitabil ities, floodingand similar site specific issues are considered.

The report consists of the following sections

Section 1: Introduction.

Section 2: Local Context - reviews the project having regard to the Council'sStrategic Plans (1974 and 1984) and the Tweed Coast Plan. Also, its relationshipwith adjoining lands is also assessed.

Section 3: Demand for Project - examines the overall desirability of the project interms of supplying land in response to likely population growth.

Section 4: Existing Bio-physical Environment - describes the site characteristics,including such matters as landscape, topography, vegetation, geology, soils,hydrology and climate.

Section 5: Existing Infrastructural Environment and Future Requirements - examinesexisting road conditions, water supply, sewerage facilities,electricity/communication services, community facilities, industrial and commercialrequirements in terms of providing these services/facilities in response to likelydemand.

Section 6: Site Attributes, Constraints and Design Considerations - synthesizes thefindings of the "biophysical" and "infrastructural" environment to form adevelopment concept which highl ights the sites attributes, but at the same time,recognises the sites constraints.

Section 7: The Artificial Lakes and Drainage Channels - discusses the importance ofthese man-made 1akes for the development and there interre1at i onshi p with theproposed open space network.

Section 8: Open Space Network - suggests location of the major open space networkand briefly outlines type of recreational pursuits which might be available in thearea.

Section 9: Objectives and Concepts - presents a series of development principalsand objectives which form the basis of the Concept Plan and the Local EnvironmentalPl an.

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Section 10: Concept Plan and Implementation - presents a conceptional zoning schemefor the study area and describes the mechanism whereby the concept plan is legalisedas a Local Environmental Plan, and the use of Development Control Plans.

Section 11: Local Environmental Plan - presents the legal document and itsrelationship with the Tweed Local Environmental Plan 1987.

Section 12: Bibliography.

Section 13: Appendices.

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2.0 LOCAL CONTEXT

Tweed Shire is a rural based area, which over the last decade has exhibited a highpopulation growth rate. This population growth is strongly influenced by suchfactors as the diverse and attractive nature of the area; the desirability of thearea for holidays and retirement, and, its proximity to the Gold Coast Region.

The Shire has many natural assets including its subtropical and agriculturallandscape; its 37 kilometres of ocean beach; its valuable agricultural land and itscl imate. Its topography is dominated by ridges and valleys centring on the TweedRiver, a typically short, flood liable coastal river. Generally, the area's coastalplain is narrow rising up to low, yet steep ridges and small plateaux. Further westand north of the Tweed River are the rugged foothills of the McPherson Range and theGreat .Dividing Range. Murwillumbah and Tweed Heads are the two major commercial andadministrative centres which are 25 and 2 kilometres respectively from the site.Murwillumbah is connected to Sydney by rail, and Coolangatta Airport is 5 kilometresto the north.

Access to the site is either by the Pacific Highway or Terranora Road.

2.1 Tweed Shire Strategic Plan

The Tweed Shire Strategic Plan was adopted by Council in 1974 and policies wereformulated on the basis of a predicted population growth of 100,000 people by theyear 2000. Whilst this population may not be achieved (see Section 3), whereappl,icable its policies have been adopted as objectives for this study.

The Tweed Shire Strategic Plan did not provide a time-based development plan,instead, it indicated areas to be developed for residential purposes to achieve30,000; 50,000; 100,000; and 200,000 population. The subject site (east of thePacific Highway only) was shown as providing towards the 30,00G population forecast.Furthermore, the subject area was selected for the establishment of a minorcommercial centre.

2.2 Tweed Coast Plan

In December 1979, the New South Wales Planning and Environment Commission (now theDepartment of Planning) published the Tweed Coast Plan which consisted of aBio-physical Study, Socio-Economic Study and Policies/Draft Plan. The Tweed CoastPl an was prepared joi nt1y by Counc i1 and the Commi ss ion, as a consequence of themounting pressures for growth and change on the Tweed Coast, and the natural limitswhich exist to development. Whilst the State Government believed that it would beunwise to spoil the areas natural beauty or threaten its traditional economic role(ie. agriculture), it did recognise that the area could accept increasedresidential, tourist and other economic activities.

The plan was des igned to accommodate development in an incremental manner underdifferent population growth conditions. Thus, three (3) population projections wereformulated and two (2) time periods analysed - up to 1986 and from 1986 to 2001.

The Tweed Coast Study 'high' projection estimated that by 1986 the population wouldbe 27,320 and that by the year 2001, the population would have increased to 49,200.

The 1987 Residential Development Strategy has estimated that the 1986 Tweed CoastArea population was 28,862 and that (using a medium term projection) the 2001population would be 55,520.

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Thus, it woul d appear that the ' incrementa1 growth s ituat ions' as outl i ned in theTweed Coast Study are now outdated, and as a consequence, the results of the 1987Residential Development Strategy (see Section 3) ~ill form the basis of this Study.

Nevertheless, the Tweed Coast Plan provided a fairly broad assessment of thebio-physical attributes and constraints for the Tweed Coast area. Furthermore, itcompiled a series of policies which, where applicable, have been adopted asobjectives of this study. The data and mapped information from the Tweed Coast Planhave been used, where appli~able, in this report.

On 11 July, 1983, Direction S15 under Section 117(2) of the Environmental Planningand Assessment Act, 1979, was issued to Council. This direction stated that "DraftLoca1 Envi ronmenta1 Pl ans shall be prepared in accordance wi th the Tweed Coast Pl anand as specified in the Schedule to that Plan".

This direction was subsequently revoked on 14 March, 1985, and replaced with a newdirection concerning the Tweed Shire Strategic Plan 1984.

2.3 Tweed Shire Strategic Plan Review

In September 1983, Council exhibited its review of the Strategic Plan and, afterincorporating amendments made to the draft plan as a consequence of the exhibition,adopted the plan on 11 March, 1984, and 16 May, 1984. Subsequently, on 14 March,1985, the Minister for Planning and Environment issued a direction under Section117(2) directing that "Draft Local Environmental Plans shall be prepared inaccordance with strategies of the Tweed Shire Strategic Plan".

In relating to the Study Area, the 1984 Strategic Plan envisaged that the futurefunct ions of Tweed Heads South woul d be expanded to i ncl ude a mi nor resort area(characterised by high density accommodation and built tourist facilities providingsophisticated entertainment and specialised services); additional holiday area(catering for family holidays where the emphasis is more on ~tilising the natu~alelements of the area); and, increased 1i vi ng areas (dormitory suburbs for thosepermanent res idents often employed in the servi ce i ndustri es of the resort andholiday areas, who seek to live closer to the coast).

Thus, the Strategic Plan Review reinforced the concept of developing the Tweed HeadsSouth area as a mixed living/holiday/recreation area.

2.4 Adjoining Land Use

F~gure 3 shows the adjoining land uses and zonings under the Tweed LocalEnvironmental Plan 1987.

The east of the site is predominantly open space (Coolangatta Tweed Heads Golf Club)with a small section of coastal wetlands surrounding Shallow Bay. With regards tothe coastal wetlands, the North Coast Regi ona1 Envi ronmenta1 Pl an requi res that alocal environmental plan contain sufficient land to separate adjoining land usesfrom the wetlands.

South of the site is the existing suburb of Banora Point. This suburb ischaracterised by residential and retirement dwellings, convenience shops and primarylevel schooling. The Twin Towns Services Club has developed an 18 hole golf courseand sport club in the suburb immediately adjacent to the study area.

Immediately west of the site is the Terranora Broadwater and Trutes Bay which areflanked by coastal wetlands. As such, no development of any significant nature willbe permitted in these areas, which under the provisions of the Tweed LocalEnvironmental Plan 1987 are zoned Environmental Protection (Coastal Wetlands).

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To the north of the site is the existing suburb of Tweed Heads South. This suburbis characterised by a wide spectrum of development types including: holidayfacilities such as motels, boat hire sheds and caravan parks, residential houses andflats, a major regional shopping centre, other scattered shopping and commercialfacilities, a large service industry area and major school facilities.

Whilst the majority of the suburb of Tweed Heads South is separated from the studyarea by the proposed Tweed Heads Bypass it is to be expected that Tweed Heads Southwill provide most of the commercial/community facilities and services for residentswithin the study area.

From the above examination it can be seen that whilst the subject site is not whollyself contained, the limit of the study area is geographically fixed. Nevertheless,the proposed development will have an impact on both Tweed Heads South and BanoraPoint and it will be important to retain the current identities of both thesesuburbs - Banora Point (living area) and Tweed Heads South (township/holiday area).

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3.0 DEMAND FOR PROJECT

3.1 Introduction

Thi s sect ion assesses the need for the "Tweed Heads South Project" in terms ofpotential demand for serviced urban land for both permanent residents and tourists.The population projections and anticipated future land requirements are derived fromthe "Tweed Shire Residential Development Strategy 1987" which has been adopted byboth Council and the Department of Environment and Planning.

The primary aim of the Tweed Shire Residential Development Strategy is to assess andquant ify the amount of servi ced 1and that wi 11 be requi red to accommodate theSh ire's expected short and med i urn term popu1at ion. The amount of 1and requ iredincludes the demands for different types of housing (e.g. single dwelling houses,duplexes, units etc.), tourist and permanent caravan park type accommodation, brokendown for the various suburbs and localities within the Shire.

Within the ambit of the primary aim of the Strategy, four (4) specific aims areenvisaged, viz.:-

a. To advi se the Department of Envi ronment and Pl anni ng, Counc il, developers andthe general public on the demand and supply of serviced land for both urban,rural residential and rural development, incl uding the additional demand fortourist and caravan park accommodation;

b. To ensure, by the use of regular reviews, that the supply of serviced land iscommensurate with the expected demand;

c. To prepare a preferred growth area concept which would take into account provendemand and land capabilities to ensure that capital works, servicing andmaintenance costs are not disproportionately invested; and

d. To provide a public document to canvass the ideas, criticisms and concerns ofShire residents and practitioners within the local development industry.

In addition, a priority system has been introduced into the strategy in whichpreferred growth areas are nominated from the total number of possible DevelopmentInvest igat ion Areas . Although it shoul d be noted that there is no primary systembetween the different preferred growth areas.

3.2 Existing Resident Population Growth and Distribution

The 1986 Estimated Resident Population (including those permanently residing incaravan parks) of Tweed Shire was 45,869. As shown in Table 3.1, over half (54.8%)this population is located in the north east part of the Shire, mainly in the TweedHeads - Kingscliff area.

The population growth in the last decade (1976 - 1986) has been the most pronouncedin Tweed Shi re' s history (see Appendi x B) . Although, it shoul d be noted that theaverage growth rate between 1981 and 1986 of 4.35% was a slight decrease over the1976 - 1981 rate of 5.25%. In fact, it can be determined (see Table 3.2) that TweedShire's growth in the last decade has primarily been a result of a 'building boom'during the period 1979 - 1982. During this period growth was approximately 7% perannum.

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The population growth in the last decade (1976-1986) and in particular during theboom period of 1979-1982 can be attributed to three (3) major reasons:-

i. the emergence of Tweed Shire as a tourist destination area;i i. the influx of new residents (most notably retired people) seeking an amenable

climate and lifestyle;iii. the large 'gap' between a vendor's selling price at the original place of

residence (e.g. Sydney) and the purchase price of land and/or housing-in TweedShire.

TABLE 3.1

POPULATION OF TWEED SHIRE 1976-i986: BY LOCALITY

4,6644,6644,4753,4333,386

947935

1,081795770

25,150

8,3561,194

317605334273264226458987

1,8672,0812,0361,721

35,32610,543

45,869

EstimatedResidentPopulation 1986

3,9463,2993,5902,3502,890

855850915370510

19,575

7,475765280365255200220 195270880

1,6201,7351,6901,575

28,1758,925

37,100

ResidentPopulation1981 Census

395

20,8206,980

27,800

ResidentPopulation1976 Census

12,585

7,330395185305260205205185210650

1,3301,5301,3851,040

2,9652,4502,3251,365

.2,145580710650*

Nth. East Sector Subtotal

Locality

Total Shire

Total UrbanTotal Rural

Murwill umbahBogangarHastings PointPottsvilleTumbulgumCondongTyalgumUkiBurringbarDulguigan-CaroolRural North CoastRural South CoastRural North WestRural South West

Tweed HeadsTweed Heads WestTweed_Heads SouthBanora PointKingscl iffFi nga1ChinderahBilambil-PiggabeenBilambil HeightsTerranora Rural


- 12 -

TABLE 3.2

POPULATION GROWTH TWEED SHIRE 1976 - 1986

Assuming that yearly in-migration and natural increase is maintained it is to beexpected that the growth rate will gradually decrease as the population baseexpands. Thus the popul at ion growth rate woul d gradually reduce to about 2.9percent by 1991 and 2.8 percent by 1996. These rates of growth are lower than thoseforecast in the 1984 Residential Development Strategy and is based on the assumptionthat the current economic climate, while showing some signs of improvement, will notsufficiently improve in the short-term to manifest itself in the building anddevelopment industry.

These growth trends have been taken into account to project the Shire's populationto 2001 (see Table 3.3). It should be noted that these projections are based onpopulation estimates for the period 1981 to 1986 calculated using annual buildingcommencement figures, estimated natural increase and residential occupancy rates fordifferent housing types.

Source: Australian Bureau of Statistics 'Handbook of Local Statistics 1980.' TweedShire Council 'Residential Development Strategy 1987'.

The 1984 Residential Development Strategy found that during the 1976-81 period, theNorth East Sector of the Shire accounted for approximately 75 percent of populationgrowth and that by 1981 held 53 percent of the Shire's resident population, comparedto 45 percent in 1976. The 1987 Residential Development Strategy found that during1981 - 1986, the North East Sector still accounted for 63.5 percent of the Shire'spopulation growth and increased its share of the Shire's popul~tion from 53 percentin 1981 to 55 percent in 1986.

3.3 Tweed Shire Population Projections

In the previ ous section it was shown that the Shi re' s popul at i on growth over theperiod 1976-1986 was in the main caused by a building boom during the 1979-1982peri od. If these years were excl uded from the cal cul at ions the average annualgrowth rates woul d be around 3.4 percent. Therefore, it is ant ici pated that thesteady growth of popul at ion shoul d return, after the effects of the "boom" 1eve1sout. .

IIIIIIIIIIIIII.IIIIII

Growth Rate

2.78%3.38%5.07%7.17%7.85%7.74%3.61%3.90%2.94%3.56%

Year Population

1976 28,7501977 29,5501978 30,5501979 32,1001980 34,4001981 37,100

.1982 39,9721983 41,4141984 43,0281985 44,2921986 45,869

IIIIIIIIIIIII~I

IIIIII

For comparison purposes, the population estimates and population projections derivedby the Department of Environment and Planning, Australian Bureau of Statistics, andthe 1984 Residential Development Strategy are shown. Also, a 'medium' populationprojection is shown which is approximately the mid-point between the EstimatedPopulation Projection (lower growth) and that derived in the 1984 ResidentialDevelopment Strategy (high growth). It is the 'medium' projection which bothCouncil and the Department of Envi ronment and Pl anni ng have adopted for p1anni ngpurposes.

TABLE 3.3

POPULATION ESTIMATES &PROJECTIONS FOR TWEED SHIRE:1981-2001 (RESIDENT POPULATION)

Year _ Estimated Growth Aus. Bureau DEP. 1984 Res. MediumPopulation Rate of Statistics Estimat. Dev. Population

Strate Estimates

1981 37,100 (Actual Census Count)1982 39,972 7.74 . 40,750 * 40,750 40,3611983 41,414 3.61 42,500 * 42,800 42,1071984 43,028 3.90 43,850 * 44,700 43,8641985 44,292 2.94 45,050 44,300 46,700 45,4961986 45,869 3.56 46,500 44,750 49,000 47,4351987 47,398 3.33 * 47,869 51,500 49,4491988 48,860 3.08 * 49,688 54,200 51,5301989 50,333 3.01 * 51,526 57,000 53,6671990 51,816 2.95 * 53,381 59,800 55,8081991 53,311 2.89 * 55,050 62,400 57,8561992 54,940 3.06 * 57,127 * *1993 56,581 2.99 * 59,012 * *1994 58,235 2.92 * 60,900 * *1995 59,900 2.86 * 62,788 * *1996 61,579 2.80 * 63,750 76,700 72,1642001 70,162 2.78 * 72,000 95,000 82,581

* Data Not Available.

3.4 Population Projections and Land Requirements for Tweed Shire Localities

3.4.1 Shoft-Term (1991) Population Projections &Land Requirements

3.4.1.1 Resident Population Projections to 1991To determine at which localities it may be necessary to promote land development forresidential expansion, it was necessary to project populations for the variouslocalities within the Shire. These projections were ascertained by the "populationproportion method" whereby the rates of proportional increase or decrease for theperiod 1981 to 1986 were projected to 1991. It should be noted that this methodassumes:

i. that the current preference for location will at least continue through to1991;

ii. that the growth trends over the last five years (i.e. 1981-86) will be somewhatsimilar up to June 1991; and

- 13 -

iii. that major land releases (e.g. Kingscliff South, Tweed South etc.) will not besufficiently developed to enable significant land sales.

The final assumption is critical in that major expansionary urban land releases areself:generating in that they tend to generate a certain amount of demand in terms ofadded choice and lower land prices for people wishing to reside in the area.

As a result of probable land shortages in certain localities and the need for minorreleases in some localities, the population proportion method was adjusted (afterbalancing demand with existing land supply) to take these matters jnto consideration(see 1987 Residential Development Strategy fer a complete review).

The population projections for localities within the shire are shown in Table 3.4.These projections estimate that by 1991 (using the medium projection) the residentpopulation of the Shire would have reached approximately 57,900.

3.4.1.2 Short-Term Land Requirements ~1986-1991)

Before a housing 'balance sheet' can be tabulated, it is necessary to calculate thegross urban land needs for each of the localities to 1991 so that an evaluation ofthe existing zonings to meet future land supply requirements can be achieved.

In converting popul at ion project ions to hectares, it was necessary to make thefollowing assumptions -

1. Number of dwelling units per hectare - 8 separate dwellings, 16 duplexes and 48units, @ approximately 1250 sq. metres per equivalent lot size (sewered) and2850 sq. metres per equivalent lot size (unsewered).

2. Caravan Sites at 40 per hectare.

3. Occupancy rates will remain roughly constant during the period 1981 to 1991.

4. An allowance has been made for medium density developments in certainlocal ities to determine a more real istic estimate of net residential landneeds. The demand for additional dwelling units was allocated between detached(separate), duplex and unit development on the following basis -

Locality % Detached % Duplex % Units

Tweed Heads 20 2 78Tweed Heads West 70 19 11Tweed Heads South 80 1 19Banora Point 80 20Kingscliff 70 8 22Fingal 75 5 20Bogangar 70 23 7Murwillumbah 85 7 8Pottsville 80 5 15Hastings Point 50 10 40Kingscliff South 60 20 20

Based on the above assumptions and the theoretical (i .e. population proportion)projections the approximate urban land needs for each locality were calculated (seeTable 3.5)

As the Tweed Heads South Project will in all likelihood only provide urban type landreleases, Table 3.5 only shows the likely urban land demand.

- 14 -


II TABLE 3.4

PROJECTED RESIDENT POPULATION OF TWEED SHIRE BY LOCALITY: 1991

ILocal ity Resident Proport. Resident Proport. Resident Proport.

IPop. of Shire Pop. of Shire Pop. of Shire1981 Pop.1981 1986 Pop .1986 1991 Pop 1991(Census) (Census) (Estimate) (Estimate) (Estimate) (Estimate)

I Tweed Heads 3,946 10.6 4,664 10.2 5,527 9.5Tweed Heads W. 3,299 8.9 4,664 10.2 5,974 10.3

I Tweed-Heads S. 3,590 9.7 4,475 9.8 5,728 9.9Sanora Point 2,350 6.3 3,433 7.5 5,091 8.8Kingscl iff 2,890 7.8 3,386 7.4 3,973 6.9

IFi nga1 855 2.3 947 2.1 1,018 1.8Chinderah 850 2.3 935 2.0 984 1.7Bil ambi 1-Piggabeen 915 2.5 1,081 2.4 1,331 2.3

I Bil ambil Hts. 370 1.0 795 1.7 2,061 3.5TerranoraRural 510 1.4 770 1.7 1,157 2.0

I NE. SectorSubtotal 19,575 52.8 25,150 55.0 32,844 56.7

I Murwillumbah 7,475 20.1 8,356 18.2 9,546 16.5Bogangar 765 2.1 1,194 2.6 1,794 3.1Hastings Point 280 0.8 317 0.7 394 0.7

I Pottsville 365 1.0 605 1.3 868 1.5Tumbulgum 255 0.7 334 0.7 352 0.6Condong 200 0.5 273 0.6 295 0.5

ITyalgum 220 0.6 264 0.6 289 0.5Uki 195 0.5 226 0.5 241 0.4Burringbar 270 0.7 458 1.0 593 1.0

IDulguigan-Carool 880 2.4 987 2.2 1,099 1.9Rural Nth.Coast * 1,620 4.4 1,867 4.0 2,738 4.8

I Rural Sth.Coast 1,735 4.7 2,081 4.5 2,524 4.4Rural Nth.

IWest 1,690 4.6 2.036 4.4 2,429 4.2Rural SthWest 1,575 4.2 1,721 3.7 1,850 3.2

I Total Urban 28,175 75.9 35,326 77.0 45,383 78.4Total Rural 8,925 24.1 10,543 23.0 12,473 21.6

ITotal Shire 37,100 100.0 45,869 100.0 57,856 100.0

I* Includes 655 people within the South Kingscliff Project.

II

- 15 -

- 16 -

(1) The 1987 Residential Development Strategy explains the procedure for estimatingdwelling requirements.

3.4.1.3 Short-Term Urban Land SupplyIn this section, each local ity was examined in detail to establ ish a rel ationshipbetween supply of land and demand for building.

The quantity of vacant subdivided (serviced) land was ascertained by summing thenumber of res ident i a1 all otments created since November, 1983 (Date of Land UseSurvey) and subtracting those allotments for which a building had commenced. Theremaining vacant allotments were multiplied by .1250 (sewered) or .2850 (unsewered)hectares to calculate the area occupied by these vacant allotments (see Columns 1 &2 of Table 3.6). Although the actual allotment will be less than either 1250 sq.metres or 2850 sq. metres, thi s fi gure is used to ensure comparabil i ty betweendemand and supply calculations.

TABLE 3.5

RESIDENT DWELLING DEMAND FOR URBAN LAND 1987-1990

11111111111111I'11111

16.461.937.453.617 .65.51.40.9

37.54.51.8

238.5

40.318.91.38.00.40.50.80.9

10.84.02.91.11.7

330.1

Gross Urban LandRequirement

(ha. )

13149529942914144113

3003614

1903

322151

10643463

38141046

2,538

EquivalentResidentialAllotments

Dwell ingRequirement

(1)

43764338648618755113

3003614

2558

354181

1775

3463

38141046

3,273

Locality

Total

MurwillumbahBogangarHastings PointPottsvilleTumbulgumCondongTyalgumUkiBurringbarMooballKielvaleChillinghamStokers Siding

Tweed HeadsTweed Heads WestTweed-Heads South

jBanora PointKingscliffFi nga1ChinderahBil ambilBilambil HeightsTerranora VillageCudgen Vill age

North East SectorSubtotal


As all allotments will not have a building erected immediately it is necessary toprovide a sufficient buffer of vacant land to provide for such things as adequatemarket choice; time lapse in dwelling construction on allotments (due tospeculation, retirement investment and economic reasons); and locationalunacceptabil ity of a certa in amount of allotments, an allowance of 40 percentvacancy rate has been assumed (see Column 3 of Table 3.6).

The amount of vacant unsubdivided (serviced) land was calculated byphotographic/cartographic analysis and on-site inspections (see column 4 of Table3.6). This amount of land was then discounted to exclude that land which:-

i. in the Shire-Wide Local Environmental Plan ,had a zoning change from Residentialto some other use; .

ii. was environmentally sensitive;iii. was earmarked for a non residential use;iv. was subject to major flooding;v. was subject to severe topographical constraints;vi .. had major access problems; or -vii. required many neighbours to form a development group.

The likely amount of unsubdivided serviced land likely to be on the market duringthe period 1987-1990 was then further discounted by 40% to allow for the vacancyfactor as detailed above. In some cases (e.g. Tweed Heads and Kielvale) the landwas further di scounted for specifi c reasons (e. g. Ki e1val e requ ires' a seweragesystem to be constructed).

The existing urban land supply (i.e. Column 3 plus Column 6) in hectares is shown inTable 3.6.

3.4.1.4 Short Term Resident Housing Balance SheetThis section presents a 'balance sheet' which equates 'the amount of land required tomeet the demand for res ident i a1 accommodat ion (as determi ned by the theoret i ca1population projection method) with the supply of land available. By simplysubtracting supply from demand, it is possible to determine whether by 1991 asurplus or deficit of land will exist in each of the nominated localities. In thosecases where a deficit exists, the 1991 resident population was adjusted where landreleases are no longer possible (i.e. suburb fully developed).

The Housing Balance Sheet is shown on Table 3.7.

From this table it can be seen that on an overall Shire-wide basis there is a 32 ha.(256 equivalent allotment) surplus in the short-term supply of urban zoned land.However, on a locality basis it can be seen that a substantial number of localitieswi 11 not be able to sat i sfy hous ing demand and that those with 1and surplusesrequire this surplus for the medium term (1991-96).

The accompanying notes to Table 3.7 show that it is not possible for the shortfallof land in some localities to be absorbed through land releases as these suburbs areapproaching full development.

- 17 -

TAIJ.!::!L3.6

SUPPLY Of URBAN LAND fOR RESIDENT USE A$ AT 1 JANUARY 19B7

(1) (2) (3) (II) (5) (6) (7)Ex i stinr, Are' of Are' of Zoned Est-Usable Est. Available Total L,nd Supply

LOCALITY Vac~nt. Vacant Availahle IJnsubdivided Unsub . L,nd Land (Unsub.) Avail. from EXistin~

Allotments f\llot.ments V,cant Lots Land 1987-1990 Stock 19B7-90

-------------------------------------~---------------------- ----------------------------------------------_.TWl;e~1 He arl 5 lS() 19.5 11.7 18.~ 3·7 2.? 11.9Tweed ll-P.Jds ',Jest ~97 'I9.r, 29. A 2~.0 9.7 5.A 15.6Tweed Heads South 117 1'1.6 8.8 9.~ 7.5 1l.l) 13.3Banora Point 567 70.9 ~2.5 223.8 1~7 .'1 B8.~ 130.9Kingscli ff 125 15.6 9.~ NIL NIL NIL 9.~

Fingal 30 3.8 2.3 NIL NIL NIL 2.3Chinderah 55 6.9 ~. 1 7.6 3·5 2.1 6.2Bila'11bil 3 o.~ 0.2 8.9 ~.5 2.7 2.9Bilambi1 Heights 357 ~~.6 26.8 25.~ 16.3 9.8 36.6Terranora Village 18 2.3 1.~ ~6.5 18.6 11. 2 12.6CcdGen Village 10 1.3 0.8 2.6 1.5 0.9 1.7

l~th East SectorSubtotal 1,835 229.5 137.8 366.8 212.7 127.6 265.~

Murwillunbah 129 16.1 9.7 'n.6 6.5 3.9 13.6Bogangar 218 27.3 16.~ 62.7 28.9 17.3 33·7Hastings Point 10 1.3 O.A 5.8 5.8 3.5 ~.3

Pottsville 213 26.6 16.0 5.9 5.9 3.5 19.5Tumbulgun 26 3.3 2.0 NIL NIL NIL 2.0Condong NIL NIL NIL NIL NIL NIL NILTyalgun 28 3.5 2.1 11\.9 7.~ ~.~ 6.5lJl.:i 15 ~.3 2.6 1.9 0.9 0.5 3.1Burrinfl,bar 32 9.1 5.5 11.1 3.9 2.3 7.8!"<loball 6 1.7 1.0 1.2 1.2 0.7 1.7Kielvale 8 2.1 1.~ 80.~ 2.1 1.3 2.7Chill Ingham 5 1.~ 0.9 0.9 NIL NIL 0.9S':.okcl" •s Sid ing

0'1 D., 0.2 2.1 1.1 0.7 0.9

2,526 326.7 196.~ 585.1 276.~ 165.7 362.1------... - - -------------------

-IB-

- - - - - -. - - - - - - - - - - - - - -

- 19 -

As a consequence, land releases are required in certain key locations which havebeen identified as:

In addition to the resident population, provision must also be made for additionaltourist accommodation. The requirements for Tourist accommodation is discussed inSection 3.4.1.5.

Therefore, to all evi ate the 'short-term' defi cit and to make allowances for theinevitable lead time required before the first residential allotment appears on themarket it will be necessary to release the following land areas prior to 31 December1988 to enable sufficient time for subdlvision approval, construction and marketing:

40.2 hectares (322 Eq. Lots)24.7 hectares (198 Eq. Lots)34.4 hectares (275 Eq. Lots)44.3 hectares (354 Eq. Lots)

Tweed Heads South:Bilambil Heights:Kingscliff South:Murwillumbah:

i. Tweed Heads South;ii. Kingscliff South;iii. M~rwillumbah; andiv. Bilambil Heights

As can be seen from Table 3.7 it has been assumed that some land from each of theselocalities will be "on the market and buildings commenced" prior to 31 December1990. If this is not the case, then the population projection outlined could not beachieved and a severe undersupply of land would prevail.

It should be noted that the above land releases will only cover the expectedpopulation in the short-term (1987-1991), and some allowance should be made, at anearly stage, to provide 'vacant unsubdivided land' jfor the medium term (i.e.1991-96), as the time 1ag before allotments appear on the market increases byapproximately two (2) years when new Local Environmental Plans have to be prepared.Thus, an additional two (2) years supply should be provided to accommodate some ofthe expected medium term demand. This additional supply is discussed in Section3.4.2.


TAIlLE 3.7

S1IORT-TERM RESTIlENT HOUSING BALANCE SHEET (URRAN ONLY)

Urban UrbAn Land ~rplus(+) F.quivelent P~rson per Numher Coment TIworetical ActualL"nd Suppl y Rcqui rcmcnts or Re,identiel :.oui v~lent of Population Population

(ha. ) : (ha) Den·oit(-) Allotments ./,: lotment Persons Projection PI"ojection

--------- -------,weed Head s 13.9 16.'1 _2." . -20 7.1,5 143 See Note 1 5.670 5,527Tweed Heeds West. 35.6 61.~ -25., -210 ;.785 795 See Note 2 6,769 5,974T·....eed Heads South 13·3 37.'1 -24. ~ -193 :. ~lJ4 742 See Note 3 5.72B 5,72B::anora Point 130·9 53.6 +77.3 +618 :.2;3 N/A N/A 5,091 5,091,ingscliff 9.4 17.6 -B.2 -66 3.5F9 237 See Note 4 '1.050 3,973;ingal 2.3 5.5 - 3.2 -25 ,.102 B1 See Note 5 1.099 1,01881inderah 6.2 1.4 .... It. Q +38 ,.267 N/A N/A 984 98"=ila71bil 2.9 0.9 +2.':'! +7 3. J23 N/A N/A Pl.. Terranora Rural"ilambil Heights 36.6 37.5 -0.9 -7 2.905 20 See Note 6 1.620 2,061Terranora Village 12.6 4.5 +9. : +55 ,. J23 N/A N/A P~ .. Terranora Rural:udgen Village 1.7 1.9 -0. ' -1 3. u84 3 See Note 7 P'. Rural Nth Coast

~:'!"", E-3.s~ Sector ------~1)btot,11 265.4 238.5 +2~.o +205 :. ~7? N/A N/A 31.011 30,356

--------------------'.ingscliff South • • • • • • See Note 8 . 655"'\Jrwillt..rn~oh 13.6 40.3 -25.' -213 3. U49 735 See Note 9 9, ';46 9,546':ogangar 33.7 18.9 +1~.~ +118 3.571 N/A N/A 1,794 1,794~astings'Point 11.3 1.3 +3.0 +24 ".285 N/A N/A 394 394?"ttsville 19.5 B.O ... '1.5 +92 3.SS!J N/A N/A :168 868TLrTlbulgLlOTl 2.0 0.11 +1.~ +13 2.500 N/A N/A J52 352:ondong NIL 0.5 -0.5 -'I 2.960 12 See Note 10 <95 295:yalgllTl 6.5 O.S +5.7 +4~ 3.125 N/A N/A <89 289:-1<1 3.1 0.9 +2.2 +8 2.500 N/A N/A .<41 241?urringbar 7.8 10.8 -3.0 -11 3. :70 43 See Note 11 529 593:-Ooball 1.7 4.0 -2.: -9 3."20 Z7 See Note 12· Po Rural Sth Coast~ielvale 2.7 2.9 -a.? -1 3."8" 3 See Note 13 P: Rural Nth Coast'::oillingham 0.9 1.1 -0.2 -1 :.582 4 See Note 14 Pc Rural Nth Coast~~ok-er I s Sid ing 0.9 1.7 -a." -3 3.:59 10 See Note 15 Pc Rural Sth Coast

---70tal UrboDn 362.1 330.1 +32.0 +265 3.519 N/A N/A Y5, '119 45,38370tal Rural • • • • • • • 12, "137 12,473,otal Shire • • • • • • • 57, 156 57.856

NOTE 1: The shortfall of 20 equivalent residential allotments (143 !)Crsoes' is axpecter1 to be taken up in Kingsc l ff South (70$) and 9i lambilHeights <30~).

NOTE 2: The shortfall of 210 equivalent resideotial allotments (795 pers~~s\ is expected to be taken up in Kingsc l ff South (50~) G1nd 3' l.'mbi IHeights (50~).

~OTE 3: ~s this locality hes a substantial area z~e'>d as 'Developnent Inves:igation' it is expected that the shortfall of 193 equivalent resi:eotialallotments (742 persons) will be covered 'oy new L.LP's. DJe t: t-,e lead time required before the first re'ldential allotment appears ont~e merket, these new L.E.P·s will be requi~ed to be gazetted pri~r to 31st December, 1988 t~ enable adequate' ime for subdivision coproval,~on$truction and m~rketinp,.

- - - - - -. - - --1.0 -

- - - - - - - - - - -

- - - - - - - - - - - - - - - - - - - -/l.n ~lre;)

reasonslots) .

of 24.1 hectares is required to produce 191 equivalent residential allotments. Ho~ever, as some allotments ~ill remain vacant (foralready outlined) the figure of 2~.1 hectares should be treated as the "area of available vacant lots" (i.e. 60% of the total vacantThus, an area of ~O.2 hect~res is required to alleviate t~e 'short-term' deficit.

NOTE /1:

NOTE 5:

NarE 6:

NOTE 7:

NarE 8:

NarE 9:

The shortfaJi of 66 eqUivalent resi~ential allot.ments (237 persons) is expected t.o be taken up in King.se1iff :'outh (501,) an~ Kingscliff (50~

- hy the increi1scd vill"p.e bound<lries in the Shire-Wide Local Envi~onmentnl Plan). .

The shortfall of 26 eqUivalent residential allotments (81 persons) is expected to be taken up in Kingscliff o"uth (50%) and KingS1::liff (50%)- by the incre<1sed vilIae€' bound<3ries in the Shire-wide Local Environmental Plan). .

The areAS zoned 'Development Investigation' should cater for t",e in-migration from other localities (see n"te 1 & 2). The shortfall fromT~eej Il~ads and T~eed Heads \lest (13.0 he.) together ~th the deficit from Bilambil Heights (0.9he.l leov"s a deficit of 111.9 hectares.411o ..... ing for the vacancy rat.e (seA not~ ~) an area of ·2~.7 hect~res is required to alleviate the . short-term' deficit.

The minor shortfall of land wi thin Cudgen Village is expect to be alleviated by the increased Village boundar1 t:S in the Shire Wide L. E. P.

The Kingsclifr South locality is expected, at least in the Short-term, to accommodate those people who car;;lot find permanent housing inTweed H~ads, TWeed Heads West, Kingscliff or Fingal. Naturally it will also develop its own market. The sh~~tfall from the above~entioned

localities requires that (allowing for the vacancy rate) an area of 3~.~ hectares be released to alleviate th0 'short-term' deficit.

As this locality has an ar,ea zoned' Development Investigation' it is expected that the shortfall of 213 equiv 'lent allotments (735 !"'rsons)~iJI be covered by a ne~ L.E.P.

To alleviate this shortfall and allo~ for the vacancy rate, an a~ea of ~4.3 hectares is required to be relea,;ed to overcome the shoet-termdeficit.

NOTE 10: It is envisaged that the shortfall of only ~ equivalent allotments (12 persons) may be provided through re-sublivision.

NOTE 11: The shortfall of 11 equivalent residential allotments (~3 persons) is expected to be taken up in the surroundi"r, rural residential areas,,NOTE 12: The shortfall of 8 equivalent. residential allotments (27 persons) is expected to be taken up in the surroundin,- rural residential areas.

NOTE 13: It is envisaged that the shortfall of only

NOTE 1~: It is envisaged that the shortfall of only

allotment may be provided through re-subdivision.

allotment may be provided through re-subdivision.

~ 15: It is envisaged that the shOrtfall of only 3 ailotments may be provided through re-subdivision.

-2.1-

- 22 -

TABLE 3.9

PROJECTIONS OF TOURIST GROWTH IN TWEED SHIRE 1986-1991(NO. OF VISITORS)

3.4.1.5 Tourist Projections to 1991This section assesses the additional dwelling stock and land required to providetouri st accommodation primarily in the form of rental homes/fl ats, ho1iday homes,hote l/mote1s and caravan parks. Informat i on concerni ng the number of touri stsrequiring accommodation has been estimated -based on information provided by theDomestic Tourism Monitor and the survey of tourist accommodation establishments.The results of this estimate is shown in Table 3.8.

Year Projection 1 Projection 2 Projection 3

1986/87 343,461 348,341 355,3571987/88 348,063 358,025 372,5911988/89 352,727 367,978 390,6621989/90 357,454 378,208 409,6091990/91 362,244 388,722 429,475


0.359.315.55

-3.792.45

Growth Rate

296,985298,038325,777343,843330,799338,919

Estimated NumberQf Visitors

TABLE 3.8

NO. OF DOMESTIC VISITORS TO TWEED SHIRE 1980-1986

From Table 3.8 it can be seen that the number of visits to the Shire, whileinitially increasing at a moderate rate (4.85 percent) during the period 1980/81 to1982/83, has slowed to a small 1.34 percent growth rate during the period 1983/84 to1985/86. This latter period coincides with the general nationwide economic downturnand as stated in previous sections, it is considered that this economic decline(while showing small signs of recovery) will continue for a few more years and thusinfluence building, subdivisfonal and tourist activity within the Shire.

As a result of the above, forecasts of the number of visitors for the period 1986/87to 1990/91 have been cal cul ated assumi ng growth rates of 1. 34 percent per annum(low), 2.78 percent per annum (medium), and 4.85 percent per annum (high). Theresults are shown in Table 3.9. The medium figure (Projection 2) represents theaverage annual growth rate for the period 1980/81 to 1985/86 and has been adopted byCouncil and the Department of Environment and Planning for planning purposes.

Year

1980/811981/821982/831983/841984/851985/86

- 23 -

It can be seen from Tabl e 3.10 that the peak season for tour.i..sts is January. Inthat month, it is anticipated that approximately 86,685 people will require someovernight accommodation.

The above projections represent the total number of people (requiring accommodation)that will visit the Shire during anyone (1) of the abovementioned years.Naturally, there are major variations in visitor: populations during the differentmonths of the year. Based on figures estimated for the period 1980/81 to 1983/84the variations in visitor populations during the year have been calculated (seeTable 3.10) for the medium projections shown in the preceding table.

To cal cul ate the actual number of vi si tor ni ghts requi red by touri sts duri ng theJanuary month, it is necessary to determi ne the average 1ength of stay. Fi guresderived from the Domestic Tourist Monitor for the period 1980/81 to 1983/84 (for theUpper North Coast) i ndi cate that the average 1ength of stay over a whol e year isapproximately 4.18 nights per visit. The Byron Bay Tourism Study found that duringthe peak season of January, 1983, the average length of stay was 12.6 nights, withthe modal length of stay between 3 to 7 nights. The high length of stay wasattributed to the fact that 73.0 percent of visits were destination orientated(average nights 13.7) compared to only 24.9 percent for stop-over visits (averagenights 3.85).

86,68527,04419,04735,76233,81923,32326,04422,54638,09528,37726,43322,546

Number of Visitors

22.36.74.99.28.76.06.75.89.87.36.85.8

TABLE 3.10

SEASONALITY OF VISITATION

VisitorsPer Month(percent)

Month

JanuaryFebruaryMarchAprilMayJuneJulyAugustSeptemberOctoberNovemberDecember

Without a detailed .survey, it is difficult to estimate the proportion of'destination stays' and 'stop-over stays' within Tweed Shire. Due to its closelocation to the Gold Coast (itself a major destination centre) it could be assumedthat the number of 'stop-over' visits might be relatively small. Also, as the vastmajority of visitors either stay in caravan parks, rented house/flat accommodation,holiday homes or with friends or relatives, (86.4 percent) such visits are morelikely to be destination orientated.

As a result of the above assumptions, the distribution of type of stay fordest i nat ion accommodat ion and for stop-overs touri sts, is assumed to be simil ar tothat for Byron Shire, with a total average length of stay as detailed in Table 3.11.


- 24 -

TABLE 3.11

ACCOMMODATION TYPE OF VISITORS, JANUARY 1991 - ONE DAY ONLY

Therefore, it can be cal cul ated (us ing the average 1ength of stay for the Byron BayStudy exc1udi ng \campers not in caravan parks' and \others') that approximately974,733 visitor nights accommodation will be required in January. This representsapproximately 31,443 nights per day in January. -

Assuming that on a proportional basis the Shire's accommodation types will closelyremain as they were in January, 1982 (see Table 3 of the 1984 ResidentialDevelopment Strategy), then the type of accommodation required by tourists in 1991on a daily bas is duri ng the peak month of January, will be as descri bed in Table3.11.

IIIIIIIIIIIIII,I'IIIII

Number ofVisitors

AverageLengthof Stay

4.4 3.85 1,38410.3 14.0 3,239

6.8 14.0 2,138

35.9 7.0 11,2881.9 7.0 597

29.8 17.4 9,37010.9 7.8 3,427

%

Assumi ng that hotels/motel s/guesthouses have an occupancy rate of 2.02 people perroom, that rental houses/fl ats, holiday homes, farm and others have an occupancyrate of 2.5, and that caravan sites have an occupancy rate of 2.7 then the projectednumber of rooms, units and sites can be calculated to accommodate the 1991 expectedtourist population (see Table 3.12). It should be noted that the number of touristsstaying with friends or relatives have been excluded from the tabulations as suchaccommodation has no effect on dwelling stock numbers. However, these numbers mustbe taken into account when p1anni ng for the provi si on of servi ces, (e. g. water andsewerage), especially during peak summer periods.

AccommodationType &ShireProp. (percent)

Hotel/Motel(Priv Fac)Rented House/FlatOwn Holiday Home/FlatFriends/RelativeHome/FlatFarmCaravan Park (VansOnly)Other (Inc.Campers)

- 25 -

Total 10,263

(1) Adjusted downwards as the Domestic Tourism Monitor excludes persons under 15,which account for around 23 percent of the Australian Population.

The accommodation currently available to tourists (noting that approximately 1,462caravan sites are occupied by permanent residents) in the Shire is summarized inTable 3.13.

8871,6781,108

3094,5051,776

No. of Units/Sites/Rooms

1.561. 931. 931. 932.081.93

OccupancyRate (1)

TABLE 3.12

TYPE &NO. OF ACCOMMODATION UNITS/SITES/ROOMS REQUIRED TOMEET PEAK NIGHTLY TOURIST DEMAND IN 1991

Hotel/Motel (Priv. Fac.)Rented House/FlatOwn Holiday Home/UnitFarmCaravan ParkOther

AccommodationType

As would be expected, there is a substantial polarization of types of accommodationto the North East Sector of the Shire. It is clear from Table 3.13 that the totalaccommodat i on focus of the Shi re is focused on four areas; namely Tweed Heads(16.3%), Tweed Heads South (20.7%), Kingscliff-Chinderah (21.2%) and Hastings Point(12.7%). Together these four centres account for well over two-thirds of the totaltourist accommodation, with a different "tourist emphasis being placed on eachcentre. For example, Tweed Heads is the major centre for motel/apartment and unittype development, whereas Hastings Point caters almost exclusively to caravan parkand cabin type developments.

Other than the above four centres and their neighbouring villages and suburbs, thetourist accommodation base of the remainder of the Shire is virtually non-existent.However, as the majority of tourists have as their destination the beaches and itsattendant climate/activities/scenery/accommodation, the poorly developedaccommodation base outside these areas is perhaps understandable.


TABLE 3.13

ACCOMMODATION IN TWEED SHIRE 1986: BY LOCALITY(NO. 01' UNITS/SITES)

LOCALITY MOTELS APAJmfENTS HOLIDAY HOTELS! CARAVAN PARKS RENTAL ACCOMMOD. o.iNED ACCOMMOD. TOTAL •HOTELS (Priv Fae) FARMS! LQ[X;ES(Priv Fac) RESORTS (No Priv

Fae)

UNT PER UNT PER UNT PER UNT PER VAN PER nXT PER UNT PER SO PER UNT PER SO PER UNT/ PERST ST ST

7/Heads 159 248 30 58 - - 35 68 393 817 - - 318 614 14 21 149 288 53 102 1151 22227/Heads W. 20 31 - - - - - - - - - - 116 224 1~ 35 54 104 11 33 225 4217/Heads S. 134 209 - - - - - - 815 1695 ::57 689 86 166 15 29 41 19 9 11 11151 2~84

=-=:;0:-8 Pt.. 52 81 - - - - - - 112 233 - - 18 35 19 31 8 15 3 6 212 407,ingscllff 41 64 25 4~ - - - - 281 591 23 44 131 253 13 25 61 118 19 152 660 1301::'ingal - - - - - - - - 224 466 ~; 95 15 29 4 8 1 14 42 81 341 693.:;, i nd erah 11 11 - - - - - - 114 1610 35 69 3 6 4 8 2 4 4 8 834 1122:llambll-"iggabeen - - - - - - - - 25 52 - - - - - - - - 6 12 31 64911ambll"eights - - - - - - - - - - - - - - - - - - 6 12 6 12:erranora?ural

Nth. East&Jbtotnl 1111 650 55 106 - - 35 68 2630 5'110 465 89'( 681 1321 87 169 322 622 219 423 11917 9132

"'Ur-bah 611 100 - - - - 31 11 119 248 25 48 - - - - - - 2 4 241 411:ogangar 16 119 4 8 - - - - 85 111 50 91 14 21 6 12 6 12 35 68 216 520::astings Pt. - - 1 14 - - - - 434 903 425 820 8 15 1 2 4 8 18 35 891 1191co;;tsville 26 41 - - - - - - 194 404 UQ 11 - - 3 6 - - 32 62 295 5907unbulgl1'l - - - - - - - - - - - - - - - - - - - - - -C::>ndong 15 23 .' - - - - - - - - - - - - - - - - - - 15 237yalgun'Jki3urr1np,b;)rC\JlguIRan-:arool - - - - -. - - - - - - - - - - - - - 6 12 6 12'.ural Nth.:Cast - - - - - - - - - - ,- - - - - - - - 3 6 3 6=1'Jral Sth.'/.>ast 3 5 - - - - - - 60 125 ae. 154 - - - - - . 4 8 141 292,,,cal NW. - - - - 9 11 - - 24 50 - - - - - - - - 1 14 40 81~ural SM. - - - - 3'1 66 - - 109 221 59 114 - - - - - - 9 11 211 424Total Urban 598 933 66 128 - - 12 139 3431 1150 1005 1939 109 1369 10 189 332 642 294 568 6610 13051Total Rural 3 5 - - 113 83 - - 218 454 139 268 - - - - - - 41 81 44'1 891

Total S,ire 601 938 66 128 43 83 12 139 3655 1604 1144 2201 109 1369 91 189 332 642 335 649 1054 13948

--(1) Abbreviations: UNT - Units; PER - ?ersons j VAN ST - Van Sites; TENT ST - Tent Sites; SO - Separa'.e lMelling Houses; UNT!ST -

Units/Sites.(2) Number of persons excludes thos~ under the age of fifteen (15'.(3) The above figures Include those permanent residents In caravac ~r~s.

- - - - - - - - - ....b-_ - - - - - - - - -


Overall, the breakdown of accommodation types in the Shire is weighted very heavilyin favour of caravan park sites (both van and tent), accounting for 68 percent ofthe tourist accommodation base. Furthermore, when consideration is given tooccupancy and length of stay the significance of caravan park type accommodation isclearly evident as it accounts for 70 percent of the guest spaces ava il ab1e.However, as 31 percent of these guest spaces are occupied by permanent residents(assuming permanent residents do not occupy tent sites) there is a serious shortfallin this type of tourist accommodation.

From Table 3.12 and the future projected accommodation demands (Table 3.11), it ispossible to make some estimation of the future accommodation requirements in theShire (see Table 3.14). In formulating this Table, three (3) assumptions were made,viz -

1. Tourists will visit each locality in 1991 in direct proportion to theaccommodation base in 1986;

2. As allowed by Ordinance 71, around 80 percent of private caravan park van siteswill be occupied by permanent residents while Council owned caravan parks willbe for tourist accommodation; and

3. Occupancy rates, length of stay, and type of accommodation sought will remainconstant.

An examination of Table 3.14 shows that a substantial amount of touristaccommodation (particularly caravan sites) is required to be constructed if the'peak' tourist market is to be accommodated. However, this peak tourist demand is .approxi mate1y 3.2 times greater than the average demand. for the rema in i ng eleven(11) months of the year (i .e. during February - December). Therefore, as it isunlikely that accommodation would be constructed to the maximum amount required forthis particular month, and without the benefit of a economi'C study, it has beenassumed that touri st accommodat ion may be constructed at 1. 5 times the average ofthe off-peak tourist period. In other words, only 46.9 percent of the accommodationrequired to accommodate the January "peak" will be provided. The Department ofEnvi ronment and Pl anni ng cons idered thi s to be a reasonabl e approach to ascertaintourist requirements for the purposes of the 1987 Residential Development Strategy.

Table 3.15 shows land allocations required to satisfy the tourist demand for 'rentalhomes/units'; 'owned holiday homes/units'; 'motels' and caravan parks. Requirementsfor 'farm cabins' and 'other' accommodation types have been excluded as these havean insignificant affect on the supply of 'urban' residential land.

- 27 -

TABLE 3.14

ACCOHMODATION REQUIREMENTS IN TWEED SHIRE 1991 BY LOCALITY FORTOURISTS ONLY (NO. OF UNITS/SITES) FIGURES IN BRACKETS REFER TO ADDITIONAL

UNITS/SITES REQUIRED TO BE CONSTRUCTED BETWEEN JUNE 1986-JUNE 1991 IF PEAK DEMAND IS TO BE SATISFiED

..-LOCALITY MOTEL/ RENTAL HOUSF/UNIT CMN HOLInAY/H().fE UNIT FARM CARAVAN PARK OTHER TafAL

HOTEL (van sites) UNITS/SITESExcl. Penn.

Priv Fac. Units Houses Units Houses Residents----

T/Heads 235 (76) 662 0"4) 29 (15) 248 (99) 88 (35) - - '183 (228) 92 (27) 1".37 (824)T/Heads W. 29 (9) 242 (126) 38 (20) 90 (6) 28 (11) - - - - - - '127 (202)T/Heads S. 198 (64 ) 178 (92) 31 (16) 68 (27) 15 (6) - - 1004 (604) 494 (137) 1')88 (946)=2t10ra Pt. 77 (25) 37 (19) '10 (21) 13 (5) 5 (2) - - 140 (118) - - \12 (190)=<ingscl i rr 60 (19) 273 (1'12) 27 ( 14) 102 (41) 131 (52) - - 356 (72) 65 (17) 1 114 (357):ingal - - 31 (16) 8 (4 ) 12 (5) 70 (2P) - - 275 (51) 67 (18) 163 (122);:hinderah 16 (5) 6 m 8 (4 ) 3 (1) 7 m - - 955 (800) 50 (14) 11115 (830)3ilanbil-Pigabeen - - - - - - - 10 (4) - - 31 (26) - - '11 (0):'il mJb il"eights - - - - - - - 10 (4) - - - - - - 10 ('I)TerranoraRural

KE. SectorSubtotal 615 (198) 1'129 (7'12) 181 (9'1) 536 (214) 364 (145) - - 3244 (1899) 768 (213) 7137 (3505)

Mur-bah 94 (0) - - - - - - 3 (1) - - 149 (70) 85 (23) :31 (124):>ogangar 112 (6) 30 (16 ) 12 (6) 10 (6) 58 (23) - - 104 (87) 75 (21) ·'01 . (195)~astings Pt. - - 16 (8) 2 (1) 6 (2) 30 (12) - - 531 (84) 599 (167) 1'84 ' (574)Pottsv ille 40 (14 ) - - 6 (3) - - 53 (21) - - 239 (45) 57 (17) ,95 (100)TlJTIbulgun - - - - - - - - - - - - - - - - - -Condong 22 (7) - - - - - - - - - - - - - - 22 (7)Tyalgun -Uki9urringbarDulguigan-':'arool - - - - - - - - 10 (4) - - - - - - 10 ('I)Rural NthCoast - - - - - - - - 5 (2) - - - - - - 5 (2)Rural Sth ,Cr.>ast 4 (1) - - - - - - 7 m - - 72 (60) 110 (0) '93 (9" )?ural W. - - - - - - - - 12 (5) 65 (56) 31 (26) - '08 (87)Rural S.I. - - - - - - - - 14 (5) 244 (210) 135 (113) 82 (23) 175 051 )

Total Urban 883 (285) 1475 (766) 201 (104) 552 (222) 488 (19~) - - 4236 (2459) 1584 (441) 9'119 (4471)Total Rural 4 (1) - - - - - - 68 (27) 309 (266) 269 (225) 192 (53) '\42 (572)

Total Shire 887 (286) 11175 (766) 201 (10ll) 552 (222) 556 (221) 309 (266) 4505 (2684) 1776 (49'1) 10'61 (50113)

- 2.~-

- - - - - - - - - - - - - - - - - - - -

- - - - - - - - - - - - - - - - - - - ...TABLE 3.15

TOURIST DWELLING REQUIREMENTS fOR URBAN LAND 1986-1991

Locality Motel Separate l"edium Total Caravan Par~ Equivalent Land Q:lmments Projected Land·Units Dwellings Density Dwelling (Van Sites: Residential Requirements Requirements

fMell ings Units Exc. Perm. :::e.=. Allotments

---T'w',,="=~j Heads 36 23 208 231 107 77 9.6 See Note NILTWt;-=·~ Hend s West 4 15 76 91 - 29 3.6 See Note ;l NILTW€~j Heads South 30 10 56 66 283' 62 7.8 See Note NILBanora Point 12 11 11 22 55 22 2.8 See Note? NILKic<scliff 9 31 86 117 34 51 6.4 See Note' NILfiegal - 15 10 25 24 20 2.5 See Note 3 NILC"".:'::~erah 2 3 2 5 375 55 6.9 See Note NIL8i,,,,,,bil-Piggabeen - 2 - 2 12 4 0.5 - 0.581: :;mbil Heights - 2 - 2 - 2 0.3 - 0.3Te~!'"anora Rural

Ntr,. East SectorSut~~tal 93 112 449 561 890 322 40.4 0.8

Kie,scliff South • • • • • • • See. Note' 39.6Mur-.:i 11 umbah 17 - - - 33 7 0.5 - 0.5B::f: ?or:Gar 17 14 10 24 41 24 2.6 See Note I. 2.0Hast.ings Point - 6 5 11 180 31 3.9 See Note I. 3.9Pottsville 7 11 - 11 21 15 1.8 See Note I, 1.8

jc::=~ 134 143 464 607 1165 399 119.2 49.2

NOTE 1: An area of approximately 10.9 hectare, wos the subject of an L.E.P. -r..:oh is intended to facilitate tourist orien:~d developl'ent. The totalyield for this site is estimated to be 1n the vicinity of 530 units. !-bwever, there are access constraints whic:\ have to be resolved, andas the site adjoins an industrial area it is not envisaged that this site will be developed in the short-term, As the South Kingscliffproject has about four (4) kilometres of beachfront land !t is expec~e: that this shortfall could be taken up witt,in this locality.

NOTE 2: The demand for beachfront tourist accOlMlo:lation is expected to dr,,'" ',particularly in the short-term) this dem,nd from Tweed Heads West,Tweed Heads South and Banora Point to the Kingscliff South localit'y.

NOTE 3: Thc lack of suitable land at Kingsctlff and Fingal 'together with the :"oo:Iing problems at Chinderah added with tl,e 'impetus' the KingscliffSouth project will generate Virtually ensure that (at least in the s"oct-term) all demand for tourist accommo:lati, n will focus at KingscliffSouth. '

NOTE 4: ClJe to t"ese villages having coastal locations, it is anticipate::: :,at they should' be able to retain their own (albeit small) mar<etcatchments. "

NOTE S: The KinRscliff South locality is expected, at least in the short-te""", to draw heavily upon the North-East Sect, of the Shire for touristaccOlMlo:lation, primarily because vacant land is in short supply ...~ ~hin the sector and the attributes of 'he KinRscl1ff South 51 te(beilchfront land, rural views, proximity to Cudgen Lake and Creek, :ooean breakwat.er and proximity to coastal' iUages) make it an ideallocation for tourist oriented develor:ment.

- v\-

- 30 -

Thus, a total of 48 hectares is requi red to be released in the Tweed Heads Southlocality to cater for the expected short-term housing/tourist demand.

3.4.1.6 Summary of Projected Short-Term land RequirementsIt has been shown that if Tweed Shire is to achieve its projected residentpopulation of 57,856 by 1991 then land releases are required during the period 1January 1987 - 31 December 1988 to enable adequate time for subdivision approvals,construction and marketing. These land releases are required in the followingareas:-

In addition to the resident population, provlslon must also be made for additionaltourist accommodation. The Kingscliff South Planning Report anticipated that mostof the supply for tourist accommodation would be directed to Kingscliff South. Ifthis development does not proceed immediately then Tweed Heads South could providesome land for tourist requirements - most notably caravan parks. The projected landrequirements for this possible tourist accommodation has been estimated at 7.8hectares.


40.2 hectares24.7 hectares34.4 hectares44.3 hectares

Medium Term (1996) Population Projections and land Requirements

i. that the supply of residential land should not be a constraint to developmentas both Council and the Department of Envi ronment and Pl anni ng (through thedevelopment of Residential Development Strategies) will ensure that supply isnot outstripped by demand;

ii. that the land released will be developed;

iii. the base populations, from which the projections are made, are the 1991 data ofthe Residential Development Strategy;

iv. the "share" of the Shire's resident population attributable to the North CoastSector will increase to approximately 60.0 percent (see assumption (vi»;

v. the distribution of estimated resident population is proportional to the ratesof growth/decline over the 1986-1991 period (see assumption (vi».

vi. that as some localities will not be able to accommodate the populationest imates (due to there bei ng no further room for expans ion) "1 eakages" wi 11occur to those localities capable of accommodating these extra residents. Thusthe "populations", after taking into account possible land supply (see AppendixC), have been adjusted either upwards or downwards.

Tweed Heads South:Bilambil Heights:Kingscliff SouthMurwillumbah:

This section sets out to extrapolate the population projections and landrequi rements to the year 1996. The need for thi s longer range project ion 1i es inthe time required to get major residential/tourist projects onto the market. Asnoted in the previ ous sect ion, the amount of 1and requi red for the short-term isonly enough to cater for the 1991 projected population, and ~ue to time lags someallowance at this stage should be made to provide 'vacant unsubdivided land' for themedium term. This additional supply has been estimated as two (2) years supply.

3.4.2.1. Resident Population Projections and land Requirements to 1996The population projections for the period 1991-1996 have been calculated using thefollowing criteria and assumptions:-

3.4.2.

Development of the abovementioned data and assumptions produced the data shown inTable 3.16.

iii. that the accommodation required to be provided during 1987-91 to meet 46.9% ofthe projected demand will in fact be constructed.

Based on the above assumptions, it has been estimated that- on anyone night inJanuary, 1996 approximately 36,064 people wi 11 requi re accommodation, broken downinto the following types:

i. the rate of growth will remain constant at about 2.78 percent per annum;

ii. that the proportional demand for accommodation types will remain as it was in1991;

1,5873,7152,452

12,947685

10,7473,931

36,064

- 31 -

Hotel/Motel (private facility)Rented House/FlatOwned Holiday Home/UnitFriends/Relative ResidenceFarmCaravan Park (van only)Other (incl. campers)

From Table 3.16 it can be seen that on an overall Shire-wide basis (and assumingthat the short-term land releases are provided) a total of 372.7 hectares (2,982equivalent allotments) will need to be released in the short-medium term if theprojected 1996 figure of 72,164 residents is to be achieved. The majority of landrelease is required in the localities of Bilambil Heights, Kingscliff South, TweedHeads South and Murwillumbah.

With regard to Tweed Heads South, two (2) years medium term supply is equivalent toapproximately 17.7 hectares.

3.4.2.2. Tourist Projections and Land Requirements to 1996For the purpose of extrapo1at i ng the touri st data to the year 1996, it has beennecessary to make some assumptions, namely:-

As stated previously some allowance should be made in the 'short-term' to provide'vacant unsubdivided land' for the medium term to ensure that there is a continuitybetween demand and supply. Thus, two (2) years supply has been adopted as the'continuity factor' as it provides enough land to cater for continued demand and anyunexpected accelerated growth.


TABLE 3.16

POPULATION PROJECTIONS AND LAtro SUPPLY REQUIREMENTS 1991-1996

-------------------------------------Locality Theoretical

PopulationProjection

1996

Popul ationIncrease1991-9~

PopuletionlLand

Cepebil i ty(See Appendix c,)

Surplus (+)or

Defici t( -)

Add i tionalLand

Required(A)

2 YearSuppl y

ProjectedPopulation'

1996

------------ --------------------------------------T.....cerl !Ie Cld s 6,159 632 11 112 -186 (1) Nn 5,973Tweed Heads West 7.505 1,531 1132 -1106 (2) NIA 6,399Tweed Heads South 6,999 1,271 1157 -815 1111.2 (3) 17.7 6,999Sanora Point 7,209 2,118 2,558 N/A N/A N/A 7,209r.ingscl iff 11,618 6115 108 -538 (11 ) Nn. 11,355,ingal 1.050 32 22 -12 (5) Nn 1.038Chinderah 1,033 119 65 N/A N/A N/~ 1,0333ila~bil-Pip,abccn 1,5110 209 N/A N/A N/A Nift 1,51109ilambil Heights 5,11811 3,1123 1176 -2,951 2113.8 (6) 97.r., 6,093Terranora Rural 1,680 523 N/A N/A N/A N/A 1,680

-----Nth East SectorSubtotal 113,277 10,1133 11,560 -5,608 288 115.2 112,319

r.ingscliff South 1,152 1197 2112 -255 50.2 (7) -20.1 2,110~rwill""bah 10,1199 953 11111 -5111 31.1 (8) 12.11 10,1199!>ogangar 2,590 796 839 N/A NIL N/A 2,590~astings Point 1190 96 60 -26 1.7 0.7 1190Pottsville 1,190 322 387 N/A N/A N/A 1,190TcmbulglJTl 355 3 36 N/A NIL N/A 355Condong 290 -5 NIL N/A N/A N/A 290TyalglJTl 2911 5 156 N/A NIL N/A 2911')I<i 250 9 23 N/A NIL WA 2509urringbar 650 57 113 -15 1.7 0.7 650~lguigan-Caroo I .' 1.120 21 N/A N/A N/A N/A 1,120Rural Nth Coast 2.2110 157 N/A N/A N/A N/A 2,2110Rural Sth Coast 3,010 1186 N/A N/A N/A N/A 3.025Rural Nth West 2,798 369 N/A N/A N/A N/A 2,798~ural Sth West 1, 'l59 109 N/A N/A N/A N/A 1,959

-Total Urban 57,817 12,11311 6,787

,-6,1118 372.7 1119.1 57,802

70tal Rural 111,3117 1,8711 N/A N/A N/A N/A 111,362Total Shire 72,1611 111,308 6,787 -6,1118 372.7 1119.1 72,1611

(a) incllJ'les provision for 110 percent vacancy rate.

Note 1: The shortfall of 186 persons is expected to be taken up in Kinp,scl iff South (70~) and Bilambil Heights <30~).

Note 2: The shortfall of 1106 persons is exp<>cted to be taken up in Kingscliff South (50~) and Bilambil Heights (50~).

-3l-

- - - - - - - - - - - - - - - - - - - -

- - - - - - - - - - - - - - - - - - - -Note 3: It i~ expected that the ~hortfnl I R15 persons will be covered by the cew urban cxpan~ion arens.

An areareasonslots) .

of 26.5 hectares is required to produce 212 equivalent resi:ential allotments. However, as some allotments will remain vacant (foral ready outl inP.(1) the figure of 26.5 hectares should be treated as the "area availahle vacant lots" (ie. 60~ of the total vacantThus, an area of 44.2 hectares is required to alleviate the '~ium term' deficit.

Note 4: The shortfall of 538 persons is expected to be taken up in Kingsclif: South (50~) and Kingscliff (50~).

Note 5: The shortfall of 12 persons is expected to be taken up in Kingscliff South (50%) and Kingscliff (501)).

Note 6: The areas zoned Development Investigat.ion may cater for the in-migr,:ion from other localities (see notes 1 & 2).Heads and Tweed Heads West (19.3ha.) together with the deficit 'frex": 3ilambil Heights (127 ha.) leaves a defici'. offor t.he vacancy rate (see note 3) an area of 243.8 hectares is reuire: to alleviate the 'medium term' deficit.

The shortf;)ll from Tweed1/j6. 0 hectares. Allowing

Tweed Heads, Tweed Headslocalities requires that

The Kingscliff South locality is expected, to accommodate some of t~ose people 1.+10 cannot find permanent housing inWest, Kingscliff or Fingal. Naturally, it ,1.11 also develop its owr. market. The shortfall from the abovement'oned(allowing for the vacancy rate) an area of 50.2 hectares be releasej :,0 alleviate the 'medium term' deficit.

Note II: It 15 eXp<'cted that te shortfall of 51/j persons will be covered b)' :'1e new urban expansion arcas. To allevia!.·, this shortfall and allow forthp. v;:J(:i1ncy rntc I ;In nrcn or ::u. 1 h~ct.arcs 1s required to be release.:.

Note 7:

-3Z-.o,-

Column 3 represents the 'shortfall' required to be provided to meet January(one-day) demand.

Column 1 represents the 'theoretical' number of units/sites required to meet January(one-day) demand.

Column 2 represents the tourist accommodation provided in Tweed Shire at 1991.

Column 4 represents the amount of accommodation that will be provided during 1991-96assuming (as previously cited) that only 46.9% of total demand will be constructed.

The land allocations required to satisfy the anticipated construction program(Column 4) for the Shire, ( excluding 'Farm Cabins' and 'otner' as these have aninsignificant affect on the supply of 'urban' residential land) is as follows:-

Assumi ng simil ar occupancy rates for each of the accommodation types the projectednumber of units or sites required to satisfy demand on anyone night in January isas follows:

(l) (2) (3) (4)

Hotel/Motel (priv. fac.) 1017 416 601 282Rented House/Flat 1925 786 1139 534Owned Holiday Home/Unit 1270 520 750 352Friends/Relative Residence N/A N/A N/A N/AFarm 355 145 210 98Caravan Park (van only) 5167 2113 3054 1432Other (inc. campers) 2037 833 1204 565

11771 4813 6958 3263


5.6

19.5

14.8

73.9

34.0

LandRequirements (ha.)

272

45

156

118

591

- 33 -

EquivalentResidentialAllotments

Motels

Total

Separate Dwellings

Medium Densityowen ings

AccommodationType

Caravan Park(van sites only)

c 34 -

Thus, during the period 1987-1990 a total of 371.5 hectares of land (2,972Equivalent Residential Allotments) is required to be released if the projecteddemand for resident and tourist populations is to be achieved Shire-wide.

In addition to the land required for permanent residential development, the tourismindustry will also generate a demand for urban land. This demand has been calculatedat 49.2 hectares in the short-term and 29.6 hectares for two years supply in themedium term.

To alleviate this situation a total of 143.6 hectares (1149 equivalent residentialallotments) of land is required to be released in the period1 January 1987 to 31 December 1988 - thus, allowing adequate time for subdivisionapproval, construction, marketing and dwelling completion.

Conclusion

increased land/housing prices;higher levels of developer speculation;increased rental prices;housing shortages; andrestricted market choice.

*****

It is apparent from the foregoing discussion that Tweed Shire is currentlyexperiencing a serious shortfall in supply of residential land in many locations,and that without immediate land releases the projected resident population of 57,856by June 1991 cannot be achieved. The consequences are that the contracted marketwould create:

3.4.3.

Thus, 12.0 hectares of land will be required in the Tweed Heads South locality tosatisfy approximately 46.9% of the expected medium term demand. As previouslystated, at least two (2) years supply of medium term land should be provided in theshort-term to enable continuity of development and any unexpected acceleratedgrowth.

In the Tweed Heads South local ity, two (2) years medium term tourist supply isequivalent to approximately 4.8 hectares.

To ensure that a continuity of land is' available to meet the expected medium termdemand (pop. 72164) it is recommended that two (2) years supply of the medium termdemand be provided during 1987-1990 as "vacant unsubdivided land". This two (2)year supply has been calcul ated at 149.1 hectares (1193 equivalent residentialallotments) .

In the short-term period (1986-91) it was expected (see Kingscliff South Report)that the impetus created by the Kingscliff South ~roject (together with some access,land and flooding problems associated with other localities) would result with about79.6 percent of tourist accommodation being provided in the Kingscliff South1oca1ity. In the med i urn term it is expected that Tweed Heads wi 11 again beexperiencing construction for the tourism industry and that projects such as theNorth Kingscliff Holiday Village will have commenced. As a consequence of this, the"share" of tourist accommodation enjoyed by Kingscliff South is expected to drop toaround fi fty (50%) of all new touri st accommodat ion constructed. As a result ofthi s, it is ant i ci pated that the share of touri st accommodat ion requ ired in TweedHeads South will 'return to approximately 16 percent of all new tourist accommodationconstructed.

IIIIIIIIII

~'I

IIIIIIIII

The proposed total development of approximately 528 hectares (all land not beingsuitable for housing)in the Tweed Heads South Project will help (along with otherlocal Hies) to meet this market need, and assist in maintaining a much neededbalance in the supply/demand ratio. -

In the period 1987-1990 a total of 70.5 ha. (564 Equivalent Residential Allotments)is required to be released in the Tweed Heads South locality to satisfy demand forthe period 1987-1992. This represents 19.0 percent of the total Shire-wide landsupply requirements, and 12.1 percent of the total land available for developmentwithin the Tweed Heads South Project.

Therefore, not only will the Tweed Heads South Project playa major part in thealleviation of the Shire's short-term land supply deficits, but should also helpmeet a balanced ratio for the Shire's medium and long term growth.

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4.0 EXISTING BIOPHYSICAL ENVIRONMENT

4.1 landscape and Topography

The topography of the site is dominated by the major landscape feature of the site,the coastal plain. Surrounding this coastal plain are remnants of coastalrainforests at the land-river interface. Within the coastal piain are some steeprocky outcrops.

The vast majority of the site is within the coastal plain and is generally lowlying, acting as a retention basin for floodwaters from Terranora Broadwater and theTweed Ri ver. land adjacent to the Tweed Ri ver and Terranora Creek is permanentswamp and marshlands. A network of dra inage channels have been constructed whi chdivide the coastal plain. This coastal pYain has been substantially altered byprevious land use practices that have resulted in clearing of the native vegetationfor the purpose of stock grazing. The existing swamplands have not been extensivelyaltered due to thei r 1ack of suitabil i ty for agri cultural purposes. The site isringed on its southern and part of the western fringes, by hills and plateaux thatoverlook the coastal plain, with scenic outlooks over the Terranora Broadwater andTweed River.

The topography of the study area is shown in Figure 4.

4.2 Geology and Soils

Basalts, known as the Lamington Volcanics, are the dominant bedrock material of thisarea. They are part of a complex of Early to Middle Tertiary lavas which oncecovered the entire area. Mineral composition, textures and jointing patterns arevariable within this group of lava flows.

The basalts have been eroded, exposing an ancient pre-weathered bedrock strata. Thefossil soils of this feature were originally formed on metasediments of theNeranleigh-Fernvale Group. This unit consists of a series of thin mudstones,siltstones and sandstones with occasional chirts and quartzites. Deformation of thestrata is extensive and suspected to have occurred during the Palaeozoic era(Chestnut 1972).

More recent soil s have now developed on the exposed metasediments as a result ofsubmergence of the coastal fringe and are markedly dissimilar to the soils derivedfrom the basalts.

The stream alluvium in the valley is predominantly clay material which includesoutwash alluvium from the surrounding hills. Because of their topographic locationand high clay content these soils are poorly drained and have a permanently highwater table.

A large proportion of the site is covered by sand swamp containing sand-size quartzgrains, probably of marine origin.

A soil survey was undertaken by the Public Works Department in 1983 in the site andadjo in i ng areas of the Banora Poi nt Sewerage Treatment Works. The fo 11 owi ng sitestratigraphy commentary is considered applicable over most of the study area -

1. In the swampy ground south of the exi st i ng treatment works, the sub- surfaceconditions are as follows -

wet, black, loose, silty sand with abundant organic material to 0.3 to 0.5metres, above;

- 36 -


saturated, white to light grey, medium dense sand to depths ranging from 1to 1.5 metres, overlying;

moist to wet, black and brown, dense to moderately strong indurated sand.

The indurated sands ranged in depth from 2 to 5.5 metres.

The ground water level appeared to be perched upon the indurated sand layer withthe water level surface normally being at a depth of 0.5 to 1 metre below ground1eve1.

Surface waters lying in the swamp were partially perched upon the surface blackorganic silty sand layer.

The indurated sands produce a pungent sulphide gas smell.

2. In the slightly higher area to the-east of the treatment works the sub-surfaceprofile consisted of -

moist, black, loose to medium dense, silty sand to depths ranging from 0.35to 0.6 metres above;

moist, yellow grey orange mottled, stiff to very hard, clay of residualweathered rock origin being extremely weak rock with depth.

Free ground water was encountered in this area, near the swampy ground, andcontained a thin wet sand lense below the black sand surface sediments.

3. The sub-surface conditions in the east west ridge towards the north of the siteconsist of a highly to moderately weathered 1ow grade metamorphic phyl it icbedrock. The rock strength vari es from weak to strong 4nd the rock mass isheavily fractured and exhibits a steeply dipping cleavage/bedding planestructure. The fracture planes, bedding and jointing were observed to be closedand tight. The soil profile consisted of -

moist to wet, yellow, soft to stiff gravelly clay fill to depths of between0.4 to 1.5 metres, above;

bedrock of variable nature.

The bedrock has a more weathered profile to the north of the site.

4. The sub-surface profile of the northern swampy area consisted of -

saturated, brown and black, soft/loose silty clays and silty sand to depthsfrom 0.6 to 2.0 metres, overlying;

grey and orange mottled, very stiff. becoming hard with depth clay ofresidual origin.

In overview, the sub-surface soil morphology consists of bedrock which has in partbeen buried by younger sediments. The northern east west ridge represent discreteparts· of the weathered bedrock topography protruding through the swamps.

It should also be noted that the nature and origin of the sub-surface sediments inthe swamp in the north of the site differs from that in the south. The silty sandof the northern swamp contains mollusc shells indicative of a salt water/estuarine

- 38 -

low energy environment, whilst the southern site comprises of well sorted mediumgrained sands which are indicative of a higher energy environment.

The surface black organic sediments of the swam~ areas are not considered suitableas a foundation medium or as earthworks material. This material should be spoiled.

The sand at a depth of approximately 0.5 metres, underlying the black swampsediments in the south are uniformly graded, well sorted, medium grained quartzosesands and would form a suitable but permeable foundation medium.

The residual clay underlying the black swamp sediments in the northern swamp wouldform a suitable foundat ion med i um. The materi a1 has a low 1i near shri nkage andhence will be expected to have a low reactive or swell potential.

The geology of the study area is shown in Figure 5.

4.3 . Vegetation

Although much of the sites vegetation has been altered from the original state byagricultural activities, there are some significant ecological areas.

The fo 11 owi ng vegetat ion types were defi ned by aeri a1 photography and on siteinspection to verify species and were mapped as floristic associations covering arange of structural types. The range of spec i es and structural types for eachassociation are noted below -

1. Wet Schlerophyll Forest (Tall Open Forest)These areas are remnant forests of Bangalow Palms (Archontophoenix cunninghamiana)closely associated with adjacent (or previous) forests of wet or swamp schlerophyllforest predomi nated by Broad Leaved Paperbark (Mel a1euca qui nquenervi a) and SwampShe Oak (Casuarina glauca) forests and woodlands. These associations are present inlow lying sites with waterlogged soils or surface water retention, or may be alongcreek lines. Soils are normally poorly differentiated alluvial soils, ranging intexture from loamy sands to clays.

The three (3) small areas of palm dominated forest west of the Banora Point GolfCourse are remnants of larger stands of palms and core areas as subsidiary speciesina wet sch1erophyll forest. The topography and hydrology has been altered toal ienate these patches. The two (2) most northern areas have been cleared ofsurrounding vegetation so that only the palms are present today with no understorey.These cl umps are surrounded by cl eared 1and upon whi ch grasses predomi nate. Themost southern of this group is a substantjal stand of approximately 30 mature treeswith juvenile specimens present and an established understorey of bracken fern andassociated wet schlerophyll vegetation types. This cluster is located in adepression which retains surface runoff from the hills to the south.

The cluster to the east of the Pacific Highway is closely associated to the adjacentPaperbark dominated forest on its western and northerly boundaries. These two (2)associations are remnant clusters which may have previously covered the area fromthe Paci fi c Hi ghway east to Shallow Bay. The Paperbark forest woul d have been thedominant species over the area of this basin, which has been progressively drainedand cleared for agricultural and urban land use purposes. This remnant cluster hasbeen retained because of. its unsuitability for urban or agricultural land use. Anoted characteri st ic of th is area of fl oodp1ain is that the lowest 1eve1s oftopography are attained at the foot of the basalt-origin hill s of Banora Point tothe south of this basin. Surficial runoff from these hills would create a gougingeffect that effectively erodes the alluvial material in the floodplains below toform a drainage channel.

- 39 -


-40

-

- 41 -

Thi s cluster of Banga1ow Pal ms is one of the 1argest and most robust in an urbanarea in the Tweed Shire. For this reason alone, it is worth retaining in itsnatural state. '

The features of the site would preclude development. The topography of the area issuch that th is area is a retent ion bas in and is permanently waterlogged. Urbanrunoff would exacerbate the drainage problems.

To further enforce this area's status as a retention basin for runoff, the flat areato the north has been dredged to create a channel that drains the eastern half ofthe site, under the Pacific Highway. The spoils from this work have been placedbeside the channel, thereby encouraging water flow in a southerly direction into theretention basin.


and cleared for,Cl eari ng of these

would be critical to retainIt acts as a buffer zone toexotics and increased water

The stands of paperbark forest were progressively drainedpri marily, agri cultural purposes at the turn of the century.forests for urban purposes has only recently occurred.

To retain the integrity of this vegetation enclave, itthe associated paperbark forest to the north and west.protect the Bangalow Palms from invasion by weeds andrunoff from urban areas.

The paperbark forest is up to 25 metres in good growi ng areas and normally growsalong stream and estuary banks or in 1evel to gentl y undul at i ng topography. Thebest growth of this species is in the swampy sites just west of the Pacific Highwayand surroundi ng . the Sewage Treatment Works. In places, the paperbark forest isfringed by, or associated with, mixed eucalypt open forest, ego red bloodwood (E.intermedia), swamp mahogany (E. robusta) and forest red gum (E. tereticornis), or byswamp she oak and mixed grasses and sedgelands, as well as'the association with theabovementioned wet schlerophyll forest.

Much of the existing remnant stands have been degraded by the changing of drainagelines to restrict water flow, clearing for agricultural or urban purposes, dumpingof rubbish (motor vehicles), access points and infestation by weeds and exotics fromthe fringes.

The remnant paperbark forest is situated on land which has been consideredunsuitable for development in the past, primarily for reasons of flooding and poorqua1i ty soil s. Those factors st ill exi s1. The forests withi n the buffer zone ofthe Sewage Treatment Works should be retained to, logically, buffer the works fromsurrounding development.

Species within this wet schlerophyll forest are dominated by a clump ofapproximately 200 to 250 Bangalow Palms, ranging from juvenile to mature. There isvery little midstorey with a varying understorey of bracken ferns, vines and exoticswith weeds on the boundaries. To the north, the midstorey is much more prevalentwith umbrella trees and she oaks, and a luxuriant understorey of bracken fern andtall grasses. This area is waterlogged with between 30 to 60 centimetres of wateron the surface.

2. Broad Leaved Paperbark Forest (Open Forest)Remnant enclaves of paperbark forest in the low lying floodprone areas of the site(which encompass approximately 80% of the site) are the remains of a wide rangingforest which would have covered the site except for those few hillslopes of drierand better drained soils.


The coastal fringes of Trutes Bay and the western edge of the study area are in zone7(a) (Wetlands) in the Local Envi ronmenta1 Pl an and are inappropri ate for~c1eari ngor development, because those areas are subject to tidal inundation.

The forest on the north and western edge of the stand of Bangalow Palms should beretained for those reasons already mentioned above.

The forest remnant north of this site is not significant and is mixed witheucalypts, exotics and weeds. As a feature of a residential subdivision, it wouldhave merit but it is too small to contain significant wildlife or fauna populations.The National Parks and Wildlife Service is keen to retain this stand of trees toprovide perches for the nearby ospreys. This includes dead trees.

The largest and possibly the most significant stand of paperbark dominated forest isjust west of the highway and adjoining the proposed freeway. It is situated in anatural drainage channel and retent ion bas in. As a buffer to mi nimi se the vi sua1and auditory impact of the proposed freeway, thi s area 's retent ion is important aswell as its function to direct and retain floodwaters.

Those scattered clumps of forest north of the Egg & I site are interspersed withexotics and weeds, as well as water filled sand pits of poor water quality, rubbishdumping and significant clearing. There is prolific birdlife throughout this areaand two Brahminy kites were observed hunting in this area.

Other remnants are small ins ize and are ma in ly along road or creek 1i nes, and notlarge enough to be of any significance.

3. Swamp She Oak (Open Forest &Woodland)This forest type is widespread through other vegetation associations (eg. paperbark,wet schlerophyl1, mixed eucalypt and pasture), but are not a predominant tree exceptfor the one site adjoining the drainage channel outlet at Shallow Bay. Clearing hasoccurred here but a recognisable fringe remains along_ the drainage banksinterspersed at the south eastern end with Grey Mangrove (Avicennia marina) wherethe tidal inundation is more pronounced. The soils here are dark alluvial soilsthat have a high organic content. The soils would be fairly acidic but saline andwith various mineral nutrients in good supply.

. The previous forest formation typically would have been pure stands in open forestto woodland formation fringing, paperbark and mangrove forests, and often mixed withthe former.

Th is spec i es is wi despread throughout the sHe as part of the vegetat i on mosa ic.They are not of a significant nature to advocate retention. However, the banks ofthe drainage channel are mostly bare of vegetation except for this species andmangrove vegetat ion closer to Shallow Bay. To ma i nta in the stabil i ty of thatdrainage channel the existing vegetation should be encouraged to remain. Nodevelopment is envisaged in this area.

4. Mixed Eucalypt (Tall Open) ForestThis vegetation association exhibits a wide range of subspecies, format andlocation. This association is located in low lying sand soils, on alluvial plainssubject to occas i ona1 fl ood ing, fri ngi ng paperbark forests in wetter areas and onbasalt i c soi 1s on the hi 11 slopes that fri nge the site on its north eastern edge.Also, it ranges in formation from scattered specimens in pastures, mixed with othervegetation associations or as a pure stand of open tall forest.

Typical species are forest red gum (E. tereticornis), pink bloodwood (E.intermedia) , red mahogany (E. resinifera), spotted white gum (E. maculata), grey box(E. moluccana).

- 42 -

The most significant pure stands of eucalypt tall open forest are a number of sitesadjacent to the Sewage Treatment Works. These sites are located on basaltic soileither on the crest of a hill or on the hi11s10pes. In both cases, the topographyis so steep that c1 eari ng of these stands has been avoi ded by 1andowners in thepast. Similar stands are located in the south western extremity of the site relatedto the ridge1ine running north/south towards Trutes Bay. These enclaves arerelatively undisturbed and exhibit a rich understorey of shrubs and native grasses.The fri nges of these enclaves are usually vegetated by weeds and exot i cs but thecore areas are well established eucalypt stands. These enclaves are usuallysurrounded by pastures with grazing stock present.

The majority of these areas are not su itab1e for development due to the steepterra in and proximity to the Sewage Treatment Works. Those stands located in thesouth western section of the site are more scattered and could be retained to blendin with the aesthetic features of a residential subdivision wherever possible.Scattered remnants need not be retained for specific environmental reasons (exceptaesthetic).

5. Swamp (Mixed Tall Grasses/Sedgeland)This classification zone does not directly relate to a particular predominantvegetation associated but rather a generic classification of low lying areas thatare permanently waterlogged, associated with a mixture of exotics and nativegrasses, and sedges. All of these areas have been previously cleared of vegetation.The previous vegetation was mostly paperbark or she oak forest that dominated thealluvial plain over most.. of the site. Regrowth in those areas is dominated bygrasses infiltrating from the surrounding pastures. Due to the waterlogged natureof the sites, the growing conditions have inhibited the grasses to tussock formationscattered throughout. Typical species are Prickly Salt Couch, Tussock Rush, CommonReed, Jointed TWig rush and Bacopa. Sedges, reeds and moss are the predominantground cover in the wetter areas.

These areas have little conservation status due to the ecosystems in which they arelocated. The largest area is north west of the Sewage Treatment Works and acts as ava1uab1e retent i on bas in. The area adjacent to Trutes Bay is a natural drainagechannel, with artificial enhancement, that is subject to floodwater and tidalinundation during periods of storm activity and heightened levels in the Broadwater.It is important that thi s area be retained for hydro1 ogi ca1 purposes. The areaadjacent to Shallow Bay is a small site of regrowth vegetation that has experiencedextensive disturbance, ie. clearing, dredging, filling and construction of drainagechannel. Pre-existing channels bisect the area. There is little developmentpotential due to its proximity to these drainage channels and hydrologicalconditions of the area.

6. Pasture (Mixed Grasses &Herb1and, after Includes Exotics &Weeds)The pasture 1and is predomi nant throughout the area coveri ng approximately 50% ofthe site. Pasture covers a range from swampy, low lying area to hilly country inthe south west and north west of the site. The pasture land is largely unimprovedand conta ins a 1arge number of exot ic grasses and weeds. Scattered eucalypts arepresent throughout. Cattle graze, browse and trample the vegetation eXistingprimarily in the central area between Trutes Bay and the Pac i fi c Hi ghway. To theeast of the Highway, exotic grasses dominate and reach a height of 6 feet for muchof the area.

The conservation status of pasture land is nil. The vegetation has been cleared andcattle allowed to graze over most of the area. Development potential should not beinhibited in these areas for reasons of the existing vegetation.

The vegetation of the Study Area is shown in Figure 6.

- 43 -


4.4 Faunal Distribution

No formal faunal study was carried out to catalogue the species di stribution anddiversity throughout the site. However, field observations were carried out inconjunction with the vegetation survey that would appear adequate for the purposesof this study. Three (3) factors were important in this assumption -

1. The majority of the 1and has been previ ous ly cl eared for agri culture or urbanpurposes, with agri culture st ill bei ng pursued in the central area betweenTrutes Bay and the Pac ifi c Highway. Therefore, the terrestri a1 habi tats forfauna would have been extensively disturbed. Local knowledge of this area iscomprehensive and publ ic consultation with residents of the area helped toevaluate the habitat value existent. '"

2. A report produced by the National Parks and Wildlife Service entitled "A Studyof Estuarine Birds in the Lower Tweed River" by J. Martindale (March 1987) givesa regional perspective on estuarine'birdlife over the area of the site.

3. Local knowledge and prel'iminary consultation with the National Parks andWildl ife Service revealed the presence of two (2) osprey nests existing on thesite. No other areas of habitat conservation value were noted by the NationalParks and Wildlife Service.

Martindale's study noted that the lower Tweed River estuary holds about 1000 wadingbi rds wh ich represents about 3% of the state's popul at ion, and is cons idered theleast significant of the three (3) major northern New South Wales estuaries. TheClarence River and. the Richmond River estuaries hold 10% and 6% of the state'spopulation of wading birds, respectively.

Nevertheless, the Tweed river holds more than 1% of the national population of theEastern Curlew (Numenius madagascariensis), whimbrel (N. phaeopus) and lesser GoldenPlover (Pluvialis dominica) which means that Federal and State Government bodies areobliged to protect the associated habitat under the terms of the Ramsar andJapanese-Australian Agreement.

Martindale noted that the most important roosts for wading birds in the Lower TweedEstuary are located at Cobaki, Tony's Bar, South Beach and Kerosene Inlet whilst themost important feeding areas (ie. muds and sandflats) are those at the mouth of theCobaki and Terranora Broadwater, Ukerebagh Passage and Tony's Island (see Figure 7).

Trutes Bay is noted as a feeding area and roost with significant numbers of wadingbirds. Indeed, 99% of the Black-winged Stilts (Himantopus himantopus) in the LowerTweed Ri ver Estuary were sighted in Trutes Bay. Sign i fi cant numbers of EasternCurlew and Bar-tailed Godwit (Limosa lapponica) were also noted in this area. Allof these bi rds have a wi de range, usually Austral i a or worl d wi de . Normal habitatfor these species are in tidal estuaries, mud or sandflats or swamps. Fieldobservations in the area surrounding Trutes Bay and to the north of the Egg &I siterevealed a wide range and number of birdlife. Cormorants, egrets, ducks, swallows,snipe and brahminy kites were common to this area.

The National Parks and Wildl ife Service have previously noted the presence of two(2) osprey nests. The Osprey (Pandion haliaetus) is considered to be an endangeredspecies in New South Wales, due primarily to the pressures of urban development andindustry on coastal rivers. An on site inspection with National Parks and WildlifeService officers was made to establish strategies for the retention of buffer zonesto protect these endangered birds. Advice from the Service concerning thestrategies for these two (2) areas is given in Section 6.2. No other significantnumbers of fauna were noted in the field investigation.

- 45 -


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4.5 Climate

The Tweed river Valley experiences a sub-tropfcal climate, characterised by anaverage annual rainfall exceeding 1400 mm. The coastal fringe received rainfall inexcess of1650 mm. whilst rainfall in the northern catchment extremity averages 2940mm.

A marked wet season extends from December to April, during which over 60 percent ofthe annual ra i nfa11 total occurs. Cyc1oni c di sturbances are capabl e of produci ngvery heavy ra i nfa11 s over the Tweed catchment area, with falls of 250 mm. in 24hours and monthly totals greater than 450 mm. having been recorded.

Summer conditions are warm to hot with a high humidity, while winters are mild.Severe frosts have been known to occur, however, away from the coastal fringe.

4.6 Hydrology

4.6.1 Drainage

The topography of the area is a diverse range of low lying swamplands to steep rockyoutcrops. Th is is comp1icated by the presence of Fraser Dri ve and the Paci fi cHighway which act as artificial constraints to the free passage of surface andground water.

A system of natural and manmade 1evees surround the separate catchment areas, sothat dra i nage of stormwater whi ch does not overtop the 1evees goes through theculvert outlet structures.

The lowest part of the Tweed Heads South bas in occurs at the foot of the hill s,characteristic of the flood plain morphology in this region.

The basin is contained by artificial constraints; to the east overland flow isimpeded firstly by the Pacific Highway, and then contained within the levee system.To the north, the catchment is contained, .or more correctl y, protected, by a 1eveewall. To the west, Fraser Drive acts as a de facto levee as it is constructed to alevel generally higher than the surrounding floodplain. To the south the TerranoraHills are the top of the watershed.

Natural drainage is poor and ill-defined. The major outlets are to the south westvia Trutes Bay into the Terranora Broadwater and to the east via Shallow Bay intothe Tweed River. The drainage network is illustrated in Figure 8.

Culverts have in places formalised and channelled the natural drainage (which isnormally surfi ci a1 and on a broad front), to drain 1oca1i sed areas wi th in theartificial catchment areas.

Outlet structures have been provided to direct stormwater and runoff retained withinthe basin, due to the increased intensity and retention rates caused by thoseartificial constraints. Those structures accommodate a 1:5 year rainfall intensity.

4.6.2 Flood Behaviour in the Study Area

The extent of the 1:100 year flood and the corresponding design peak flood levels'and flows are shown in Figures 9 and 10 respectively.

The low lying land within the site is subject to frequent inundation by stormwaterrunoff. Retent ion times for such runoff is qu ite long and is exacerbated by thehigh water table over much of the site. Continuing development of the study area

- 47 -

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and the associated filling of land, will alter the drainage and floodingcharacteristics due primarily to a subsequent reduction in the runoff storagecapacity of the area.

At present, rainfall distributed over the Tweed Valley, including the Terranoracatchments, contributes to peak flood levels within the Tweed Heads South drainagebas in ina siroil ar fashi on to ei ther backwater flows across Fraser Ori ve fromTerranora Broadwater or overbank flows from the Tweed River at Shallow Bay.

The existing levees inhibit flows from the Tweed River entering the study area andflowing towards Terranora Broadwater. This has the effect of maintaining lower peakflood levels within Terranora Broadwater than would occur without the levees sinceTerranora flood levels are typically 0.5 metres lower than the Tweed River atShallow Bay for a 1:100 year return period flood.

The 1evees to the east of the study area have potent ialto protect the site whenTweed River water levels rise independently of significant local rainfall over theTweed Valley catchment. This may occur during storm surges, wave set up or extremetidal fluctuations.

Oeve1opment of the Tweed Heads South area wi 11 requi re an area of 1and cons ideredmost suitable for development to be filled to place it above the design floodheight, ie. the 1:100 year flood level. The major impact of the raising of the"developable" areas above flood level is to reduce the storage available forstormwater runoff, with consequent increases in height, retention times, andintensities in micro-topographic flood levels. The exact effect will dependprimarily on local topography and the capacity of the local drainage systems.

The effect on flooding caused by development on the drainage system is to increasethe frequency of floodwaters exceeding a particular level, most normally the top ofthe outlet structure. It has been estimated that the rate at_which floodwaters willexceed 1.9 metres AHO at the Pacific Highway spillway will be altered from a returnperiod greater than 5 years without development to one less than 2 year ifdevelopment proceeds.

The effect of development could be alleviated by improving the drainage outletstructures beneath the Pacific Highway. Whilst the higher water levels due todeve1opment wi 11 st ill be reached more frequently than wi thout development, theimproved drainage rates would significantly reduce the periods of inundation. Forexample, by including an additional 1800 mm. Rep culvert beneath the PacificHighway, the retention time within the drainage basin would be reduced fromapproximately 28 hours to 9.5 hours,based on the 1:100 year design flood level.A1so the hei ght of floodwaters woul d be reduced from 1. 9 metres AHO (the currentspillway level) to 1.5 metres AHO.

However, with the existing drainage and outlet structures, the calculated change inpeak levels over the area for the design flood is an increase of 13 cm. Thealteration of topography due to development would increase peak levels at TerranoraBroadwater up to 7 cm.

The relatively minor impact on flood levels of such a large area of developmentresults from the fact that the majori ty of· flood flows are naturally conta inedwithin the main river channels of Terranora Broadwater and Tweed River withrelatively minor overbank flows occurring in the region of development. Proposeddeve1opment, and the assoc iated fi 11 i ng of 1and above des ign fl ood 1eve1 s, woul dincrea~e the flood levels due to the removal of floodwater storage areas.

- 51 -

IIIIIIIIIIIIII,I'

IIIII

01

IIIIIIIIIIIIIIIIIII

An external hydrological factor which should be considered is the effects of stormsurge as a result of storm events. The Tweed Heads South area is almost an islandsurrounded by the Terranora Broadwater and the Tweed River, and close to the mouthof the Tweed River. Storm surge in the Terranora Broadwater would increase its1eve1s by 0.3 metres duri ng a des ign flood, effect i ve ly decreas i ng the amount offlood discharge which would be able to leave the area. This is due to the low lyingnature of the site, so that flood runoff would back up into the site and increasethe flood levels above the design flood height. The calculated peak level withinthe Terranora Broadwater associated with the 1:100 year ocean level of 1.86 metresAHD is 1.02 metres AHD when no runoff occurs. This compares with levels up to 2.21metres AHD when rainfall, with subsequent flood runoff and storm surge occursimultaneously.

As development occurs, the rate of runoff associated with urban practices and thechannelling of runoff will be increased to place additional loads on the Tweed HeadsSouth drainage system.

4.6.3 Water Quality

Population growth in the Tweed HeadsjTerranora District is one of the major changesin the catchment that has probably resulted in the deterioration of water quality inthe Terranora and Cobaki Broadwaters. This population growth has resulted inextensive urbanisation of the lower section of the catchment and initially tooverloading of the existing Sewage Treatment Works.

In 1978 (when original water quality data was collected), the Banora Point SewageTreatment Works was not commissioned and the Tweed Heads West Sewage Treatment Workswas operating within its design capacity (9000 ep). However, since 1978 the waterquality in the Broadwaters has deteriorated as shown by the- elevated totalphosphorus and ni trogen concentration observed duri ng the State Poll ut i on ControlCommission's study in 1983 (see Table 4.1).

TABLE 4.1

SUMMARY OF WATER-QUALITY DATA IN TERRANORA &COBAKI BROADWATERS

LOCATION TP TN CHLOR A NFR(ugjL) (ugjL) (ugjL) (mgjL)

78 83 78 83 78 83 78 83

TerranoraCreek (Inlet) 40 38 285 263 4.7 5 11 4.3

TerranoraBroadwater 42 180 330 610 2.7 8.7 32 80

CobakiBroadwater 53 104 380 581 3.6 9.4 18 39

The observed changes in water quality were attributed to a number of factors, viz:

- 52 -

- 53·-

Point Source Discharges

iii. timing of effluent disposal.

Diffuse Source Di scharges (i e. when contami nated surface runoff waters from urbanand rural areas (mainly during and after wet weather) discharge into watercourses).

i. increases in popul at ion beyond the capab-i 1ity of the ava il ab1e sewerageservices (design load 15,000 ep. compared to operation loading 26,000 ep.);

ii poor locations for effluent disposal; AND


50 ug/L

500 ug/L

20 ug/L

RECREATIONAL USE

20 ug/L

500 ug/L

5 ug/L

POTABLE SUPPLIES

TABLE 4.2

AMBIENT WATER QUALITY GOALS FOR NUTRIENTS

INDICATOR

Total Phosphorus (TP)

Total Nitrogen (TN)

Chlor{)phyll a

If Table 4.2 is adopted as the acceptable upper nutrient concentration limit, thenit can be seen that water qual ity in Terranora Creek was well below the maximumlimit for Total Phosphorus, total Nitrogen and Chlorophyll a, whereas both Terranoraand Cobaki Broadwaters had unacceptable high levels of TP and TN. It should benoted that Terranora Creek has good tidal interchange (causing effluents to befl ushed to the Tweed Ri ver) whereas both Broadwaters have a poor interchange ofwater during a tidal cycle.

To prevent a future deterioration and ensure undesirable water quality conditions donot develop, it is desirable to attempt to restore water quality conditions to ~n

acceptable level or goal. Unfortunately, there is currently no widely acceptedmaximum nutrient criteria for waterways. However, a study undertaken by ·theAustralian Environmental Council (AEC) did tentatively conclude that "Visualevidence of eutrophication is 1ikely to occur if total nitrogen concentration iswithin or exceeds the range of 400 to 600 ug/L and/or total phosphorus concentrationis wi th in or exceeds the range of 40 to 60 ug/l."

I

Bearing in mind the difficulties encountered in setting definitive goals, the AECproposed an interim guide giving acceptable upper nutrient concentrations (see Table4.2) .

i. septic tank seepage;

ii. ·urban drainage/runoff; and

iii .. agri cill tura1 runoff.

The prime factors for poor water quality were the point source discharges and septictank seepage.


As a consequence of the poor water qual i ty wi thin the Broadwaters the fo 11 owi ngworks have been completed or are under construction during the period 1984 to 1988 -

1. Sewage Treatment P1 ant Capac i ty has been 1ncreased to 37, 000 ep. with mostsewage being directed to Banora Point Sewage Treatment Works;

i 1. effl uent outfall into Cobaki Broadwater is bei ng closed and relocated toTerranora Creek;

iii. effluent discharge is only to be the first three hours of the ebb-tide (ie.approximatelY eight hours per day) as opposed to continuous discharge; and

i v. all urban areas wi thi n the catchment have been connected to the ret icu1 atedsewerage scheme.

The above works should ensure that negligible nutrient loadings are retained withinthe Broadwaters as a result of point~sQurce d1~charges. Thus, water,qua1ity in theBroadwaters (particu1 ar1y Terranora) should now mainly be a function of diffusesources of water pollution, most notably urban and agricultural runoff, Although,it should be noted that in extreme weather conditions overflows at the Banora PointSewage Treatment Works could occur which would be contained in a drainage channellinking to the existing drain flowing into Trutes Bay in the Terranora Broadwater.However, the receiving area would be already flooded and environmentally no adverseeffects are anticipated.

As the Tweed Heads South Project is to be the main urban development within theTerranora Broadwater Catchment, water quality sampling was undertaken by Council'sWater Quality Officer to establish baseline data, which would illustrate waterqua1i ty in the system pri or to urban development. The results of the samp1i ng areshown in Table 4.3. The samples were taken on 23 February, 1988, under dry weatherconditions. I

The sample points were -

1. Near the floodgate at Trute~ Bay.

2. The creek at Dar1 ington Drive, near Pacific Highway, (which drains to theTweed River).

3. Fraser Drive, below Tweed Heights (which drains to Trutes Bay).

These sample poi nts were chosen as they are the major drainage poi nts wi thi n thesite. The results indicate that in genera~, the water at each location was ofreasonable quality and there is no indication of any major pollution.

The nitrate and BOD results which generally give a good indication of water quality,were relatively low, although, the effect of agricultural 'runoff can be seen in thehigher concentrations at Sites 1 and 3. As urban development proceeds the effectsof agricultural runoff will greatly diminish. An interesting feature of the sampleis that water qual ity , improves' as it travels vi a the dra i nage channel sandover1 and grassed areas before it di scharges to Trutes Bay - the except ion bei ngnon-filtrable residue which would accumulate in the shallow Broadwater and behindthe fl oodgates. The majori ty of NFR wou1 d be reworked mari ne and secondary ri versand, mud and vegetation. As would be expected NFR increases, often dramatically,with heavy rainfall.

- 54 -

- 55

Features which should be taken into consideration when contemplating development inthis area are -

Due to the importance of the drainage scheme throughout the study area, its possiblelocation and management is discussed in Section 7.

3. Reduction in nutrient loadings from diffuse sources.

It will therefore be essential to require land management practices (eg. detentionbas ins, grassed waterways, siHat i on traps etc.) to help ml nlml se the effects ofurban runoff and siltation which is likely to be the major problem associated withdevelopment in this area.

IIIIIIIIIIIIII,IIIIII

Above floodgates opposite Tommys IslandCreek, Darlington Drive (taken western side of Highway)Fraser Drive, bottom of hill, below Tweed Heights.

TABLE 4.3

WATER QUALITY ANALYSIS: TWEED HEADS SOUTH

i.

ii.

iii.

RESULTS SITE 1 SITE 2 SITE 3

pH 7.25 7.25 7.50Colour (apparent) 100 45 75Turbidity (Flu) 25 10 18Conductivity (uScm- 1) 5,500 1,500 170 'Alkallnity (mgj1 as CaC03) 120 74 108Total Hardness (mgj1jas CaC03) 700 360 106Calcium (mgj1jas CaC03) 140 80 86Chloride (mgj1) 1,700 740 50Sul phate (mgj1) 170 130 20Iron (mgj1) 0.02 0.02 0.04Nitrae Nitrogen (mgj1 ) 2.0 2.4 3.4BOD (mgj1) 5.6 1.4 10.8Non-Filtrable Residue (mgj1) 32 4 14

1. Potential erosion, particularly in view of the sloping nature of parts of thearea, and likely to be caused by roadworks, excavations etc;

2. Changes in runoff patterns, e.speci ally cons ideri ng the very heavy ra infa11experi enced at times. These changes occur because of replacement of soft,absorbent surfaces such as grassy areas, by hard, non-absorbent surfaces, etc.roads, driveways, roofs etc.

Site Details:


4.7 Aboriginal Relics

One aboriginal relic (midden) is recorded in the National Parks and Wildlife ServiceRegister, although field inspections failed to locate this recorded midden. Also,the Service suggests that there are probably other unrecorded relics within the areaand that if any relics are uncovered during the course of development, the Directorof the Service should be notified.

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5.0 EXISTING INFRASTRUCTURAL ENVIRONMENT AND FUTURE REQUIREMENTS

In this section five (5) major aspects, dealt -with under the general heading ofinfrastructure, are considered. They are:-

(i) transport: road and public transport (bus);

(ii) hydraulics: water and sewerage;

,(iii) communications;

(iv) electricity; and

(v) facilities: recreational, community, educational, commercial,industrial and tourist.

The purpose of this section is to present a 'picture' of the existing infrastructureand possible future requirements. In this regard, where it is possible (underSection 94 of the Act), additional facilities to be provided by the developers willbe noted in an attempt to itemise the possible future infrastructure. Whereposs ib1e, the exi st i ng i nfrast ructure items are shown in map form together wi thcurrent practice/policy with regard to future extensions and development.

5.1 The Road Network

The road network for the area is shown in Figure 11. The principal north-south1inkage is provided by the Pacific Highway (State Highway 10) while the majoreast-west access from the study area to Terranora/Murwillumbah is via NorthTumbulgum along Terranora Road (Main Road No. 541). In addition to the above roads,the proposed Tweed Heads By-pass will straddle the development area and Fraser Driveand Dry Dock Road are currently the distributor roads for the area.

Although no specific traffic study has been undertaken for the Tweed Heads area(excluding some information contained in the Gold Coast Area Transport Study)general observations can be made from vehicle counts obtained from the Department ofMain Roads and Council records (see Table 5.1).

- 57 -


..

HoCt,.IC

saultt

ocr,,"

..~

-

FIGURE. IL

42(0)

MAIN ROADS

-

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- 59 -

In addition to the above data, in April 1987 an Origin Destination Survey for theTweed Heads By-pass was conducted by the Department of Ma inRoads. One of theobjectives of this study was to determine the volume of traffic likely to use thecompleted Tweed Heads By-pass.

The Pacific Highway and Kennedy Drive carry relatively high traffic volumes andthere would be seasonal peaks over Christmas and school holiday periods. The growthof traffic along these roads is expected to be in the order of 5 percent per annum.

TABLE 5.1

A.A.D.T 1967-1986 TWEED HEADS SOUTH AREA

Blundell Boulevarde near S.H. 10


1683

1158

4664

3084

4280

4807

1302

1986

20568,

30697

·20067

23014

1958

1300

5100

1060

3330

27080

13330

18210

27678

1982

2170

3280

720

21590

13190

18430

1978

1840

1720

190

1974

9890

12320

-19630

1140

150

1160

1970

12840

8980

10420

850

1020

130

1967

Fraser Drive

Acacia Street near Fraser Drive

Machinery Drive near S.H. 10

Fraser Drive near Dry Dock Road

Fraser Drive -near Terranora Road

Soorley Street near S.H. 10

Kennedy Drive

Terranora Roadnear S.H. 10

Dry Dock Roadnear S.H. 10

Pacific Highway Barneys Pt. Bridge 5650

Kirkwpod Road 7710

Pacific Highway -Sth 'Qld Border 12160

COUNTING STATIONLOCATION

- 60 -

ADOPTED DESIGN DAY DEFICIENCY VOLUMES

ROAD DEFICIENCY 1986 1990 SPARE CAPACITYVOLUME CAPACITY BY-PASS BY-PASS(VEH.PER DAY) (SPARE) COMPLETED INCOMPLETE

Pacific Highway 55,000 24303 24588 17688Kennedy Drive 20,000 (3014} (1074) (7974 )By-pass 50,000 * 43100 *

From the above analysis it can be seen that both Kennedy Drive and S.H. 10 (PacificHighway) serve two important purposes. Firstly, both roads carry a significantproportion of through traffic and are thus important from a regional perspective.Although, with the completion of the Tweed Heads By-pass the proportion of throughtraffi c on Kennedy Dri ve shoul d decrease margi na11 y. Secondly, both roads arecritical links in the local road network providing access to the major urban centresand recreational areas.

/

/TABLE 5.2

30412210746900

It should be noted that these volumes of traffic are similiar to those experiencedtoday. along S.H. 10 and Kennedy Drive, i.e. the anticipated traffic volumes alongthe By-pass Road only reduce the traffic volumes along the Pacific Highway andKennedy Drive proportional to the conservative growth rate applied Qver the period1986~1990. If growth were to be substantially "higher (which could be the situationupon the commencement of both the Ki ngscl iff South and Tweed Heads South Projectsand the rejuvination of the tourist area of Tweed Heads - Coolangatta) then trafficvolumes along the Pacific Highway and Kennedy Drive will also increase. (It shouldbe noted that vehicle growth along S.H. 10 was maintained at approximately 12.5percent per annum during Tweed Shire's growth period 1974-1982).

Using the Gold Coast City Council's Adopted Day Deficiency Volumes (see Table 5.2)it can be seen that i rrespect ive of the By-pass, Kennedy Dri ve wi 11 be operatingabove capacity whereas the Pacific Highway will either reach capacity in 1996 (noby-pass) or by the year 2000 (by-pass complete). The By-pass itself will probablybe underutilised as it is not planned to integrate with the local road system.

Evidence from the 'Tweed Heads By-pass Traffic Study' indicates that, at theearliest time of opening the By-pass (1990) about 18.5 percent of traffic at SextonsHill would use the Tweed Heads By-pass. This translates to 6900 vehicles per day.The growth of vehicles on the By-pass is not anticipated to be equivalent to thegrowth on the highway because local vehicle trips will grow at a greater rate thanthrough trips. Thus, if the By-pass is completed by 1990, and by applying aconservative growth figure of 5 percent per annum, the volumes of traffic would be:-

Pacific Highway:Kennedy DriveTweed Heads By-pass


In addition to S.H. 10 and Kennedy Drive, within the area to be covered by the LocalEnvironmental Plan there are important existing. local roads, and possible futureroads which will be critical for the overall performance of the local road network.The establishment of new road corridors together with the exisiting localdistributor and collector roads should create a network of roads for the movement oflocal traffic which will improve road capacity, traffic flow and safety.

To ensure that the road network is capable of accommodating future traffic volumestogether with ensuri ng that noi se and vi sua1 impacts are kept to a mi ni umum it iscritical that a Road Hierarchy be adopted for all roads within the Tweed Heads South- Banora Poi nt Area. Whil st the actual road network ~Ii 11 be the provi nce of theDevelopment Control Plans it is considered that a possible road hierarchy should bepresented, particularly as an additional 47,000 vehicle trips per' day may begenerated within the Tweed Heads South - Banora Point catchment (see Appendix D for

. traffic volume calculations). As a consequence of this additional traffic, thefollowing road hierarchy was developed (see Figure 12).

Arterial RoadsTweed Heads Bypass (to be completed)

Distributor RoadsPacific HighwayDry Dock RoadFraser DriveTerranora RoadLeisure Drive - Part of Darlington Drive (to be completed)Darlington Drive underpass (to be constructed)Bridge over Terranora Creek (to be constructed)

Collector RoadsAmaroo Street (to be completed)Part of Darlington Drive (to be completed)Soorley StreetPart of Laura StreetElsie Street (to be completed)Kirkwood Road (east of Pacific Highway)Heffron StreetOxley StreetLloyd StreetBanora Hills Drive

It should be noted that the above rpad hierarchy omits the connection of GreenwayDrive to Leisure Drive - Darlington Drive for the following reasons:

i . such a road woul d serve only a very sma11 1oca1 catc.hment due to the 1ocat ionof the interchange at Darlington Drive;

i i ..it would encourage extraneous traffic onto Machinery Drive (an industrialaccess road) whi ch is not an ideals ituat ion due to the amount of on streetparking and vehicle manoeuvring currently exhibited on this road; and

iii. the construction of a connection could lead to increased residential traffic onAmber Road Blundell Boulevarde as residents use this route to gainalternative access to 'Tweed City' Shopping Centre and increased industrialtraffic on Leisure Drive-Darl ington Drive to gain access to the Tweed HeadsBypass.

- .61 -


ROJ\D f\JS~ORK( SCl-\E.MATIC)

FIGURE.. 12U1\)DE.R~"::h - L>.JDEJ< R\.un::.- HWY.

~Dl'R.LHvGTOV DR TO UDR.A- ST

A-RTLRIA.L RO'\D

D6TRleD11:.R RQt'>.os

- 61.-~~...._....------------ .... _..- ...._--------

--

I ~ 1

.......

•••••••

IIIIIIII.1IIIII

It is imperative that direct vehicular access to these abovementioned roads be keptto a minimum, particularly on the Distributor Roads. Furthermore, it will beimportant that when planning these routes (particularly the new roads to beconstructed) that bus servi ces be taken into account to ensure maximum coveragewithout the need to 'double back' over the same route.

In addition to the possible bridge construction (which will benefit the developersof the Tweed Heads South Project - thus requiring a reasonable 'share' towards theconstruction of these works) the effects of additional tourist/residentialdeve1opment with in th is area wi 11 1ead to increased 1evel s of traffi c on both thecollector and distributor roads. This increased travel on what are currently minorurban roads will result in more expensive upgrading and maintenance. As aconsequence, maintenance and upgradi ng programmes wi 11 need to be i-Tlit i ated andequit?-ble contributory schemes organised. All internal subdivisional roads will befunded in total by the developers.

It is proposed that the allocation and-timing-of contributions; engineering design,and, construction details will be the subject of a Development Control Plan for thesubject area.

5.2 Public Transport

Two bus companies operate weekday and weekend services in the study area. Tweed BusServi ce operates bus servi ces from Tweed Heads - Cool angatta to 'Tweed Ci ty' ,Hillcrest Avenue and Tweed Heights with nightly service to 'Seagulls'. Stephenson'sBus Service operates primarily from Kingscliff to Banora Point, 'Tweed City' andTweed Heads - Coolangatta with school days only services including Pottsville andTerranora. A third company 'Surfside Buslines" operates weekday and weekendservices from 'Tweed City' to Southport with stops at Tweed Heads, Jupiters Casino,Surfers Paradise, Pacific Fair and Seaworld.

All routes are shown in Figure 13 and timetable details are shown in Appendix E. Aswould be expected, most routes are directed towards 'Tweed City' Shopping Centre,Tweed Heads - Coolangatta and majo~ tourist destinations.

- 63 -


- b4--._----------------_._----------

BUS ROUTE-CO

FIGORE..- 13

•••••

Ie]'

.~---

From the timetable information reproduced in Appendix E, it can be seen that anadequate (at least for morning services) bus service currently exists. Ultimately,development of the Kingscliff South Project and Tweed South Project will support amore viable bus service with regards to route coverage and service frequency.

Logically this increased service would operate between major destination points(e.g. 'Seagulls', 'Tweed City' ,Tweed Heads - Coolangatta, Kingscliff Beach, 'FarEast Hotels' etc.) Also, a special bus service may be required from CoolangattaAirport to cater for the tourist developments.

The co-operation of the two (2) private bus companies now operating in the studyarea will be required to establish adequate public transport linkages between theexpanded residential areas and the various destination points.

The question of publ ic transport will require further study during the DevelopmentControl Plan Stage.

5.3 water Supply

The Tweed Shire Water Supply System is shown in Figure 14.- The current system hasthe capac ity to serve a Sh ire popul at i on of 65,000 whereas upon comp1et ion thesystem should cater for a population of 100,000.

A 600mm trunk main has been constructed along Fraser Drive which traverses the TweedHeads South Project. This trunk main receives water from a 5 megalitre reservoir atNorth Tumbulgum and should be adequate to service the project together with theareas of. Tweed Heads and Banora Point to at least until 1996. Additionally, a 500mmtrunk main runs along the Pacific Highway from Banora Point to Tweed Heads. Aseries of distribution mains (200mm to 300mm) are planned to integrate the two (2)trunk mains. Tweed Heads SoutH and Banora Point are served by three (3) reservoirswith a total capacity of 12 megalitres.

The funding of the above works will be met in part from developers contributions tothe headworks scheme. All intel"nal reticulation and distribution mains will befunded by the developers.

5.4 Sewerage System

The Tweed Heads Sewerage System (constructed in the mid 1960's) originally servedTweed Heads and Tweed Heads South."

Increases in population and extensive development of the area necessitated that anew sewage treatment works be constructed at Banora Point, to serve both South TweedHeads and Banora Point (see Figure 15). As can be seen, the Tweed Heads SouthProject falls within the Banora Point Sewage Treatment Works (S.T.W.) catchment.

The existing Banora Point Sewage Treatment Works, located east of Fraser Drive, wascommissioned in 1978 with a design capacity of 6000 equivalent persons (3 pasveerchan~els of 2000 EP each). The effluent, after tertiary ponding, is discharged viaan effluent outfall to Terranora Creek.

As part of the Tweed Area Sewerage Strategy Study a pre1i mi nary analys is wasundertaken by the Public Works Department to determine the operational efficiency ofthe Sewage Treatment Works. The results of thi sanalys is was that the measuredsewage loadings at the Tweed Heads West and Banora Point Sewerage Treatment Workswere 14500 E.P. and 7100 E.P. respectively. In January 1984 Laurie, Montgomerie andPett it Pty. Ltd. (consulting Engi neers) noted that the Banora Poi nt system wasoperating at 9200 E.P. These figures confirmed that the Sewage Treatment Works were

- 65 -


- - - - - - - - - - - - - .- - - - - - -

~.......... .......... ......... '" -"""""- .........'- I 7

/ \ ......... ') 1' ...... -./ ............

{ ........... ,... J".........I ......{

I ~ .....

"M

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0([.'"

.WATER SUPPLY

EXISTINGTRUNK MAIN

EXISTING MAIN

TRUNK MAINUNDER CONSTRUCr'N

PROPOSED MAIN

0 RESERVOIR

IJ PUMP STATiON

FIGURE... 14.

WATER PROGRAM

7\

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SEWERAGE RETICULATION

1:::«::1 EXISTING SERVICE

• UNDER CONSTRUCTION

§ PROPOSED

--FIGORE. II?

SEWERAGE PROGRAM

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Ar.. 5 HASTINGSHas lings Poin~ •Tredtm~nt Works

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operating above design capacity although, for the majority of the time satisfactoryeffluent (as required for Class 'C' controlled _waters) was being discharged intoTerranora Creek.

Thus it became obvious that both treatment works were overloaded and that seriouscapacity problems were going to be experienced if an augmentation program was noti nit i ated.

In assessing the augmentation program it was found that the amount of land availableand the encroach i ng urban development severely 1imited the ult imate size of theTweed Heads West Sewage Treatment Works, and, that from a purely economic basis thechoice of directing sewage to Sanora Point S.T.W. via Cumberland Pastures should beaccepted as it provides guaranteed treatment capacity and the removal of overloadingat Tweed Heads West S.T.W. A decision to upgrade Sanora Point S.T.W. by anadditional 20,000 E.P. was made in·November, 1983.

The Sanora Point Sewage Treatment Works site can accommodate extended aerationtreatment works catering for approximately 50,000 E.P. and further capacity beyondthis to 100,000 E.P. could be developed if a Tweed River estuary outfall or oceanoutfall was pursued. In addition, unlike the Tweed Heads West S.T.W. it is possibleto develop a buffer (400 metre P.W.D. standard criteria) around the site to maintainthe aesthetic quality of the area in which the S.T.W. is located.

The first stage of the Sanora Point S.T.W. consisted of two extended aeration tankseach with a capacity of 10,000 E.P. This increased the capacity of the works to26,000 E.P. This stage was commissioned in February, 1986.

The second stage of the augmentation will consist of a further two extended aerationunits (capacity 15,000 E.P. ea~) which will replace the eXisting three (3) pasveerchannels.

Sy Jul y 1988 the flows from Sil ambil Hei ghts and Cumberl and Pastures shoul d bedirected to the Sanora Point S.T.W. Also, the augmentation of the Tweed Heads WestS.T.W. to 12000 E.P. is currently in progress.

An important factor mentioned but not examined in the 1984 Sewerage Strategy was thedeve1opment pol ici es envi saged by Council and the Department of Envi ronment andPlanning. These development policies are now outlined in the Tweed ShireResidential Development Strategy 1987. Additionally this Strategy forecasts lowergrowth than that envisaged in 1984 - which followed the 'building boom' period1979-1982.

The Urban Land Release Strategy adopted by Council and the Department of Environmentand Planning is shown in Table 5.3.

-.68 -

- 69 -

NOTE: The Tourist Projections do not include those people staying with friends orrelatives estimated at approximately 35.9 percent of Total Tourists.

An interest i ng feature of thi s strategy is that Cobaki is not planned for releaseuntil 1996. Therefore, its potential population as noted in the earlier projectionsfor the 1984 Sewerage Strategy is unlikely to be achieved unless a major revision ofthe above strategy is undertaken.

The projected resident population for the catchment area for the period 1986-1996 isshown in Table 5.4.

TABLE 5.4

REVISED POPULATION PROJECTIONS 1986-1996


3993880

4610822

22

103277758

2947611

3602582

16

Rural Sth·Coast

Kingscliff SthTweed Heads SthTweed Heads WestCobaki

Long-Term1996-2001

TOURIST POPULATION86 91 96

5952

2222427

2884407

12

1680

59736399699972096093

34353

840

55275974572850912061

25221

BogarigarBurringbarMooball

Medium Term1991-1996

Kingscliff SthTweed Hds SthMurwillumbahTweed Heads WestBanora Point

RESIDENT POPULATION86 91 96

4664466444753433

795

TABLE 5.3

URBAN LAND RELEASE STRATEGY

18031

Pottsville

Kingscliff SthTweed Hds SouthMurwillumbahBilambil Heights

Short-Term1987-1991

AREA

Tweed HeadsTweed Heads WestTweed Heads SouthBanora PointBil ambil Heights

Development Areas

Banora Point (2520 persons)Cobaki (6800 persons)

MajorReleaseAreas

SecondaryReleaseAreas


Using the population projections noted in Table· 5.4 the following criteria wasadopted to assess future sewage loading in the area.

i. 90% of predicted resident population;ii. 75% of peak visitor populations; andiii. plus a factor of 40 percent of (i) and (i i) to allow for non-domestic uses

(e.g. Clubs, Industry, Shops etc.).

Based on the above criteria, projected sewage loadings were calculated and these areshown in Table 5.5.

TABLE 5.5

PROJECTED SEWAGE LOADINGS (E.P.) - YEAR

LOCALITIES 1986 1991 1996

1. Tweed Heads 8211 10058 117192. Tweed Heads West 6325 8169 89873. Tweed Heads South 8667 10999 136604. Banora Point 4753 8085 120645. Bilambil Heights 1015 2614 7701

TOTAL. 28971 39925 54131

From the above Tabl e it can be seen that in 1986 the Tweed Heads West S. T. W.(servi ng 1ocat ions 1, 2 and 5) was overloaded by 6551 e: p. , - and, that the BanoraPoint S. T.W. (serving locations 3 and 4) had additional spare capacity of 12,580.By June 1988 it is expected that sewage from Bil ambil Hei ghts and part of TweedHeads West (i.e. Cumberland Pastures) will be directed to Banora Point S.T.W. Thiswill (at 1986 figures) decrease the loadings at Tweed Heads S.T.W. to approximately11,000 e.p. (i.e. 2,000 e.p. above the design capacity) and increase the loadings atBanora Point S.T.W. to approximately 18,000 e.p. (i .e. 8,000 e.p. below designcapacity). It is also anticipated that the 3,000 e.p. augmentation at Tweed HeadsWest S.T.W. should be commissioned by 1989.

Thus, by 1991 the sewage loadings for Tweed Heads West S.T.W. should beapproximately 12,700 e.p. (only 700. e.p. aBove capacity) and Banora Point S.T.W.operating at 27225 (only 1225 e.p. above capacity). By 1996 however there will beminor overloading at the Tweed Heads West S.T.W. (2715 e.p.) and substantialoverloading at the Sanora Point S.T.W. (13,416 e.p.). The overloading problem atBanora Point will be further compounded as it was envisage~ that by 1996 part of theTweed Heads Catchment would be directed to Banora Point S.T.W. The diversion of allthis area (ie. east of Razorback) would result in approximately 6379 e.p. beingreleased from Tweed Heads S.T.W. (reducing its loading to 8336 e.p., i.e. 3664 e.p.below capacity) while increasing the loading at Banora Point S.T.W. (19795 e.p.above capacity).

- 70 -

As can be seen from the above analysis the Banora Point Sewage Treatment Works willneed to be augmented to at 1east 50,000 e. p. toprovide for the Tweed Heads SouthProject and the expansion of Bilambil Heights. There is sufficient area availableat the existing site to accommodate a works of 50,000 e.p. capacity using currenttechnology (i.e. extended aeration units).

Due consideration will have to be given to the above in determining the timing ofthe Stage 2 augmentation which is to be the construction of two (2) aeration tanksof 15,000 e.p. capacity each, which willbe located in the area presently occupiedby the three pas veer channels.,

As with the road network, it is proposed that the allocation and timing ofcontributions; engineering design, and, construction details will be the subject ofa Development Control Plan for the Tweed Heads South Project.

5.5, Telephone Services

For developments with in the site Tel ecom have advi sed that they wi 11 be able toprovide telecommunications facil ities from the modern exchange located at BanoraPoint. Naturally, underground conduits and cables from the exchange would need tobe laid to the new development.

The general route (for these underground conduits and cables) would be westward fromBanora Point, going north of the existing golf club and facilities in as short aspract icab1e route to Fraser Dri ve. Lateral routes along Fraser Dri ve and to thearea north would be needed to service the development area.

Telecom have further advised that if initial development is along Fraser Drive or inthe northern part of the area then a designated conduit route and service corridor(which could be a road reservation) would be needed to provide the facilities fromBanora Point economically and with least disruption to other services.

5.6 Electricity

The electricity supply planning for the area includes the establishment of a majorzone substat ion in the south -west corner of the exi st i ng offi ce/depot complex atSunshine Avenue, Tweed Heads South. Whilst this zone substation is outside thestudy area, the sub-transmission lines leading to it from the bulk supply substationat Terranora Road, Terranora will be essential to providing sufficient and reliableelectricity supply to development the subject of this Local Environmental Plan.

The completion of the first stage of the zone substantion will enable electricitysupply to be increased into North and West Tweed as well as South Tweed and BanoraPoint West. Ultimately augmented, the substation will be capable of servicing apopulation of between 40,000 and 50,000.

The proposed routes of the sub-transmi ss ion 1i nes through the study are shown inFigure 16. Easement corridors (approximately 30 metres wide) for these transmissionlines may be required. The 66,000 volt subtransmission line route from Terranorabulk supply substation to and along Fraser Drive has been surveyed and constructionis planned for 1989/90 or 1990/91. The major zone substation fronting the unformedpart of Kirkwood Road at the Depot site will be constructed over the 1990/92financial years.

The provision of corridors is vital for the 66,000 volt subtransmission lines toservice the zone substation. The existing 33,000 volt line along the PacificHighway through South Tweed Heads is totally inadequate for the future needs of theTweed Heads area, both in terms of capacity and reliability.

- 71 -

IIIIIIIIIIIIII,

IIIIII

~ ... ~

"",y

~

o

-------i'.L1t.RI,ll>.T1VE.- CDDKV E-LEC..T CABLE-. <: )

E.J<.lsn.x; ~I<:I/ u..e..c..T CABLE.- mes ( '-_)CP~1'Dt.D m lo<D IN.

E.U..CTRIGITY ~E.:T"W'ORK

FIGURE.. lCo

A corridor for another 66,000 volt subtransmission line has been incorporated intothe Development Control Pl an for Banora Poi nt W.est and thi s needs to be extendednorth through the area the subject of this study.

The subtransmission lines along the routes generally shown on Figure 16 will be woodor concrete pole construction similar to those in Kennedy Drive west of Ducat Streetand adj acent to the Boyds Bay Bri dge and approaches. Where corri dors for theselines are roadways, it will be important to provide adequate footway so these polescan be kept some metres behind the kerb to minimise the potential hazard that polescan create. The current cost of undergrounding at this voltage is about ten timeshigher than for overhead design, so this alternative cannot be economicallyjust ifi ed.

KirkwDod Road, both east and west of the zone substation site, is a vital corridorto service this whole area. The section of Kirkwood Road west of the substationsite to Frasers Drive provides, becaus~ of the ~teep' incline across the road reservebehind the Billabong Caravan Park, very limited provision for overhead lines. Awider corridor or a shift of this part of Kirkwood Road to the south would provide asubstantial improvement for servicing the area.

Overall, Northern Rivers Electricity is to carry out augmentation works to cater forthe cont inued growth of the Tweed Heads - Banora Poi nt area and th i s approach isexpected to continue. Therefore, electricity supply to the Tweed Heads SouthProject should not pose any technical difficulties.

5.7 Community Facilities

Some understandi ng of the range of exi st i ng facil it ies is necessary to estab1ishparticular deficiencies which can be rectified in the project, and to avoidduplication of facilities and s~rvices.

5.7.1 Schools

Tweed Heads South Pre-SchoolTweed Heads South Primary School (Public &Catholic)Banora Point Primary SchoolTweed River High SchoolKingscliff High School

Although located outside the study area, the new Kingscliff High School has a feedercatchment extending to Tweed Heads and will initially service population growthresult i ng from th is project. Ult imately, the northern feeder catchment wi 11 be1imited to Chinderah and a new High School constructed within the study area toservi ce the Tweed Heads South - Banora Poi nt area. The actual 1ocat i on of theproposed high school site (approximately 6 hectares) will be identified in theDevelopment Control Plan for the area. Although it should be noted that it will belocated as near as practicable to the centre of the population to be served so as toavoid unnecessary· transport costs and promote a sense of community in the localarea:

It should be noted that a Catholic High School has been proposed for a 8.1 hectaresite just off Leisure Drive (adjacent to Banora Point Golf Course).

The planning of the overall project should be sufficiently flexible to enable moreland to be set aside for school purposes should this be required at any future date.

- 73 -


- 74 -

With in the proposed open space network provi sion will be made for playgrounds,pedestrian/cycleways and seating areas. Picnic areas may be developed around theartificial lake areas.

Due to the major drainage works required for this area the project will includelarge traits of open space. This open space should be large enough to accommodatemajor sport field areas.

5.7.2 Community Facilities

Existing Facilities within Tweed Heads South include:

Providing for Child Care, Care forAged/Disabledpersons, and other general community uses.

Approximately 10 hectares

Approximately 33 hectares(Department of Sport and Recreation recommend 2.83ha/1000 persons)

Retirement Village andNursing Home:

Pl ay i ng Fie1ds :

MultipurposeCommunity Centre:

5.7.3 Outdoor Recreation

The Department of Youth and Community Services have advised that the development ofthe subject area will potentially link two eXisting population areas of South TweedHeads and Banora Point. Given this potentiality the Department considers it prudentto plan for areas to be designated for "community use" in order to provide for thelong-term needs of residents.

The fo 11 owi ng 1i st (based on advi ce from the Department of Youth and Communi tyServices and Council's previous planning reports) has been prepared as an indicationof the likely demands which nlight be expected to emerge over time. The actualrequirements for community amenities and services will be e~tablished through thepreparation of a Development Control Plan, with financing via Section 94 levies,Council contributions, and Government Grants.

South Tweed Bowling ClubTweed South and Banora Point Post OfficesTwin Towns Sports Club (Golf, Bowls, Tennis)Tweed Heads Golf ClubTweed South Swimming ComplexArkinstall Park (Football Fields, Cricket, Netball etc.)Banora Point Art and Craft Centre .Medical CentresTechnical and Further Education College

In the neighbouring suburb of Tweed Heads there are two (2) hospital s, additionalmedical services and the Council's Twee.d Heads .LibrC\ry and Administrative Centre.

The above facilities are at this stage adequate for the existing populationcatchment. However, with continual population growth the demand for such facilitiesis likely to increase.


It is further suggested that if commercial sporting activities normally associatedwith 1icenced facil ities are proposed they shoyld be grouped to provide a moreviable club operation. In all probability any sporting complex should be centredaround or within the Tweed Heads South Open Space Corridor (see Section 8).

5.8 Commercial Requirements

As stated in the Kingscliff South Planning Report both Tweed Heads (including TweedHeads South) and Murwillumbah will fulfill roles as the Shire's primary business andretail centres. In particular Tweed Heads will function as the Shire's majorregional centre.

The 'Tweed City' Shopping complex located in Tweed Heads South is ,the largestone-stop retail centre (or district centre) in Tweed Shire and it is expected that'its dominance will continue as the Shire's population expands.

. .As a consequence of the 'Tweed City' shopping cent're there. would appear to be nobasis for including any larger retailing zones within the area the subject of thisstudy, excluding naturally, local and neighbourhood shops catering for theconvenience needs of residents. .

5.9 Industrial Requirements

The suburb of'Tweed Heads South (east of the proposed By-pass) houses the largestservice/light industrial area in Tweed Shire and it is expected that the demand forthe type of development will increase as the Shire's population expands.

To cater for this possible expansion (within Tweed Heads South) in light/serviceindustrial land it would appear/reasonable to permit a light/service industrial zonein the north eastern sector in that area within 400 metres of the Banora PointSewerage Treatment Plant. This proposal would use the construetion of the 'GreenwayDrive underpass' to ensure continuity with the existing industrial area.

- 75 -

IIIIIIIIIIIIII,I,

IIIII


However, thi s 1ink road woul d be termi nated as a cul-de-sac thus ensuri ng thatindustrial and residential traffic are segregated and that extraneous traffic doesnot use 'Greenway Drive' as an alternative route to 'Tweed City' Shopping Centre.

The use of th i s 1and for i ndustri a1 purposes woul d requi re the provi sion of an'artificial' buffer to segregate the proposed residential areas to the south of thesite. Thi s woul d be ach ieved with the strateg ic 1ocat i on of the Tweed Head Southopen space system.

5.10 Tourist Development

As stated in the Ki ngsc1iff South Pl ann ing Report touri sm represents the greatestpotent i a1 for economi c development and increased employment opportunit ies in theTweed Shire and the significance of such development has already been widelypromoted in numerous recent reports and policy statements.

While it is possible to plan for a va-riety Of tourist projects and activities totake advantage of the distinctive site characteristics, the extent and form of thedeve1opment wi 11 rely on market demand and upon the abil ity of the developers toattract people to the area. Such planning is very rel iant upon a successfulmarket i ng invest igat ion and subsequent program. Th is wi 11 enta i1 the carryi ng outof detailed surveys to establish market demand for tourist facilities.

Any proposals for the development of touri~t facilities at Tweed Heads South willinvolve intensive investigations and specialist planning advice. The site'sproximity to the Gold Coast, Coolangatta-Tweed Heads, Tweed River, ocean beaches andsporting clubs together with the already existence of caravan parks and motels weretantamount in Council suggesting (in addition to normal township/living areas) thatinvestigations for holiday and resort areas could be undertaken in the area.

I

Tourist developments .5uch as motels, caravan parks, health clubs, sportingactivities and theme parks could be evaluated for inclusion in the project.

It is envi saged that a Local Touri sm Pl an wi 11 provi de the bas i s for detailedDevelopment Control Plans.

- 76 -

6.0 SITE ATTRIBUTES, CONSTRAINTS AND DESIGN CONSIDERATIONS

The previous two (2) Chapters outlined both the bio-physical and existinginfrastructural environment. From this examination it is possible to synthesis apicture of a "development concept" which takes into account the site's attributes,constraints and possible design considerations.

6.1 Site Attributes

The study area, while having a number of factors which constrain development, has anumber of attributes which provide a basis for development. These attributes havebeen identified as:-

Regional location;Undeveloped nature of area;Availability of Services;Land tenure; andAvailability of 'developable' land with low potential for environmentalimpact;

6.1.1 Regional Location

The 1ocat ion of the study area ina fast deve1opi ng touri stires ident i a1 regi on onthe periphery of one of Australia's most important tourist destinations is its mostsignificant attribute as a basis for development. Being only 3 - 4 km fromCoolangatta airport and close to the main coastal highways, means that the area ishighly accessible to both road and air travellers.

With regard to possible tourism development, the study area is well situated to takeadvantage of its proxi mi ty to the Gold Coast and major recreat i onalout1ets (e.g.surfing, fishing and boating,golf courses, bowls clubs, _football clubs etc).Whilst the area is within the midst of existing development there is some scope toenable it to develop its own identity - particularly if oriented towards budget'family style' parks and resorts. . .

In relation to residential development, the study area is capable of being servicedby the Tweed Heads urban centre.

6.1.2. Undeveloped Nature of Study Area

Within the study area itself there is 1ittle existing development (excluding theBanora Point S.T.W. and "Egg and I Poultry Farm") which would constrain or limit newdevelopment. This will mean that future development will be able to proceed withoutthe constraint and cost of removing or adapting existing structures, disruptingestablished social patterns or causing economic loss to individuals or groups .

....... '

6.1.3 Availability of Services

Most· services are readily available in the area, including water, sewerage,telecommunications, roads, and local community services. All of these will requireaugmentation if the study area is to develop, but no physical or capacitydifficulties appear to exist in providing these services.

6.1.4 Land Tenure

With the exception of that area north of Kirkwood Road, the majority of the land isowned by only eight (8) companies/families. This should ensure that a comprehensivep1anni ng scheme can be evolved based on co-operat ion and consensus. The small

- 77 -

IIIIIIIIIIIIII,

IIIIII


number of major land-holders will hopefully expedite development and the resolutionof development options.'

6.1.5 Availability of 'developable' Land with Low Potential for EnvironmentalImpact

Most of the 1and su itabl e for development in the study area (afterexcavation/filling to provide flood free land for housing and more intensive urbanuses) has either been greatly modified in the past by drainage, cl earing, pastureand grazing and practically nothing remains of the original land forms, flora andfauna. Thus, because of the degree of degregation that has occurred most of the'developable' land has limited conservation value.

6.2 Development Constraints

In additional to the series of development constraints examined in Chapter 4, otherdevelopment constraints have been identjfied, vjz:

(i) odour buffer for sewage treatment works;

(ii) odour buffer for "Egg & I" Poultry Farm;

(iii) habitat buffer for Osprey nests;

(iv) buffer for Aircraft noise;

(v) noise buffer for Football Club; and

(vi) height limitations for aircraft entering/leaving Coolangatta Airport.

The majority of these constraints are such that they have no or very low suitabilityfor development.

6.2.1 Vegetation Habitats

Drainage, clearing, pasture and grazing in the study area has meant that very littleof the original native coastal vegetation remains. However, where low lying landwas unsuitable for agricultural purposes, remnant clusters have been retained. Thisremnant vegetation is an important habitat area for a variety of animals and birds;filters runoff which reduces sediments and pollution in the water; minimise flooddamage by retarding the flow and reducing the depths of floodwaters; provide nurseryareas for fish and marine life; and, provide a visual/education/scientific resourcearea.

The areas of remnant vegetation worthy of conservation are as follows (see Figure17) -

i. Bangalow Palms and surrounding Broad Leaved Paperbark Forest east of thePacific Highway (Site 1);

ii. Broad Leaved Paperbark Forests immediately west of the Pacific Highway (Site2); surrounding the Sewage Treatment Works (Site 3); north of the BangalowPalms (Site 4); and north of the "Egg &I" Poultry Farm (Site 5); and

iii. Mixed Eucalypt Forests near Sewage Treatment Plant (Site 6); at foothillsnear Sewage Treatment Plant (Site 7); and surrounding Trutes Bay andTerranora Broadwater "wetlands" (Site 8).

- 78 -


6.2.2 Flooding &Drainage

The conclusions of the Terranora/Tweed Heads Flobding Investigation and South TweedHeads/Banora Point Flooding and Drainage Study carried out by Oceanics (Aust.) Pty.Ltd. estimated that the 1:100 year flood level (which is the design flood leveladopted by Tweed Shire Council) is R.L. 2.65 metres AHD.

The effect of thi s des i gn 1evel is that the majori ty of 1and wi th i n the study areacannot be developed unless fi 11 ed to place it above the des ign . flood hei ght. The

. effect of raising the 'developable areas' above flood level is to reduce the storageavailable for stormwater runoff. Thus, provisions for drainage will be a majorfactor in the preparation and final form of the concept plan for this area.

,Becau.se of the very fl at nature of the majority of th is area and drainage i nfl owsfrom external areas, special 'drainage corridors' will be required to eventuallydispose of the major drainage flows tq either. Trutes Bay or Shallol"J Bay. In thisregard, special attention will have to be paid ·to water quality and possiblesiltation effects. Furthermore, the use of retention basins and an artificial lakesystem will be required to dissipate the larage amount of drainage water expectedfrom both natural and man-made features .. Due to the importance of the artificiallakes (retention basins) for the development, there possible location is discussedin Section?

As a substantial amount of fill is required to lift the majority of the site aboveflood level, it would appear reasonable to suggest that this fill should be obtainedfrom the lowest parts of the site as this would provide 'natural' drainage andprovide a least cost 'landed' area.

The lowest parts of the site (ie. below R.L. 2.0 metres) are shown in Figure 18.I

6.2.3 Water Quality

While the existing water quality is per se, not a constraint to development, it isvery important that any deve1opmentdoes not lower the exi st i ng qual ity. In thi sregard, special attention will have to be paid to the drainage and flood mitigationsystem for the area, as any increase in nutrients/sediments into the waterways couldincrease the eutrophication/siltation of Terranora Broadwater with subsequentlowering of the water quality.

6.2.4 Soils

The el evated areas of the study area cons i st essent i ally of red fri abl e soil s onbasaltic colluvium with some yellow ~uplex soils. Certain areas could be 'problem'areas in which erosion and stabil ity slope potential probl ems will require moredetailed study during the design phase. If the soils in these elevated areas areleft bare of vegetation for extended periods, they will b~ susceptible to erosion.

On the flat area, the soils mainly consist of poorly graded, uniform, fine grained,brown to black sands with bands of induration becoming dense with depth. The sandis generally clean and free of organic matter (except in some of the swampy areas).Some surface clays of low plasticity occur, together with deeper layers of clay overweathered rock.

The area has a high water table and as such, the drainage channels may have to be'shallow and broad'.

- 80 -

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Preliminary ground testing by McDonald Wagner revealed that the engineeringpropert i es of the soil s provi de no major constraints to development and that theproject is geotechnically feasible. The excavate~ material can be used as fill inmost areas and no major foundation or stability problems are expected.

6.2.5 Terranora Broadwater (Trutes Bay) &Shallow Bay - Buffer

Whilst the ecologically sensitive areas around the Broadwater and Bays are in publicownershi p and zoned Envi ronmenta1 Protection (Wetlands), they do impose a mi norconstraint in that conflicts could arise where 'developable' land abutts a coastalwetland, although in most cases, the immediately adjoining land would also besubject to flood inundation.

Notwithstanding, it could be a requirement that a well defined foreshore reserve atleast _ 30 metres wide (in publ ic ownership) and preservation of naturalfeatures/vegetat ion be estab1i shed. A1so, where appropri ate thi s buffer coul d beincreased to provide ecological protect inn (eg. siltation traps etc) or recreationalareas.

6.2.6 Sewage Treatment Plant - Buffer

The Banora Point Sewage Treatment Plant is located centre-north of the study areaand it is proposed to keep development for habitable tourism and residentialpurposes approximately 400 metres from the primary and secondary process units asthe ultimate sewage loading for this plant could be approximately 100,000 ep. Thisbuffer (i.e. 400 metres) is consistent with both Council's Buffer Zone Determinationfor Sewage Treatment Plants" (see Figure 19) and the North Coast RegionalEnvironmental Plan.

A conservative design of the likely ultimate disposition of the treatment processunits has been prepared and the 400 metre buffer boundary from the primary andsecondary treatment units is shown in Figure 20.

- 82 -

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- 85 -

TABLE 6.1

6.2.7 Poultry Farm - Buffer

SEPARATION OF BUILDINGS, PONDS, MANURE STORAGE, PENS &LAND DISPOSAL AREAS FROM THEBOUNDARY OF LAND USED FOR S~ECIFIED PURPOSES (DISTANCES IN METRES)

203060

6060

150

50100150200400

100150200200200

NeighbouringHouses

50100100100100

5050

100

3050

100

100100100100100

WatercoursesWells orBores

101020

102020

2020202020

202050

100100

OtherBoundaries

of theland & drygull i es

204060

100150200200200

2050

100

60100200400400

WellTraffi eked

Pub1i cRoads

100200300

100200400

5 m. per beast5000

4005 m. per pig

10001 m. per .pig

5000

60100

0.5 m. per beast

Settlementsof more than10 houses

10 - 2021 - 200

>200

Range ofAnimalNumbers

20 - 8081 - 200

201 - 10001000 - 5000

>5000

Pigs

Anima1

Poultry 100 - 200200 - 500

>500

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With regard to the Poultry Farm ('Egg & I') located in the western section of thestudy area (Portion 131 and 123), when determining separation boundaries, thefollowing matters were taken into consideration:

Table 6.1 developed by The Water Quality Council of Queensland in association withthe Department of Primary Industries gives a guide to separations, which under mostconditions, could be expected to minimise disturbance to the social and physicalenvi ronment.

The separation of intensive animal activiti~s from residential areas is in mostcases, the only practical remedy to some of the inherent problems associated withintensive animal activities such as offensive odours, water pollution and sometimesnoise.

Beef 10 - 20Cattle 21 - 40(Feedlot) 41 - 80

81 - 1000>1000

(i) No further cons iderat ion shoul d be gi ven to any future expans ion of theoperation, i.e. once separations are adopted, expansion of the enterprise willnot be permitted; and

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(ii) As the poultry farm is a "Layer" operation (which requires less separation tohouses and roads) a reduction in separation distances may be permitted up to amaximum of fifty (50) percent.

As a result of the above, it is proposed to keep development for habitable tourismand residential purposes approximately 150 metres from this establishment.

It should be noted that the current method of manure disposal is large scale on siteland disposal and as the majority of land available for this disposal is located inthat area east of Fraser Drive (which is capable of urban development) the majorityof that land west of Fraser Drive (Portions 118, 123, 131 and 402) will be requiredfor manure di sposa1 and as such, wi 11 not be avaj 1abl e for development at thi sstage. ..

The area affected by this 150 metre buffer is shown in Figure 21.

6.2 •.8 Osprey Nests - Habi tat Buffers _

Ospreys are large fish eating birds of prey which are an internationally endangeredspecies. There are two (2) sites within the area the subject of this study and theNational Parks and Wildlife Service have advised that the degradation of theremaining habitat surrounding these sites within a predetermined buffer zone shouldnot occur.

With regard to Osprey Nest Site No. 1 (adjacent to Pacific Highway) the NationalParks and Wildlife Service have advised that this pair of birds, when incubating,disturb easily, i.e. when intruder is 50 - 100 metres off the highway. Thereforethis disturbance should be kept to a minimum. The service recommends that this area(together with the remnant vegetation south and south-east of the site, along withthe small patch of trees on the northern side of the drain) should be zoned 7(L)habitat protection. In relation to the area adjacent to and on the eastern side ofthe Pacific Highway the Service suggests that this area coul-d be zoned open spaceand include the possible establishment of an Osprey appreciation park, which couldinclude an observation post (hide/platform/screen), tree plantings, interpretivesigns and perhaps an artificial feeding platform/pole between the highway and nestsite.

In relation to Osprey Nest Site No. 2 (adjacent to South Tweed Football Fields) itwould appear that these birds flush less easily from the nest and probably tolerateweek-end football fixtures. The service recommends that all remaining trees(including those dead) both east and north of the field should be retained and zoned7(L) habitat protection. Furthermore, the Service suggests that the retention ofthe 1arger trees in the buffer zone of the sewage treatment works would be ofconsiderable value for roosting/feeding sites.

With regard to the remnant vegetation, Section 6.2.1 has already identified thoseareas worthy of conservation.

In relation to the actual osprey nests, a buffer of between 50 to 100 metres aroundthe site is recommended. These buffers zones are shown on Figure 22.

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There are aspects of land use compatability that need to be addressed with respectto aircraft noise over a considerable area covered by the proposed LocalEnvironmental Plan.

Wi th in the study area, there is a small sect ion affected by ANEF 25 and a 1argerarea affected by ANEF 20. In the areas outside ANEF 20, it is generally acceptedthat noise exposure is not of significant concern. Within the area from ANEF 20 to25, aircraft noise exposure starts to emerge as an environmental problem, whilstabove ANEF 25 the noise exposure becomes progressively more severe.

Based on the ANEF noi se contours, the Department of Avi at i on produced 1and usecompatibility recommendations and these are shown in Table 6.2.

In relation to Sector 1 (ie. that area ~bove ANEF 25), the current land uses are two(2) caravan parks, nine (9) dwelling houses, an approval to develop the Tweed HeadsRowi ng & Aquat ic Cl ub and vacant 1and. As' houses, home uni ts and fl ats' are anunacceptab1eland use (see Table 6.2), it is cons idered appri pri ate to zone th isarea 6(c) Recreation (Special Purposes). Whilst this zone allows tourist purposes(eg. clubs, places of assembly, recreation establishments, tourist facilities etc),it is possible to achieve noise reduction by including noise control features in thedesign of the buildings.

With regard to Sector 2 (ie. that area between ANEF 20 to 25) the current land usesare dwelling houses, caravan parks, sewage treatment plant and vacant land. Withinthis area, most uses are permissible provided noise control features areincorporated into the construction of residences or buildings.

The 1995 ANEF aircraft noise contours are shown in Figure 23.

6.2.10 Football Club - Noise Buffer

The South Tweed Rugby League Football Club is located in the western sector of thestudy area, east of Fraser Drive near the "Egg & I" Poultry Farm.

Whilst the noise associated with actual weekend football activities is not seen as aconstraint, the noise eminating from the clubhouse with weekend social activitiescould be disturbing to residents if located in close proximity to the Football Club.As a consequence, it is suggested that a 200 metre buffer be maintained around theFootball Club.

This buffer is shown in Figure 24.

6.2.11 Coolangatta Airport Obstacle - Limitation Surfaces

The Coolangatta Obstacle Limitation Surface is shown in Figure 25. This diagramshows the AHD level for 'clear' airspace, ie. shows the maXlmum building heightsthat would be permissible in the area. Within the study area, the range. is 30metres AHD to 70 metres AHD.

As there is a three (3) storey height limitation operating in this area (see TweedLocal Environmental Plan 1987), no buildings would intrude into the ObstacleLimitation Surface.

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TABLE 6.2

LAND USE COMPATIBILITY ADVICE FOR AREAS IN THEVICINITY OF AUSTRALIAN AIRPORTS

ANEF ZONE

Building Type Acceptable Conditional Unacceptable

Houses, home Less than 20 ANEF 20 to 25 ANEF Greater than 25units, flats (Note I) (Note 2) ANEF

Hotels, motels, Less than 25 ANEF 25 to 30 ANEF Greater than 30hostels (Note 3) ANEF

Schools, Less than 20 ANEF 20 to 25 ANEF Greater than 25Universities (Note I) (Note 3) ANEF

Hospitals, Less than 20 ANEF 20 to 25 ANEF Greater than 25nursing homes (Note I) (Note 3) ANEF

Public Less than 20 ANEF 20 to 30 ANEF Greater than 30buildings (Note 1) (Note 3) ANEF

Commercial Less than 25 ANEF 25 to 35 ANEF Greater than 35buildings (Note 3) ANEF

Light industrial Less than 30 ANEF 30 to 40 ANEF Greater than 40buildings ANEF

Heavy industrial Acceptable in all ANEF zonesbuildings

Notes:

1. The actual 1ocat ion of the 20 ANEF contour is di ffi cult to defi ne accurately,mainly because of variations in aircraft flight paths.

2. Within 20 ANEF to 25 ANEF, some people may find that the land is not compatiblewith residential use. Land use authorities may consider that the incorporationof noise control features in the construction of residences is appropriate.

3. An analysis of bUilding noise reduction requirements by an acoustic consultantshoul d be made and any necessary noi se control features incl uded in the des ignof the building.

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6.2.12 Biting Insect Pests Affecting Land: South Tweed Heads

Land within the study area between the arterial road reservation and Terranora Inletwill be affected to varying degrees by biting midge and mosquitoes.

EXisting residential areas adjacent to the proposed development area are affected bya combination of midge and mosquitoes.

Bit i ng mi dge wi 11 be a problem from the Terranora waterfront, adjacent to Bi g andWomgin Islands, to Champagne Drive (see Figure 26). Those closer to the waterfront, the worse will be the problem with biting midge:

Nearby Hillcrest Avenue has a severe midge problem, facing extensive midge breedingareas. on Big and Womgin Islands. The problem has been acute enough in the past tocause many residents to sell their homes.

It is unlikely midge control on the large mangrove islands of Big and Womgin Islandswill ever be adequate for comfort of residents living in close proximity.

It is recommended that a buffer zone from the foreshore to the high hill contour,which is roughly followed by Champagne Drive, be created if biting midge nuisance isto be avoided.

All the proposed rezoning area is affected by mosquitoes to some extent. The worsearea being those closer to Trutes Bay and heavily vegetated hilltops.

Mosquito control is far easier and cheaper than biting midge control. It can beexpected, however, that an increase in control measures for the area, combined withbreeding source reduction (that would take place with filling and draining forresidential development) would alleviate most of the problem.

6.2.13 Other Constraints

At this stage, there does not appear to be any other significant constraint whichwould prevent the development of land within the study area. Naturally, this doesnot mean that there will be no additional constraints identified during the designand development stage of the project. When and if these occur, they wi 11 be thesubject of further environmental study and analysis.

A composite map of the abovementioned Development Constraints is shown in Figure 27.

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6.3 Design Considerations

As a result of the many site constraints and attributes, there are certain designconsiderations which must be taken into account prior to the development of conceptplans, site appraisals etc. Once these design considerations are formulated, they,together with the site attributes and constraints, form a sol id basis upon whichdesign objectives and concepts can be developed. .

6.3.1 Road Network

As outlined in Section 5.1, it is imperative that direct vehicular access to thedistributor roads be kept to a minimum. Furthermore, it will be important that whenplanning these routes (particularly the new roads to be constructed) that busservi ces be taken into account to ensure maximum coverage without the need to'double back' over the same route.

An important aspect of the road network is the 'Greenway Dri ve underpass'. Theconstruction of this underpass may allow the consideration of a special industrialestate within the 400 metre sewage treatment plant buffer.

6.3.2 Electricity Transmission Lines

As outlined in Section 5.6, three (3) 66,000 volt subtransmission lines will berequired to be constructed in the area. At this stage, one (1) line will followFraser Drive whereas the other two (2) lines will bisect the property between FraserDrive and the Tweed Heads Bypass. At least a 30 metre easement will be required forthese two (2) planned routes and it would appear appropriate (due to the unaestheticnature of these transmission lines) to locate these easements within the open spacesystem.

With regard to the proposed route along Fraser Drive (20 metr~ road reservation) itwoul d aga in be appropri ate to increase th is reserve to 30 metres thus ensuri ngfirstly from a safety point of view, that the poles can be kept well behind the kerbto minimise potential traffic conflict points and secondly, from an aestheticviewpoint, that opportunities exist for tree plantings etc.

6.3.3 Height of Buildings

On 9 August, 1983, the Minister for Planning and Environment issued to Tweed ShireCouncil a direction under Section 101 of the Environmental Planning and AssessmentAct, 1979, requiring the Minister's consent to buildings over 9 metres (3 storeys)outside of certain specific areas. .

This direction followed a Commission of Inquiry which recommended height controls invarious areas reflecting local landscape conditions and other environmentalconsiderations.

In relation to the Tweed Heads South area, the Commission concluded that 'the effectof tall buildings in this area, especially when viewed from the adjacent residentialarea of Banora Point (would be) particularly obtrusive'. However, the Commissiondid conclude that some modest high rise development might be permitted west of theBanora Point Golf Course provided any proposal. was assessed in terms of theidentification of landscape elements.

Notwithstanding the Commission's recommendations, (and until a height study isprepared or deta il ed des igns submitted to Council), the height 1imitat ion wi 11remain at three (3) storeys as per the provisions of the Tweed Local EnvironmentalPlan 1987.

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6.3.4 Artificial Lakes, Urban Runoff &Water Quality

As stated previously, land within the study area must be filled to enabledevelopment. Thus, provisions for drainage will be a major factor in the design ofconcept plans for the area. Furthermore, as urban runoff will be the majorcontributing factor towards water quality in the Terranora Broadwater, it isimperative that the drainage and flood mitigation systems be designed to reduce boththe nutrient and sediment loading.

Due to the importance of the drainage scheme for the area, its possible location andmanagement is discussed in Section 7.

6.3.5 Sewage Treatment Plant - Buffer

In Sect ion 6.2.6 it was proposed that development for touri sm and habitabl e urbanpurposes be kept approximately 400 metres away from the primary and sescondaryprocess units of the Banora Point Sewage Treatment Plant. This buffer should betreated as a 'guide' as it does not take into account topographic features,vegetation cover or major prevailing winds. As a consequence, it may be possible toa11 ow some development withi n the buffer, part icul arl y on the eastern s ide of theSewage Treatment Plant.

With regard to industrial/commercial development, this could be permitted within thebuffer area provided car parking, storage etc. is situated in that area nearest theSewage Treatment Plant.

6.3.6 Poultry Farm - Buffer

In Section 6.2.7, it was proposed to keep development for touri sm and habi tabl eurban purposes approximately 150 metres from the "Egg &I" Poultry Farm.

As this poultry farm consists of mainly 'transportable type bUildings' the zoning ofthis property to an urban use could be contemplated, although no development wouldbe permi tted with in the buffer area unt il the poultry farm was relocated from thearea.

6.3.7 Vegetation

Sect ion 6.2.3 outl i ned those areas of remnant vegetation with in the study areaworthy of conservation and it is anticipated that subdivision or developmentproposals will take this vegetation into account during the design stage with theprimary aim of conserving and enhancing these areas.

The exception to the above is Site 2 as-shown on Figure 17 where on 19 October,1987, the Mi ni ster for Pl anni ng and Envi ronment, in accordance with a di rect ionissued pursuant to Sect ion 101 of the Envi ronmenta1 Pl ann i ng and Assessment Act,1979, relative to applications to carry out development for the purposes of canalsor other artificial waterways, granted conditional consent to construct an opendrain and a lake of approximately six (6) hectares. A copy of the conditionalconsent is shown in Appendix F.

6.3.8 Visual Amenity

Vi sua11y the proposed development wi 11 have an impact on the Banora Poi nt and theHillcrest Avenue residential .areas, and to a lesser extent, the passing traffic onFraser Dri ve and the elevated sect ions of the proposed Tweed Heads Bypass (seeFigure 28).

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6.3.10 Uses

6.3.9 Development Standards

It is not the intention of this report to document a set of development standardsnor produce a set of minimum requirements as such practice inevitably leads todevelopments being constructed to the minimum standards. Instead, a merits basedapproach is favoured, which will examine such aspects as -


drainage;open space;recreation facilities;density;height;housing style and relationship to adjoining sites or buildings;access;profile and landscaping;orientation;1ayoutmassing; etc.

Whilst the study area has the capacity to develop as a major living/holiday area, itis the contention of this report that the design should be mixed to createcontrasts, but at the same time, establish in each area a dominant land use (seeFigure 29 for location of areas); for example -

Northern Area: Family orientated tourist accommodation (caravan parks, bunkhouses,cabins) and compatible commercial services; tourist facilities such as licencedclubs, refreshment rooms, tennis courts etc. and a variety of forms of low densityhousing, medium density housing and cluster housing.

***********

Eastern Area: On the western side of the Pacific Highway the orientation is towardsdevelopments having an association with residential environments (eg. retirementvillages, nursing homes, schools, neighbourhood shops etc.).

On the eastern side of the Pacific Highway, the orientation is geared more towardstourist accommodation/facilities and higher density residential development.

Within and linking these development areas, will be a major open space (both privateand public) network (see below).

Central Area: Primarily open space (private) surrounding the Sewage Treatment Plantwith possible industrial uses in the north east part of the area linking with theexisting Tweed Heads South industrial area.

Western Area: Low density urban living and private open space.

Southern Area: Low dens ity urban 1ivi ng wi th poss i bl e medi um dens ity near golfcourse.

As a consequence, it is very important that the overall project .presents anattractive viewpoint 'when viewed from most aspects. With the extensive openspace/drainage system (see Sections 7 and 8), it should be possible to develop'clusters' of urban development throughout the array of parkland, special sportingvenues (eg. golf course) and waterways (ie. drainage channels and artificial lakes)as opposed to a 'sea of roofs' often presented by conventional housing developments.

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6.3.11 Open Space Network

Due to the size of the site and its large drainage catchment, the open space systsemfulfills a critical role in providing this most important drainage and floodmitigation element. Also, it has an important role in relating the various elementswithin the project.

The open space planning principles which require consideration are -

1. Development of a Co-ordinated Open Space &Drainage SchemeThe- construction of artificial lakes (retention basins) and drainage channels isthe most important drainage and flood mitigation element having any directrelationship to the proposal. It is proposed that the entire drainage systemtogether wi th its broad floodways ei ther side be retained as both pub1i c andprivate open space. This open space system could be developed to enableappropriate recreational uses (eg. Bolf course, football ovals, playing fields,etc.). Minor drainage areas could be incorporated into the open space networkto provide multiple functions of pedestrian/cycle access, localplaygrounds/parks and visual corridors.

2. Protection of Important Ecological AreasThe most important conservation areas are adjacent to Trutes Bay and Shallow Bayand the remnant vegetation and osprey nest east of the Pacific Highway. Smallerand less significant areas occurring within the site should be incorporated intothe local open space system.

3. Provision of Buffers between Suburbs &Incompatible land UsesApart from the major planning consideration of developing a buffer zone betweenthe two suburbs of Tweed Heads South and Banora Poi nt, buffer zones should beprovided between the major roads and urban areas. This should help eliminateproblems of uncontrolled access and noise and create a v4sual screen from theroadways. Similarly, landscaped buffer zones should separatecommercial/industrial areas from other incompatible land uses.

Landscaped corridors coul d also be provided along major collector roads toachieve visual continuity and to minimise noise.

4. Establishment of Open Space Links between Major land Use ZonesAn extensive internal open space network should be provided to link the variousland uses and areas.

The major water feature (the art i fi ci all akes and dra i nage channel) wi th itsattendant recreational potential should be an integral part of the development.It is very important that this open space network not only be an effective meansof drainage control, but connect to such areas as school s, shops, communityfacilities, playing fields, etc.

6.3.12 Drainage Channels &Artificial Lakes

One of the most sign i fi cant features of the Tweed Heads South Project is theinclusion of artificial lakes and drainage channels. In addition to providing amethod of controlling stormwater drainage and urban runoff, these lakes will form amajor focus to the proposed urban land uses within this part of the study area.

Due to the importance of these artificial -lakes for the development, there possiblelocation and interrelationship with the proposed open space network is discussed inSection 7.

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7.0 THE ARTIFICIAL LAKES AND DRAINAGE CHANNELS

3. Ocean ics Austral i a Pty. Ltd. "South Tweed Heads/Banora Poi nt Fl oodi ng andDrainage Study" (December 1980).

1. M.W. Allen & Associates "A Drainage Proposal for South Tweed Heads-Banora Point"(March 1979). .

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"Terranora/Tweed Heads Flooding Investigation"

provide a visual focus for the development and unite different land uses;

provide a particularly attractive setting for the centrally located community ..and sporting activities;

Oceanics Australia Pty. Ltd.(July 1980).

provide a buffer between incompatible land us~s;

provide an economical and visually positive method of flood mitigation for the,s i te;

2.

*

*

The necessity for a major drainage scheme for this area was recognised in the earlystages of development of Banora Poi nt West, (see Drainage Report by E. W., Karami shoff& Associates). During the following six (6) years, Council held discussions withdevelopers/landowners and the following three (3) reports were prepared -

In Section 6.2.5 it was suggested that special drainage corridors will be requiredto eventually dispose of drainage flows to either Trutes Bay or Shallow Bay and thatthe use of channels, retention basins or artificial lakes will be required to reducedrainage flows. It should also be noted that a series of drainage channelscurrently exist which direct water to either Trutes Bay or Shallow Bay. In fact,past decisions concerning the drainage of Tweed Heads South will in some instancesdictate the location of the Drainage Scheme.

7.1.1 History of Drainage Scheme in Tweed Heads South

provide a method of controlling run off that is sensitive to the landscape andland use objectives of the project; and

help create the residential/tourist/recreation character of the development.

7.1 Determining the Location of the Lakes &Drainage Channels

*

*

*

This strategy was not favoured by the landowners (particularly the Services Club) asthe degree of flooding within the Golf Course area was untenable to the Club and italienated large tracts of land as floodway. As a consequence, Council resolved toawait alternative proposals to be submitted.

In April 1981, Council proposed a strategy, funded by future contributions fromdeve1opers, on the assumpt ion that the Twi n Towns Servi ces Cl ub 1and woul d beavailable for storage of stormwater.

*

The excavation of part of the site to create artificial lakes and drainage channelsis a very important aspect of the project from both a 1andscape and engi neeri ngpoi nt of vi ew. The 1akes and dra inage channels form one of the major structuralelements of the concept plan and should -


On 7 October, 1983 (with additional information suppl ied on 4 June, 1984), M.W.All en and Associ ates submitted to Counc il a drainage proposal for the Tweed HeadsSouth area. This drainage strategy was adopted by Council on 18 July, 1984.

7.1.2 The Adopted 1984 Drainage Strategy for Tweed Heads South

The report by M.W. Allen and Associates examined the drainage structures thatexisted, those that are required, and methods by which implementation could beachieved. The report also examined the location and sizing of the variouscomponents of the dra inage system proposed so that i nd ividua1 drainage structurescould be designed in isolation over various sections of drainage channel.

The exami nat i on and dra inage proposal s were somewh at un ique in that it was notproposed to upgrade the eXisting array of drainage channels. Rather. a completelynew aRd discrete system of drainage channels were proposed on the premise that largetracts of 1and were not set as ide as dra inage reserves and thus ali enated fromexisting owners or -future development pgtential and that the drainage outlet throughTierneys Road to Ukerebagh Passage would be closed as this drainage outletexacerbated an existing urban drainage problem in proximity to the Tweed River HighSchool.

As a consequence, the drainage system was designed- with accent on depth rather thanwidth and the maximum total width required for'drainage in any proposed channel was20 metres.

The whole bas in area of Tweed Heads South was exami ned and three (3) catchmentboundaries were adopted as shown in Figure 30. A proposed design for catchments 1 &2 was investigated and the details of these catchments are shown in Figure 31.

On 18 July, 1984, Council adopted the drainage strategy of three separatecatchments, one di schargi ng to Shallow Bay wi th the balance to Trutes Bay andTerranora Broadwater. However, Council cons idered that the use of narrow-deepdrainage channels was not acceptable in an urban area as they do not efficientlyut il i se ava il ab1e temporary storage in pub1ic reserve areas nor proposed 1akesystems. As a consequence, final designs were to be completed on the following -

1. Maximum use to be made of temporary storage areas to reduce peak flows;

2. Invert levels to be maintained as high as can be efficiently achieved with dueregard to future maintenance; and

3. The effect of minor flood levels at Shallow Bay to be examined, particularly forthe 1:100 year flood situation.

It should be noted that the proposed route of both drainage channels was reasonablyflexible as it was considered that future developments would utilise the drainagechannels as compatible waterway systems (eg. linked lakes) to replace and embellishthe open drain. However, due to the amount of development that was proceeding inCatchment No.2, Council was requested to implement Route 2 drainage immediately,particularly the culverts/pipes under the Pacific Highway.

7.1.3 Route 2 Drainage Construction

The major dra inage works requ i red along Route 2 and whi ch were accepted by thelandowners and Council were as follows -

1. 4 x 1.8 diameter R.C.P. beneath the Highway and flood levee;

2. Floodgates installed at the pipes under the Pacific Highway;

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3. Drainage of 4 x 1.8 metre culverts beneath the Bypass;

4. A temporary open drain through Mr. Teerman's -property in a location which takesinto account the future development proposals for that property and the bundingof the drain to provide a levee for Tweed Heads South and intermediate drainagepi pes; and

5. A permanent open drain to a canal type cross section that is aestheticallyacceptable and readily maintainable in the Highway/Bypass Reserve.

It was agreed that the construction of an artificial lake, together with two furtherretarding basins and a drain to the Golf Course upstream of the Highway would not berequ ired unt il such time as development was proposed for th is area (wh ich hadsufficient flood storage left in its natural state).

Construction of this part of Route 2 Drainage was completed in December 1985. Thedeta~ls of this Drainage Scheme are shown in Figure 32. It should be noted that afive (5) cell structure was constructed under the Highway to accommodate Portion 164(Catchment No. 12 on Figure 31).

7.1.4 Construction of Open Drain &Lake (route 2 Drainage) Upstream of PacificHighway Culverts

On 9 May, 1986, a Development Application was lodged to construct an open drain andlake as part of the Flood Mitigation Works (see Figure 33).

As this proposed work came within the ambit of the Minister's Section 101 Directionof 14 November, 1985, relating to 'canals and other artificial waterways, Councilcould not determine the appl ication but had to refer it to the Department ofEnvironment and Planning.

A subsoil invest igat i on was carri ed out wi thi n the proposed 1ake preci ncts to adepth of 22 metres. The investigation revealed that the site consists of sand (fineto medium grained) interbedded with bands of weakly cemented indurated sand to adepth of 20 metres. These alluvial deposits are underlain with silty clays andsilty sands to a known depth of 22 metres. The water tabl e was encountered atdepths between 2.3 to 3.0 metres.

To ensure that the lake contents remain fresh (ie. no saline intrusion so as toenable Golf Course irrigation), a controlling weir is proposed at highestastronomical tide at Shallow Bay (approximately R.L. 0.90 metres AHD). The largesurface area of the lake (c. 6 ha), coupled with inflow and outflow should ensurethat the 1ake contents recei ve good ci rcul at ion wh i ch wi 11 prevent bothstratification and eutrophication occurring.

The lake excavation should provide sufficient material to fill the balance of theland to Council's requirements (ie. R.L. 2.65 metres AHD).

A Commission of Inquiry (under Section 119 of the Act) was held in September 1987 topublicly examine the drainage canal and lake proposal. The Commissioner of Inquiryrecommended approval of the app1i cat ion subject to condit ions. The Mi ni ster forPlanning and Environment approved the application on 19 October 1987 (see AppendixF) .

The construction proposed by this Development Application will complete DrainageRoute No.2.

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7.1.5 Location of Drainage Routes 1 &3

Section 7.1.2 stated that the routes of drainage-channels were reasonably flexiblewithin the limits of the lower lying areas. As a consequence the routes shown onFigure 30 (excluding route 2 which is now constructed) could be relocated.

As shown in Section 6, there are certain constraints in some parts of the study areawhich preclude or at the very least, effect possible urban development (eg. sewagetreatment plant buffer, osprey nests, football club noise buffer etc.), and it wouldappear reasonable to assume that drainage channels and lakes are more suited to thisarea rather than use 'deve1opab1e'l and. Furthermore, such a 1ocat i on for thedrainage scheme would further enhance this 'buffer' area.

Whilst the actual location of the drainage scheme will be determined in DevelopmentControl Plans, the use of the buffer areas (as detailed above), would appear to havesome merit and a schematic representation of this Drainage and Lake System is shownin Figure 34. -

7.2 Water Quality Aspects of the Proposed Drainage System

As discussed in Section 4.6.3, water quality in the Terranora Broadwater should nowmainly be a function of diffuse sources of water pollution, and as some agriculturalland uses will, in this area, be replaced with urban development, the most notablesource of diffuse water poll ut i on wi 11 be urban runoff. Thus, it shoul d be anobjective within the study area to maintain the volume, rate and water quality ofrunoff as close as possible to pre-development levels.

Wh il st the detail ed urban runoff controls wi 11 be incorporated into developmentcontrol plans, it is considered important to outline in this study, the proposedurban runoff control techniques.

As outlined in the previous section, the drainage system is to comprise a series ofchanne1s interspersed wi th a number of art i fi ci all akes wi th grassed or vegetatedfl oodways adjoi ni ng both the channels and 1akes. Floodgates wi 11 be provi dedunderneath both the Pacific Highway and Fraser Drive to minimise saltwaterintrusion, thus permitting irrigation of the Golf Course and other sporting playingfields. As stated previously, the large surface area of the lakes together with theinflow/outflow of water should prevent both stratification and -eutrophicationoccurring. In addition, filter fabric may be fixed from the top to the bottom ofthe 1ake revetment walls and the i nfl ow structures coul d be des i gned as pollutanttraps.

According to the State Pollution Control Commission, artificial lakes (wet retentionbasins) when of an adequate size, are probably the most efficient means of removingpo11 utants such as organi c matter, suspended solids, nutri ents, trace metals andbacteria.

Upstream from the artificial lakes, use could be made of the Golf Course, playingfields, parks etc. as flow retardation basins. Under normal circumstances, theseareas will remain dry, however, during intense storms these areas will fill when thecapac ity of the dra i nage condu i t (underground pi pe or channe1) is exceeded. Asthese areas generally operate only during periods of intense storms, thereeffectiveness with regard to improving water quality is minimal although thepotential for downstream erosion and scouring can be reduced. The above flowretardation basins could be modified to improve there pollution control (eg.installation of pollutant traps) subject to examination of their flood controlfunction.

- 110 -


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Thus, the urban runoff control techniques to be undertaken in the Tweed Heads Southarea will be the construction of a 'naturally-based drainage system' incorporatingfloodways, drainage channels, lakes and wetlands together with grassed and vegetatedareas adjacent to this drainage scheme which will reduce the input of pollutants andserve as both active and passive open space.

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**

*

*

**

*

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In this section, a very brief outline is given regarding recreation and outdooract ivity as it relates to the Major Open Space Network. The Major Open SpaceNetwork is a key element in the success of the project, as it provides the followingbenefits -

In addition to the major open space network noted above, drainage corridors,neighbourhood parks etc. will be provided within the urban residential/touristareas.

1. flood mitigation and drainage;

2. a major visual element and a delineation boundary between Sanora Point and TweedHeads South;

gymnasiums/health club;squash courts;tennis courts;bowling club;golf course;walking and picnicing; andplaying fields.

8.2 Neighbourhood Open Space

3. a focal point for recreational, community and tourist activities; and

4. a buffe~ between incompatible land uses.

The analysis of the various ecological, physical and visual constraints/attributesof the study area suggests that the Major Open Space Network (mostly pri vaterecreation) could be somewhat similar to that shown in Figure 35. As can be seen,this network represents a substantial part of the total site area. As a consequenceof the large amount of open space, it is only to be expected that certain areas willbe highly formal (eg. golf course, tennis and squash courts, community buildings,touri st facil it ies etc.) whereas other areas will very i nforma1 (eg. 1akes, parksand gardens etc.).

8.1 Recreation and Outdoor Activity

The Study area could support the principle of a residential/tourist conceptdeveloped around a comprehensive range of recreational facilities. A recentnation-wide market research study, undertaken by the Australian Tourism Commission,found evidence to. suggest that tourists are· seeking a total experience with anemphasis on outdoor recreation pursuits, as well as accommodation, entertainment andmea1s. The development and provi si on of open space with in the site shoul d ensurethat it is capable of providing a very wide range of recreational pursuits ..

Within the study area, it is considered that as wide a range of opportunities aspossible should be provided, these could include -

8.0 OPEN SPACE NETWORK


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9.0 DEVELOPMENT PRINCIPLES, CONCEPTS AND OBJECTIVES

From the analysi s of the physical, ecological, -infrastructural and environmentaldata presented in this report it has been possible to develop a set of developmentpri nci p1es and objectives whi ch wi 11 form the bas is for the preparat ion of theConcept Plan (see Section 10) and the Local Environmental Plan (see Section 11).

9.1 General

a. to identify by means of zoning and Development Control Plans that land which, byreason of its urban capabi 1ity assessment and 1ocat ion, is suitable to be usedfor purposes associ ated with a res ident i a1 community and touri st/recreat iona1developments;

b. to take into account the constraints which would inhibit the carrying out ofcertain development on that land;

c. to take into account the exi st i ng and intended supporting servi ces establ i shedor to be established on that land or in the vicinity;

d. to create a vi sua1 buffer between the suburbs of Tweed Heads South and BanoraPoint;

e. to establish (within Development Control Plans) planning criteria for each urbanarea to give reasonable planning and design flexibility taking into account thepredominant land use for each urban area;

f. to maintain the opportunity for public involvement and participation inenvironmental planning and assessment by ensuring the use of Development ControlPlans to supplement the broad controls in the Plan;

g. to provide sufficient land for residential and tourist development in accordancewith anticipated growth (as detailed in the Tweed Shire Residential DevelopmentStrategy) so as to provide a reasonable balance between supply and demand;

h. to ensure that future development is cons i stent wi th the bas ic structure andfunction of the Shire;

i. to take account of the physical nature of the local environment so thatdevelopment is in harmony with the natural environment and in particular toprotect areas of hi gh 1andscape value and natural areas of conservation andrecreational significance;

j. to support the economi c and effi ci ent provi s ion and ut il i sat i on of pub1icfacilities and services;

k. to provide for equitable cost sharing of public services and facilities;

1. to ensure that the development areas have good access i bi 1i ty wi th regard toretail, service and recreation facilities;

m. to allow for the safe and efficient movement of goods, people and services;

n. to ensure urban subdivision design has regard to slope, drainage patterns,erosion, geological hazards and landscape features;

o. to provide opportunities for public and private recreation facilities associatedwith tourist and local resident needs;

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p. to encourage development that will expand Tweed Shire's economic base in tourismand provide accommodation and services for tourists; and

q. to ensure that development along/near fores~ore areas take into considerationidentified or likely recreation, environmental protection or hazard areas.

9.2 Util ities

a. to provide for appropriate and efficient utility systems, the costs of which areto be equitably shared between all developers, Council and other GovernmentAgencies; and -

b. through the imp1ementat ion of Development Control Pl ans set detailedcontribution standards in order to facil itate the economic construction ofutility services.

9.3 Business

a. to provide for commercial activity at both a local and neighbourhood level;

b. to ensure the appropriate location of retail and commercial facilities in termsof accessibility from movement networks;

c. to ensure that the identified retail and commercial facilities are establishedwithin a preferred hierarchy of centres both within and outside the area; and

d. to promote the integration of other community activities with retail andcommercial activities to encourage a focus of community activities.

9.4 Industry

a. enable the development of an industrial area in a location which is highlyaccessible to the population yet sufficiently buffered to minimise any adverseaffect on the surrounding community; and

b. maintain flexible standards to account for the differing needs of eachindustrial group.

9.5 Housing

a. encourage sufficient variety of housing forms, sizes and locations so thatresidential choice in the area is possible within the limitations of marketforces;

b. ensure that physical design of residential development is appropriate to thearea;

c. consider opportunities for innovative and experimental housing; and

d. ensure convenient access from dwellings to destinations outside the area and toall necessary resources within the area.

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9.6 Tourism

budget family orientated caravan parks, cabins etc.

9.7 Recreation - Open Space

Environmental Protection

within and around the environmentally sensitive areas limit public access tospecific areas;

that the form of open space integrate wi th future 1andscapi ng and the bui 1tenvi ronment. .

reta in and protect s ignifi cant envi ronmenta1 areas in the; r natural state andset management criteria for important vegetation areas, Terranora Broadwater,Trutes Bay, Shallow Bay and their surrounds;

set development controls to restrict development of the immediate foreshores ofTrutes Bay, Terranora Broadwater and Shallow Bay; and

b.

a.

e. prov ide for ded icat i on wherever pos sib1e of foreshore 1and as a cond i t i on ofdevelopment consent to development on the foreshore;

f. promote the integration of other community/retail activities with majorrecreational outlets to encourage a focal point of community activity; and

c. ensure that the amount of open space is commensurate with the size and characterof the project;

d. allow for equitable public access to recreational resources and open space;

g.

9.8

a. encourage the establ i shment of a range of quality development forms offeri ngdifferent leisure and hospitality activities. In this regard, attention shouldbe given to encouraging the complementary and simultaneous development of -

budget family style resorts

c.

d.

a. allow for a wide range of recreation and leisure activities commensurate withthe scale of the future residential community and tourist potential of the areataking into account the differing preferences between different age groups anddiffering community/socio-economic groups;

b. create recreation and outdoor activity areas to promote functional links, visualelements and focal points between the different development areas and to createformal, informal and public recreation areas;

a. ensure the prOV1Slon of an adequate, efficient and environmentally safestormwater disposal system sensitive to eXisting natural drainage systems;

b. minimise the instance of any inconvenience resulting from flooding;

retain and protect the existing hydrological conditions in Terranora Broadwater,Trutes Bay and Shallow Bay.

9.9 Drainage

IIIIIIIIIIIIIIIIII

:

II

I

9.11 Community Facilities

d. allow community facilities as permissible uses within all zones within the studyarea;

c. mlnlmlse the impact of urban runoff on the environment and in particular on thestate and character of downstream flows; and

b. allow for convenient access to public transport from all development areas andactivity centres.


detailedeconomic

Control Pl ans setfacilitate the

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e. ensure that the costs associated with providing community services are equitablyshared between all developers, Council and other Government Agencies; and

f. through the implementation of Developmentcontribution standards in order toconstruction/maintenance of community services.

a. in the early stages of development" monitor the existing community services inTweed Heads and relate their capacity progressively to the community servicerequirements of the development area;

b. allow for the provision of community facilities of such a range, variety andnature as to be responsive to the needs of the community;

c. ensure that the location and distribution of community facil ities areappropriate and accessible to most residents;

d. identify the need to provide at an early sta-ge adequate and efficient drainagefor the area, upon full development.

9.10 Traffic and Transport

a. create opportunities for traffic circulation and movement through thedevelopment while discouraging the use of internal roads as an alternative routefor through traffic; and


10.0 CONCEPT PLAN AND IMPLEMENTATION

10.1 Concept Plan

From the set of development principles and objectives outlined in Section 9,together with the analysis of the physical, ecological, infrastructural andenvironmental data presented in the report, a concept plan has been prepared whichoutlines the main zones or areas within the Tweed Heads South Project (see Figure36). In summary, the various components of the concept plan are -

10.1.1 Residential Development Areas 1 &2

It is proposed that these two (2) development areas (about 7.4% of the total sitearea ~ 38.2 hectares) cater primarialy for family orientated tourist accommodationand services together with residential development.

Within these development areas, there already exists two (2) caravan parks and thePioneer Park complex - a complex offering a colonial style restaurant with attachedaccommodation facilities and outdoor recreational pursuits.

Immediately north of the subject land (ie. opposite Kirkwood Road), approval hasbeen granted for the $10 million development for the Tweed Heads Rowing and AquaticClub (boating, licenced club, recreation and car parking).

10.1.2 Residential Development Area 3

This development area representing 13.8% of the site (70.9 hectares) will form oneof the 'living areas' for the development and will predominantly be of a low densityresidential nature (ie. single dwelling houses).

The majority of this area is to be surrounded by open space with views both over theTerranora Broadwater and over the main development area to the Tweed River.

This development area could yield approximately 600 allotments with. an expectedpopulation of around 2000 persons.


It is proposed that this area (about 21.5% of the total site area - 110.3 hectares)be the 'hub' for the Tweed Heads South Project as it is to contain the majorresidential component (both low and medium density), retirement villages, schools,community facilities, special recreation parks and be adjacaent to the Banora PointSports Complex and commercial area.

This area is to be centred on the proposed Open Space Network and should be easilyaccessible for most residents within the Tweed Heads South-Banora Point area.


This development area represents 3.1% of the site (15.8 hectares) and is to caterprimarily for cluster type townhouse development or a special residential concept(eg. mobile home park).

The area is adjacent to the Tweed Heads Bypass and surrounded by open space and alake scheme.

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III


10.1.5 Residential Development Areas 6 &7

These development areas (about 2.8% of the site area - 14.6 hectares) will form theother sole 'living areas' for the development, and will predominantly be of a low tomedium density residential nature (ie. single dwelling houses, duplexes andtownhouses).

These areas are an extens i on to Banora Poi nt whi ch wi 11 be surrounded on thei rnorthern boundaries by open space with some views available to the Tweed River.

This development area could yield approximately 120 allotments with an expectedpopulation of around 500 persons.


This development area represents 4.0% -of the site (20.4 hectares) and will caterprimarily for tourist accommodation/facilities and higher density residentialdevelopment.

This area overlooks the Tweed Heads/Coolangatta Golf Club and is virtuallysurrounded by open space, except for that area adjoining the Pacific Highway.

10.1.7 Industrial

Approximately 5.1% of the site (26.2 hectares) is categorised as industrial, locatedin the northern central area of the site where the majority of land is within theSewage Treatment Plant Buffer. Additionally, the land is adjacent (via the proposedGreenway Drive underpass) to the existing Tweed Heads South industrial area.

It is proposed that the industrial area will be surrounded by an open space system.

10.1.8 Sewage Treatment Plant

The Sewage Treatment Plant occupies an area of 18.1 hectares (3.5% of the site area)and is to be surrounded on all sides by either open space or industrial uses.

10.1.9 Open Space

The major Open Space/Environmental Protection Network occupies approximately 39% ofthe total site area. Two (2) open space categories are proposed, EnvironmentalProtection (11.4 hectares) and Special Purposes Recreation (187.3 hectares).Nei ghbourhood parks, playgrounds, mi nor drainage easements and small buffer areasare not incl uded in the major open space network. However, the major drainagesystem (including the artificial lakes) is included within the major open spacenetwork.

The valuable ecological areas around Trutes Bay and the Terranora Broadwater whichare currently protected by the 'Wetlands' zone will be further enhanced with theaddition of an open space buffer surrounding these 'wetlands'. This buffer shouldassist in maintaining the integrity of the area.

A major open space reservation is provided in the centre of the site, which whilepri marily a dra i nage/fl oodway corridor shoul d act as a buffer between. Tweed HeadsSouth and Banora Point. A golf course could be successfully developed in this area,while still providing ample area for other sporting and recreational activities andtourist facilities.

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The artificial lakes to be constructed within the Opsn Space Network are anextremely significant feature of the development in that not only do they provide aneffect ive method of contro11 i ng stormwater drainage, they create, withi n the OpenSpace Network, major focal points for the development.

A summary of the land uses and their respective areas is shown in Table 10.1.

10.2 Implementation

The project is large and naturally can only be implemented through stageddevelopment. Over the period of the project, there will be changes both in marketrequirements and planning requirements. Additionally, it is to be expected thatwi th deta i1 ed surveyi ng and engi neeri ng des igns, there wi 11 be changes in zoneboundaries - this is particularly the case with the open space network which is atthis stage conceptual in nature.

As a consequence of the abovementioned comments, it is considered that a flexibleplanning arrangement should exist which would enable refinements to be made to theLocal Environmental P1 an without the need for a multip1 icity of amending LocalEnvironmental Plans. Naturally, the Local Environmental Plan must be sufficient indetail to retain an overriding control over the development of the land.

Environmental Protection


Proportion (ha)

6.3 1.231.9 6.270.9 13.8

110.3 21.515.8 3.28.7 1.75.9 1.1

20.4 4.0

270.2 52.7

26.2 5.1

18.1 3.5

11.4 2.2

187.3 36.5

513.2 100.0

Area (ha)

TABLE 10.1

PROPOSED LAND USES: TWEED HEADS SOUTH PROJECT

No. 1No. 2No. 3No. 4No. 5No. 6No. 7No. 8

Residential Development Areas

Land Uses

Open Space (Private Recreation)

Industrial

Sewage Treatment Plant

Total


The main components of this planning arrangement are

i. Local Environmental Plans; and

ii. Development Control Plans.

10.2.1 local Environmental Plan

The Local Environmental Plan establishes the general range of land uses permissiblewithin the site, together with the aims and objectives of the Plan. Also, the LocalEnvironmental Plan specifies broad land uses for different parts of the site andsome specific zones where these as well defined (eg. Sewage Treatment Plant). Thevarious components of the concept plan formed the basis for the Draft LocalEnvi ronmenta1 Pl an. The proposed Local Envi ronmenta1 Pl an is detailed inSect ionII.

10.2.2 Development Control Plans

The Development Control Plans will identify more specific planning requirements andland uses. It would precisely locate land uses not detailed in the LocalEnvironmental Plan ego roads, local open space, commercial centres, schools, bufferzones etc.

Additional requirements relating to building setbacks and heights, landscaping, carparking etc. would be incorporated in the Plan. Also, details relating to theprovision of engineering and community services would be covered in the DevelopmentControl Plans.

The major advantage of this procedure is that Development Control Plans can bealtered, varied or amended (after publ ic exhibition) without recourse to the timeconsuming Local Environmental Plan making procedure. It should be noted however,that the Development Control Pl ans cannot aHer the actual 1:ones outl ined in theLocal Environmental Plan.

The Development Control Plan will be generally based on the concept plan previouslyreferred to in this report.

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11.0 LOCAL ENVIRONMENTAL PLAN

Aims, objectives, etc.

1. This plan may be cited as Tweed Local Environmental Plan 1987 (AmendmentNo.4) .


Minister for Planning

1988.

(b) to give effect to the Tweed Shire Strategic Plan (1984) and TlteedShire Residential Development Strategy (1987) as it relates to TweedHeads South - Banora Point.

(c) to enable land to which this plan applies to be developed for acombination of residential, tourist and sporting purposes to permitthe establ i shment of an integrated res ident i a1, touri st and sportingcommunity;

(d) to give the Tweed Shire Council the greatest possible flexibility andthe maximum responsibility for environmental planning by creating onlya very broad framework of controls and leaving the more detailedprovisions relating to matters of local environmental planning to becontained in development control plans made by the Council; and

2. (1) The general aims of this plan are -

(a) to provide some of the land required to accommodate the projectedgrowth in the Tweed Shire's resident and tourist populations in amanner that will minimise the adverse impact of development on theenvironment;

ENVIRONMENTAL PLANNING AND ASSESSMENT ACT, 1979

TWEED LOCAL ENVIRONMENTAL PLAN 1987

(AMENDMENT NO.4)

I, the Mi ni ster for Pl anni ng, in pursuance of sect i on 70 of the Envi ronmenta1Planning and Assessment Act 1979, make the local environmental plan set outhereunder.

Sydney,

Citation


(e) to maintain the opportunity for publ ic involvement and participationin environmental planning and assessment by requiring the use ofdevelopment control plans to supplement the broad controls in thisplan;

(2) The particular objectives of this plan are -

(a) to identify by means of zoning and development control plans that landwhich, by reason of it~ urban capability assessment and location, issuitable to be used for purposes associated with a residentialcommunity and tourist development;

(b) to provide for appropriate and efficient utility systems, the costs ofwhich are to be equitably shared between all developers, Council andother Government agencies;

(c) to provide for commerciai activity at both a local and neighbourhoodcentre level ensuring appropriate locations with regard to residentsaccessibility and promoting the integration of other activities toencourage a focus for community activity;

(d) to encourage a sufficient variety of housing stock so that residentialchoice in the area is possible within the 1imitations of marketforces;

(e) to encourage the establishment of a range of quality development formsoffering different leisure and hospitality activities, including thecomplementary and simultaneous development of budget family styleresorts, budget family orientated caravan parks, cabins and the like;

"(f) to allow for a wide range of recreation and leisure activitiescommensurate with the scale of the future residential community andtouri st potential of the area taki ng into cons iderat ion the aim topromote functional links, visual elements and focal points between thedifferent development areas;

(g) to provi de for ded icat ion wherever poss i bl e of foreshore 1and as acondition of development consent to development on or near theforeshore;

(h) to retain and protect significant environmental areas in their naturalstate and set management cri teri a for important vegetation areas,Terranora Broadwater, Shallow Bay, Trutes Bay and their surrounds;

(i) to ensure at an early stage the provision of an adequate and efficientdrainage system for the area (upon full development) which isenvironmentally safe and sensitive to existing drainage systems;

(j) to create opportunities for traffic circulation and movement throughthe development area along access restricted distributor roads whilediscouraging the use of internal roads as an alternative route forthrough traffic; and

(k) to allow for the provision of community facilities of such a range,variety and nature as to be responsive to the needs of the communityand ensure that the costs associated with providing community servicesare equitably shared between all developers, Council and otherGovernment agencies.

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Land to which Plan Applies

3. This plan applies to the land shown by distinctive colouring and marking onthe map marked "Tweed Local Environmental Plan 1987 (Amendment No.4)" deposited inthe office of the Council of the Shire of Tweed.

Relationship to other Environmental Planning Instruments

4. This plan amends Tweed Local Environmental Plan 1987 in the manner set outin Clause 5.

Amendment of the Tweed local Environmental Plan 1987

5. Tweed Local Environmental Plan 1987 is amended -

(a) by inserting in Clause 5(1), in appropriate alphabetical order, thefollowing definitions:

"extractive industry" means

(a) the winning of extractive material; or

(b) an industry or undertaking not being a mine, which depends on thewinning of extractive material from the land upon which it iscarried on.

The term does not include "works for dra i nage/l andfi 11" as herei ndefined;

"works for dra i nage/l andfi 11" means the removal of any extract ivematerial from land for the principal purpose of providing a method ofstormwater drainage and the subsequent fi 11 i n90 or spoil i ng of theextractive material on an allotment of land, or allotments of land,within the immediate vicinity of the drainage works";

(b) by inserting at the end of the definition of "the map" in clause 5(1)the following matter:

Tweed Local Environmental Plan 1987 (Amendment No.4);

(c) by inserting after the words "arterial road" in Clause 6(a) the words"extract i ve industry";

(d) by inserting in item 3 of the matter relating to Zone No. l(b), l(d),3(d), 5(a), 5(c), 5(d), 6(a), 6(c), 7(a), 7(f) and 7(1) in the Tableto Cl ause 9, in appropri ate alphabet i ca1 order, the words "works fordrainage/landfill ;";

(e) by inserting in item 4 of the matter relating to Zone No. 2(c), 2(e)and 2(t) in the Table to Clause 9, in appropriate alphabetical order,the words "recreational vehicle areas;";

(f) by inserting after the matter '2(d),' in clause 10(1)(a) the followingmatter:

"2(e), 2(t),";

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(g) by inserting after Clause 14(2)(n) the following paragraph:

(0) works for drainage/landfill.

(h) by inserting at the end of Schedule 5 the following matter:

Shallow BayTerranora BroadwaterTerranora Creek (Inlet)Trutes Bay -Tweed River.

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~I

IIIIIIIIIIIIIIIIIII

12.0 BIBLIOGRAPHY

M.W. Allen &Associates "A Drainage Proposal for-South Tweed Heads - Sanora Point"(1979) .

M.W. Allen & Associates "Proposed Industrial Subdivi sion at South Tweed Heads"(1980) .

M.W. Allen &Associates "Draft Local Environmental .Plan - Banora Point West" (1982).

Department of Arts, Heritage & Environment "Nutrients in Australian Waters: AECReport No. 19" (1987).

Department of Aviation "The Australian Noise Exposure Forecast System &AssociatedLand Use Compatibility Advice for Areas in the Vicinity of ~irports" (1984).

W.S.- Chestnut "Tweed Heads Break\~ater': Preliminary Geological Investigation ofPotential Quarry Sites" (1972).

Commissioners of Inquiry "A Development Application for the Construction of aDrainage Canal & Lake at South Tweed Heads" (1987).

Commissioners of Inquiry "The Desirability, Location and Design of High-RiseDevelopment in the Tweed Shire" (1982).

Gutteridge, Haskins & Davey Pty. Ltd. "Proposed Development at Pioneer Park, TweedHeads South" (1984).

Gutteridge, Haskins & Davey Pty. Ltd. - Vogan Pty. Ltd. "Residential & IndustrialLand Market Survey: Tweed Heads & Gold Coast" (1984 & 1987).

-E.W. Karamisheff & Associates "Drainage at Proposed Sanora Hills Subdivision"(1974) .

Laurie, Montagomerie & Pettit Pty. Ltd. "Banora Point Sewage Treatment PlantAugmentation: Investigation &Conceptual Design Report" (1984).

Department of Main Roads "Traffic Volumes &Supplementary Data 1986: North EasternDivision" (1987).

Department of Main Roads "Tweed Heads Bypass Traffic Study" (1987).

Main Roads Department "Gold Coast Area Transport Study 1980" (1981).

Macdonald Wagner "Tweedmount: Preliminary Planning Application to Tweed ShireCouncil" (1986).

J. Martindale "A Study of Estuarine Birds in the Lower Tweed River" (1987).

Oceanics Austral ia Pty. Ltd. "South Tweed Heads/Banora Point Flooding & DrainageStudy" (1980).

Oceanics Australia Pty. Ltd. "Terranora/Tweed Heads Flood Investigation" (1980).

Pub1i c Works Department "Tweed Area Sewerage St rategy Study: Interim Report"(1984) .

- 129 -

Public Works Department "Banora Point Sewage Treatment Works: Outline DesignConcept for Effluent Disposal" (1985).

Public Works Department "Tweed Area Sewerage -Augmentation: Tweed West SewageTreatment Works" (1986).

Soros-Longworth & McKenzie "Tweed Valley - New South Wales Coastal Rivers FloodManagement Studies" (1980).

State Pollution Control Commission "Draft Pollution Control Manual for UrbanStormwater" (1987).

State Poll ut i on Control Commi ss i on "Water Qual i ty in the Tweed-Terranora Estuary:Northern Rivers Study No.1" (1987).

Renzo- Tonin & Associ~les Pty. Ltd. "Report No. 2E137: South Tweed Heads Present &Projected Aircraft Noise Impact" (1984):

Tweed Shire Council "1984 Strategic Plan" (1984).

Tweed Shi re Council "Tweed Area Sewerage Augmentation Scheme: Bil ambil HeightsSewage Disposal Options" (1985).

Tweed Shire Council "Development Control Plan No. 5 - Development of Flood LiableLand" (1987).

Tweed Shire Council & The Department of Environment & Planning "Tweed ResidentialDevelopment Strategy 1987" (1987).

The Water Quality Council of Queensland "Guidelines for the Disposal of AnimalManure" (1981).

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13.0

A

B

C

D

E

F

APPENDICES

Comments and Requirements of Government Departments

Population 1947-1986

Population Projections/Land Supply Capability - 1996

Traffic Volume Calculations

Bus Timetables: Tweed Heads South and Banora Point

Minister's Conditional Consent: Tweed Heads South Lake & Drainage Scheme

- 131 -

APPEND IX ' A'

COMMENTS &REQUIREMENTS OF GOVERNMENT DEPARTMENTS

National Parks &Wildlife Service

1. In relation to Aboriginal relics, one (I) relic has been previously recorded inthe 1ocat ion descri bed in the regi ster copy. Other unrecorded re1i cs may bewith i n the subject area and the Di rector shoul d be not ifi ed if any re1i cs areuncovered in the course of development.

2. Osprey Nest Site No.1, adjacent to the Pacific Highway at Sanora Point.From expereince, this pair of birds, when incubating disturb easily, ie, whenintruder is 50-100m off the highway, therefore this disturbance should be keptto a minimum. This area should be zoned 7{l) habitat protection and shouldinclude all large trees whether "living or dead (important for feeding androosting). Recommend inclusion of remnant vegetation south and south east ofsite, along with small patch of trees on northern side of drain.

An area adjacent to, and on the eastern side of the highway, could be zoned openspace for the purposes of establishing an osprey appreciation park which couldinclude an observation post (hide/platform/screen), tree plantings, interpretivesigns and perhaps an artificial feeding platform/pole between the highway andnest site.

Osprey Nest Site No.2, adjacent to South Tweed Football Field.It appears that these birds flush less easily from the nest and probablytolerate weekend football fixtures. All remaining trees including dead onesboth east and north of the fi e1d shoul d be retained and zoned 7(l) habi tatprotection.

Continued 1iaison with the football club would be desirable to maintain asympathetic attitude toward the well-being of these birds.. .

The retention of the larger trees in the buffer zone of the sewerage treatmentworks would also be of considerable value for roosting/feeding sites.

Generally, it is important to recognise the significance of tall, dead trees tothis species, not only for feeding and roosting, but also as a provision,observation perches over nesting areas, and for perches for young birds learningto fly.

3. In all rapidly growing urban areas, in time, all remnant vegetation, road vergesand sometimes isolated individual trees become important resources, not only forwildlife as habitat but also as education/scientific reference areas. Thereforeall such areas deserve retention priority and in essence a tree preservationorder may be the best end result.

4. Mangroves and associ ated vegetat ion along the estuary foreshore are extremelyimportant for many and varied reasons, including the importance of such areas asfish breeding nurseries and as such should not be interfered with. The buffervegetation of casuarinas and the like should be included as requiringprotection.

- 132 -



Department of Transport &Communications

1. Due consideration should be given to this lJepartment's previous comments inrespect to the Tweed Local Environmental Plan on such aspects as aircraft noiseand land use compatability, height controls, and land use management in regardto the control or elimination of bird hazards which could affect the operationaluseability of Coolangatta Airport.

Copies of part plans BS9613/H (Height Control) and BS9817/N (N~ise EffectForecast) covering the area of Amendment No. 4 are enclosed. These are currenteditions and some minor amendments will occur in the future to reflect changesin Internat i ona1 Standards. These amendments wi 11 not effect the area ofconcern at this time.

There are aspects of 1and use compatabi 1i ty that need to be addressed wi threspect to aircraft noi se over a cons iderab1e area covered by the proposedamendment and is highlighted on the"plan extract of BS9817/N.

2. It is unlikely that urban development (apart from canal-type housing estates) inthe area would attract birds to a greater extent than the existing environmentor the adj acent ri ver and its shores. Such development woul d therefore beunlikely to result in an increase in bird hazards to aircraft using or flying inthe vicinity of Coolangatta Airport.

Canal housing estates can be attractive to water birds such as pelicans,cormorants and gulls and it is possible that such a development on the southernbank of the Tweed River under the approach/take-off path to runway 14/32 couldlead to an increased hazard to aircraft.

lands Office Grafton-

1. The plan shoul d have adequate regard to the 1i ke ly effect on the waterfront,particularly where Crown Land is involved. That is to say proper allowanceshoul d be made for increased pressures, ari sing from any development, on thewaterfront.

2. It is desirable that any development occurring should have the greatest regardto the need to preserve the flora of Big Island and surrounds including generalaesthetics of the area. ..

State Pollution Control Commission

1. Consideration should be given to the control of pollution from urban developmentin this region. Measures to protect the environment should at least include thefollowing -

a. Facilities for the collection of litter and the disposal of rubbish.

b. The volume and quality of waste waters discharged from the sewage treatmentworks due to increased population.

c. Establ ishment of noise buffer zones between residential areas and saysporting clubs (eg. rifle range), industrial areas (eg. metal fabricationfactories), aircraft and marine facil ities as well as traffic noise fromarterial roads.

d. Controls for stormwater runoff from areas of eXisting and proposed urbandevelopments.

- 133 -

2. The guidelines and recommended methods contained in the manual "Control of UrbanStormwater" be incorporated in the environmental plan for any urban developmentand its control of stormwater runoff.

3. The content of the Commission's Northern Rivers Report No. 1 (Water Quality inTweed-Terranora Estuary) be examined and any of its unfinished recommendationsbe implemented through the use of this plan.

Department of Youth &Community Services

1. The devefopment of the site will potentially link two (2) eXisting populationareas of South Tweed Heads and Banora Poi n1. Gi ven thi s potentiality, it isconsidered prudent to plan for areas to be designated for 'community use', inorder to provide for the long-term needs of residents.

2. Provision should be made for a site on which to establish a Child Care facility,such as Long Day Care or Sessional Pre-School. Also, provision should also bemade for the setting aside of a site for multi-purpose use such as Day Care forAged and/or Disabled Persons and other general community uses such asNeighbourhood Centres.

Department of Education

No comments or requirements received.

Department of Agriculture

1. The Division of Fisheries is keen to ensure that wetland fish nurseries are notdamaged by direct or indirect development effects.

2. An ana1ys is of relevant maps and aeri a1 photography has i ndi cated a potent i a1problem with siltation in Shallow Bay and on the north.ern margins of TonysIsland. Siltation from residential development in the catchment of this Bay maycause loss of seagrasses, water qual i ty problems and the creation of bi t i ngmidge breeding areas. A combination of silt traps and wet retention basinscould be constructed before any development in the catchment takes place.

3. The Department views with great concern the potential for the construction ofcanal estates, particularly in the vicinity of the South Tweed Drainage thanne1.If would be appropriate for these types of developments (including artificiallakes) to be excluded from the area covered by the Local Environmental Plan.

4. The long term tourist potential of the North Coast Rivers,inc1uding the TweedRiver, is highly dependent on the maintenance of adequate fish stocks which arein turn dependent upon suitab1 e habi tats. The imp1ementat i on of appropri ateengineering designs can ensure that developments are made more compatible withthe estuarine wetlands.

Department of Health

The Department requested that the following matters be considered in the preparationof the Draft Local Environmental Plan -

1. Areas or allotments proclaimed unhealthy bUilding land under Section 55 of thePublic Health Act.

- 134 -



2. Provision of adequate public water supplies meeting Department of healthcriteri a.

3. Provision of adequate stormwater disposal systems.

4. Provision of a public sewerage scheme, sewerage treatment works and location andcondition of effluent at the outfall and the effect of any" such outfall on thelocal community and environment.

5. Provision of adequate areas on subdivided allotments for the safe disposal ofseptic effluent if sewer is not provided.

6. Provision of garbage and trade waste removal services and capacity of sanitaryl!indfill areas sufficient to cater for the quantity of wastes likely to begenerated by the development and the proximity of such areas to the developmentfor convenience of the public.

7. Provision of adequate means of controlling mosquito populations.

8. Proximi ty of the development to water catchment areas and any effects suchdevelopment may have on the quality of water.

9. Proximity of residential buildings to areas where pesticides/herbicides may beusesd.

10. Effects of development on rivers and streams used for bathing and recreation andon aquatic life within such rivers and streams.

11. Proximity of-_development to existing 1icensed noxious traders or industrieswhich may be to the detriment of future and/or existing residents.

12. Provision of adequate health care services to cater for the needs of an expandedpopulation.

Department of Main Roads

The Department requested that the following matters be considered in the preparationof the Draft Local Environmental Plan -

1. The area covered by the Local Environmental Plan is located adjacent theproposed Tweed Heads Bypass. The Bypass will be a Controlled Access Road with1imited access to the Local Road Network. Access through the Bypass to theadjoining areas will be available via Darlington Drive, Greenway Drive and DryDock Road.

2. A suitable buffer zone should be provided between the area and the Bypasscorridor. This will ensure that conflicting considerations such as noise andvisual impacts, are kept to a minimum.

3. Council is encouraged to adopt a Road Hi erarchy Pl an for all roads wi thi n thearea to be covered by the Local Envi ronmenta1 Pl an. The estab1i shment of newroad" corridors and setting up a network of roads for the movement of localtraffic should improve road capacity, traffic flow and safety. "

4. Council is reminded of the provisions, regarding advertising structures adjacentto arterial roads, as set out in Clauses 53 and 54 of the "North Coast RegionalEnvironmental Plan 1988".

- 135 -

Council is requested to include provlslons which help achieve the objectives ofthe Reg iona1 Envi ronmenta1 Pl an. A suggested format for the Cl auses is asfollows -

the Council, in consultation with the Commissioner for Main roads, issatisfied that the erection of the advertising structure where adjacent toor adjoining a primary arterial road, will not jeopardise or impair trafficsafety; and

the Counc i1 is sat i sfi ed that the erect ion of the advert is i ng structure,where adjacent to or adjoining any road other than a primary arterial, willnot jeopardise or impair traffic safety.

The term "primary arterial" being used to define the Pacific Highway and thep~oposed Tweed Heads Bypass.

Public Works Department


Soil Conservation Service


Tourism Commission of New South Wales


Telecom Australia

1. Telecom Austral ia will be able to provide telecommunications facil Hies to thearea from the modern telephone exchange located at Banora_Point. Telecom wouldneed to lay underground conduits and cables from the exchange to the newdevelopment.

2. The general route woul d be westward from Banora Poi nt, goi ng north of theeXisting golf club and facilities in as short as practicable route to FraserDrive. Laterial routes along Fraser Drive and to the area north would be neededto service the developmental areas.

3. If initial development is along Fraser Drive or in the northern part of the areathen a designated conduit route or services corridor wil be needed to providethe facilities from Banora Point economically and with least disruption to otherservices. This corridor need only be a suitable designated road reservation.

4. Telecom would be interested in some form of shared trench arrangement to helpreduce the overall cost of providing services to the area.

Northern Rivers Electricity

1. Northern Rivers Electricity intends to establish a major zone substation in thesouth west corner of the office/depot complex at Sunshine Avenue, Tweed HeadsSouth. This site abuts a presently unformed section of Kirkwood Road.

- 136 -



The establishment of this zone substation, and subtransmission lines to it, willbe essential to providing sufficient and reliable electricity supply tosubstant i a1 development in the area under ai scuss ion. The comp1et ion of thefirst stage of this zone substation will enable the retirement of the existing1imited Tweed Heads North substation which, for historical reasons, is locatedjust north of the border at the top end of Bay Street.

The proposed Tweed Heads South substation will then supply into north and westTweed as well as South Tweed and Banora Point West. Ultimately augmented, itwi 11 be capable of servi cing a popul at ion of 40,000 to 50,000 although theextrapo1at ion of current energy dens ity 1eve1s per capita that far into thefuture has doubtful validity.

2. A 66,000 volt subtransmission line route has been surveyed from Terranora bulksupply substation to and along Fraser Drive. Construction of this line isplanned for 1989/90 or 1990/91. The major zone substation fronting the unformedpart of Kirkwood Road at the Depot site will be constructed over the 1990/92financial years.

3. The provision of corridors is vital for the 66,000 volt subtransmission lines toservice the zone substation. The existing 33,000 volt line along the PacificHighway through South Tweed Heads is totally inadequate for the future needs ofthe Tweed Heads area, both in terms of capacity and reliability.

4. A corri dor for another 66,000 volt subtransmi ss ion 1i ne has been incorporatedinto the Development Contiol Plan for Banora Point West and this needs to beextended north through the area now under study.

5. The subtransmission lines along the routes generally shown on the plan copy willbe wood or concrete pole construction similar to those in Kennedy Drive west ofDucat Street and adjacent to the Boyds Bay Bridge and approaches. Wherecorridors for these lines are roadways, it will be important to provide adequatefootway so these poles can be kept some metres behind the kerb. Increasedattention is being given by the State Government to roadside hazards and earlyplanning is needed to minimise the potential hazard that poles can create. Thecurrent cost of undergrounding at this voltage is about ten times higher thanfor overhead design, so this alternative cannot be justified.

6. Ki rkwood Road, both east and west of the zone subs tat ion site, is a vitalcorridor to service this whole area. The section of Kirkwood Road west of thesubstation site to Fraser Drive provides, because of the steep incl ine acrossthe road reserve behi nd the Bi 11 abong Caravan Park, very 1imited provi sion foroverhead lines. A wider corridor or a shift of this part of Kirkwood Road tothe south would provide a substantial improvement for servicing the area.

- 137 -

APPENDIX 'B'

POPULATION GROWTH OF TWEED SHIRE 1947-1986

Year Population Average AnnualGrowth Rate

1947 19,3211954 21,144 1.30%1961 _ 22,491 0.89%1966 23,154 0.58%1971 24,05.5 0.77%1976 28,750 2.70%1981 37,100 5.25%1986 45,869 4.35%

Source: Cameron McNamara "Ocean Paradise Estate" Planning Report, Australian Bureauof Statistics "Handbook of Local Statistics", Tweed Shire Council"Residential Development Strategy 1987".

- 138 -


- - - - - - - - - - - - - - - - - - - -APPENDIX t POPIn.ATION PlfOJECI'TONS/IJlND CAPAnrl.1TY

-----------------------~------------------------------ ---------------_. ---Local! ty (1) (2) (J) (II) (5) (6) (7) (Il) (9) (10) (11) •

Vac .Allot Vac .Allot Vac.Allot Surplus Total Vac. Usable Total Vac. Usable 1991-95 Equiv. PopulationCrcaUxl Created Created 19R7-90 Subdivld. Vae.Sub. Unsubdivid. Vac . Unsub. Land Resid. Capability'Ilcfore 19117-90 From L.1nd L.ood Land Land L:md (A) Land Supply Allot.19WI Releases Supply

191\7-90

-'!':'.I0.r!d Head.s 7.B 1.5 , NIL NIL 9.3 5.6 3.7 2.2 7./\ li2 41127w~ed Heads ~'CS~ 19. B 3·9 NIL NIL 23.7 14.2 NIL NIL 14.2 114 432tweed HeiJd s Sout.h 5.P 3.0 l(L 1 NIL 24.9 14.9 NIL NIL 14.9 119 457~anora Point 28./1 59·0 flIL 77.3 164.7 98.8 NIL NIL 98.8 790 2558!':ingscliff 6.2 NIL NIL NIL 6.2 3.7 NIL NIL 3·7 30 108=:osal 1.5 ' NIL IUL NIL l.S 0·9 NIL NIL 0.9 7 22::hioderah 2.8 'I. 4 NIL NIL 4.2 2.5 NIL NIL 2.5 20 65::: la",bil Heights 17. A 6.5 9.9 NIL 34.2 20.5 NIL NIL 20.5 1611 476

- - .-~th East SectorSubtotal 90.1 75.3 26.0 77.3 268.7 161.1 }.7 2.2 163.3 1306 4560

I Kingcllff South NIL NIL 13.8 NIL 13.8 8.3 NIL NIL '8.3 66 242

- ~rwi 11 unbah 6.4 2.6 17.7 NIL 26.7 16.0 NIL NIL 16.0 128 441I,JJ =cs;angar 10.9 11.6 NIL 11.8 34.3 20.6 14.7 8.1l 29.4 235 839.-s::> ~2stings Point 0.5 2.3 NIL NIL 2.8 1.7 NIL NIL 1.7 14 60

I :::~ttsville 10.6 2.4 NIL 9.6 22.6 13.6 NIL NIL 13.6 109 387:umbulgun 1.3 NIL NIL 1.6 2.9 1.7 NIL NIL 1.7 III 36Condonp, NIL NIL NIL NIL NIL NIL NIL NIL NIL NIL NILTy>31RU'Tl 1.7 3.0 NIL 5.7 10.4 6.2 NIL NIL 6.2 50 156',t:i 1.7 0. 11 NIL 2.2 4.3 2.6 NIL NIL 2.6 9 23::,..:~!"'in~bar 3.6 1.6 NIL NIL 5.2 3.1 NIL NIL 3.1 11 43

( A)' Excludes 12nd discounted for environmental/physical constraints as out:i~ed in Appendix J.

- 140 -

1300/190 = 6.8 trips per dwelling

TRAFFIC VOLUME CALCULATIONS

APPENDIX '0'


547 detached dwellings136 duplex units408 medium density units

991 detached dwellings248 duplex units744 medium density units

1864 detached dwellings480 duplex units

1440 medium density units

6858 Dwelling Units

Vacant Allotments (pdu):(648 equivalent lots)

Land Release Area (pdu):(585 ha. c. 50%open space etc)

Zoned Unsub. Land (pdu):(1239 equivalent lots)

2. Using the density allocations from the Residential Development Strategy 1987 theestimated numbers of potential dwelling units (as at 1 January 1987) within theTweed Heads South - Banora Point Catchment is as follows -

1. At the time of the Acacia Street traffic volume counts (1300) there wereapproximately 190 dwelling houses in the subdivision. Thus vehicle trips perday can be extrapolated -

3. 6858 dwellings x 6.8 trips = 46,634 vehicle trips per day.:

- --SOUTH - - -TIMETABLE - FROM - -FEBRUARY 1-: 7""''''eM">~U~S~ftE

(jJc(jl

::\~

~~rnVI

..

):.~\:)

rn2oxrn

NISHT SERVICESlIon- FriFrf . ONLY

(excluding Public holidaysllIonday to Friday

AI tairs StIlillia.ll StreetBoyds Bay Sr

Greenbanl: lsI

Dutton Street /".. 9.33 11.00 1.30 4.32 5.20Tourist Ctr 0 B.I0 "8.>35 9.37 9.40 11.04 1.34 1.55 3.05 3.50 4.36 5.23Greenbank lsi U 8.13· /.. 9.40 11.07 1.37 3.08 4.39 5.26

---------------- T -------------------~:. - -------------------- ------------------- - - -------------- --------------.,~

Boyds Bay Br 8.17 8.38 9.44 9.43 11.11 1.41 1.59 3.12 3.53 4.43 5.30Sth Tweed Bowls 0 8.21 ? 9.49 9.47 11.15 1.45 2.01 3.26 3.56 \ 4.47 5.34TWEED CITY F 8.25 ~~' 9.52 9.50 11.18 1.49 2.05 3.30 4.00 4.50 5.35 6.35---------------- ------------------~---~ -------------------- ------------------- -- ------------- --------------Heffron Street T 9.29 ;o(SS" 9.55 9.53 11.21 1.52 2.09 3.37' 4.03 4.53 5.37 6.37lloyd Street 0 B.29 '(56# 9.56 9.54 11.22 1.53 2.09' 3.38 4.04 4.54 5.38 6.3BTweed Cara Pk N 8.31 ...·8.• 59" 9.59 9.56 11.25 1.56 2.12 3.40 4.06 4.57 5.40 6.40---------------- N -------------------~---- --------.----------- -------------------- --~ -------------- --------------Colon. Cara PI: 1 8.32 ~O 10.02 11.28 l.59 2.15 l.'09 5.00 5.42 6.42Hillcrest Ave ././ 2.20 4.12THeed Heights ff.15./ .' 10.05 2.30-~--------~----- -- --------------~:'~--~~;~- -------------------- ------------------- - -------------~--------------Hillcrest Ave 7.40 o€z"""" 10.15 L12

Frazer Drive I o€.~....../ 10.21 2.38 4.18

!~~~~-~~~~-~~___ : ?~~!--~~~!--2~2!~ ~~~~~-T:~C~~y-~~~~~- ~~~~-Tw;C:~y------- __4:~ -_:~~~------J--:~~---~~~~-o /' 10.35 2.45

, '--. 10.37' 2.47,.,.7.50 8.35 ...... 10.05 10.39 11.31 2.02 2.50 4.21 5.03 5.45 6.45

T 7.52 B.37 . 10.07 10.41 11.33 2.04 2.54 3.43 5.05 5.47 6.47----------------- 0 -----/------~---------~: -----~~------.------ -----~------------- - - ------------ ---------------

II 8.40 9.10 10.10 11.36 2.07 3.46 5.08. 5.50 6.50.THeed P.O. fN 7.55 B.45. 9.15 10.15 10.44 11.41 2.12 2.55 3.51 4.26 5.13 5.55 6.55---------_.------ 1- -----..--------:----------~ -------------------~ ------------------- - ------------- --------------Dutton Street 3.47 9.17 10.17 10.47 11.432.14 3.55 5.15. .

. . ~ . , , ,I ,_, ...

-t

, ~

• Colon. Cara Pk B.35 10.02 11.41 12.24• Hi IIcrest Ave• Tweed Hei ghts

IIIIIII.1I

~I

IIIII'IIIII

Hight Services to Seagulls Club

fton to Fri SaturdayThurs onh

heed City 5.35 6.35 6.35 7.35II oyd Street 5.37 6.37 6.37 7.37Iweed Cara H 5.~0 6.40 6.~0 7.~0

-------------_._-----------~- ----------------Colonial Cara P 5.42 6.42 6.42 7.42Williu Street 5.45 . 6.~5 6.~5 7.~5

Boyds Bay Br 5.47 6.47 6.47 7.47._--------------------------- ----------------Greenbank lsI 5.50 6.50 UO 7.50heed P.O.

.,5.55 6.55 6.55 7.55

"arinePde 6.00 7.00 7.00 8.00----------------------------. ----------------fti IH Street 6.03 7.03 7.03 B.03VUirterdeck 6.07 7.01 7.07 8.07Kennedy Or h'e 6.10 7.10 7.10 8.10----------------------_.__._- ----------------SEAGULLS CLUB 6.20 7.20 7.20 B.20

Peturning fro I t~e club along the sale route

6030 7.30 7.30 UO

12.00 12.00

C/)

rlrl::sb.Oa:lQ)

CI)

o+'

Q)

()

·rl:>HQ)

CI)

+>..cb.O

·rlZ

9.~~ 11.22 12.069.~B 11.26 12.10U2 11.31 12.1~

.+'III

• CD'O~ellOlll ....0::'0 '"

ell '".<lCD C'Iell::r:.0 -0El '0 • C"\

..-I CD'"... CD 00 •;:I:-~.<l

OE-<NA.

B.2B 9.55 11.34 12.17B.29 9.56 IUS 12.IBB.32 9.59 11.3B 12.21

Saturday

9.53 11.11 11.558.10 9.37 11.15 11.59B.13 9.~0 II.IB 12.02

B.n 11.43 12.26---··-Tkdcity-----------------

10.108.38 10.15 11.H lUIB.~O 10.17 11.46 12.29

-

LIII 0L '+-

·Wa: ..... JJ III

L :l LIII tti .... :l 0-

r. U 0.,.U ..... r-....

(IJ (Jl.... ... C ..... -Qa: ... 'M r.

.J tti L (Jl r-.:J :l 'M... L o ca 0 t-- L -Q

(IJ '+- w... L > '"<t III :l 0W 0 .

a r. olS r.u c 0..

U tti 'M >-0 o IIIU ...... 1)

* *- .-

Dutton StTouri st Ctr6reenban~ lsi

SOUTH

Hi IIcrest AveFraler DrTweed Cara Pk---------------

Williaa StreetBoyds Bay 8r

6reenban~ lsI B.~3 10.20 11.49Tweed P.O. B.48 10.25 11.53 12.32--------------- ------..._---._--------._-----OuUon St B.50 10.27 IUS

Boyds Bay 8r B.17• Sth Tweed Bowl s B.21• TWEED CITY B.25

• Heffron St• lloyd St• Tweed Car a P~

f"'-- ••••..••':.. :...... ..

Q)

r4..0

.~0 ttlU.I

+'!::Ii: Q)

~..J S)-

'rl...0. E-i

tT.l"d

~ttlQ)

::G

~ -_ "d

~Q)

Q)

~E-i

..c:G) +'

::s0

(J)

. ,

:c...::>oV1

- - - - - - - - - - - .- - - - - - - - -ll:rECTIVE 09/07/1986

STEI'i1EI';;:·;~I·S [jUS SERVICE PlY LTIlP;.CIFIC Hi Gt:i·!AY, CHINDERAH. 11.5.,·:. 2·187

PHO~E: (066) 741 507TII1ETr,BLE

~VlI

rWHnlllOlJtIlJ DEPARTS HONDAY TO FRIDAY (Public Holid~ys excepted)ADDITIONAL SERVICES

SATURDAY SUrmAYPUIlL! C

(School D~vs Onlv) 1I0Ll OA YS

ponsv ILLE 7.25 7.45 4.12 (Note:CUDGERA 7.35 No Service:

.' RESERVE CREEK 7.37 Xmas Day - .ROUND HOllNTAIN 7.45 Good_.HASTINGS POINT 7.52 4.15 Friday).CABAR ITA 10~55 3.35 7.55 8.00 4.18

.:

ClJDGEN Hill Hill !KINGSCLIFF 7.30 8.30 9.30 11.10 1.15 2.20 3.50 5.05 8.15 8.15 4.27 7.40 8.40 12.30 4.55 9.00 5.00 8.00 4.55:CHINDERAH 7.35 8.35 9.35 11.15 1.20 2.25 3.55 5.10 8:20 8.25 4.30 7.45 8.45 12.35 5.00 9.05 5.05 8.05 5.00iFINGAL .* 3.50BANORA PT. PIONEER POE 7.40 8.40 9.40 11. 25 1.25 2.30 4.00 5.15 7.55 8.50 12.40 8.10

., BANORA PT.POST OFFICE 5.05 9.08 5.08 5.05OYSTER POINT 9.45 1. 30 8.55 12.45 8 15 i

TWEED CITY 8.45 9.55 11.35 1.40 2.35 4.05 5.20 8.33 8.00 9.00 12.50 5.10 9.10 5.10 8.20 5.08T.R.ILS. 8.48 8.35 ILLOYD STREET 7.50 8.50 10.00 11.40 1.42 2.37 4.07 .5.22 * .Connects with Sus to 8.03 9.02 12.52 5.12 9.125.12 8.23 5.10 1

TWEED HEADS 7.55 8.55 10.05 11. 45 1.45 2.40 4.10 5.25 8.50 Tweed Heads 8.05 9.05 12.55 5.15 9.15 5.15 8.25 5.121COOLANGATTA 8.00 9.00 10.10 11.50 1. 50 2.45 4.15 5.30 8.10 9.10 ' 1.00 5.20 9.20 5.20 8.30 5.15 i

SOllTiWOUND DEPARTS I,COOLANGATTA flo 00 9.05 10.10 11. 55 1. 50 2.50 4.15 5.30 8.15 9.15 1.00 5.30 9.25 5.30 8.30 5.30;TWEED HEADS 8 05 9 10 In.1? 12.00 1.55 2.55 4.25 5.35 8.17 9.17 1.02 5.35 9.27 5.33 8.32 5.32;LLOYD STREET 8.08 9.13 10.15 12.03 1. 58 2.57 4.33 5.37 8.20 9.20 1.04 5.38 9.29 5.35 8.35 5.'35:T.ILlI. S. 3.35TWEED CITY q 1S 10 1R J? . OS 2.00 3.00 4 3S 5.40 8.23 9.23 1.07 5.40 9.30 5.37 8.38 5.38

OYSTER POINT 12.10 3.05 4.40 1. 12 5.43BANORA PT.POST OFFICE R 11 q 20 10.25 8.28 5.45 9.35 5.40 8.40 iBANORA PI. PI ONEEll PDE 12.15 2.05 3.10 4.45 5.45 9.28 1.17 5.46'FINGAL 3.45 I

CHINDERAH 8.18 9.25 10.30 12.20 2.10 3.15 4.50 5.50 7.15 3.45 8.33 9.33 1. 22 5.50 9.40 5.45 8.43 5.51 ;KINGSCLIFF 8.25 9.30 10.40 12.25 2.20 3.20 4.55 6.00 7.18 I 3.47 8.40 9.40 1. 30 5.55 9.45 5.50 8.48 5.56:CUDGENCASAR ITA 10.50 3.30 7.25 4.00HASTINGS POINT 7.30ROUND MOUNTAIN ;

RESERVE CREEK 1CUDGERA

~POTTSVILLE 7.40

APPENDIX 'F'

MINISTER'S CONDITIONAL CONSENT: TWEED HEADS SOUTH

LAKE AND DRAINAGE SCHEME

II

ENVIRClNVENTAL PLANNING AND ASSESStv'ENT ACT, 1979

DETERMINATION OF A DEVELOPMENT APPLICATION PURSUANT TOSECTION 101

II

IIII

II

and Environment

APPLICATION

M.W. Allen &Associates

008 CARRMinister for Planning

/fl C vr- 1987

APPLICANT:

The reason for the irrposi t iOI! of the condi t ions is tominimise the adverse irrpact the development may cause.

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Sydney,

In pursuance of Section 101 of the Environmental Planning andAssessment Act, 1979, I detenmine the development applicationreferred to below by granting consent to that applicationsubject to the conditions set out in the Schedule.

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(2) To ascertain the extent to \·vhich the consent is liableto lapse '"erer" to sect ion 99 of the Act.

(1 r To ascertain the date upon which the consent becomeseffective refe," to section 93 of the Act.

OWNER:

COJNCIL:

LAND:

PROPOSEDDEVELOPIVENT:

NOTES:

Besef Properties Pty Ltd

Silire of Tweed

Lot 1, D.P. 532613 and Lot 2, D.P. 700832,Pacific Highway, Tweed Heads South

Construction of an open drain approximately 910 metresin length and 25 metres in width and a lake ofapproximetely six hectares.

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SCHEOOLE

1. Tile sutmission of detailed engineering drawings for the proposedwork, sucll to be approved by tile Shire Engineer prior to conmencementof any work on tile site.

2. Prior to tile preparation of the drawings required by (1) above, tileapplicant to consult with Council's Entonulogist with respect todesign requiren~nts for mosquito and midge breeding control.

3. The I'v'elaleuca Quinquenervia open forest to be retained and addi t ionalshelter, amenity planting and weed clearing to be carried out inaccordance with the recorrrrenQations of the cameron McNamara'Report on Flora and Fauna' of the subject site as illustrated onplan Annexure 'A' hereto.

4. All clearing work and work required by (3) above, to be the subjectof a detailed action and manageTent plan to be submitted with theengineering drawings required by (1) above, and to be approved bythe Council's Town Planner prior to cc:mnenc~nt of any work onthe site.

5. The proposed route of the drain to be examined carefully for koalasbefore any trees are felled. Should any koalas be detected thatmay require renuYal, then the National Parks and Wildlife Service'sDistrict Officer-in-Charge at Alstonville is to be contacted foradvice.

6. Compliance with all requir~nts of the Department of Main Roads.The D~partment has advised that it requires the open drain betweenthe culvert and the weir to be constructed in a manner similar tothat shm~ on the drawing appended to the Department's letter of11 June 1986.

7. Compliance with all requir~nts of Telecom Australia in respectof the necessary relocation of the coaxial cable. The applicantto consult with the Supervising Engineer, North Coast Design Section,Telecom Australia, pdor to preparation of detailed engineeringdrawings. Telecom to be advised of the prospective start date ofthe develop1~nt at the earliest possible tin~.

8. Plans to be presented for Council's approval detailingprepar-at ion of the existing land surface, the select ion and n-etllodof placement and consolidation as filling of all excavated mater'ialand final si te levels sui table for future urban develop1-ent.

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