The first phase, called the investigation phase, was completed in September 2010 and involved environmental and other technical studies. Some of these studies involved investigating land beyond the land release boundaries to better understand the impact on surrounding areas.
The investigation phase also involved consultation with the community and key stakeholders to provide detailed information about the project and seek feedback.
Phase 1: Application to the Department of Planning
- Requirements for the Study are issued by the Department of Planning – this happened in November 2009
Phase 2: Investigation phase – environmental and technical studies and consultation with stakeholders
- Undertaken expert environmental and other technical assessments
- Inform and seek feedback from the community, Council and State government departments.
- This was completed in mid-September, 2010.
Phase 3: Design of zoning options and development controls for the site
- Professional planners and urban designers assimilate all of the information and issues to create a proposal for zones and other planning controls
- This is to be completed by end of September, 2010.
Phase 4: Refinement of preferred option through feedback from stakeholders
- Inform and seek preliminary feedback from the community, Council and State government departments about the proposed land use plan for West Byron Urban Release Area.
- This will be completed by the end of October 2010.
Phase 5: Study is submitted to the Department of Planning for assessment
Phase 6: Exhibition of draft Rezoning proposal for West Byron by Department of Planning
- Formal feedback period managed by the Department of Planning
- Assessment of submissions by Department of Planning
- Proposal is amended if necessary
Phase 7: Determination and listing in Schedule 3 of SEPP Major Projects as a State Significant Site
What will the study process deliver?
The document to be submitted to the Department of Planning for approval will be similar to a site-specific Local Environmental Plan, and will include:
- Zones- identifying land to be zoned for environmental protection as well as the land allowed for urban uses, including residential and commercial.
- Proposed site specific planning and development controls for minimum lot size, building height limits, floor space ratio, exempt and complying development, and will identify any public land.
The State Significant Site study will also provide enough information for a very basic “Principal DCP” which might include things like:
- Development stages
- Locations of intersections on Ewingsdale Road
- Preferred locations for stormwater treatment areas
What happens after the SSS study and listing?
If the land is approved for rezoning through the State Significant Site process, a master plan will be prepared. A master plan will include things like:
- A description of the desired future character of the area
- Plans showing preferred locations for different types of open space, such as parks and bushland
- Photos and diagrams of different types of houses on different lot sizes
- Flagging the need to design future development with respect to wildlife corridors, flooding, bushfire hazard and other environmental issues
- Options for reducing the impact of traffic noise from Ewingsdale Road
After the master plan is prepared, development applications will be prepared for subdivision of the land. DA’s will include detailed design of roads, drainage, lot layouts and other elements.