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WEST DAPTO RELEASE AREA

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DRAFT LOCAL ENVIRONMENTAL STUDY March 2006 Updated by Wollongong City Council June 2007 CLIENT Wollongong City Council

© 2006 MG Planning Pty Ltd Reproduction of this document or any part thereof is not permitted without prior written permission. Updated by Wollongong City Council in June 2007

CONTENTS ABBREVIATIONS

Page No 1 INTRODUCTION 1.1 1.1 Background 1.1 1.2 Role of the Local Environmental Study 1.2 1.3 Memorandum of Agreement 1.2 1.4 Project Methodology 1.3 1.5 Guiding Principles for West Dapto 1.5 1.6 Structure of LES 1.6 2 CONSULTATION 2.1 2.1 Consultation with Government Agencies 2.2 Consultation with the West Dapto Community 2.3 Other Consultation

2.1 2.6 2.7

3 STUDY AREA 3.1 3.1 Regional Overview 3.2 Study Area 3.3 Existing Land Uses 3.4 Land Ownership and Lot Size 3.5 Zoning

3.1 3.3 3.8

3.10 3.10

4 EXISTING PLANNING FRAMEWORK 4.1 4.1 Federal Legislation 4.2 State Legislation 4.3 State Environmental Planning Policies 4.4 Strategic Policies 4.5 Regional Plans and Policies 4.6 Wollongong Local Environmental Plan 1990 4.7 Draft Wollongong City Centre LEP

4.1 4.1 4.5 4.6 4.8

4.14 4.15

5 SITE ANALYSIS 5.1 5.1 Land Capability 5.2 Water Cycle 5.3 Flooding 5.4 Flora and Fauna 5.5 Bushfire 5.6 Air Quality 5.7 Aboriginal Heritage 5.8 European Heritage 5.9 Scenic Quality 5.10 Noise Quality

5.1 5.7

5.10 5.23 5.41 5.44 5.49 5.54 5.61 5.67

6 BUILDING A SUSTAINABLE COMMUNITY 6.1 6.1 Economics and Employment 6.2 Community Needs 6.3 Transport Management and Access 6.4 Infrastructure

6.1 6.4

6.10 6.20

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7 ISSUES AND OPTIONS 7.1 7.1 Major Issues 7.2 Development Options for West Dapto 7.3 Preferred Option

7.1 7.12 7.16

8 DEVELOPMENT BLUEPRINT FOR WEST DAPTO 8.1 8.1 The Urban Structure 8.1 9 IMPLEMENTATION 9.1 9.1 Local Environmental Plan 9.2 Development Control Plan 9.3 Provision of Infrastructure

9.1 9.2 9.3

10 CONCLUSION 10.1 FIGURES Page No Figure 3.1 Regional Context 3.2 Figure 3.2 Study Area 3.4 Figure 3.3 Slope Analysis 3.7 Figure 3.4 Water Courses 3.9 Figure 3.5 Existing Zones 3.11 Figure 4.1 Provisions under IREP No 1 4.9 Figure 5.1 Figure 5.1.1 Figure 5.1.2a Figure 5.1.2b Figure 5.1.2c Figure 5.1.3a Figure 5.1.3b Figure 5.1.3c Figure 5.1.4 Figure 5.1.5

Acid Sulfate Soils Development & Mitigation Measures 100yr Flood Levels & Depths – Mullet Creek Existing, North 100yr Flood Levels & Depths – Mullet Creek Existing, South 100yr Flood Levels & Depths – Mullet Creek Existing, Nth East 100yr Flood Levels & Depths – West Dapto Ultimate Devp – North Area 100yr Flood Levels & Depths – West Dapto Ultimate Devp – South Area 100yr Flood Levels & Depths – West Dapto Ultimate Devp – North East Area 100 year ARI Flood Impacts – West Dapto Ultimate Devp Assessment of Acceptibility of Flood Impacts for Proposed West Dapto 100yr flood

5.4 5.16

5.18

5.18

5.19

5.19

5.20

5.20

5.21

5.21

Figure 5.2 Vegetation Communities & Conditions

5.22

Figure 5.3 Conservation Significance 5.32 Figure 5.4 200m Habitat Consolidation 5.33 Figure 5.5 Management Zones 5.34 Figure 5.6 Riparian Management

Objectives 5.39

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Figure 5.7 Riparian Corridors – West

Dapto North 5.40

Figure 5.8 Riparian Corridors – West Dapto South

5.41

Figure 5.9 Bushfire Prone Land in West Dapto

5.44

Figure 5.10 Figure 5.11 Figure 5.12

Archaeological Study Heritage Sites Visual Study Area

5.54 5.88 5.63

Figure 5.13 Scenic Quality 5.66 Figure 6.1 Existing Road Network 6.12 Figure 6.2 Existing Rail Network 6.13 Figure 6.3 Existing Bus Route 6.14 Figure 6.4 Future Public Transport 6.17 Figure 6.5 Proposed Road Network 6.18 Figure 6.6 Transmission Lines 6.24 Figure 7.1 Dwelling Demand and Supply

Comparison 7.3

Figure 7.2 Proposed Staging 7.11 Figure 7.3 Maximum Development Option 7.15 Figure 7.4 Moderate Development Option 7.15 Figure 7.5 Environment Enhanced Option 7.15 Figure 8.1 Structure Plan 8.2 Figure 8.2 Proposed Densities 8.4 Figure 8.3 Darkes Road Town Centre

Conceptual Layout 8.6

Figure 8.4 Bong Bong Road Town Centre Conceptual Layout

8.7

TABLES

Page No Table 3.1 Summary of Existing Lots in

West Dapto 3.10

Table 4.1 Relevant S117 Directions 4.3 Table 4.2 Consideration of Key

Provisions under Illawarra REP No. 1

4.10

Table 4.3 Catchment Management Targets

4.14

Table 5.1 Potential Contamination at West Dapto

5.5

Table 5.2 Advantages and potential limitations associated with stormwater treatment measures

5.9

Table 5.3 Vegetation Communities and their values

5.26

Table 5.4 Area and Condition of Vegetation Communities

5.27

Table 5.5 Threatened Fauna Species recorded on or within vicinity of the study area

5.29

Table 5.6 Threatened Flora Species 5.29 Table 5.7 Management Zones 5.35

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Table 5.8 Natural Resource

Management Zones 5.39

Table 5.9 Main Pollutants of Concern in the Wollongong LGA

5.46

Table 5.10 Estimated West Dapto Winter Weekday Emissions 2020

5.49

Table 5.11 Known Heritage Items 5.56 Table 5.12 Additional (unlisted)

Significant Local Heritage Items and Recommended Actions

5.59

Table 5.13 Scenic Quality Assessment For West Dapto Release Area VSA

5.64

Table 6.1 Existing Local Services 6.5 Table 6.2 Projected Population of

Release Area 6.6

Table 6.3 Recommended Categories of Open Space

6.9

Table 6.4 Travel Mode Share for outbound Dapto trips to destination

6.15

Table 7.1 Housing Supply in the Illawarra 1998-2007

7.1

Table 7.2 Land Potential of Greenfield Areas in Illawarra Region

7.2

APPENDICES Appendix 1 Director General’s Requirements for LES Appendix 2 West Dapto Release Area Objectives Appendix 3 Summary of S62 Submissions Appendix 4 Enquiry by Design Workshop Report Appendix 5 October 2004 Workshop Appendix 6 Local community survey form Appendix 7 Summary of relevant legislation

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ABBREVIATIONS ABS Australian Bureau of Statistics

ADT Average daily traffic

AEP Annual exceedence probability

AMBS Australian Museum Business Services

ANEF Australian Noise Exposure Forecast

ANZECC Australian and New Zealand Environment and Conservation Council

APZ Asset protection zone

ARI Annual Recurrence Interval

ASS Acid Sulfate Soils

BASIX Building and Sustainability Index

Bgs Below ground surface

BTEX Ethylbenzene and xylenes

CMP Conservation Management Plan

CO Carbon Monoxide

CRZ Core riparian zone

CGRGF Coastal Grassy Red Gum Forest

DEC Department of Environment and Conservation

DIPNR Department of Infrastructure, Planning and Natural Resources

DNR Department of Natural Resources

DOCS Department of Community Services

DoP Department of Planning

DPI Department of Primary Industries

DUAP Department of Urban Affairs and Planning

EEC Endangered Ecological Community

EPA Environment Protection Authority

EP&A Act Environmental Planning and Assessment Act, 1979

EPBC Act Environment Protection and Biodiversity Conservation Act 1999

GMR Greater Metropolitan Region

ha Hectares

IESMP Illawarra Escarpment Strategic Management Plan

IEWP Illawarra Escarpment Working Party

IUDP Illawarra Urban Development Program

IQ Intelligence quotient

IREP No 1 Illawarra Regional Environmental Plan No.1

IRIS Illawarra Regional Information Service

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KBR Kellogg Brown Root

km kilometres

km2 square kilometres

Kv kilovolt

LEP Local Environmental Plan

LES Local Environmental Study

LGA Local Government Area

LIA Lake Illawarra Authority

LWMF Lowland Woollybutt-Melaleuca Forest

m metres

m2 square metres

mm millimetres

MDP Metropolitan Development Program

MVA Megavolt ampere

NEPC National Environment Protection Council

NHMRC National Health and Medical Research Council

NOx Oxides of Nitrogen

NPWS National Parks and Wildlife Service

NTR National Trust Register

OCP Organochlorine pesticides

OLS Obstacle Limitation Surface

PAH Polycyclic Aromatic Hydrocarbons

PASS Potential Acid Sulfate Soils

PBIL Phytotoxicity-based investigation levels

PCB Polychlorinated biphenyls

PM10 Particulate Matter less than 10 µm

pphm Parts per hundred million

PVP Property Vegetation Plan

REP Regional Environmental Plan

RFS Rural Fire Service

RL Reduced Level

RNE Register of the National Estate

ROC Reactive Organic Compounds

RTA Roads and Traffic Authority

SEPP State Environmental Planning Policy

SHR State Heritage Register

SO2 Sulfur Dioxide

spp species

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SPS Sewage Pumping Station

SRCMA Southern Rivers Catchment Management Authority

SSD Statistical Subdivision

STP Sewage Treatment Plant

SWC Sydney Water Corporation

TMAP Transport Management and Accessibility Plan

TPH Total Petroleum hydrocarbons

TSC Act Threatened Species Conservation Act, 1995

TSP Total Suspended Particles

TX Scattered trees

µg micrograms

µm micron

VKT Vehicle Kilometres Travelled

VOC Volatile organic Compounds

VSA Visual Study Area

WCC Wollongong City Council

WFP Water Filtration Plant

WHO World Health Organisation

WLEP 1990 Wollongong Local Environmental Plan, 1990

WSUD Water Sensitive Urban Design

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1 INTRODUCTION 1.1 BACKGROUND The West Dapto Release Area has been identified as an important component of the Illawarra and Greater Sydney Metropolitan Area housing supply market. Over recent years housing demand in the Illawarra Region, comprising the local government areas of Wollongong, Shellharbour and Kiama, has been strong. To ensure sufficient land stocks are available in the Illawarra Region to meet anticipated housing demand (and maintain housing affordability) it is vital that opportunities for new residential land and infill development are identified. The West Dapto Release Area was first identified as suitable for urban development when it was placed on the Illawarra Urban Development Program (IUDP) in the early 1980s. At that time, the IUDP identified that West Dapto could potentially accommodate up to 23,000 dwellings. The suburb of Horsley was the first stage of the release area. Horsley has now been largely developed and is excluded from this study. Subsequent stages of West Dapto stalled due to infrastructure supply costs, low demand for housing in the area and uncertainty surrounding the land’s ability to be developed in an environmentally sustainable way. To address these issues, the West Dapto Task Force was established in the mid-1990s to report to the then Minister for Urban Affairs and Planning on the environmental and infrastructure funding issues associated with the potential West Dapto development. The Task Force concluded that it was feasible to develop West Dapto in a way that is environmentally sustainable and financially viable to meet the long-term housing and community needs of the Illawarra Region. The Task Force agreed in principle that staged development at West Dapto should proceed, subject to the subsequent detailed investigations that will be required to support rezoning. Under the State Government’s 2002 Metropolitan Development Program, West Dapto has been identified as having the potential to be developed for up to 19,000 residential lots (Department of Infrastructure, Planning and Natural Resources, 2003). In February 2004 the former Department of Infrastructure, Planning and Natural Resources (DIPNR), now the Department of Planning (DoP) announced that planning for the West Dapto Release Area would recommence and signalled its intention to advance the project. At the same time, there are many environmental, social and economic issues that potentially impact on West Dapto’s ability to deliver urban development in the future. These include flooding, threatened flora and fauna species and communities, Aboriginal and European heritage, accessibility and the cost of infrastructure. Careful consideration needs to be given to these and other issues to determine the extent and nature of urban development at West Dapto in the future. The purpose of this local environmental study (LES) is to provide a comprehensive overview of the existing West Dapto environment and surrounding areas (including social and economic factors) and an analysis of how the existing environment may be affected by, and/or impact on, any future urban development. The implications for future land use are considered and appropriate planning, design and management mechanisms to address issues are recommended.

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1.2 ROLE OF THE LOCAL ENVIRONMENTAL STUDY Section 57 of the Environmental Planning and Assessment Act 1979 (the EP&A Act) sets out the requirements for the preparation of a local environmental study. In particular, it states that a council shall prepare an environmental study in accordance with such specifications, if any, provided by the Director-General of the DoP relating to its form, content and preparation. An environmental study is to be prepared having regard to such matters, relating to the environment of the area to which the draft local environmental plan is intended to apply, as the council, subject to the specifications, determines. The Environmental Law Handbook (Farrier et al, 2000) notes that when preparing a local environmental plan (LEP) for a significant area of land, an LES is concerned with:

“…the interrelationship between a wide variety of different land uses and will take into account such issues as:

the socio-economic and physical make-up of the area; the relationship between the plan and the needs of the people; protection of the natural environment; and the available options and possible trade-offs, explaining the implications

for various groups in the area. The aims of the LES are to focus discussion and enable Councils to get a clear idea of the aims, objectives, policies and strategies which plans should adopt.” (p. 123)

Farrier et al also notes that an LES must be a study of the land and should consider possible land uses other than the one specifically proposed (ibid). In accordance with Section 57(2) of the Act, the Director-General has identified a range of issues that need to be addressed in this study. A copy of the Department’s correspondence is provided at Appendix 1. In general, the Department has indicated that the LES should contain:

baseline data identifying environmental, economic and social values that provide a platform of information for the structure planning process,

outcomes of the design workshops including plans and the rationale behind the decisions

identification of infrastructure requirements for the development area

feasibility assessment and testing of the favoured options

details on implementation and funding of development The issues raised in the Director-General’s advice have been addressed in this LES. 1.3 MEMORANDUM OF AGREEMENT Wollongong City Council (Council) and the DoP (formerly DIPNR) have signed a Memorandum of Agreement for West Dapto. The Agreement requires the following outcomes be achieved:

an urban planning and design framework for West Dapto


a masterplan including:

a structural overview of the whole project area

more detailed plans for each precinct indicating the proposed urban form

completion of the Estate Plan and precinct plans, and

an urban release program and associated infrastructure delivery mechanisms.

To establish these outcomes the West Dapto Planning Team, consisting of the DoP, Premiers Department of NSW and Council staff, was established to identify, prepare and implement a planning strategy for the area using agreed processes. The preparation of the LES and the resultant planning instruments are an integral part of the overall planning strategy and a requirement of the Memorandum of Agreement. Since the inception of the Memorandum of Understanding, the team has predominantly met on a bi-monthly basis. 1.4 PROJECT METHODOLOGY The Memorandum of Agreement sets out the following methodology for the planning process: a) Identify and test an urban footprint based on the environmental attributes

and constraints, catchment functions and natural hazards of the release area and surrounding environs;

b) Identify the scope of servicing and management issues facing the delivery of sustainable urban development including the integration of healthy catchment functioning;

c) Undertake a preliminary feasibility assessment, based on (a) and (b) above;

d) Determine a sustainable urban form within the defined footprint that meets the social and economic needs of residents and visitors and ensures the environment can support those needs now and in the future;

e) Feasibility assessment of developing, servicing and managing the preferred urban/non urban form;

f) Develop an implementation strategy including the timing and staging of infrastructure funding; and

g) Completion of the master planning process that comprises the steps outlined in Section 3.1 above.

The LES provides the mechanism by which the results of this work are summarised and evaluated and the future planning framework for West Dapto is articulated. The LES is based on an iterative process, drawing together information and analyses from various specialist studies as well as the outcome of a structure planning process involving key stakeholders. The specialist reports are listed below. Eco Logical Australia Pty Ltd, 2004 West Dapto Ecological Assessment –

Final Report

Eco Logical Australia Pty Ltd, 2005 West Dapto Bushfire Management Plan – Draft Report


Australian Museum Business Services, 2005

West Dapto Aboriginal Heritage Contribution Study- Final Report

HLA-Envirosciences Pty Ltd, 2006 West Dapto Non-Indigenous Heritage Assessment - Final Report

Maunsell Australia Pty Ltd, 2005 Energy and Communications Study West Dapto – Final Report

Elton Consulting, 2007 Social, Cultural and Recreational Needs Study for the West Dapto New Release Area – Final Report

Elton Consulting, 2005 West Dapto Release Area Social, Cultural and Recreational Needs Study – Supporting Document

SGS Economics & Planning Pty Ltd, 2005

West Dapto Economic and Employment Study- Final Report

HLA-Envirosciences Pty Ltd, 2005 West Dapto Land Capability Study – Final Draft Report

Kellogg Brown & Root Pty Ltd, 2007 West Dapto Transport Management and Access Plan – Final Report

Cardno Eppell Olsen and Partners, 2007 Dapto Town Centre Access and Movement Strategy

O’Hanlon Design Pty Ltd, 2006 West Dapto Visual and Landscape Study – Final Report

URS, 2004 West Dapto Water Cycle Management Study – Draft Final Report

GHD, 2006 West Dapto Infrastructure & Financial/Economic Assessment - Draft Report

Wollongong City Council, 2006 West Dapto Water Quality Report – Final Report

Bewsher Consulting, 2007 West Dapto Release Area – Flood Modelling Compendium

Following the identification of objectives for the future development of West Dapto in March 2004, a further workshop, termed the “Enquiry by Design” workshop, was held to assist in establishing an appropriate structure plan for the release area. Five alternative scenarios for the future development of West Dapto were tested in the workshop, ranging from low through to high development scenarios. The scenarios were informed by the initial findings of the specialist reports and tested a range of factors including traffic and transport access, centre locations, railway station locations, flora and fauna constraints and the Dapto Town Centre development. The scenarios generally accepted the constraints posed by flooding and riparian corridors.


The evaluation of the five workshop scenarios led to the detailed investigation of several key aspects of the development and refinement and consolidation of the five scenarios into three options – Option 1, a maximum development option; Option 2, a moderate development option; and Option 3, an environment enhanced option. The three options have been assessed against the objectives developed for the site. The objectives aim to ensure that any proposed development of the site is sustainable and provides a balance between environmental, economic and social outcomes. In addition, a “no development” option is tested against the objectives. Following this assessment a preferred development option has been identified for the site, comprising approximately 19,000 residential lots proposed to be developed over a 30 year timeframe. This option has then been further analysed to determine appropriate land uses for various developable parts of the site having regard to the site’s values, environmental constraints and infrastructure servicing issues. Recommendations have been made for the future zonings, appropriate development controls and staging of development as well as mechanisms for the delivery of infrastructure. 1.5 GUIDING PRINCIPLES FOR WEST DAPTO In March 2004, DIPNR convened a West Dapto objectives workshop involving government agencies and Wollongong City Council. This workshop agreed on a number of objectives for the future development of West Dapto which are provided at Appendix 2. These objectives form the basis of the guiding principles for West Dapto set out below.

The development of West Dapto will incorporate economic, environmental and social principles to achieve a sustainable urban environment. Achieving long term sustainability is the overarching goal for the design and development of West Dapto.

West Dapto will have an important role in providing sufficient housing opportunities to meet the region’s anticipated future population which is heavily influenced by its position within the broader Sydney Metropolitan context. Whilst promoting higher densities in established areas is one source of housing supply, up to 86% of dwelling demand in the region will continue to be for separate houses for the short to medium term, driven largely by demand from metropolitan Sydney. Planning for the development of West Dapto is therefore vital to the region as it is one of the last remaining sources of green fields residential land that can cater for this demand in the Illawarra.

In developing West Dapto the aim is to provide safe, convenient and attractive neighbourhoods and towns that meet the diverse and changing needs of the community and offer a wide choice of housing, leisure, local employment opportunity and associated community and commercial facilities.

A further aim is to facilitate development which uses land and infrastructure efficiently, and which encourages cost savings in housing to benefit the economy and the community.

To achieve the sustainable development of West Dapto, the objectives are broken down into seven broader principles concerning sustainable urban design, management of natural attributes, movement networks, infrastructure, community liveability, cultural heritage and employment and economic development. Many outcomes for the sustainable development of West Dapto will relate to a number of these objectives and principles.


It is not intended that the principles and objectives for the sustainable development of West Dapto will conflict with each other however there will be circumstances where the achievement of objectives will need to be balanced to ensure the best overall outcome. Whilst optimising all objectives would be the ideal outcome, the need to achieve a sustainable urban environment will remain the overarching goal for the development of West Dapto.

1.6 STRUCTURE OF LES This LES comprises four main components – background discussion, site analysis, issues and choices, and strategic directions for the future. The introduction to the project, including a discussion of the background to planning for West Dapto and guiding principles for its future development, are discussed in Chapter 1. Chapter 2 outlines the consultation that has occurred with key stakeholders such as State government agencies, community groups and land owners. It also details the various workshops that have been held to guide structure planning for the site. Chapter 3 provides a general overview of the study area, including land ownership, existing land uses and zoning. It also discusses the regional context of West Dapto. Chapter 4 discusses the existing planning and policy framework and the implications for planning at West Dapto. Chapters 5 and 6 summarises the findings of the specialist reports in relation to the site’s existing environmental, social and economic conditions and the general implications for future urban development. Chapter 7 looks more closely at the major issues which impact on development at West Dapto and identifies appropriate responses to address those issues. This chapter also tests a range of development options for the site against the objectives for West Dapto. The preferred development option for West Dapto is discussed in Chapter 8. Chapter 9 outlines the implementation framework for the development, including statutory planning recommendations and governance framework. Chapter 10 identifies the conclusions of the LES.


2 CONSULTATION A fundamental component of the planning process for West Dapto involves consulting with key government agencies, landowners, community representatives and interest groups. To date, an extensive consultation program has been undertaken as part of the LES and Master Plan preparation, the main elements of which are:

Written correspondence as required by Section 62 and Section 34A of the EP&A Act,

Inter agency government workshops,

Human services workshops, and

Resident/land owner meetings.

Consultation with key stakeholders will continue throughout the planning for the release area. 2.1 CONSULTATION WITH GOVERNMENT AGENCIES 2.1.1 Consultation under Sections 34A & 62 of EP&A Act Under the EP&A Act, in preparing an environmental study or draft local environmental plan, councils are required to consult with relevant public authorities, adjoining councils where affected and other persons as the council determines. By letter dated 7 October 2003, and in accordance with s62 of the EP&A Act, Council advised a number of government agencies and adjoining councils of its intention to prepare the LES and draft LEP and sought their comments on issues to be addressed in the LES. The following agencies and councils were consulted:

Environment Protection Authority (EPA) - now part of the Department of Environment and Conservation)

DIPNR - now divided into the DoP and Department of Natural Resources

National Parks and Wildlife Service (NPWS) - now part of the Department of Environment and Conservation (DEC)

NSW Fisheries - now part of the Department of Primary Industries (DPI)

Sydney Water Corporation (SWC)

Transgrid Wollongong Office

The Australian Gas Light Company

Integral Energy

Shellharbour Council

Wollondilly Shire Council

Sutherland Shire Council

Campbelltown City Council

Department of Housing

NSW Heritage Office

SRA Rail Estate

RTA Southern Region

Tourism NSW


Department of Mineral Resources - now part of the DPI

Rural Fire Service

NSW Fire Brigade

Australia Post

Lake Illawarra Authority

NSW Police

Department of Lands

NSW Agriculture – now part of the DPI

Resource NSW

NSW Department of Tourism Sport & Recreation

NSW Department of Community Services Illawarra Network Office

State Forests of NSW - now part of the Department of Primary Industries (DPI)

NSW Health

Ambulance Service of NSW

NSW State Emergency Service

Illawarra Health

Department of Education and Training Properties Directorate

In addition, consultation occurred with the NPWS and NSW Fisheries under s34A of the EP&A Act in terms of threatened species, populations, ecological communities or their habitats. In response letters were received from the following organizations. NSW Agriculture

NSW Fisheries

Shellharbour City Council

Department of Mineral Resources

SRA Rail Estate

Ambulance Service of NSW


NSW Fire Brigades

Integral Energy

Sydney Water

RTA

Wollondilly Shire Council

Transgrid

Department of Environment and Conservation (NPWS and EPA)

Department of Housing

Rural Fire Service A table outlining issues raised in section 62 consultations is included at Appendix 3. The table indicates where the matters raised have been addressed either in the report or in the technical studies which underpin this study.


2.1.2 Government Agency Workshops Objectives Setting Workshop In March 2004, DIPNR convened a West Dapto objectives workshop involving government agencies and Wollongong City Council. The objective setting workshop involved a range of agencies including environment/natural resources agencies (DEC, NSW Fisheries, Lake Illawarra Authority, NSW Agriculture, Resource NSW) utility and infrastructure providers (RTA, Integral Energy, Sydney Water), emergency services (NSW Police, NSW Fire Brigade, Ambulance Service), social service providers (Education and Training, Dept of Housing, DOCS, Illawarra Health) and Councils (Wollongong and Shellharbour City Councils). The workshop agreed on a number of objectives for the future development of West Dapto which are included as Appendix 2. Enquiry by Design Workshop Given the number and complexity of issues at West Dapto it was considered that an Enquiry by Design workshop should be held to assist in establishing an appropriate structure plan for the release area. The Enquiry by Design process has been used elsewhere to produce sustainable urban outcomes and was considered to be integral to the process of achieving the creation of a community that is environmentally, socially and economically sustainable. The key objective of the Enquiry by Design workshop was to prepare and consider design options for a future community in West Dapto. As part of this process, there was a need to recognize common opportunities and distil competing interests to guide future investigations and analysis prior to finalization. To achieve a more manageable and relevant group for the Enquiry by Design workshop, participants were invited from those agencies that have a more direct influence on the urban footprint, broad development structure and infrastructure provision for the study area. Those agencies not involved in the Enquiry by Design workshop have been consulted as a part of the technical consultancies and their views fed into the workshop where appropriate. Representatives from the following agencies attended the workshop:

DIPNR

Wollongong City Council

DEC


RTA

Sydney Water

Integral Energy

Shellharbour City Council

Department of Education and Training The workshop was held on 18-19 August 2004 and was facilitated by Wendy Morris from Ecologically Sustainable Design. Following briefings from the specialist consultants regarding the site’s characteristics, five alternative scenarios were developed by the facilitator for testing by the workshop. These ranged from low through to high development scenarios. The scenarios tested traffic and transport access, centre locations, railway station locations, flora and fauna constraints and the Dapto Town Centre


development. The scenarios generally accepted the constraints posed by flooding and riparian corridors. To test the five scenarios, the workshop was broken into five groups containing participants from a range of backgrounds. Each group was led by urban designers from the following urban design consultancies:

Ecologically Sustainable Design

Annand Alcock Urban Design

Civitas Partnership

It was agreed that the structure of West Dapto should be based on “new urbanism” principles i.e. providing for walkable neighbourhoods, diversity of housing choice, legible and safe street networks, neighbourhoods focused around village and town centres, provision of mixed use precincts, urban structure that supports efficient bus services and connectivity to rail. Areas of environmental and cultural significance should be protected, particularly land in the vicinity of the Yallah-Calderwood Corridor. A detailed summary of the five options, issues considered and recommendations is provided in the “Enquiry by Design Workshop Report” at Appendix 4. Although the workshop provided an opportunity to test various development scenarios and their effect on key development objectives, there were many issues that needed further testing before they could be resolved. The areas that needed to be explored in greater detailed included:

the relationship between the Dapto town centre and any future centres in West Dapto,

the future role of the Kembla Grange employment area,

railway station town centre locations, and in particular, whether a new railway station would be feasible at Huntley given the presence of the threatened flora species Lespedeza juncea subsp sericea which may limit opportunities for higher density development in the vicinity,

testing of the boundary between the study area and the Illawarra escarpment, and

extent of areas to be conserved, including appropriate buffers and linkages.

The outcomes of this follow up work, undertaken by the project team, concluded that:

Kembla Grange should remain as an industrial/employment area as identified in the Living Centres work. There is opportunity for a “business park” to the south of the site.

Two town centres and a series of smaller village centres (4-5) are warranted in West Dapto to serve the needs of the incoming community. The hierarchy will provide for a majority of residents to be located within walkable distances of local facilities.

The northern town centre should be located further to the east along Darkes Road to help protect the large stand of vegetation to the north, provide for road access to the west that avoids the confluence of three creeks and take advantage of land owned by Council to ensure centre is developed.


It is possible to develop around Wongawilli in a way that protects and provides for the long-term conservation of the village as well as possible tourist activity.

It is reasonable to consider development opportunities in some areas beyond the 50m contour line up to the 70m contour line. This is possible without adversely impacting on scenic or environmental values of the escarpment.

Additional employment area proposed between Dapto and Cleveland to take advantage of future strong transport link along Fowlers Road to freeway and proximity to Dapto. The type of employment that would be appropriate needs to be further considered.

Central town centre has been re-oriented to run parallel with electricity easement to the west and provide for better urban design outcome.

New railway station at Huntley should be pursued provided that sufficient residential density can be achieved to south and west and subject to constraints imposed by existence of threatened species and potential Aboriginal heritage issues.

200m buffers around existing vegetation stands is not warranted in all areas.

There is some development potential around Marshall Mount although the area is heavily constrained by easements. Viability of infrastructure provision questionable unless cost premium can be achieved for lots. Possible to use easements for horse agistment, bridle paths, cycle/pedestrian & open space activities which may add to land value.

As an outcome of the scenarios and issues that were explored at the workshop and subsequently, three urban design outcomes were prepared: 1 An environmental conservation outcome which focused on maximizing

the protection of vegetation, riparian corridors and other environmental values of the site whilst also aiming to provide a realistic residential yield that can be sustainable. The estimated yield of this option is approximately 12,500 dwellings.

2 A moderate development outcome which still largely aimed to protect the environmental values across the site but balanced this with achieving a sustainable and cost effective urban structure based on new urbanism principles. The estimated yield of this option is approximately 18,500 dwellings.

3 A maximum development outcome that sought to maximize the development potential of the site. The estimated yield of this option is approximately 20,000 dwellings.

Follow Up WorkshopA follow up workshop with agencies was held on 13 October 2004. The purpose of the workshop was as follows: 1 to explain how the West Dapto Structure Plan had developed since the 2-

day Enquiry by Design workshop,

2 to consider the three urban design scenarios developed for West Dapto since the Enquiry by Design workshop,

3 to identify areas of agreement and disagreement, and

4 provided that any outstanding issues can be resolved, seek agency agreement to a preferred structure plan for West Dapto.


A summary of the issues raised is provided at Appendix 5. In general, the workshop supported the Moderate Development Option with the exception of:

development occurring in the Marshall Mount area as recommended in the Moderate Development Option,

linkages and impacts on the Illawarra escarpment,

impacts on remnant primary vegetation,

still to be determined outcomes from the Indigenous Heritage Study. The acceptance by agencies to the Moderate Development Option was also further subject to:

the extent to which flood and water quality management may impact on the development footprint,

how management and tenure of the riparian corridors is achieved through the statutory planning process, and

Aboriginal heritage issues being considered. Other conclusions of the workshop were:

Staging of the development commencing in the north seems to be logical for infrastructure delivery,

Effluent from West Dapto should be disposed of to the Wollongong STP. This option protects the water quality of Lake Illawarra, takes advantage of re-use opportunities from the heavy industries at Port Kembla and is likely to be of similar cost to an on-site STP,

A meeting be held between WCC, DEC, DIPNR, Annand Alcock and Eco Logical to discuss vegetation issues including the urban outcomes for Marshall Mount,

A series of meetings or a technical working group be convened to consider the coordination and integration of water cycle, riparian and flood issues – including tenure, LEP and management issues.

Ongoing discussions have been held since this workshop between the project team and key government agencies to resolve key issues and to enable agreement to be reached on the preferred structure plan for West Dapto, for example: Indigenous heritage – DEC (NPWS)

Biodiversity and endangered ecological communities – DEC (NPWS), DNR, DoP

Water cycle management (flooding, drainage, water supply, effluent disposal, water quality) – SWC, DoP, DNR, LIA

Transport – RTA, Rail Corp, DoP.

2.2 CONSULTATION WITH THE WEST DAPTO COMMUNITY A letter was sent to landowners within the study area on 30 August 2004 advising of the commencement of the project, outlining the scope of the project and seeking permission to access the land (if necessary) to investigate land capability issues. Further letters were sent to some landowners prior to archaeological investigations occurring in 2005.


Two workshops were held with the local community on 28 October 2004 and 1 November 2004. A total of 280 people attended the meetings. In addition, a survey was handed out at the workshops seeking the views of the local community on the future development West Dapto. A summary of the survey results is provided at Appendix 6. A community update briefing on the progress of the West Dapto and Dapto Town Centre projects was provided to the local community on 14 July 2005. A briefing on West Dapto for land owners was held on 4 May 2006. A briefing on the outcomes and recommendations of the Dapto Town Centre study was held on 10 May 2006 A number of meetings were held with members of the South Dapto Rural Residents Group to discuss the outcomes for the Yallah – Marshall Mount area. Due to regional constraints, such as being within the Yallah-Calderwood Environmental Corridor, this area has been subject to more detailed investigations. This has enabled Council to demonstrate to State agencies that environmental outcomes can be achieved whilst permitting some urban and rural development (refer discussion in Chapters 7 and 8). 2.3 OTHER CONSULTATION Many of the specialist reports have involved consultation with government agencies, community groups and other stakeholders as part of their investigations. Those consulted and issues raised are documented in the individual specialist reports.


3 STUDY AREA 3.1 REGIONAL OVERVIEW The West Dapto Release Area is located within the City of Wollongong which, together with the Local Government Areas of Shellharbour and Kiama forms the Illawarra Region (refer Figure 3.1). The Illawarra Region lies directly south and southwest of metropolitan Sydney. Along the eastern edge of the Region is an extensive coastline and coastal plain which feature long, sandy beaches, harbour inlets, rivers, large protected estuaries and bays which are attractive for a range of recreation and leisure activities. West of the coastal plain is the Illawarra Escarpment which clearly distinguishes the coast from the Southern Tablelands to the west. The Southern Tablelands are characterised by rich agricultural soils and rolling hills. The climate of the region is generally warm and humid with moderate to high rainfall. The annual average temperature in coastal areas ranges between 11.5 and 22.3 degrees Celsius (“The Illawarra Region”, Illawarra Regional Information Service Research – IRIS Research, www.iris.org.au). Although the vegetation of the Illawarra Region has been greatly modified by European occupancy, the distribution and floristic patterns of the vegetation are extremely complex. Pockets of rainforest are found across the Region, as well as a variety of other forest, scrub, heath and wetland communities. Much of the significant vegetation is protected in a variety of conservation areas, including national parks. The Department of Planning has estimated that the population of the Illawarra Region (excluding Wollongong) will grow from 130,400 in 2001 to 189,600 in 2031, meaning the Region will experience the highest growth rate over 30 years of any region in NSW (New South Wales State and Regional Population Projections 2001-2051, Transport and Population Data Centre, 2004, 27). It has also been predicted that Illawarra’s population will grow from 269,600 in 2001 to 328,600 in 2031, and that Wollongong will be the only region in NSW to grow by more people in the next 20 years, compared with the previous 20 years (ibid, 21). The major transport infrastructure in the Illawarra Region includes the Southern Freeway and Princes and Hume Highways, which form part of the State’s main road network. The Illawarra rail line links the Region from Sydney through the coastal belt to Bomaderry near Nowra. This rail line passes through Dapto and forms the eastern boundary of the West Dapto study area.


FIGURE 3.1


The main national rail line linking Sydney and Melbourne passes through the Southern Tablelands, while the western and northern coastal parts of the Region are linked by the Moss Vale-Unanderra line, although this is largely used for goods traffic. The Illawarra Regional Airport is located at Albion Park and is bounded by the Princes Highway, the Illawarra Highway and Tongarra Road. The airport is currently used for flying training, joy flights, charter operations and private flying. The airport covers approximately 117 ha and consists of two bitumen sealed runways with associated taxiways and aircraft parking aprons. The IRIS Research undertook an assessment in 2003 of the major planning issues and trends for the Illawarra and South Coast (Identification of Headline Planning Issues and Trends in the Illawarra and South Coast Region, IRIS Research, July 2003). The following is a summary of the main findings of this analysis.

Nearly 90% of the population in the Illawarra-South Coast region lives in defined urban areas.

The Wollongong-Shellharbour urban industrial complex now generally comprises a continuously built up area extending from Coledale in the north to Shellharbour Village in the southeast and Albion Park in the south west.

Less than 5% of the total population of the Wollongong LGA resides in smaller urban centres/localities outside the Wollongong urban area (as defined by the ABS) while in Shellharbour LGA this proportion is virtually zero.

North of Lake Illawarra there are limited areas available for new residential subdivision and as a result, medium density development is becoming increasingly common.

West and south of Lake Illawarra, the physical characteristics of the landforms and the distribution of non-residential zoned land have resulted in more discrete suburbs in which development potential is yet to be realised, such as West Dapto.

Steel and basic metal processing activities continue to play an important role in the economy of the Illawarra but education, public service/administration, tourism and the professions have all increased their roles.

The Sydney Metropolitan area is a significant source of employment opportunities for Illawarra residents. The proportion of employed residents in the Illawarra travelling to Sydney for work has increased from 3% in 1981 to 17% in 2001.

3.2 STUDY AREA The West Dapto Release Area is located at the southern end of the City of Wollongong to the west of Dapto and east of the Illawarra Escarpment. It extends from Kembla Grange in the north to Marshall Mount Creek in the south, a distance of 10 km. The release area surrounds the residential area of Horsley, which is located 12 km south west of Wollongong CBD and 100km south of the Sydney CBD. A map of the study area is provided at Figure 3.2.

The eastern boundary of the study area adjoins the freeway, railway and existing residential development in Dapto and Horsley. The western boundary of the study area originally aligned with the boundary of the Illawarra Escarpment, as defined by the Illawarra Escarpment Strategic Management Plan (IESMP – Wollongong City Council, 2005) but was amended to align with the western boundary of lots within the proposed development area. The amendment allows urban outcomes


to be considered on land above the 50m contour and reflects recent legislation amendments that only one Development Control Plan can apply to a parcel of land. Horsley and the Dapto Town Centre are included in the study area, to ensure they are integrated with the surrounding future development, but have generally not been studied as they have been subject to previous studies and have been developed. The study area has an area of approximately 4,741 ha, or 4,372 ha excluding Horsley and Dapto Town Centre. The study area boundary should not be regarded as the possible extent of urban development. It has been chosen to generally coincide with the boundary of the IESMP, to ensure all land is considered as part of the strategic study. Land within the study area may remain zoned for non-urban uses or zoned for environmental protection. Conversely, the structure planning process for West Dapto has needed to look beyond the study area boundaries Marshall Mount Creek forms the local government boundary between Wollongong and Shellharbour Councils. Land identified for urban development extends into the Shellharbour Council area and is outside the study area boundaries but may have implications for areas in Wollongong. Although the West Dapto Release Area does not include the Dapto Town Centre, clearly the future development of the Town Centre will need to be closely integrated with that of the release area. The Dapto Town Centre has been separately investigated through the Dapto Town Centre Revitalisation Study (Rowan Dickson and Associates, 2006) which focuses on the commercial centre and in particular, opportunities for growth to cater for West Dapto. To ensure an appropriate level of integration it is proposed that the Dapto Town Centre be included in the draft Local Environmental Plan for West Dapto (refer discussion in Chapter 6). 3.2.1 Topography The study area gradually rises in elevation from the coastal plain in the east to the foothills of the Illawarra Escarpment in the west. Immediately below the Escarpment lie undulating hills which are separated by a series of creeks running west to east. These creeks carry high volumes of water during heavy rain periods and are flood prone. The hills gradually flatten out to the east where the land becomes low lying and forms part of the coastal plain. The Land Capability Study – West Dapto (HLA-Envirosciences Pty Ltd, 2005) indicates that slope classes across the study area are predominantly level (<0.58 deg), very gently inclined (0.58-1.75 deg) or gently inclined (1.75 –5.75 deg). Confined areas of moderately inclined land (5.75 – 18 deg) are located across the site, but particularly in the southern portion of the study area. There are no steep or very steep slopes (>18 deg) in the study area. A slope analysis map is provided at Figure 3.3. 3.2.2 Geology and Soils The Water Cycle Management Study prepared by URS (2004) for the project notes that there is a range of soil types present within the proposed development areas, and these largely reflect the variation in geological origin of these soils. Soils that are on the upper western areas of the proposed development site may have formed from colluviums associated with the steep Illawarra escarpment. As a result the topsoil layers of such profiles are often sandy, and are either shallow or have a sandy clay subsoil.


In contrast, the Water Cycle Management Study (ibid) notes that soils on the lower sections of the proposed development will likely have formed from alluvium and include the fairy meadow (fa) soil landscape series, which include sandy soils such as siliceous sands and alluvial loams, as well as heavier textured prairie soils and yellow podzolics. On the mid-slopes a range of soils exists that often reflect a combination of geological origin, with Budgong sandstone, Berry formation, Cambewarra Latite, and Bumbo Latite all present within or close to the proposed development areas. Sandy mid-slope soils found in and surrounding the proposed development areas include those belonging to the Wattamolla (wt) or Shellharbour (sh) soil landscape series. Alternatively, mid-slope soils may be heavier textured such as those belonging to the Albion Park, Bombo and Cambewarra soil landscape series (ibid). A more detailed review of geology and soil characteristics of the proposed development areas was undertaken by HLA – Envirosciences Pty Ltd (2005) and the results are discussed in Chapter 5. 3.2.3 Flora and Fauna The majority of native vegetation has been cleared for agricultural practices and residential development. Fragmented patches of remnant vegetation occur across the site, with vegetative cover increasing towards the escarpment, beyond the study area. The majority of the vegetation is contained within patches less than five ha in size. Remnant vegetation primarily consists of Illawarra Coastal Grassy Woodland (75%), which is an Endangered Ecological Community (TSC Act 1995) including the sub communities Lowland Woollybutt-Melaleuca Forest and Coastal Grassy Red Gum Forest. Other Endangered Ecological Communities present within the study area include Illawarra Subtropical Rainforest and Sydney Coastal Estuary Swamp Complex. Condition of these and other remnants is varied from scattered trees, to weed infested remnants and those in very good condition. Vegetation surrounding artificial wetlands and creek lines is influenced by surrounding land use. Thickets of acacia scrub and introduced species are scattered throughout and are typically found on or near creek lines. A number of threatened flora or endangered populations of flora occur on site, particularly in the Yallah region and northern sector. These species include Chorizema parviflora, Pterostylis gibbosa and the Lespedeza juncea subsp sericea population. Whilst much of the site is cleared, there are extensive areas of remnant vegetation, especially in the Escarpment foothills, along the creek lines and to the south in the Yallah-Calderwood Corridor.


(Source: HLA Envirosciences, 2005)


3.2.4 Hydrology The Water Cycle Management Study for the West Dapto Release Area (URS, op cit) notes that the study site is situated in the Lake Illawarra catchment, which has an area of 270 km2. Lake Illawarra is a broad, shallow saline lagoon with an area of 33 km2 and a maximum depth of 3.7 m. One quarter of the lake is less than 1.2 m. The main sub-catchments are Mullet Creek, Duck Creek and Macquarie Rivulet. The former two creeks flow through the proposed West Dapto release areas. Due to the proximity of the site to both the Illawarra Escarpment and the ocean, the creeks that flow through the area are small and many are not sustained during dry periods. The main creeks that flow through the proposed release areas are Mullet and Duck Creeks. Robins and Dapto Creeks are tributaries to Mullet Creek. Mullet Creek discharges into Lake Illawarra at Koong-Burry Bay and the outlet of Duck Creek is located at Nijong Bay in Lake Illawarra. The Mullet Creek catchment has an area of 7,400ha. Water courses within the study area are shown at Figure 3.4. 3.3 EXISTING LAND USES Existing land uses are primarily non-urban. Most of the land has been cleared and is used mainly for grazing and limited dairying. Over recent years there has been some decline in farming activities in the area in anticipation of future urban development. West Kembla Grange, in the northern part of the site contains some industrial uses, waste management facilities, recreational facilities and a number of cemeteries. A comparatively small cluster of industrial activities focused around the steel pipe manufacturing and coating sectors, is located less than a kilometre west of the Princes Highway. There are also several areas used for utilities, including a water filtration plant, power station and a gas pipeline. Recreational facilities in the northern part of the site include the West Kembla Grange Racecourse and West Kembla Grange Golf Course. In the centre of the site, but outside the study area, lies the suburb of Horsley. Horsley was the first stage of residential development in the area and is relatively typical of conventional greenfield development. Horsley’s population in 2001 was just over 5,000 people. There are numerous electricity transmission lines (330kV, 132kV and 33kV) which cross the site. To the south of the site is the Yallah Electricity Substation. The site also contains the remnants of a railway line which used to run between the Wongawilli Colliery and the existing railway line to the east.


(Source: URS, 2004)


3.4 LAND OWNERSHIP AND LOT SIZE The West Dapto Release Area consists of approximately 285 lots of land held in almost 200 separate ownerships. It is understood that a number of development companies have interests or options over privately owned land in the study area. Lots range in size from 111m2 up to 108 ha in area. A summary of lot sizes within each of the suburbs in West Dapto is provided in Table 3.1 below. Wollongong City Council owns a number of properties in the area, totalling almost 93 ha. Table 3.1: Summary of Existing Lots in West Dapto Suburb No of

Lots Total Area (m2)

Min Area (m2)

Max Area (m2) Average Area (m2)

Avondale 25 3,464,342 426 613,567 138,574 Brownsville 1 313 313 313 313 Wongawilli Rail Spur line

4 358,023 146 300,912 89,506

Dapto 67 12,470,169 111 584,020 186,122 Horsley 23 2,093,281 1,111 429,304 91,012 Kembla Grange 17 1,272,561 142 365,282 74,857 Marshall Mount 30 7,472,039 1,433 715,446 249,068 Unanderra 1 290,491 290,491 290,491 290,491 West Dapto 55 7,391,011 580 1,076,450 134,382 Wongawilli 35 1,293,761 783 239,931 36,965 Yallah 27 2,732,774 387 503,120 101,214 Total (m2) 285 38,838,765 111 1,076,450 126,591 Total (ha) 285 3,884 0.01 108 13

3.5 ZONING Most of the study area is zoned Non Urban (Zone No 1) under WLEP 1990, primarily to protect the land from inappropriate development that might prejudice its future development for urban purposes. Kembla Grange to the north of the site is zoned 4(a) Light Industrial and 4(b) Heavy Industrial, reflecting the industrial nature of the area. There are a number of areas across the site zoned Special Environment Protection (Zone 7(a)) and Environmental Protection – Residential (Zone 7(c)). This land includes the village of Wongawilli. The majority of the existing residential area of Horsley is zoned 2(a) Low Density Residential with some areas zoned 6(a) Public Recreation and the Horsley shops zoned 3(b) Neighbourhood Business. The existing zoning of West Dapto is shown in Figure 3.5. Part of the planning strategy for the West Dapto Release Area will involve identifying appropriate new zonings to facilitate future urban development and conservation.


(Source: Wollongong LEP 1990)


4 EXISTING PLANNING FRAMEWORK Planning for the West Dapto Release Area and how land may be developed in the future is to be governed by a framework of legislation and policy operating at the Federal, State, regional and local level. A planning framework consists of layers of planning controls and policies that act in conjunction to achieve a strategy. The primary function of planning controls is to regulate land use. This is principally achieved through zoning, which prescribes where particular land uses can be undertaken. The planning controls can also determine development standards, including allotment size, floor space ratios, and heritage controls. There are a myriad of legislative, policy and planning instruments that, to a greater or lesser degree, have relevance for planning decisions at West Dapto. The most relevant ones are discussed below. A summary of the remaining relevant acts, policies and planning controls is provided at Appendix 7. 4.1 FEDERAL LEGISLATION Although the Federal Government concentrates on issues such as trade, immigration, defence and taxation it can also have an influence on planning decisions at a local level. Key policies and legislation include the National Strategy for Ecologically Sustainable Development, the National Greenhouse Strategy and the Environment Protection and Biodiversity Conservation Act 1999. The former two strategies are addressed in Appendix 7. 4.1.1 Environment Protection and Biodiversity Conservation Act 1999 (EPBC Act) Approval from the Commonwealth Environment Minister is required under the EPBC Act if the action (which can include a project, development or activity) will have or is likely to have a significant impact on a ‘matter of national environmental significance’. Matters of national environmental significance include threatened species, ecological communities and migratory species, including JAMBA and CAMBA bird species, or heritage items or places, which are listed under the Act. Matters of national environmental significance occurring or potentially occurring on or near the study site are summarised in the Ecological Assessment (Eco Logical, 2004). In relation to West Dapto, the requirements of the Act would need to be addressed at the development application stage for matters of ‘national environmental significance’. If the proposed action is likely to have an impact, a ‘Referral’ by the applicant to the Department of Environment and Heritage is required. The Department will then determine if the impact is likely to be ‘significant’ and whether additional assessment is required. Approval from the Minister for the Environment may be necessary if the impact is ‘significant’. The rezoning of land is not considered to be an activity under the Act. 4.2 STATE LEGISLATION There are a number of State Acts of Parliament which apply to planning and development within the West Dapto Release Area, the most relevant of which are discussed below. A summary of other pertinent legislation is provided at Appendix 7.


4.2.1 Environmental Planning and Assessment Act The use and management of land in NSW is principally governed by the Environmental Planning and Assessment Act, 1979 (the EP&A Act). The objects of the EP&A Act provide the framework for its implementation and are relevant to this study, as follows:

to encourage:-

- the proper management, development and conservation of natural and man-made resources, including agricultural land, natural areas, forests, minerals, water, cities, towns and villages for the purpose of promoting the social and economic welfare of the community and a better environment;

- the promotion and co-ordination of the orderly and economic use and development of land;

- the protection, provision and co-ordination of communication and utility services;

- the provision of land for public purposes;

- the provision and co-ordination of community services and facilities; and

- the protection of the environment;

to promote the sharing of the responsibility for environmental planning between the different levels of government in the State; and

to provide increased opportunity for public involvement and participation in environmental planning and assessment."

The DoP has recently undertaken a significant reform of the NSW planning system, including reviewing Part 3 of the EP&A Act which sets out the framework for the preparation of State Environmental Planning Policies (SEPPs), Regional Environmental Plans (REPs) and Local Environmental Plans (LEPs). There are four main planks to the NSW Government’s reform agenda:

Strategically assess and plan for priority growth areas

Simplify plan making by reducing the layers of planning instruments and make the local environmental plan the primary instrument

Improve development assessment

More flexible use of developer financial contributions for local facilities and services (under section 94 of the EP&A Act).

In March 2006, the Department of Planning gazetted the Standard LEP Instrument (LEP Template) which controls the format and content of LEPs in NSW. The draft LEP for West Dapto is required to be consistent with the template. Section 117 Directions Under Section 117 of the EP&A Act, the Minister for Planning may issue directions to councils regarding the content and operation of LEPs. The matters include land uses permitted under certain zonings, heritage and environmental factors such as bush fire hazard, floods and sensitive habitats. Relevant Section 117 Directions for the West Dapto Release Area are considered in Table 4.1.


Table 4.1 Relevant Section 117 Directions Section 117 Direction Consideration Direction No 1 Acid Sulfate Soils – requires the consideration of the Acid Sulfate Soils Planning Guidelines when an LEP is being prepared for land that has a probability of containing acid sulfate soils.

The presence of acid sulfate soils and the implications for development at West Dapto have been addressed in the Land Capability Study (HLA Envirosciences, 2005) and discussed in Chapter 5 of this report.

Direction No 2 Approval, Concurrence and Consultation – draft LEPs are not to contain provisions requiring concurrence, consultation or referral of a Minister or public authority

No new approval, concurrence or consultation provisions proposed apart from standard provisions contained within standard draft LEP template

Direction No 3 Business Zones – draft LEPs are not to alter business zones or reduce permissible floor space in business zones unless justified by an environmental study.

It is proposed to include the Dapto Town Centre in the draft LEP for West Dapto and to make changes to existing business zones in line with recommendations in the Dapto Town Centre Revitalisation Study (Rohan Dickson and Associates January 2006).

Direction No 9 – Conservation and Management of Environmental and Indigenous Heritage – requires draft LEPs to include provisions to conserve heritage items and any objects or areas of Aboriginal heritage significance.

The West Dapto Release Area includes items of indigenous and non-indigenous heritage as well as ecologically significant areas. These issues are discussed in detail in Chapter 5 and in the accompanying technical reports. Recommendations regarding conservation and appropriate management measures are also provided and will be incorporated into the draft LEP.

Direction No 12 – Development near Licensed Aerodromes – applies to the preparation of a draft LEP that creates, removes or alters a zone or provision relating to land subject to noise from a licensed aerodrome. The Direction requires that, inter alia, the Council take into consideration the Obstacle Limitation Surface (OLS) and not rezone land for residential or school use or for use as public buildings within stated ANEF levels, not increase residential densities in areas subject to an ANEF that exceeds 25.

The southern part of the study area is adjacent the Illawarra Regional Airport at Albion Park. The ANEF and OLS have been obtained from Shellharbour City Council and will be identified in the draft LEP, utilising the Standard LEP template provision

Direction No 13 Environment Protection Zones – draft LEPs are not to create, alter or remove environment protection zones, except where appropriately justified by an environmental study or strategy

The draft LEP will amend existing environmental protection zonings and provide for new environmental protection zonings in line with the recommendations of the ecological and heritage assessments undertaken for the project.

Direction No.15 – Flood Prone Land – requires councils to have regard to the NSW Flood Prone Land Policy and the Floodplain Development Manual 2005 and not to allow inappropriate uses in flood risk areas.

Considerable areas of land adjacent to the watercourses within West Dapto Release Area are subject to flooding. Areas subject to flood risk (that is, below the 1 in 100 year flood) have been identified and residential development will be excluded in those areas under the draft LEP. A flood study has been completed for the Mullet Creek catchment. Further discussion on flooding is provided in Chapters 5 and 7.

Direction No 16 Industrial Zones – draft LEPs are not to create, alter or remove industrial zones, except where appropriately justified by an environmental study or strategy.

The draft LEP will apply to the Kembla Grange Living Cities Area and introduce new industrial zones to provide local employment as justified by this study (refer discussion at Chapter 6).

Direction No 17 – Integrated Land Use and Transport – requires a draft LEP to be consistent with the objectives and principles of Improving Transport Choice (DUAP 2001) and The Right Place for Business and Services (DUAP 2001).

The West Dapto draft LEP and Master Plan incorporates the principles of integrating transport and land use (refer discussion Chapter 6).


Section 117 Direction Consideration Direction No 19 Planning for Bushfire Protection – requires Council to consider the bush fire hazard when preparing draft LEPs.

A Bushfire Management Plan (Eco Logical Australia Pty Ltd, 2005) has been prepared for the study area and is discussed Chapter 5.

Direction No 21 Residential Zones – draft LEPs are to ensure land is appropriately serviced before allowing residential development, that existing dwelling rights are retained, and that appropriate density and housing choice provisions are included.

The Master Plan for West Dapto provides for a mix of density and housing types throughout the release area. Appropriate provisions are to be included in the draft LEP to ensure consistency with this Direction.

Direction No 22 Rural Zones - draft LEPs should not rezone rural land for urban purposes or contain provisions which will increase the permissible density on any land to which the plan applies, except where justified by an environmental study.

It is proposed to allow rural residential development in the southern part of the release area in a manner that reflects the high amenity values of the precinct and also allows for limited development opportunities which will fund rehabilitation goals. Further discussion and justification of this is provided in Chapters 5 and 7.

Direction No 26 Special Area and Recreation Zones - draft LEPs are not to create, alter or remove recreation zones except with the approval of any relevant public authority and the Director-General of Planning.

The draft LEP will rezone land for open space purposes to facilitate recreational opportunities for the future population.

Direction No. 30 Regional Strategies – draft LEPs are required to be consistent with the relevant Regional Strategy – i.e. the Illawarra Regional Strategy, gazetted 31 January 2007.

The West Dapto release area is identified in the Illawarra Regional Strategy as a significant component of meeting the housing supply in the Illawarra.

4.2.2 Threatened Species Conservation Act 1995 The Threatened Species Conservation Act 1995 identifies threatened, endangered and extinct species, populations and ecological communities in NSW. The Act addresses both plants and animals. The Act enables the identification of critical habitat for the conservation of species and communities and the preparation of recovery plans. The Ecological Assessment for the West Dapto Release Area (Eco Logical Australia Pty Ltd, 2004) identifies three endangered ecological communities within the site, namely:

the Illawarra Coastal Grassy Woodlands,

the Illawarra Subtropical Rainforest, and

Sydney Coastal Estuary Swamp Forest Complex

Fifteen threatened fauna species and four threatened flora species are also known or likely to occur on the proposed site (ibid). Further details on threatened species are provided in Chapter 5 and the implications for West Dapto are discussed in Chapter 7. 4.2.3 Heritage Act 1977 The Heritage Act 1977 aims to conserve the environmental heritage of NSW. The Act mainly addresses items of State heritage significance which are listed on the State Heritage Register. The Act sets out the procedures for undertaking works on these items. There is one item listed on the State Heritage Register in the West Dapto Release Area, namely ‘Horsley’ Homestead, a rare intact example of a 19th century Georgian style farm complex and garden.


Other heritage items of local and regional significance are identified in the Wollongong Local Environmental Plan 1990 and may also be listed on the National Trust Register and the Register of the National Estate. An assessment of the heritage significance of West Dapto is provided in Chapter 5. 4.2.4 Rural Fires Act 1997 This Act aims to prevent, mitigate and suppress fires, coordinate bushfire fighting and protection, protect people and property from fires and protect the environment. The Act requires that a bushfire safety authority must be issued for the subdivision of land which is bushfire prone for residential, rural residential or special fire protection purposes (integrated development under the EP&A Act). An application for a bushfire safety authority must be lodged as part of the development application process and must demonstrate compliance with the Planning for Bush Fire Protection guidelines (RFS, 2006). Further details regarding bushfire protection at West Dapto are provided in Chapter 5. 4.2.5 Native Vegetation Act 2003 The Native Vegetation Act 2003 controls the management of native vegetation in rural areas of the State. Native vegetation includes trees, understorey plants, groundcover and plants occurring in a wetland, providing the species existed in NSW before European settlement. The Act will not apply to land rezoned to residential, business or industrial by the West Dapto LEP but will apply to land zoned rural, rural-residential and environmental protection under the LEP. In the study area, clearing of native vegetation and regrowth on land zoned Non Urban or Environment Protection will require the consent of both Council and the Southern Rivers Catchment Management Authority (SRCMA). Minor exemptions to the Act include the erection of a dwelling house, routine agricultural management activities, continuation of existing farming or sustainable grazing. The SRCMA is likely to require the preparation of a Property Vegetation Plan (PVP).These are voluntary agreements between a landholder and the SRCMA allowing landholders to manage native vegetation on their land for up to 15 years. The Act also applies to the clearing of vegetation on Vulnerable Land, which is classified as:

Steep or Highly Redouble Land

Protected Riparian Land - all lands within 20m of a river or lake

Special Category Land

The approval of the SRCMA is required for the clearing of vulnerable land. For Protected Riparian Land, clearing may be undertaken without approval for activities such as the removal of noxious weeds, the construction and maintenance of a boundary fence, and the construction and maintenance of fencing to improve management of the protected riparian land. 4.3 STATE ENVIRONMENTAL PLANNING POLICIES Under the EP&A Act, there are a significant number of State policies, referred to as State Environmental Planning Policies (SEPPs), relating to land development


and management. At this stage in the planning process, only SEPP No. 32 – Urban Consolidation, No 55 – Remediation of Land and draft SEPP No 66 – Integration of Land Use and Transport are of particular relevance, although there are a number of others that will be relevant at the development stage. A summary of SEPPs is contained in Appendix 7. 4.3.1 SEPP No 32 – Urban Consolidation (Redevelopment of urban land) SEPP 32 requires Council to consider whether surplus urban land can be utilised for residential use, in particular multi-unit housing. As well as residential and business zones, the policy applies to industrial zoned land. Within West Dapto, land at Kembla Grange, Dapto and Yallah is currently zoned for industrial uses. The industrial zonings are proposed to be retained at Kembla Grange, Dapto and the Princes Highway, Yallah. Under LEP 38, land around Yallah Road, Yallah is zoned 4(d) Offensive and Hazardous Industry and previously contained two abattoirs and a tannery. The majority of this industrial zone is no longer required for industrial uses, although part will be retained for light industrial use. The land that is no longer required and that is free of environmental and flooding constraints, is proposed to be zoned for low density housing (which will permit multi-unit housing), consistent with the policy. 4.3.2 SEPP No 55 – Remediation of Land SEPP 55 aims to reduce the risk of harm to human health from land contamination by ensuring that land is appropriately remediated. Any potential land contamination must be considered when land use change is proposed and where land is contaminated, the consent authority must be satisfied that:

it is suitable in its contaminated state (or will be suitable after remediation) for all the purposes for which the land is proposed to be used, and

if the land requires remediation to be made suitable for the proposed use, that the land will be remediated before it is used for that purpose.

The policy requires that prior to rezoning land; the planning authority is to have regard to a preliminary investigation report carried out in accordance with the Managing Land Contamination: Planning Guidelines (Department of Urban Affairs and Planning et al, 1998). A preliminary investigation report has been prepared for West Dapto entitled Land Capability Study, West Dapto (HLA Envirosciences, 2005). A summary of the findings are provided in Chapter 5 of this Study. 4.3.3 Draft SEPP No 66 – Integration of Land Use and Transport Draft SEPP 66 aims to ensure that urban structure, building forms, land use locations, development designs, subdivision and street layouts help achieve a range of objectives relating to improved accessibility and transport choice. The Draft SEPP requires that prior to granting consent to a development to which the Policy applies, the Council considers a number of issues relating to land use and transport integration and whether the development incorporates travel demand management mechanisms and features that will minimise the demand for travel and the use of cars. A Transport Management Access Plan (TMAP) has been prepared for the West Dapto Release Area which places strong emphasis on land use and transport integration and which has informed the structure planning for the Release Area. The TMAP is discussed further in Chapter 6. 4.4 STRATEGIC POLICIES 4.4.1 City of Cities – A Plan for Sydney’s Future City of Cities – A Plan for Sydney’s Future is the metropolitan strategy for Sydney released in December 2005. The strategy outlines a vision for Sydney over the


next 25 years and provides a framework within which the city can grow both physically and economically. This Strategy focuses on the Sydney Metropolitan Area and Central Coast and does not provide a specific strategic planning framework for the regional centres of Newcastle, Wollongong and Gosford. It does however state that these centres will provide for freight and port related activities and housing growth, and improved transport links between these centres and Sydney itself will be required as a result. Specifically in relation to the Illawarra, the Strategy notes it is “geographically and environmentally constrained but will house moderate growth through new West Dapto release areas and urban renewal in centres” (DoP, 2005, 9). A separate regional strategy for the Illawarra will be prepared during 2006/07 which will “emphasise the importance of economic and employment growth as key drivers of population and wealth creation” (ibid). 4.4.2 Illawarra Regional Strategy As part of the NSW Government’s reform of the planning system, the DoP has prepared the Illawarra Regional Strategy (31/1/07). The Regional Strategy guides Council in the development of local plans, assist government agencies with strategic planning and infrastructure budgeting and provides certainty for the community. The strategies will achieve this by guiding growth, directing infrastructure investment and protecting core environmental assets over a 25 year horizon. The Illawarra Regional Strategy identifies that: the population in the region will increase by 47,600 persons who will be

housed in 38,000 new dwellings an additional 30,000 new jobs are required, to be provided through a supply of

land to support economic growth and building on current manufacturing strengths in the region

the role of Wollongong City Centre as the regional city needs to be

strengthened West Dapto will be the main urban release area for the region

High value environmental lands and heritage items should be protected

Dapto will emerge as a sub-regional centre

The regional strategy contains a number of matters that are required to be considered in the preparation of a draft LEP. Section 117 Direction No. 30 requires LEPs to be consistent with the Regional Strategy. 4.4.3 Metropolitan Development Program 2002 The Metropolitan Development Program (MDP) coordinates the planning, funding, servicing and development of all major new urban projects in the Sydney Region, including urban renewal developments and greenfield release areas. The MDP covers the Sydney, Illawarra and Central Coast regions. The main functions of the MDP are to:


manage land supply to meet new housing needs from urban renewal and greenfield sites

coordinate planning and funding of physical and human services to new housing areas.

The program involves a number of key activities: assessing future land supply to meet housing needs

identifying new areas for investigation and assessing sites within a new streamlined land release system

developing forecasts for indicative housing through the Housing Forecast Forums with council planners, infrastructure providers and developers

planning for infrastructure investment, including transport, so that anticipated expenditure is identified through indicative funding envelopes of 0-5, 6-10 and 11-15 year timeframes

monitoring land and housing production in established and greenfield areas

identifying needs for planning, programming, funding and servicing maintaining extensive housing and land supply databases.

One of the main requirements of the MDP is that land in the program with the potential of more than 1000 dwellings will not be rezoned unless infrastructure costs and funding mechanisms for new development have been secured and projected within the 15-year framework. The Illawarra Metropolitan Development Program (Illawarra MDP) covers the local government areas of Wollongong, Shellharbour and Kiama. It plays both a monitoring and coordinating role in the planning, servicing and development of new residential land in areas identified for Greenfield development, and for new residential development and redevelopment in existing urban areas. The MDP identifies West Dapto as having a nominal development yield of 17,000 lots. 4.5 REGIONAL PLANS AND POLICIES 4.5.1 Illawarra Regional Environmental Plan No 1 The Illawarra Regional Environmental Plan No 1 (IREP No 1) sets the overall regional planning framework for land use and planning in the region. It covers the five local government areas of Wollongong, Shellharbour, Kiama, Shoalhaven and Wingecarribee. The provisions of IREP No 1 apply to the study area as shown in Figure 4.1 below. The pertinent aspects of the plan relative to the study area are assessed in Table 4.2



(Source: Illawarra REP No 1)

Table 4.2: Consideration of Key Provisions under Illawarra REP No 1 Relevant Provision Response Addressed in LES Rural Lands Clause 16: the views of the Director-General of the

Department of Agriculture must be taken into account before preparing a draft LEP on land identified as having prime crop and pasture potential

the consent authority should review the minimum subdivision sizes applying to such land.

A small area of land having prime crop and pasture potential is identified in the south-eastern corner of the study area. Under Section 62 of the EP&A Act, the Director-General of the Department of Agriculture was consulted regarding the preparation of this study and a draft LEP for West Dapto. The following advice from NSW Agriculture, dated 20 October 2003, was provided:

Impacts from any existing agricultural activities in the area, such as noise, odour and dust, could potentially cause land use conflicts, particularly as agricultural activities are developed or as residential development encroaches on land in the vicinity of agriculture. The proposal should consider the impacts of, and on, any adjacent existing agricultural activities.

No comment was provided regarding the prime crop and pasture land.

The implications of future urban development for existing agriculture in the study area are discussed in Section 7.1.11.

Environmental Protection Zones Clause 20: a draft LEP must not remove land from an

environmental protection zone or introduce provisions which are incompatible to the objectives of such zones except where such actions are justified by an environmental study or are of relatively minor significance.

An Ecological Assessment has been prepared for the West Dapto Release Area (Eco Logical, 2004) to inform the preparation of the LES. This work provides a detailed investigation of the ecological values of the study area, including areas zoned for environment protection. Extensive discussions have also been held with the Department of Environment and Conservation regarding urban development of West Dapto and the outcome of those discussions has been incorporated into the structure planning and other recommendations for the Release Area.

The need for the protection of sensitive environmental areas within the study area and the implications for environmental protection zones under IREP No 1 are discussed in Chapters 5 and 7.

Energy Conservation Clause 44: Council should, whenever practicable, encourage

subdivision and building design which will achieve a reduction in the use of non-renewable energy resources.

Clause 46: Council should, where practicable, facilitate the

use of renewable energy resources in new development.

These issues have been addressed in the Energy and Communications Study – West Dapto prepared by Maunsell Australia Pty Ltd (2004). Further, the introduction of BASIX to Wollongong in July 2005, which will require all new residential development to use 40% less drinking-quality water and produce 25% less greenhouse gas emissions, will ensure a significant reduction in the use of non-renewable energy resources.

Energy use and conservation in the West Dapto Release Area is discussed in Chapter 6.

Supply of Industrial Land Clause 50:

It is not intended to reduce the supply of industrial land at West Dapto

Employment and industrial development at

Relevant Provision Response Addressed in LES relates to draft LEPs which propose to

substantially reduce the supply of industrial land.

but rather to achieve a significant amount of employment self-containment within the site. An Economic and Employment Study for the West Dapto Release Area has been prepared by SGS Economics and Planning (2005) to inform the preparation of the LES.

West Dapto is discussed in Chapter 6.

New Living Areas Clause 60: prior to the preparation of a draft LEP that

provides for a substantial increase in residentially zoned land, the Council should undertake an assessment of land availability and take-up rates and be satisfied that there is insufficient land in the area to cater for anticipated household growth for a period of 10 years. Alternatively, the land must be identified on the urban development program (now referred to as the Metropolitan Development Program).

Clause 64: where land is zoned for residential purposes, the

Council should seek to increase overall permissible residential densities and provide for a variety of housing forms.

The West Dapto Release Area is identified on the MDP and is therefore consistent with Clause 60. The objectives for West Dapto seek to target densities at a level that is appropriate to locational characteristics and that will result in an overall potential gross yield of 18 dwellings/ha over the urban footprint. Similarly, the objectives seek to ensure the provision of a range of housing choice with emphasis on a variety of locations, sizes, types and price. These objectives are intended to guide the preparation of the draft LEP for West Dapto and are consistent with IREP No 1.

Future densities and housing form are discussed in Chapter 8.

Flood Liable Land Clause 65: draft LEPs should not rezone flood liable rural

land to urban unless the Council:

a) has consulted with the Director of the Department of Public Works with respect to the tidal reaches of rivers, or the Secretary of the Water Resources Commission with respect to other waters;

b) has prepared a plan of management for the area; and

c) is satisfied that the potential for flood losses is contained.

State responsibility for flood management issues now resides with the Department of Natural Resources. The Department has been consulted on this matter. The Mullet Creek Floodplain Management Study is currently underway and programmed to be finished in mid 2005. That project will create the plans of management through a DCP. At the same time, the requirements of the Study are also being incorporated into the West Dapto planning process.

Flooding is addressed in Chapters 5 and 7 of this report.

ngibson

This section presumably needs to be updated because study is now complete?

4.5.2 Illawarra Escarpment Strategic Management Plan The Illawarra Escarpment Strategic Management Plan (IESMP) (Wollongong City Council, undated) provides an assessment of the current condition of the Illawarra escarpment identifies the threatening processes that are causing degradation and outlines proposed planning, management and implementation strategies to sustainably plan and manage the escarpment into the future. The IESMP was prepared in response to the 1999 Commission of Inquiry into the Long Term Planning and Management of the Illawarra Escarpment. The Illawarra escarpment forms a natural boundary and scenic backdrop to the Wollongong coastal plain, and specifically to the West Dapto area. The IESMP notes that the escarpment “is one of the most important landscape and cultural features of the Illawarra region and has high aesthetic value to the Illawarra community” (ibid, 16). The Illawarra Escarpment lies to the west of the study area. The eastern boundary of the IESMP study reflects a combination of the line established by the Illawarra Escarpment Working Party (IEWP) in work prior to the preparation of the IESMP, and the 50 metre RL (contiguous land at 50m elevation or higher above sea level but excluding land that is zoned residential, commercial or industrial). Whichever line is the furthest east was adopted. The 50m RL was chosen as it provided an approximate distinction between escarpment influenced and coastal influenced vegetation communities. However, the IESMP recognises that this approach has limitations. This issue is discussed further in Chapter 6. The IESMP recommends existing zonings for the Illawarra escarpment is replaced with three new zonings: Environmental Protection (Core Conservation) Zone, - is intended to apply to

the areas of highest environmental and cultural significance within the escarpment.

Environmental Protection (Management) Zone - is intended to be a combination of Landscape Support and Escarpment Interface. These lands have significant environmental value although secondary to the escarpment high conservation zone, and have a strong aesthetic and cultural component. This zone allows for development opportunities including environmentally appropriate residential development, agricultural pursuits, ecotourism and recreation, provided that the landscape and ecological values of this zone are not prejudiced.

Environmental Protection (Management) Yallah-Calderwood Corridor Zone - . is identified in the IESMP and elsewhere as an area of special conservation value as it provides a vegetation linkage between the escarpment, Lake Illawarra and the coast. The IESMP considers that this is an area that requires ecological enhancement through planning and management instruments. Permissible uses may include environmentally appropriate residential development, forestry, intensive agriculture and recreation activities, provided that they facilitate the broader objectives of increasing native vegetation cover and protecting the integrity of habitat.

However, as a consequence of the Standard LEP Instrument, these specific zones cannot be used and the zoning regime has to be consistent with those contained in the template. The IESMP notes that the suitability of these zonings for the interface between the escarpment and the West Dapto Release Area needs to be investigated as part of


the broader structure planning for the site. Detailed consideration of the appropriate boundary between the West Dapto Release Area and the Illawarra escarpment lands has therefore occurred as part of the structure planning process and has been assessed in the Ecological Assessment Report (Eco Logical, 2004) and the Visual and Landscape Study (O’Hanlon Design Pty Ltd, 2006). The Minister for Planning endorsed the IESMP on 6 December 2005 subject to a number of alterations. The Council endorsed the Minister’s recommendations on 6 February 2006 and has forwarded the IEMP to the Department of Planning for final endorsement. Council is proceeding to develop the Illawarra Escarpment Structure Plan (scheduled for mid 2007), draft Local Environmental Plan (scheduled for 2007) and Governance Framework. Recommendations regarding the treatment and boundary of the interface between the escarpment and West Dapto are discussed in Chapters 7 and 8 of this report. 4.5.3 Riparian Corridor Management Study The Riparian Corridor Management Study (DIPNR, March 2004) was also prepared in response to the 1999 Commission of Inquiry into the planning and management of the Illawarra Escarpment. The study area spans both the Wollongong and Shellharbour LGAs and includes West Dapto. The Study is intended to better guide and coordinate the many cumulative actions and decisions of government, landowners, and community and industry groups to facilitate sound management, planning and conservation of riparian lands. The Study aims to provide a logical framework to allow riparian land to be protected and properly managed by:

establishing environmental objectives for riparian land

mapping the environmental objectives of all streams

mapping riparian corridors to inform rezoning/redevelopment

establishing management zones and guidelines for riparian land

provide for the envisaged riparian outcomes to be incorporated into the floodplain management planning process.

The recommendations of the Riparian Corridor Management Study have informed the planning process for West Dapto and have been carefully considered in the master planning for the site. Further discussion regarding planning and management of the riparian corridors is provided in Chapters 5 and 7. 4.5.4 Southern Rivers Catchment Action Plan (2005) The Southern Rivers Catchment Management Authority has prepared a Catchment Action Plan (SRCMA 2005), for the area stretching from Stanwell Park to the Victorian border. The plan provides natural resource management by establishing partnerships with Local and State Governments, Landcare and other community groups, industry groups and individual landholders. The Catchment Action Plan identifies Catchment and Management Targets for five program areas:

Biodiversity

Water


Soil and Land Capability

Community and Partnerships

Coastal and Marine

Planning for the West Dapto Release Area is consistent with the following management targets Table 4.3 Catchment Management Targets

Management target

West Dapto action

B3 – By 2016, the area of land actively managed to conserve priority vegetation types will increase from 11,000 hectares to at least 51,000, through voluntary participation by land managers.

The rehabilitation of non-urban areas within West Dapto with Illawarra Lowlands Grassy Woodlands community will assist in achieving this objective.

W4 (a) – By 2016 the residential consumption, (per capita), of potable water in urban areas shall be progressively reduced from the 2001/02 benchmark.

Potable water consumption in the West Dapto Release Area will be reduced by requiring all new dwellings to have rainwater tanks and a recycled water system (third pipe).

W5 (a) – By 2016, protect or improve a minimum of 2000 ha of riparian vegetation.

The West Dapto Release Area will protect riparian lands (that are also flood liable), consistent with the Riparian Corridor Management Study.

W5 (e) By 2011, LEPs incorporate minimum vegetated buffer distances to protect waterways from impacts of development.

The West Dapto draft LEP will encourage the revegetation of riparian buffer zones.

4.6 WOLLONGONG LOCAL ENVIRONMENTAL PLAN 1990 The Wollongong LEP 1990 was gazetted on 28 December 1990 and replaced the Wollongong LEP No. 38 as the principal mechanism for the regulation of land use within the City. The LEP has been updated by over 240 amending LEPs. The aim of the Plan is to provide a framework for land use management in the City of Wollongong to achieve the following objectives: (a) to encourage the proper management, development and conservation of

natural and man-made resources (including agricultural land, natural areas, forest, minerals, water and the built environment) for the purpose of promoting the social and economic welfare of the community and a better environment;

(b) to protect the environment from degradation and despoliation by protecting environmentally sensitive areas from development and minimising adverse impacts of urban development on both the built and natural environment;

(c) to protect and improve the quality of life and the social well-being and amenity of local residents;

(d) to encourage economic diversification and growth of the business and industrial base to increase employment;

(e) to conserve the environmental heritage of the land to which this plan applies;

(f) to enable the classification and reclassification of land, owned or controlled by the Council, under the Local Government Act 1993.

The existing zonings under WLEP that apply to the study area have been discussed in Chapter 3.


The Wollongong LEP also contains other provisions relevant to development at West Dapto, namely:

Clause 18 – Lake Illawarra and the Hacking River. This clause applies to development which Council considers may impact on Lake Illawarra or the Hacking River. It requires Council to consider the effect of the proposed development on the water quality and ecology of the lake and river and the need to prevent sedimentation.

Clause 21 – Land suitable for future urban use. This clause requires Council, when considering applications for development on land at West Dapto, Marshall Mount or Yallah, to consider whether the development is likely to prejudice the future use of land for urban purposes.

Clause 22 – Airport Buffer Area. This clause requires Council, when considering applications for development on land at Yallah, to have regard to:

- the impact of noise from aircraft on the development,

- the potential of the development to restrict the operation of the airport because of its height, or

- whether occupants of the land would be subject to unnecessary safety risk.

Clause 23 – Service Corridors. This clause applies to land shown as service corridor on the LEP map and requires Council to ensure that only development that does not conflict with the service corridor uses be allowed.

Clauses 27 to 29D – Heritage Controls. These clauses include controls which affect the development of or alteration to heritage items or heritage conservation areas within the City. The WLEP identifies a number of heritage items that are located within the study area. These are discussed in Chapter 5.

Clause 30 – Services. This clause states that Council shall not consent to development unless satisfactory arrangements have been made for water supply, sewerage and drainage.

Clause 34 – Tree Preservation. This clause requires a person to obtain Council consent prior to cutting down or damaging trees. Council has made a Tree Preservation Order which requires persons to obtain Council's permission prior to the cutting or damage to trees covered by the Tree Preservation Order.

Council is preparing a new LEP to replace the Wollongong LEP 1990. It is anticipated that the draft Wollongong LEP 2007 will be exhibited in late 2007. The plan will not apply to the Wollongong City Centre or the West Dapto Release Area.

4.7 WOLLONGONG CITY CENTRE LEP 2007 The Wollongong City Centre Local Environmental Plan was gazetted on 31 January 2007 and sets out the development parameters for the Wollongong City Centre. This plan provides three commercial zones, including B3 Commercial Core; B4 Mixed Use – City Edge; and B6 Enterprise Corridor, and details minimum lot sizes, corresponding lot widths and building heights within each of the zones. It also provides development controls for mixed uses within the commercial zones as a complimentary land use to the primary commercial function of the centre. These parameters provide a model of permissible uses and a framework for potential development of commercial zones within Dapto Town Centre.


5 SITE ANALYSIS This chapter summarises the existing site characteristics of West Dapto’s natural environment and the implications for urban development at West Dapto. The information is primarily drawn from the specialist studies undertaken to inform the preparation of the LES and the development of the structure plan. 5.1 LAND CAPABILITY HLA-Envirosciences has undertaken a Land Capability Study for West Dapto (2005) to determine the urban capability of the West Dapto study area. This involved identifying areas potentially suitable for urban development and those which will not be suitable or will require further investigation, for example, areas with steep slopes, areas with high salinity or containing Acid Sulfate Soils (ASS), sites of potential contamination and those subject to erosion. A summary of the findings of the study is provided below. 5.1.1 Geology Several different geological units underlie the study area. Low lying sections of the study area (in the vicinity of creeks and drainage lines) are dominated by Quaternary aged alluvium, gravel, beach and dune sand. Mid grey to dark grey siltstone to fine sandstone are also recorded in the Yallah region to the north of Marshall Mount Creek. At higher elevations, early late Permian red-brown and grey volcanic sandstones of the Shoalhaven Group (Budgong Sandstone) dominate the study area. Small areas of volcanic melanocratic and coarse grained to porphyritic latite (south of West Dapto Road) and aphanitic to porphoritic latite (on elevated areas to the north of Mount Marshall Creek) also occur within the study area. The geology of the area is stable and is not a constraint to development. 5.1.2 Groundwater Based on local topography and geology, groundwater would be expected to:

Exist within the depositional sediments at depths greater than 3m below ground surface (bgs); and

Flow in a generally easterly direction towards nearby fluvial systems, subsequently draining to Lake Illawarra.

Groundwater was not encountered during hand augering activities, which extended to a maximum depth of 1.6 m bgs. Two main aquifer systems have been identified in the study area including a shallow aquifer in the unconsolidated gravels, clays and sands between 0 and 5 metres depth and discrete fracture aquifers within the shale and sandstone of the Berry Formation. The quality of the groundwater was considered generally reasonable although bore data indicated moderate levels of salinity in several of the older bores. 5.1.3 Soils The Land Capability Study (HLA 2005) and the Water Cycle Management Study prepared by URS (2004) both note that there is a range of soil types present within the proposed development areas, and these largely reflect the variation in geological origin of these soils. Soils that are on the upper western areas of the proposed development site may have formed from colluvium associated with the steep Illawarra escarpment. As a result the topsoil layers of such profiles are often sandy, and are either shallow or have a sandy clay subsoil. In contrast, soils on the lower sections of the proposed development will likely have formed from alluvium and include the fairy meadow (fa) soil landscape


series, which include sandy soils such as siliceous sands and alluvial loams, as well as heavier textured prairie soils and yellow podzolics (URS, 2004). On the mid-slopes a range of soils exists that often reflect a combination of geological origin, with Budgong sandstone, Berry formation, Cambewarra Latite, and Bumbo Latite all present within or close to the proposed development areas. Sandy mid-slope soils found in and surrounding the proposed development areas include those belonging to the Wattamolla (wt) or Shellharbour (sh) soil landscape series. Alternatively, mid-slope soils may be heavier textured such as those belonging to the Albion Park, Bombo and Cambewarra soil landscape series (URS, 2004). Some of the soils present a constraint to urban development. These include soils with high erodibility potential, shallow soils with less than 50cm to hard rock and soils with significant swell/shrink potential. Further detailed investigations will be required at development stage to identify appropriate engineering measures to ensure soil stability and minimise damage to buildings and services. Further details on the geology and soil characteristics of the proposed development area are provided in the Land Capability Study (HLA, 2005). 5.1.4 Soil Erosion and Soil Stability During fieldwork undertaken by HLA-Envirosciences there was very little evidence of erosion apart from that on creek banks. This is predominantly due to the generally moderate slopes and good vegetation cover and road drainage. The study area is considered to be quite stable with little erosion apart from creek bank erosion. Soils are however highly erodible when disturbed and some midslopes contain highly dispersible soils. The erodibility potential for the Fairy Meadow Soil Landscape is low, apart from in the vicinity of concentrated flows (eg creek lines). The Albion Park Soil Landscape has highly erodible topsoils and subsoils of moderate erodibility. Both topsoil and subsoil are highly dispersible and have a very high risk of tunnelling. In the Shellharbour Soil Landscape the topsoils are very highly erodible and the subsoils are highly erodible. In the Wattamolla Road Soil Landscape the topsoils are moderately erodible and the subsoils are highly erodible. In Bombo Soil Landscape, the topsoils are highly erodible and the subsoils are low to moderately erodible. The generally clayey nature of the subsoils throughout the study area reduces the proportion of rainfall that infiltrates and this leads to high proportional runoff. In addition the finer particles (clay) can pass through most sediment fences and take much longer to settle than sands in sediment retention basins. Landslips are common on both Red and Brown Podzolic Soils but these occur on midslopes of the Illawarra Escarpment (at higher elevations than the study area). Steep slopes are prone to hillside creep within their soil profile and mudflows. Areas with coal seam aquifers or claystone bedrock are notoriously prone to landslide. Where the soil profile is deep this can present considerable construction problems. However engineering solutions are usually affordable where the soil profile is shallow and footings can be set into the underlying bedrock. Debris flows, which occurred in the August 1998 storm, occurred on higher areas of the escarpment above the study area. Rock falls are also restricted to the upper escarpment above the study area. 5.1.5 Acid Sulfate Soils Acid Sulfate Soils (ASS) is the common name given to sediment and soil containing iron sulphides (principally iron pyrite or iron disulfide). The exposure of pyrite in these soils to oxygen by drainage or excavation, leads to the generation


of sulphuric acid. Acidic leachate can dissolve clay and release toxic concentrations of aluminium, iron or other metals into water bodies. As a result, drainage waters from areas of ASS can impact water quality and can lead to death or disease of aquatic organisms. ASS maps have been generated for the Wollongong Region by the former DIPNR. ASS has been mapped in the east of the study area in the area around Marshall Mount Creek in the South and Mullet Creek (including its tributaries Robins Creek and Sheaffes Creek). Figure 5.1 illustrates the probability of ASS in the study area. Most of the areas identified as containing either actual ASS or “potential acid sulfate soils” (PASS) are within the 1:100 year flood boundary and are not likely to be subject to urban development, however the area west of Darkes Road is outside the flood zone and is within the urban development footprint area. Whilst the level of current ASS and PASS in the study area is low, an ASS Management Plan would be required for any of these areas being subject to urban development. 5.1.6 Soil Salinity Salt accumulation can have a profound effect on urban developments, causing damage to building foundations, the breaking up of road pavements, and the corrosion of pipes and underground services. Erosion hazard increases through high levels of salts in the soil changing soil structural characteristics, thereby preventing water infiltration and leading to increased levels of runoff. Results obtained during this study indicate that soils across the study area have a variably low to high soil salinity rating. Two high salinity results were recorded near Horsley and in the west of the study area off Avondale Road. In these areas appropriate measures will need to be taken to reduce the effects of salinity. Methods of reducing the effects of saline soils in an urban environment include reducing the level of the water table by surface and subsoil drainage and promoting the leaching of salts to a lower level, below the plant root zone and installing subsurface drainage with outlets to safe points. 5.1.7 Potential Contamination Land use in the West Dapto area is predominantly agricultural. The area comprises a large number of farms primarily focused on grazing (beef cattle and horses). There is no formal crop production however seed and fertiliser application is undertaken on some properties for improving pastures for grazing. Department of Primary Industries (Pers. Comm. Elizabeth Yateman) confirmed that there are no dairies (selling milk) in the study area. However, there are a couple of dairies based on the southern side of Marshall Mount Creek in Shellharbour City Council that extend to land on the northern side of the creek within the study area. A cattle study and horse study are located at Marshall Mount. Dairies and piggeries were present in the past throughout the area and there are two abandoned meat work sites off Yallah Road in the south. Industry dominates the area north of West Dapto Road in the northeast and includes some recreation (Scramble Track for trail bikes and Go Cart Course). Mine buffer land (associated with BHP Billiton Elouera Mine and Huntley Heritage Mine sites) occurs on the western boundary of the site.


WEST DAPTO RELEASE AREA FIGURE 5.1 ACID SULFATE SOILS

(Source: HLA-Envirosciences, 2005)


The general potentially contaminating activities identified by HLA-Envirosciences within the study area include the following:

Dumped fill and waste material of unknown origin;

Intensive rural land uses including the presence of piggeries in the area in the past, dairy farming, beef cattle and abattoirs;

Whytes Gully Landfill;

Mines - Eloura and Avondale/Huntley and associated water discharges;

Large slag and coal washery reject stockpile next to West Dapto Rd near Princes Highway in north east corner of study area, which belongs to Bluescope and has a playing field on top. According to Bluescope (confirmed by Wollongong Council), the material has been carefully mixed to prevent spontaneous combustion;

Industrial / Commercial Land use - in this area north of West Dapto Rd including Whytes Gully Landfill, Bredrow Shaw Pipe manufacturing, Onesteel pipe manufacturing, Socotherm, Thiess recycling and Brightstar Environmental; and

The potential presence of ASS.

Table 5.1 summarises the potential contaminants of concern related to the identified sources of contamination. Soil sampling identified concentrations of PAHs in the stockpiled fill material at one location in the northwestern portion of the study area. Additionally, asbestos cement sheeting fragments were encountered within stockpiled fill material near the southeastern portion of the study site. The source of the elevated PAH concentrations is imported fill material of unknown origin. Table 5.1: Potential Contamination at West Dapto

Potential Sources of Contamination Identified

Potential Contaminants of Concern

Use of imported fill of unknown origin Metals/metalloids, total petroleum hydrocarbons (TPH), ethylbenzene and xylenes (BTEX), organochlorine pesticides (OCPs), polychlorinated biphenyls (PCBs), polycyclic aromatic hydrocarbons (PAHs) and asbestos

Hazardous materials used during construction of old buildings

Lead, zinc and asbestos

Slag and Coal Washery Reject PAHs and combustibility

Fuel/pesticide storage around farms TPH, BTEX and OCPs

Intensive rural industries including dairy farming, cattle farming and piggeries

Nutrients including nitrogen and phosphorous

Low lying land around creeks and drainage lines Acid Sulfate Soils

Salinity Saline soils

Elevated chromium concentrations above phytotoxicity-based investigation levels (PBILs) were variably detected in the surface fill material at one sampling


location. The use of the PBILs has significant limitations since phytotoxicity depends on soil and species parameters, therefore they are intended to be applied as a screening guide only. The PBIL exceedances encountered at the sampled location may possibly affect chromium sensitive plants. HLA notes the elevated chromium concentrations are not considered to represent an unacceptable risk to human health.

HLA notes the sampling and analysis conducted provides an indicator of potential contamination issues within the study area and identifies areas of potential concern for future residential development, which may require more detailed investigation on a site-by-site basis prior to the commencement of development works. 5.1.8 Implications and Recommendations of Land Capability Assessment for Urban Development The Land Capability Study has identified a number of areas not suitable for urban development in the West Dapto area, including:

Riparian land and that on and adjacent to floodplains and flood prone areas. These are to be protected to enhance the values of this land and to reduce erosion, contamination, acidity, salinity and waterlogging hazards.

Industrial areas in the north eastern section of the study area (north of West Dapto Road).

Buffer land adjacent to the coal mines on the western study boundary due to potential noise and dust associated with mine operations and rehabilitation works.

Easements (overhead electricity, underground gas pipelines, road and rail) which traverse the study area.

The Land Capability makes the following recommendations for future urban development at West Dapto:

An Acid Sulfate Soils Management Plan be undertaken for the area west of Darkes Road if development is to proceed in this area;

Further testing for contamination including asbestos of two paddock dumped fill sites (refer Land Capability Assessment Study for site locations) be undertaken and remediation works carried out to rehabilitate these sites prior to urban development in the vicinity. This work should be undertaken in accordance with the requirements of SEPP 55 – Remediation of Land;

Further testing of the Bluescope slag and coal wash pile be undertaken for contamination and combustibility if urban development is to proceed at this site;

The disused abattoir sites be rehabilitated prior to development at these sites;

Further geotechnical testing and design modifications for dispersible soils, shallow soil and rock outcrop, high shrink swell potential, low wet bearing strength and salinity;

Implement the principles of soil and water management for erosion and sediment control during urban development, as outlined in Soils and Construction. Managing Urban Stormwater, Landcom, New South Wales Government. (2004).

If excavation works are to be undertaken in potentially contaminated areas during future development of the study area, the material to be excavated should be classified and managed prior to offsite disposal, in accordance with Environmental Guidelines: Assessment, Classification and Management of Liquid and Non-Liquid Wastes, NSW EPA (1999).


5.2 WATER CYCLE It is vital that any future urban development at West Dapto minimises the use of potable water supplies and ensures that stormwater quality and quantity discharging from the site is, at a minimum, at levels equal to the predevelopment levels for a range of storm events. To establish a sustainable balance between current uses, new development and the environment, more efficient methods need to be developed and implemented to manage the urban water cycle, ensuring that the amount of water used is minimised and that water quality is maintained and improved if possible. URS was engaged to develop a water cycle management plan for the proposed West Dapto urban release area. The key findings of the Water Cycle Management Study (URS, 2004) for West Dapto, in relation to stormwater management, are summarised below. 5.2.1 Site Conditions The study site is situated in the Lake Illawarra catchment. Lake Illawarra is a broad, shallow saline lagoon with an area of 33 km2 and a maximum depth of 3.7m. One quarter of the lake is less than 1.2m deep. The main sub-catchments are Mullet Creek, Duck Creek and Macquarie Rivulet. The former two creeks flow through the proposed West Dapto release area. Due to the proximity of the site to both the Illawarra Escarpment and the ocean, the creeks that flow through the area are small and many are not sustained during dry periods. The main creeks that flow through the proposed release areas are Mullet and Duck Creeks. Robins and Dapto Creeks are tributaries to Mullet Creek. Mullet Creek discharges into Lake Illawarra at Koong-Burry Bay and the outlet of Duck Creek is located at Nijong Bay in Lake Illawarra. The Mullet Creek catchment has an area of 7,400 ha. Average annual rainfall for the proposed development site is around 1200mm. Rainfall at the site is slightly summer dominant, but high monthly falls also typically occur during the month of June. The study area borders the extensive floodplain of Mullet Creek. A large portion of the downstream Mullet Creek catchment is flood liable. During February 1984, the largest recorded flood occurred in this catchment. It was 20% larger than the 1 in 100 year flood. The rainfall that led to this large flood was centred over the steep slopes of the upper catchment and produced intense rainfalls. Another large storm occurred in the Wollongong region in August 1998 which resulted in widespread erosion, particularly where urban development was close to the floodplain. These two recent events indicate that flooding is a potential hazard in the West Dapto area. Flooding is discussed further in Section 5.3. 5.2.2 Existing Water Quality The water quality of the Wollongong LGA is considered to be poor and levels of pollutants such as nutrients, total suspended solids and faecal coliforms are high across the area. The water quality of Lake Illawarra is also considered to be poor, the result of urban and industrial pollution and poor tidal flushing. Poor water quality of the lake has been identified by both the LIA and the SRCMA as a problem. As the main creeks flowing through the proposed West Dapto release areas discharge into Lake Illawarra, management of water quality in the release areas has the potential to impact on the lake water quality.



The study concluded that water quality across the catchment was poor with a number of physical and chemical parameters exceeding the ANZECC (2000) guidelines. Water quality varied considerably both between and within creek systems in keeping with surrounding landuses. Possible sources of pollutants were identified as sewer overflows and stormwater discharges, runoff from agricultural land, the Wongawilli coal wash emplacement and the Whytes Gully waste disposal site.

The objectives of stormwater management in the proposed West Dapto development release areas are to control and treat stormwater so that both the quantity and quality of the stormwater are the same as pre-development levels. In achieving these aims, it is possible for the development to occur with minimal impact on water quality within the surrounding waterways. By maintaining or improving the water quality discharging from these areas through the implementation of WSUD measures referred to above, it is considered that the proposed West Dapto release areas can have a positive impact on Lake Illawarra and the surrounding environment (URS, op cit, 2-3).

The management of stormwater is important in urban environments so as to mitigate the environmental effects of contaminants transported in stormwater. In the past, stormwater management focussed on the quantity of stormwater and methods to convey the stormwater away from properties. Now, stormwater management focuses on both the quantity and quality of stormwater. Current stormwater management principles are known as water sensitive urban design (WSUD) and these are to be adopted in managing stormwater for West Dapto.

5.2.3 Stormwater Management for Future Urban Development

Dry weather and wet weather sampling was undertaken in 29 sites on each of the seven major creeks systems of Dapto, Forest, Robins, Reed, Mullet, Duck Creeks, with Marshall Mount Creek and Macquarie Rivulet sampled as reference creeks. Samples were also collected from four water quality treatment ponds treating stormwater from the Horsley subdivision.

A water quality monitoring study for the West Dapto release area was undertaken by Wollongong City Council from July 2004 to June 2005. The study aimed to, determine current baseline water quality data for watercourses in the study area, assess changes in water quality in relation to natural vegetation, farmland and urban landuses and to compare these concentrations with ANZECC (2000) water quality guidelines.

Modelling undertaken by URS for the Water Cycle Management Study demonstrates clearly that urban development at West Dapto will lead to increases in both nutrient and run-off volumes unless stormwater treatment is utilised. A range of stormwater treatment devices exists, including:

A description of the types of WSUD stormwater treatment devices is shown in Table 5.2, along with their typical nutrient/sediment retention rates.

Tertiary treatment facilities (e.g. Bio-retention systems).

Secondary treatments facilities (eg. Sediment basins); and

Primary pollutant traps (eg. Litter racks and baskets);

Table 5.2: Advantages and potential limitations associated with stormwater treatment measures (URS, 2004) Stormwater treatment measure

Suitable Catchment Area Use

(Ha)

SS Removal

(%)

TP Removal

(%)

TN Removal

(%)

Oil/grease Removal

(%)

Indicative Capital

Cost

Indicative Relative

Operational Cost

Likely Community Acceptance

Public Safety

Provision

Land availability limitation

Physical Limitations Likely to Restrict Use

Filter strips 0 to 4 75 to 100 50 to 75 50 to 75 10 to 50 Low Low Usually Possibly Yes Steep catchment

Grass swales

0 to 4 75 to 100 50 to 75 50 to 75 75 to 100 Low Low Usually Possibly Yes Steep catchment

Detention basins

2 to 40+ 50 to 100 10 to 50 10 to 50 10 to 50 Medium Low If designedappropriately

Required Yes

Sand/bio filters

0 to 20 75 to 100 50 to 75 50 to 75 50 to 75 Medium Medium Usually Required Not usually

Infiltration trenches

0 to 2 75 to 100 50 to 75 50 to 75 10 to 50 Medium Medium Usually Possibly Sometimes Steep catchment,shallow bedrock, low infiltration rate soils

Infiltration basins

1 to 8 75 to 100 50 to 75 50 to 75 10 to 50 Medium Medium If designedappropriately

Required Yes Steep catchment,shallow bedrock, low infiltration rate soils

Porous pavement

0 to 4 75 to 100 50 to 75 10 to 50 50 to 75 High Medium Usually Possibly Yes Steep catchment,shallow bedrock, low infiltration rate soils

Wetland 2 to 40+ 75 to 100 50 to 75 10 to 50 10 to 50 High Low Usually Required Yes Steep catchment

From Table 5.2 it can be clearly seen that for the size of the sub-catchments considered in this project, the suitable stormwater treatment techniques include sedimentation basins, sand/bio filters and wetlands. In addition, grass swales within the road reserve will also be considered in the WSUD design for the West Dapto proposed development area because of their combined treatment and conveyancing properties. Some of the indicative installation costs, maintenance, safety, community acceptance and potential site limitations associated with each WSUD treatment facility are also presented in Table 5.2. 5.3 FLOODING 5.3.1 Catchments The West Dapto Release Area is located within three hydrologic catchments: (a) Mullet Creek; (b) Duck Creek; and (c) Marshall Mount Creek. Flooding is a major issue for the communities who live in these catchments. Historically, a number of large floods have affected the community of which the largest was the 1984 Dapto flood. In some parts of Mullet Creek this flood exceeded current estimates of the 100 year flood. Near Wongawilli, the rainfall intensities recorded in this 1984 storm approached the probable maximum precipitation (PMP), making it a very unique rainfall event. A large number of houses were flooded above floor level and there was also extensive damage to private and public infrastructure in the middle and lower reaches of Mullet Creek. It is not only the large floods which are of concern to the community. Even during relatively small floods, such as those that re-occur every 2–5 years, road access into and out of the existing West Dapto area are significantly affected. On occasions this has meant that residents in Horsley and adjacent areas have been unable to enter or leave their suburbs for a number of hours. This has been a significant constraint to the local community with a range of socio economic impacts and clearly could be life threatening for those with medical emergencies. Development of what is currently rural land could potentially exacerbate the existing flood problems if appropriate flood mitigation works and planning controls are not incorporated into the development of the Release Area. However with appropriate design and consideration of the flood constraints, it is possible that development of the area will allow many of the existing flood problems to be reduced or in some cases eliminated. Sections 5.3.2 and 5.3.3 below discuss the manner in which the flood constraints in each catchment are to be addressed by the proposed development. 5.3.2 Mullet Creek Catchment The Mullet Creek Catchment is the largest in the project area and has been the focus of studies undertaken to assess the flooding impacts of the West Dapto Release Area. 5.3.2.1 The TUFLOW Computer Model Council has carried out a number of flood studies in the catchment since the flood of 1984. The largest of these studies known as the Mullet/Brooks Creeks Floodplain Risk Management Study and Plan (FRMS&P) was initiated in late 2002 and is currently nearing completion. This study is being carried out by Bewsher Consulting with modelling assistance provided by WBM Pty Ltd. The same


consultants have also been engaged to prepare the flooding assessments for the Release Area. Following the preparation of comprehensive aerial photogrammetry and field survey, a digital elevation model (DEM) of all floodplain areas in the catchment has been prepared. As part of the FRMS&P, this DEM has been used to establish a state of the art computer flood model known as TUFLOW. The model simulates flood behaviour on the lower broader floodplains in two dimensions (2D), and one dimension (1D) on the more linear creek systems in the upper catchment. The 2D model domain covers an area of approximately 20km2 and velocities and depths are simulated on a 10m square grid across the floodplain. The model has been calibrated to the observed historical floods, particularly the 1984 event. The public consultation which has been undertaken as part of the FRMS&P has demonstrated that the model is accurately representing the historical flood behaviour. This provides confidence in the use of the model for the two principal statistical floods which have been examined for the West Dapto Release Area, namely the 100 year flood and the probable maximum flood (PMF). The TUFLOW model of Mullet Creek will be formally adopted by Council and utilised to set flood planning levels and assess floodplain development proposals throughout the catchment for the foreseeable future. 5.3.2.2. Potential Impacts to Flood Behaviour Resulting from Development The development of the Release Area in West Dapto could potentially affect flood behaviour in a number of ways. The principal ones comprise: (a) Riparian Corridors — Development within the Release Area will provide an

opportunity for the objectives of the Illawarra Riparian Corridor Management Study to be implemented. In many cases this will allow for revegetation of riparian corridors with natural species and with greater vegetation densities. The revegetation of riparian areas is consistent with the Illawarra Regional Strategy (Department of Planning 2007), the Southern Rivers Catchment Action Plan and the State-wide Natural Resource Management Strategy. The additional vegetation could potentially slow floodplain flows and increase flood levels (in the absence of other mitigating measures). The vegetation also provides for ecological benefits and reduces stream bank erosion.

(b) Filling of Release Area — Land identified as having development potential

will be above the flood planning level of 100 year flood level, plus 500mm freeboard. Use of specifically identified lands currently located below the 100 year flood planning level for potential development or development related activities may require filling to bring it up to this level. Where special flood-sensitive land uses may be involved, it is possible that land may need to be filled even higher than the 100 year flood level. This investigation has considered the cumulative impacts of floodplain filling on flooding, to ensure a strategic management approach for areas which can be filled without adverse flooding impacts.

The filling of any land within the floodplain can have three potential consequences:

(i) Obstruction of flow conveyance leading to an increase in upstream

water levels; and/or


(ii) Reduction of existing floodplain storage leading to an increase in downstream flood flows; and/or

(iii) Alterations of the direction of floodplain flows potentially increasing

velocities and causing scour and erosion in some areas and sedimentation in others.

In order to be able to demonstrate the suitability of site filling it will be mandatory that these consequences will be satisfactorily assessed and managed.

(c) An Increase in the Impervious Area and decrease of Travel Times within

the Release Area — When areas are urbanised, there is generally an increase in the imperviousness of the catchment which reduces infiltration into the ground and increases the volume of runoff. In addition, runoff travelling across the surface of the land will generally occur faster particularly if it is conveyed in road gutters, pipes and formalised drainage systems. The net result of the increase in imperviousness and reductions in travel times generally leads to higher downstream runoff discharges and volumes, and with peak values occurring earlier than under natural conditions. These effects of urbanisation are controlled and mitigated against through the proposed use of a combination of local area stormwater measures (e.g., detention basins) and water sensitive urban design measures at source.

(d) Bridges — As part of the current proposals for the Release Area,

approximately 20 bridges will be constructed over major creek crossings within the Mullet Creek Catchment. In a number of cases these structures will replace current bridges or culverts that are inundated in a 100 year flood event. All new bridge decks will be located above the 100 year flood level and will allow uninterrupted road traffic throughout the Release Area (and beyond) during events up to and including the 100 year flood.

Whilst these bridges will improve road access and evacuation safety during times of flood, there is potential for the new structures to adversely impact flood behaviour immediately upstream of the bridge, particularly if the structure becomes blocked or partially blocked with debris. These structures can also cause erosion of the creek channel and affect natural riparian functions and reduce habitat connectivity. All waterway crossings will be subject to stringent controls including the application of Council’s blockage policy and design analysis to ensure that impacts are assessed and mitigated.

(e) Detention Basins — as part of the Water Cycle Management Study carried

out by URS and reported in Section 5.2, approximately 40 detention basins are proposed to be constructed throughout the Release Area. These detention basins have been designed to compensate for the impacts of the development discussed above, in addition to a number of other water cycle management objectives.

5.3.2.3. Assessment of Potential Impacts of Development

(a) Criteria for Acceptability of Flood Impacts - Given the importance of the potential flood impacts identified in Section 5.3.2.2 above, Council has initiated a comprehensive flood study of the potential impacts using the TUFLOW computer model that is currently being developed as part of the FRMS&P (refer Section 5.3.2.1).


The results of the various model runs are interpreted according to a matrix of acceptable impacts summarized in Table 5.3, which was devised at the meeting of the technical working group held on 2 November 2006. This working group comprised representatives of Wollongong City Council, the Department of Natural Resources and the Department of Planning, to assist Council in preparing the flood assessments of the Release Area.

According to the matrix, development that results in decreased or stable flood levels is “acceptable” whereas increased flood levels are considered differently depending upon the property zoning and the location relative to the proposed riparian corridor (see Section 5.4.8). Increased flood levels affecting urban-zoned land (i.e. residential, commercial or industrial) beyond the proposed riparian corridor are considered “unacceptable”. Note that the terms “acceptable”, “unacceptable” and “not preferred” refer to the practicality of the development process not the environmental impacts themselves, that is:

• “acceptable” – through the normal development processes (e.g., fine-tuning the mitigating measures, or by other means such as compensation) these flood impacts can be effectively managed so that third parties are not adversely affected;

• “unacceptable” – indicates that it is unlikely that it will be possible to provide development in a manner that will not adversely affect third parties;

• “not preferred” – achieving an outcome whereby third parties are not adversely affected may present challenges, though the normal development processes should enable these impacts to be satisfactorily managed.

Table 5.3: Criteria for Acceptability of Flood Impacts, devised by Technical Working Group

Increased flood levels Existing zoning

Within riparian corridor

Beyond riparian corridor

Decreased or stable flood levels

Urban “Not preferred” “Unacceptable” “Acceptable”

Non-urban “Acceptable” “Not preferred” “Acceptable”

Note: the terms “acceptable”, “unacceptable” and “not preferred” are defined in the text immediately preceding the table. (b) Impacts on Flood Levels in Lake Illawarra - One potentially adverse impact

of the West Dapto development is on flood levels in Lake Illawarra. The flood model indicates that the West Dapto development, when fully implemented (after 40 years), would result in an additional 507,000 m3 runoff volume from Mullet Creek for the 100 year 36 hour design storm (about a 1.4% increase). Given the surface area of Lake Illawarra is approximately 35 km2, this equates to an increase in the 100 year lake level of less than 15mm (see Table 5.4). This is a conservative estimate of the predicted lake level increase as the surface area of the Lake Illawarra increases to in excess of 35km2 in a 100 year flood. In view of the many potential factors that could influence lake levels, such as global sea level rise, as well as the current application of 0.7m freeboard when assessing


flood planning levels, an increase of less than 0.015m is considered as insignificant over the 40 year implementation period.

The impact of the development on more frequent events was roughly estimated by factoring down the volume increase in proportion to the design rainfall depths reported in the draft Mullet and Brooks Creeks Flood Study (WBM, 2006). The results are shown in Table 5.4.

Table 5.4: Estimated Impact of West Dapto Development on Lake Illawarra Flood Levels

ARI Flood level (mAHD)*

Existing houses flooded above-

floor**

Increased volume (m3)

Increased level (mm)

Extreme 3.24 786 Not assessed Not assessed

100y 2.30 189 507,000 10-15mm

50y 2.03 53 ~450,000e 10-15mme

20y 1.81 16 ~370,000e 10-15mme

10y 1.57 3 ~310,000e 5-10mme

5y 1.40 2 ~270,000e 5-10mme

* L&T 2006 p.12 (note that levels vary across the lake)

** L&T 2006 p.31 e Changes to volume and level estimated by application of factors using design rainfall depths, and

assuming lake areas remain constant at 35km2

(c) Impacts on Flood Levels in the Mullet Creek Catchment - A series of model

runs were undertaken for the 100 year (unblocked) design flood in Mullet Creek. These model runs assess the potential impacts on flooding described in Section 5.3.2.2 and test ways of ameliorating any adverse impacts, especially through the local detention basins proposed to be constructed throughout the Release Area, as well as through compensatory excavation of floodplains. The areas to be filled, the riparian corridors, the areas proposed for revegetation, the spine roads with bridges and culverts, the areas proposed for compensatory excavation and the site of a potential “mega-basin” are shown in Figure 5.1.1. The key results are summarised here:

i) Any adverse impacts on hydrology arising from an increase in

imperviousness are resolved satisfactorily by the 40 local detention basins;

ii) A series of test runs were conducted with the riparian corridors

revegetated. Initially the entire width of the riparian corridors was proposed to be revegetated. After further input from the technical working group a narrower area of revegetation, to the minimum extent needed to meet the riparian objectives of particular creeks, was included in the model. Despite this, it was found that significant increases in the 100 year flood levels were still occurring, especially in the area downstream of the Princes Highway. As a consequence it was decided that only the revegetated corridor upstream of the Princes Highway would be


included in the model (see Figure 5.1.1). In this area, the adverse effects of revegetating the floodplain were largely offset by compensatory excavation (see below), and any residual effects were found not to violate the principles for acceptable impacts summarised in Table 5.3.

iii) Following a preliminary analysis and input from the technical working group, Council was decided that only the three spine roads (West Dapto Road, Fowlers Road extension, Huntley Road) with their bridges and culverts would be included in the model (Figure 5.1.1). These roads are intended to provide flood improved access to West Dapto. A series of iterations were conducted to ensure adequate conveyance of floodwater through the structures, while at the same time minimising the size of the structures to reduce costs. The modelling shows that sufficiently large structures have no adverse effect of flood levels.

iv) A preliminary assessment based on the fill platforms provided to

the Consultant suggests that about 1.2 million cubic metres of fill may be required to set the land to be above the flood planning level of the 100 year flood plus 0.5m freeboard. The objective of filling this land is to provide future development areas above the Flood Planning Level.

Excavating fill from local floodplains performs two functions – as a source of development fill and to reduce the impacts of fill of flood behaviour. For the purposes of this exercise, some 90 excavation areas were modelled along the floodplains upstream from the Princes Highway, at nominal depths of either 0.5m or 1.0m. Consideration was taken of environmental constraints including endangered ecological communities, but some of the modelled excavation areas immediately upstream of the Princes Highway intersect with acid sulfate soils (see Section 5.1.5). Excavation from the areas shown would yield approximately 1.0 million cubic metres of fill. Note that the locations of all potential excavation areas are preliminary. Further investigation to determine the viability and depth of excavation and to ensure the areas remain free draining and function effectively, would be required in future stages of the project. Proposal for floodplain excavation would also need to consider issues associated with Aboriginal heritage, vegetation removal and Acid Sulfate Soils.

v) A number of “combined” model runs were made, which include all

aspects of the development and proposed mitigation measures. Each run involved minor variations to the extent of revegetation, bridge openings, and the extent of fill and excavation in order to achieve a satisfactory outcome. Figure 5.1.2 presents the 100 year flood depths and contours for the existing case (unblocked), based on the Mullet and Brooks Creeks Flood Study (WBM, 2006). Figure 5.1.3 presents the 100 year flood depths and contours for the “combined” ultimate development scenario (unblocked).


Figure 5.1.1 – Development and Mitigation Measures (Source: WMB, 2006)


Figure 5.1.4 presents an “impacts” map that shows the changes in flood levels between Figure 5.1.2 and Figure 5.1.3, as a result of the development and proposed mitigation measures. This shows that the 100 year flood levels over much of the Mullet Creek floodplain downstream of Ena Avenue would be reduced by up to 0.5m. Levels downstream from the F6 Freeway would be unchanged. Levels within many of the tributaries would be raised as a consequence of revegetation and in some cases as a result of the loss of flood storage due to the filled areas. Flood impacts associated with revegetation can be managed by the density and type of planting in these areas.

Figure 5.1.5 presents the acceptability of these impacts according

to the criteria set out in Table 5.3. This indicates that changes in the 100 year flood levels for most areas would be “acceptable”, because the levels are reduced, unchanged or are confined to non-urban land uses within the riparian corridor, where development potential would be restricted in any case. Although two areas are coloured pink – on the north-western side of Horsley and open space attached to Dapto High School – under existing conditions these areas would be flooded to greater than 1.5m during the 100 year flood and are likely to be considered high hazard, so neither area would be considered to have any significant development potential. The increase in flood level near Dapto High School would also be relatively small – less than 0.1m. A few areas coloured yellow in the vicinity of West Dapto Road remain, but it is expected that these will be resolved at a more detailed stage of modelling by providing further openings under West Dapto Road and possibly by reducing the extent and / or density of revegetation.

The modelling exercise demonstrates that with sufficient ameliorative measures in place, the proposed development will not exacerbate existing flood problems, and in some areas will reduce those flood problems.

vi) Another model run was made by adding a large detention basin to

the “combined” 100 year run. The basin site is on Mullet Creek upstream from Ena Avenue, which would provide additional storage of approximately 160,000m3 to offset the increase in flood flows caused by the floodplain filling. The basin would be dry most of the time, but could hold water to a maximum level of about 24.3mAHD, which would reduce the peak outflow immediately below the basin to approximately 85% of the “combined” scenario without the basin. The peak water levels would be reduced by up to 0.1m for much of the Mullet Creek floodplain below the basin site, and in places by up to 0.5m. Such a basin may also increase downstream hazard in flood events that exceed the design capacity. In view of the expense of a basin, flood hazard and the satisfactory mitigation of flood impacts that can be achieved using the mitigation strategies described above (assuming their implementation), it is considered that the detention basin would be difficult to justify.


Figure 5.1.2a – 100 yr Flood Levels and Depths – Mullet Creek Existing – North Area (Source: WMB, 2006)

Figure 5.1.2b – 100 yr Flood Levels and Depths – Mullet Creek Existing – South Area (Source: WMB, 2006)


Figure 5.1.2c – 100 yr Flood Levels and Depths – Mullet Creek Existing – North East Area (Source: WMB, 2006)

Figure 5.1.3a – 100 yr Flood Levels and Depths – West Dapto Ultimate Development – North Area (Source: WMB, 2006)


Figure 5.1.3b – 100 yr Flood Levels and Depths – West Dapto Ultimate Development – South Area (Source: WMB, 2006)

Figure 5.1.3c – 100 yr Flood Levels and Depths – West Dapto Ultimate Development – North East Area (Source: WMB, 2006)


Figure 5.1.4 – 100 yr ARI Flood Impacts– West Dapto Ultimate Development (Source: WMB, 2006)

Figure 5.1.5 – Assessment of Acceptability of Flood Impacts for Proposed West Dapto Development, 100 yr Flood (Development Scenario “L”) against Technical Working Group Criteria 15/11/06 (Source: WMB, 2006)


vii) An analysis was undertaken of the “combined” development

scenario with the proposed mitigation measures (excluding the large detention basin) for the probable maximum flood (PMF). The modelling indicates that the development and mitigation measures would result in reduced flood levels for much of the Mullet Creek floodplain below Ena Avenue, but with some local increases that are not confined to the riparian corridor. As would be expected in such a rare event, some of the development areas, even those filled to the level of the 100 year flood plus 0.5m freeboard, would be inundated. Whilst a detailed examination of depth and/or velocity conditions in such an event has not been carried out, it appears that none of the new development areas would be subject to life-threatening conditions. During detailed design, the assumed fill level (i.e. 100 year flood level plus 0.5m) will no doubt be refined, which in turn could alter flood behaviour in an extreme event, so a further model assessment might be required at that time. Another issue to be considered is whether the development proposals might cause life-threatening conditions beyond the development areas in urban zoned land outside the riparian corridor. The modelling indicates that modest increases in the level of the PMF could affect some existing residential areas on the northern side of Horsley and at Brownsville, as well as commercial and industrial zoned land. Such increases are unlikely to exacerbate threats to life to any significant extent.

(d) Practicalities for Implementation - Although this exercise has

demonstrated that the flooding impacts of the West Dapto development can be solved from an flood engineering point-of-view, there are a number of issues to be considered in terms of the practicality and viability of implementing the development scheme and proposed solutions. While these issues are “flagged” below, it is beyond the scope of this commission to resolve them:

• Ownership and maintenance of the 40 small detention basins.

• Ownership and maintenance of revegetated corridors and the riparian zone. In older areas of Wollongong (e.g., Fairy and Cabbage Tree Creeks), maintaining a creek free from exotic species and able to flow freely has been problematic when large portions of the creek reside in private ownership. Simply revegetating the riparian corridors then allowing them to “go wild” could be an undesirable environmental outcome and lead to worsened flooding. Also, the community has expressed a strong desire for vegetation within the creek channels to be carefully managed.

• Cost of spine roads. While flooding problems caused by road crossings can be addressed through larger bridges and culverts, this creates additional expense. One option mooted at the technical working group meeting would be to locate a spine road on higher ground to the north of West Dapto Road.

• Practicalities of large-scale excavation from private land. The location of all potential excavation areas are preliminary, and no consideration was made in the above analysis about the status of the land from which fill was excavated, whether public or private. Further investigation to determine the viability of excavation, including the


possibility of compensation, would be required in future stages of the project.

• Impacts of floodplain excavation and filling on geomorphology and creek function and stability.

• Some of the modelled sites for excavation coincide with Acid Sulfate Soils (ASS), which would require an ASS Management Plan be prepared.

• Some of the modelled sites for excavation are likely to coincide with sites of significance for Aboriginal archaeology.

• Maintenance of the excavated areas. The function of the excavated areas could potentially be diminished over a long period of time due to siltation. A geomorphologic study might possibly be required to determine the frequency of maintenance programs necessary to ensure the excavated areas continue to function effectively.

5.3.3 Duck Creek and Marshall Mount Creek Catchments The catchments of Marshall Mount Creek, which is a tributary of the Macquarie Rivulet, and Duck Creek, are relatively typical of the Illawarra escarpment area including some parts of the Mullet Creek catchment. The catchment topography is steep in the upper reaches with slopes of up to 50%. This reduces to slopes of approximately 2% in the lower reaches of the catchment. Channel bed grades vary from 20% to 0.5% in the lower reaches, and the channel geometry is generally incised with some stream erosion being evident. Wide and relatively flat floodplains also exist in the area. The floodplains are not heavily vegetated although some creek lines can have relatively heavy tree growth. Detailed flood studies of both Duck Creek and Marshall Mount Creek Catchments have not been undertaken. However preliminary studies and information have been prepared by Council for these catchments and it is this information which has been used to guide the draft master plan and draft LEP to date. Given the relatively small size of these catchments, it has not been necessary for a formal flood study to be prepared as part of the LES. Nevertheless, it will be a requirement of development within these catchments that these studies will be completed prior to land release. 5.4 FLORA AND FAUNA Eco Logical Australia has undertaken an ecological assessment of the West Dapto Release Area (West Dapto Release Area – Draft Ecological Assessment, December 2004). The purpose of the study was to assess the ecological values of the study area and determine how they might affect or be affected by urban development. The existing vegetation communities and condition of the area have been mapped by the NPWS in 2000 as part of the Bioregional Assessment of the Wollongong LGA (NPWS, 2002). Much of Eco Logical’s assessment has been informed by this work, however, additional field survey was undertaken to validate the findings of the Bioregional Assessment in relation to vegetation community types, their extent and condition. A summary of the findings of the assessment is provided below.


5.4.1 Vegetation Communities A total of 430ha of native vegetation remains within the study area. Of the 10 vegetation communities present on the site, three are classified as being Endangered Ecological Communities under the TSC Act. Illawarra Coastal Grassy Red Gum Forest, Illawarra Subtropical Rainforest and Sydney Coastal Estuary Swamp Forest Complex are all listed under the EPBC Act and comprise just over 400ha (76%) of the extant vegetation. Table 5.3 lists the vegetation communities found on-site and outlines their values. Vegetation communities and their condition are also shown in Figure 5.2. The Lowland Woollybutt-Melaleuca Forest (LWMF) and Coastal Grassy Red Gum Forest (CGRGF) were the most common native vegetation types in the study area, both of which are part of the Illawarra Coastal Grassy Red Gum Endangered Ecological Community (EEC). Generally, patches of LWMF were larger and in better condition than CRRGF. Other native vegetation types include Moist Coastal White Box Forest and Lowland Dry-Subtropical Rainforest that were located around the northern perimeter of the study area. Figure 5.2 and Table 5.4 shows the total area of the vegetation communities and their condition.


(Source: Eco Logical, 2004)


Table 5.3: Vegetation Communities and their Values Vegetation Community Endangered Ecological

Community Rare Poorly Reserved?

Coastal Grassy Red Gum Forest

Illawarra Coastal Grassy Woodlands

Yes Yes

Lowland Woolybutt-Melaleuca Forest

Illawarra Coastal Grassy Woodlands

Yes

Estuarine Alluvial Wetland Sydney Coastal Estuary Swamp Forest Complex

Coastal Swamp Oak Forest Yes

Floodplain Wetland Part of the SCESF Complex above

Yes

Lowland Dry-Subtropical Rainforest

Illawarra Subtropical Rainforest

Coachwood Warm Temperate Rainforest

Moist Coastal White Box Forest

Yes

Riparian River Oak Forest Yes Yes

Estuarine Lagoons and Channels

Most patches in fair to good (“A” or “B”) condition are large (>5ha, with some significant patch of over 10ha in size) and are located in the central north, central (south of Horsley) and southern areas of the study site. Patches categorised as “A” were near natural, had almost no weeds present and no apparent to slight disturbance (very light grazing). Those categorised as “B” were moderately disturbed or slightly modified; sites possessed few weeds and had a history of light grazing or thinning. Sites in poor condition were ranked “C”, or occurred as scattered trees (TX). These categories were characterised by an absent native shrub layer, weeds and widely spaced canopy species. Differences between C and TX were characterised by the understorey grading from mixed native to improved pasture, with grazing a common landuse in these zones and spacing of canopy species. 5.4.2 Riparian and Aquatic Habitat Riparian areas are lands surrounding creeks which form a transition between terrestrial and aquatic environments. Within the study area riparian lands are generally degraded and the native vegetation that once occurred is mostly cleared. Weeds and Acacia spp. have colonised much of the area and stock access to the riparian strip has caused some erosion and deterioration of habitat quality.


Farm dams and instream vegetation are of moderate conservation value. Most farm dams observed contained emergent vegetation, open water and some fringing vegetation (although in most places the fringe was less than 2m wide and plants not greater than 1m high). Shallow areas, emergent vegetation and ephemeral streams provide habitat for amphibians and wading birds; deeper areas were typically utilised by waterfowl. Creek substrate varied from silt, to sands and large cobbles. Despite low rainfall at the time of field inspection, flow was observed within all named creeks within the study area. Table 5.4: Area and Condition of Vegetation Communities

Vegetation Community Condition Total (ha)

Coachwood Warm Temperate Rainforest C 0.46

Total 0.46

Coastal Grassy Red Gum Forest

AB

C

TX

38.61

40.47

27.12

Total 106.2

Coastal Swamp Oak Forest C 0.53

Total 0.53

Estuarine Alluvial Wetland N/A 0.49

Total 0.49

Floodplain Wetland N/A 5.73

Total 5.73

Lowland Dry-Subtropical Rainforest AB

C

0.02

1.42

Total 1.44

Lowland Woolybutt-Melaleuca Forest

AB

C

TX

131.22

74.32

86.79

Total 292.33

Moist Coastal White Box Forest AB

C

3.25

0.38

Total 3.63

Riparian River Oak Forest C 6.77

Total 6.77

Grand Total 417.58

Measures to protect riparian areas are discussed in Section 5.4.8 and in Chapter 7.


5.4.3 Fauna and Habitat The diversity of vegetation types and condition supports a high diversity of fauna. The study area offers habitat to woodland/forest species that prefer habitat with a well defined upper, middle and lower strata; woodland species that prefer a grassy understorey; species that prefer rural landscapes and those that prefer the interface between rural and woodland/forest areas. Furthermore, riparian areas and farm dams offer habitat to another suite of habitat specialists. Birds were the most common fauna group observed on site. Common species included Australian magpie, (Gymnorhina tibicen), eastern rosella (Platycercus eximius) and superb fairy-wren (Maurus cyaneus). Pacific black duck (Anas superciliosa) and grey teal (Anas gibberifrons) were common on farm dams. Other fauna opportunistically recorded during the survey included the common eastern froglet (Crinia signifera), swamp wallaby (Macropus bicolor), red fox (Vulpes vulpes) and a water-skink (Eulamprus sp.). Remnants with a class “A” condition were typically characterised by a high habitat complexity. They typically comprise a canopy of mixed age, native shrubs (the density of which varied depending on the vegetation community) and ground cover, leaf litter, woody debris, hollow bearing trees and mistletoe. Remnants with a class “B” condition varied in their habitat value, but generally were less complex and lacked one or more of the attributes listed above. These areas would often have a modified ground cover, reduced or absent litter and woody debris layer or a canopy of mixed age. Remnants with a class “C” or “TX” lacked most features of high habitat complexity and were typically characterised by the presence of hollow bearing trees (where there was old growth) and/or mistletoe. 5.4.4 Threatened Species Threatened fauna species that are known to occur within the general vicinity of the study area are listed in Table 5.5. Other threatened fauna species that may occur within the vicinity of the study area are the Swift Parrot (Lathamus discolor), Rose-crowned Fruit Dove (Ptilinopus regina), Superb Fruit Dove (Ptilinopus superbus), Black Bittern (Ixobrychus flavicollis), Freckled Duck (Stictonetta naevosa), Eastern Pygmy Possum (Cercartetus nanus), Grey-headed Flying Fox (Pteropus poliocephalus), Large-eared Pied Bat (Chalinolobus dwyeri), Eastern Bent-wing Bat (Miniopterus schreibersii), and Fishing Bat (Myotis adversus).


Table 5.5: Threatened fauna species recorded on or within vicinity of study area Species TSC

Status* EBPC Status*

Likely occurrence and habitat preference

Green and golden bell frog

Litoria aurea

E V Species is known to occur around Lake Illawarra. Species may well occur along creeks that feed into the lake. Usually prefers wetlands, dams and slow moving creeks with emergent and fringing vegetation.

Masked Owl

Tyto novaehollandiae

V Species is known to occur west of the study area in woodlands and forests. Species likely to occur in wooded areas across the study site.

Sooty Owl

Tyto tenebricosa

V Species is known to occur west of the study area in woodland and forest. Species likely to occur in wooded areas across the study site.

Powerful Owl

Ninox strenua


Turquoise Parrot

Neophema pulchella


Grey-headed Flying Fox Pteropus poliocephalus

V Regularly recorded and widely dispersed species. Likely to occur in the study area utilising fig trees and remnant vegetation.

*Status Codes E Endangered – species at risk of extinction within 20 years V Vulnerable – species at risk of extinction in 20 to 50 years

Threatened flora species that have been recorded within the study area are listed in Table 5.6. The endangered Cynanchum elegans has been recorded outside the study but could occur within the study area in wetter forests and deep gullies. Table 5.6: Threatened Flora species Species Status* Likely occurrence and habitat preference

Chorizema parviflora EP An endangered population recorded within the study area.

Lespedeza juncea subsp

sericea

EP An endangered population recorded within the study area.

Pterostylis gibbosa E An endangered species recorded in the study area. Species monitored by some groups.

*Status Codes E Endangered – species at risk of extinction within 20 years EP Endangered Population - at risk of extinction within 20 years


5.4.5 Yallah-Calderwood Corridor The Yallah Calderwood Fauna Linkage was first described in the NPWS report Bioregional Assessment Part II – Fauna of the Illawarra Escarpment Coastal Plain and Plateau (2002). According to NPWS reporting, the Corridor comprised an area where closely spaced remnants form a linkage or set of stepping stones between the escarpment, the coastal plain and Lake Illawarra. The NPWS identified the Corridor through a computer buffering model where land within 200 metres of existing bushland was linked to form a corridor. The buffering process identified existing cleared land to be within the Corridor. The NPWS report ranks most of the land in the Corridor as either ‘Primary’ (high quality land with significant conservation value) or ‘Enhancement’ (areas of poorer quality and disturbed vegetation that may be improved vegetation enhancement or regeneration). This indicates that DEC/NPWS would like to see minimal clearing or negative impacts on the existing vegetation, and for the disturbed areas to be enhanced and regenerated. The DoP’s rationale and objectives for the Yallah Calderwood Corridor are outlined in a document produced in August 2004 by the former DIPNR titled “Conserving and enhancing the ecological values of the Yallah-Calderwood Corridor – A DIPNR Scoping Paper”. The Corridor boundary, as identified by NPWS (2004), is used only as a starting point by DIPNR in its development of a number of options for the region. Unlike the NPWS position, the DIPNR paper clearly states that they “seek to identify a contiguous corridor involving the revegetation of gaps between the remnants to enhance the effective function of the corridor for fauna movement and the viability of its constituent endangered communities.” In developing three options for the Corridor, the scoping paper outlines a primary objective and eight design criteria supporting this objective. The primary objective is:

“to reinstate and protect a transitional assemblage of vegetation communities that is effective and viable in the long-term.”

Further discussion regarding the Yallah-Calderwood Corridor is provided in Chapter 7. Other management recommendations for the Yallah-Calderwood Corridor are identified in Table 5.7. 5.4.6 Conservation Management and Recommendations Eco Logical Australia identifies a number of general management principles and recommendations, together with a series of location specific principles and recommendations. Key recommendations include:

Protect and manage areas of ‘Primary’ vegetation for long term security of conservation values (shown in Figure 5.3)

Enhance and protect the identified ‘consolidate areas’ where possible.(shown in Figure 5.4)

Retain the majority of ‘Support for Primary’ vegetation. (shown in Figure 5.3)

Ensure the long term security of the conservation values through appropriate ownership, governance, planning and management framework(s).

Undertake regeneration and revegetation in priority areas.


Provide buffers between areas to be conserved for ecological purposes and the developed lands, including areas set aside for infrastructure and services.

Develop a comprehensive plan of management for the conservation area(s) to address the long term management of these lands.

Locate asset protection zones and stormwater structures outside areas set aside for conservation.

Locate any infrastructure for transport, recreation, water cycle, power, communications and drainage outside the conservation zones.

Minimise the number, size and nature of breaks to corridor areas and avoid fragmentation of conservation lands.

Eco Logical has divided the study area into three distinct management areas – Kembla Corridor, Horsley Region and Yallah-Calderwood Corridor. The sites are shown in Figure 5.5. Eco Logical makes a number of recommendations relating to each of these which are shown in Table 5.7. Eco Logical canvasses a number of options for ownership and management to achieve conservation objectives. The options include:

Park or Reserve under the National Parks and Wildlife Act

Public Reserve (Community Land) managed by Council

Rezoning to environment protection zone

Community title subdivisions

Conservation covenants.

5.4.7 Implications for Future Urban Development The implications of the ecological assessment for the development footprint at West Dapto, for the more detailed master planning, for the preparation of the local environmental plan and for the eventual development phase are discussed in Chapters 7 and 8.


(Source: Eco Logical, 2004)


Figure 5.4: 200m Habitat Consolidation (Eco Logical, 2004)



Figure 5.5: Management Zones (Eco Logical, 2004)

Table 5.7: Management Zones Management Area Landscape/Ecological Values Management Recommendations Kembla Corridor - Two reasonably large, good condition

patches of Lowland Woollybutt-Melaleuca Forest

- Endangered population of Chorizema parviflorum

- Provides opportunity to connect with Lake Illawarra and the Escarpment

- Consolidate and protect the two large areas of good condition remnant vegetation (north-east of Sheaffes Rd and east of the intersection of Darkes and West Dapto Rds). These patches provide an opportunity to link in with riparian corridors identified in Riparian Corridor Management Study (DIPNR 2004).

- Protect and enhance the two ‘Primary’ patches to the north on upper West Dapto Creek.

- Protect and enhance the two larger ‘Support for Primary’ remnant north of Robins Creek (Coastal Grassy Red Gum Forest).

- Consolidate these patches to provide a more manageable boundary and an increase in the area afforded to conservation.

- Link retained vegetation via riparian corridor. - Revegetate riparian corridor and manage primarily for conservation. - Limit clearing of smaller patches of vegetation and isolated native trees.

Incorporate these into open space or residential development where possible - Identify exact location of threatened population of Chorizema parviflorum and

provide a managed buffer around it. - Development of infrastructure and other services should not result in the

clearance of vegetation in the conservation areas.

Horsley Region - Largest patch of high quality Coastal Grassy Red Gum Forest

- Large patch of Lowland Woollybutt-Melaleuca Forest along riparian zone

- Opportunity exists to connect the good quality patch of Coastal Grassy Red Gum Forest south of Bong Bong Rd with the riparian corridor to avoid an increase in fragmentation.

- Protect and enhance the ‘Primary’ Lowland Woollybutt Melaleuca Forest south of the Horsley urban area.

- Retain and enhance the ‘Primary’ and ‘Support for Primary’ remnants west of Bong Bong Road.

- Protect and enhance the other larger ‘Support for Primary’ remnants where possible.

- Revegetate riparian corridor and manage primarily for conservation. - Limit clearing of smaller patches of vegetation and isolated native trees.

Incorporate these into open space or residential development where possible. - Development of infrastructure and other services should not result in the


Yallah-Corridor Region - North of Marshall Mount Rd, large areas of good condition Lowland Woollybutt-Melaleuca Forest

- South of Mt Marshall Rd, smaller

- Need to understand the relationship of Lespedeza juncea subsp. sericea to watertable drainage, runoff and the surrounding area so that any future road upgrade, development of infrastructure provision does not compromise the population.

Management Area Landscape/Ecological Values Management Recommendations patches of reasonable condition

- Many records of endangered species and populations

- Linkage value across to the Escarpment, and to the southern end of Lake Illawarra

- Retain all ‘Primary’ and ‘Support for Primary’ remnants and buffer around them. Limit residential access to these sites of high condition.

- Link the main patch of good condition vegetation (between Avondale and Marshall Mount Roads) with Duck Creek.

- Provide contiguous updated linkage between the main patch and the ridgeline at the western boundary of the study area via existing remnants and Duck Creek tributary.

- Seek lower density development in the area above this to enable protection and enhancement of canopy and understorey on private land.

- Consolidate the patch of bush owned by the Department of Education. - ‘Yallah Bush’ patch - link to Marshall Mount Creek through a contiguous link

via tributary/floodway in the south-west, incorporating remnant vegetation and wetlands wherever possible. Consolidate all ‘Primary’ patches of vegetation.

- East of ‘Yallah Bush’, lower density development to allow canopy and understorey protection and enhancement on private land.

- Manage powerlines to promote ecological function of linkage in the lower south-eastern portion of the study area.

- Covenants on land within the corridor for 50% cover of native trees and shrubs.

- Revegetate with locally native species and provenance seed source. - Protect and buffer threatened flora in the region. - Maintain a mosaic of vegetation communities. - Provide off creek watering points for any stock and restrict stock access to

vegetation and waterways. - Revegetate riparian corridor and manage primarily for conservation. - Limit clearing of smaller patches of vegetation and isolated native trees.

Incorporate these into open space or residential development where possible. - Development of infrastructure and other services should not result in the


5.4.8 Protection of Riparian Corridors The Riparian Corridor Management Study was prepared by the former DIPNR for the Wollongong LGA and the Calderwood Valley, located in Shellharbour LGA (DIPNR, 2004, op cit). The study is intended to better guide and coordinate the many cumulative actions and decisions of government, landowners, community and industry groups to facilitate sound management, planning and conservation of riparian lands. The Study aims to provide a logical framework to allow riparian land to be protected and properly managed by:

establishing environmental objectives for riparian land,

mapping the environmental objectives of all streams,

mapping riparian corridors to inform rezoning/redevelopment,

establishing management zones and guidelines for riparian land,

provide for the envisaged riparian outcomes to be incorporated

into the floodplain management planning process.

Riparian lands form the transition between terrestrial and aquatic environments. From a geomorphologic perspective, riparian land has been defined (DIPNR, op cit, 7) as land which adjoins or directly influences a body of water, including:

land alongside small creeks and rivers including the river banks itself;

gullies and depressions that sometimes run with surface water;

areas surrounding lakes; and

wetlands on river floodplains which interact with the river in times of flood.

The Riparian Corridor Management Study notes that riparian land provides a number of important environmental and other values which can include:

a diversity of habitat for terrestrial,

a food source for a diversity of aquatic and terrestrial fauna,

promotion of movement and recolonisation of individual species and plant and animal populations,

shading and temperature regulation,

conveyance of flood flows,

settlement of high debris loads

reduction of bank and channel erosion through root systems binding the soil,

water quality maintenance through the trapping of sediment, nutrients and other contaminants,

an interface between development and waterways,

visual amenity, and

a sense of place with green belts or riparian bushland naturally dividing localities and suburbs. (ibid, 8)

Three categories of riparian environmental objectives were developed for the streams in the study area that reflect their relative environmental significance and these categories, in order of importance, are:


Category 1 Environmental Corridor, which is intended to provide biodiversity linkages ideally between one key destination to another, for example, between the coast and the escarpment.

Category 2 Terrestrial and Aquatic Habitat, which is intended to provide basic habitat and preserve the natural features of a watercourse.

Category 3 Bank Stability and Water Quality, which has limited habitat value but contributes to the overall health of the catchment.

All streams were categorised in accordance with the above category objectives, including those in the West Dapto study area, as shown on the map at Figure 5.6. The Riparian Corridor Management Study also includes further detailed delineation and mapping of the actual key riparian corridor boundaries for a number of creeks, including Mullet Creek as well as Duck and Mount Marshall Creeks in the Calderwood Valley. The results of this analysis are shown on the maps at Figures 5.7 and 5.8. The Riparian Corridor Study identifies three natural resource management zones for riparian lands that need to be identified at an early planning stage which are detailed in Table 5.8. Table 5.8: Natural Resource Management Zones Natural Resource Management Zones

Detail Minimum Width Either Side of Bank

Core riparian zone (CRZ)

A minimum width to be fully vegetated with local provenance vegetation (including aquatic species). The minimum widths are determined by the stream category and are: - Category 1: Environmental Corridor - Category 2: Terrestrial and Aquatic Habitat - Category 3: Bank Stability and Water Quality

(from top of bank) - 40m - 20m - normally 10m

Vegetated buffer Required to protect the environmental integrity of the CRZ from edge effects such as weed invasion from adjacent lands, micro-climate changes within the CRZ, litter/pollution and trampling.

(from edge of CRZ) 10m but widths vary dependent on site conditions and the stream category

Asset protection zone (APZ)

Required to protect assets from potential bushfire damage. The APZ is measured from the outer edge of the core riparian zone/vegetated buffer to the asset. Depending on vegetation type and % of cover in the vegetated buffer, it may be possible to extend part of the APZ into the vegetated buffer. Urban perimeter roads, flood conveyance areas and stormwater quality and quantity controls can form part of the APZ provided that objectives are not in conflict with or compromising of riparian outcomes

Site dependent

Source: (ibid, 31)


(Source: DIPNR 2004)


The recommendations of the Riparian Corridor Management Study have informed the planning process for West Dapto and have been carefully considered in the master planning for the site (refer further discussion in Chapter 7). 5.5 BUSHFIRE Eco Logical Australia has undertaken a bushfire management plan (West Dapto Release Area Bushfire Management Plan - Draft, December 2005). The following section provides a summary of the findings of the management plan. 5.5.1 Statutory Framework The statutory framework surrounding planning for bushfire safety consists of two main documents. The Rural Fires Act 1997 and modifications made to this legislation in 2002 provide for the creation of bushfire prone land maps. These maps specify where bushfire issues occur and where they must be addressed through the planning system. Once a property has been designated as bushfire prone, Planning for Bushfire Protection (Rural Fire Service, 2001) contains details of the bushfire protection measures that must be addressed in any future developments on that property. Wollongong City Council has published bushfire prone land maps for the study area. An excerpt from the bushfire prone land mapping, covering the study area is shown in Figure 5.9. 5.5.2 Current Level of Hazard Bushfire hazard is a combination of factors related to topography and vegetation. The exact nature of bushfire hazard will vary considerably across a site as large as the West Dapto Release Area. The information provided below is therefore general in nature and is intended to provide an indication of the significance of bushfire safety for the proposed development. A large proportion of the site is relatively flat floodplain and has a slope between 0 and 5 degrees. On many of the hill slopes around the site the slope increases to between 5 and 10 degrees. In some areas it is greater than 10 degrees and in a few very small areas near the southern boundary of the site, the increase is up to 18 degrees. Such a landscape generally has a relatively low bushfire risk. Bushfire danger increases with slope and development upslope from vegetation are at much higher risk than those down slope. The most common vegetation type of the study area, other than pasture, is forest. In Planning for Bushfire Protection, this corresponds to a vegetation structure of dry sclerophyll forest based on tree height, foliage cover and understorey type and density. This is in turn classified “Vegetation Group 1”. Generally, hazard levels in close proximity to Group 1 vegetation are considered to be very high, and decrease slowly with distance from the vegetation. The predicted maximum fuel load for the forest vegetation types found on the study site are approximately 25 tonnes/ha. Increased slope also has a direct correlation with hazard levels. The most common slope of forest vegetation on the study area is less than 10 degrees. Overall, given the large amount of clearing and the low slopes on the site, the current level of bushfire hazard across the study area is moderate. However, some areas shown in Figure 5.9 as bushfire prone can have significant bushfire hazard and this will need to be addressed through appropriate bushfire protection


measures as discussed below. Areas that are not bushfire prone will have a low to negligible level of bushfire hazard. 5.5.3 Implications for Urban Development With increasing development it is expected that some of the current vegetation may be cleared which would reduce the area of bushfire prone land. Increased urban development within bushfire prone land is, however, likely to increase the risk of bushfire attack and damage. In addition, the future 200m habitat consolidation and revegetation of riparian corridors (refer discussion in Section 5.4 – Flora and Fauna) will result in an overall increase in vegetated land within the study area. The Draft Bushfire Management Plan assumes that the future vegetation in the habitat consolidation areas will be a forest structure and therefore will be classified as Group 1 vegetation. Given the proposed increase in area of vegetation within the study area in the future, this would result in a moderate to high bushfire hazard level. Eco Logical makes a number of recommendations regarding appropriate bushfire protection measures for any future urban development. These include:

providing for appropriate asset protection zones (APZs) between development and vegetation, taking into account slope and vegetation type. A detailed analysis of APZ requirements and locations is provided in the Bushfire Management Plan,

providing for appropriate construction standards for dwellings in close proximity to flame zones,

ensuring bush fire safety requirements are factored into the early design process when the development footprint is being established and urban areas are being masterplanned,

ensuring that appropriate planning and development controls are put in place in local environmental plans and development control plans to address bushfire safety.

The specific recommendations of the Bushfire Management Plan have been followed in the preparation of the structure plan and more detailed master planning for West Dapto. In particular, APZ’s have been provided consistent with the recommendations of the report. It is also anticipated that the recommendations in the Bushfire Management Plan will be adopted in the preparation of any local environmental plan and/or development control plan for the study area.


(Source: EcoLogical 2005)



5.6 AIR QUALITY 5.6.1 Existing Air Quality The main air pollutants of concern in the Wollongong area include sulphur dioxide (SO2), carbon monoxide (CO), oxides of nitrogen (NOx), total suspended particulates (TSP), ozone, dust and lead. These pollutants are monitored in the Wollongong LGA by the NSW EPA, Bluescope and the Illawarra Coke Company.

5.6.2 Implications for future urban development An Air Quality Assessment of urban development at West Dapto was undertaken by Coffey Partners International Pty Ltd in 1997. Based on a development potential of up to 60,000 people, the report estimated emissions that could occur from different development options for the area. These options were:

Wollongong Council’s Local Air Quality Management Plan (Wollongong City Council, March 2002) identifies three main factors which impact on air quality within the Wollongong region:

A summary of the sources, impacts and results of monitoring of these air pollutants is provided in Table 5.9.

Fully integrated development which would involve highest density of dwellings, environmentally friendly home heating options, stackless industrial areas and a large shift from private vehicle use to public transport.

Partially integrated development which would involve higher density of dwellings, environmentally friendly home heating options, stackless industrial areas with a significant shift from private vehicle use to public transport.

Incremental development where development would take place sequentially in response to population pressure.

The Environmental Baseline Studies done for West Dapto in 1995 included an analysis of air quality in the area. This work noted that pollutants affecting air quality in the study area are predominantly produced outside the study area and transported into West Dapto by prevailing winds. Wind patterns in the region vary with the seasons and therefore air quality varies with the seasons also. Significant local sources of pollutants include the heavy industrial complex at Port Kembla, regional traffic movements, hazard reduction burning (bushfire) and ‘natural’ particulates such as pollen and dust. In addition, significant air pollution in the form of photochemical smog is carried to the region during summer months from the Sydney and Newcastle regions on north easterly sea breezes.

Wollongong’s strong background as an industrial city means that point sources of industrial pollution have historically had a significant impact on the City’s air quality. Industries include the only three cokeworks in NSW, and the largest steelworks in the Southern Hemisphere. Industrial emissions contribute to the majority of the pollutant load in Wollongong.

general domestic pollution.

the high reliance and increase in motor vehicle usage, and

the level of industrial activity,

Table 5.9: Main Pollutants of Concern in the Wollongong LGA Air Pollutant Source Impacts Prevalence in Wollongong Sulphur dioxide (SO2) Ambient SO2 results largely

from combustion of fossil fuels and the smelting of mineral ores containing sulphur. Industry is the most significant contributor of SO2.

SO2 can irritate the respiratory system contributing to diseases such as chronic bronchitis. When mixed with water vapour in the atmosphere SO2 combines to form sulphuric acid and can cause acid rain.

Routine measurements by the EPA in Warrawong and Port Kembla have indicated that elevated levels of SO2 periodically exist. The WHO goal for 1 hour maximum concentrations of SO2 (12 pphm) was exceeded occasionally at Albion Park between 1985 and 1995 but the NHMRC goal of 25pphm was not exceeded in any month during this period. Data from the Southern Copper monitoring network in the suburbs surrounding its plant at Port Kembla showed that both the WHO and NHMRC goals were exceeded in the period 1992 to 1994. However, the closure of the Southern Copper smelter in 1995 resulted in monthly maximum 1 hour concentrations of SO2 decreasing significantly. These circumstances would have changed with the re-opening of an upgraded plant by Pt. Kembla Copper.

Carbon monoxide (CO) The main sources of CO emissions in the Wollongong region originate from industry (85%), motor vehicles (9%), and area based (5.9%).

CO is an asphyxiant that reduces the oxygen carrying capacity of the blood placing additional strain on the heart when exposures to excessive concentrations occur.

Monitoring of peak 8-hour average concentrations of CO by the EPA indicate that levels of CO in Wollongong are well below the NEPC standard of 9ppm.

Oxides of Nitrogen (NOx)

The most important contributors of NOx are motor vehicles and industry. Industry accounts for 52% of total annual NOx.

Oxides of nitrogen can attack the bronchial and lung tissue, irritate mucous membranes and can affect people with asthma and bronchitis. Nitrogen dioxide also contributes to brown haze in winter and is a key factor in the formation of ozone in summer.

Data from the Illawarra monitoring stations show that between 1993 and 1995, maximum monthly 1 hour average concentrations of nitrogen dioxide were between half and one third of the guideline that then existed. At the Albion Park, Kembla Grange and Warrawong monitoring stations the monthly maximum 1 hour average concentrations of NOx were always less than 30 pphm, with the lowest values being recorded at Albion Park where monthly maximum 1 hour concentrations were less than 20 pphm. At the Wollongong monitoring station, the maximum months 1 hour average concentrations of NOx were at least double the values measured at the other stations, with maximum values between 40 and 70 pphm. The high values at Wollongong indicate the presence of ground-based inversions at night and the trapping of low-level emissions of NOx.

Total suspended particulates (TSP)

Suspended particulate matter stems from minute particles that are produced as a result of motor vehicle use, bushfire hazard reduction burning,

Fine particle pollution has a direct link to human health and is often implicated with people who suffer from asthma attacks.

Over the 1985 to 1995 period, average annual concentrations of TSP recorded at the Wongawilli township site (30.3 µg/m3) were approximately half the values measured at Lake Heights (67.9 µg/m3) and Port Kembla – Wattle Street and Flagstaff Road (66.7 µg/m3) and about one third of the values measured at the Port Kembla – Military

Air Pollutant Source Impacts Prevalence in Wollongong domestic home heaters, industry, wind-borne soil particles and sea spray.

Road (81.3 µg/m3) and Wollongong (80.2 µg/m3) sampling stations.

Particulate matter less than 10µm (PM10)

Fine particles come from motor vehicles, wood fires and industry.

When fine particles are trapped in cold still air, they cause the brown haze that typically appears over cities in winter

Recent monitoring of PM10 levels indicates that levels have declined during the period 1996-2000 and that they were well below the air quality criteria.

Deposited dust Deposited dust occurs from industrial, community and natural sources.

Deposited dust has nuisance impacts only.

Wollongong (2.8 gm2) had the highest average dust deposition rates between 1986-1996, while the lowest average values were measured at the West Dapto sites in Bong Bong Road (1.2 gm2) and Shone Avenue (1.2 gm2). Average dust deposition rates at the Wongawilli Township (2.4 gm2) and Lake Heights (2.4 gm2) sampling stations were twice as high as the average concentrations measured at Bong Bong Road and Shone Avenue, but slightly less than those measured at Wollongong (2.8 gm2). Recent monitoring suggests that dust in the community is tending to reduce as a monthly average, and is below the goals, at most measuring sites, which indicates that Wollongong’s air quality is generally good by EPA standards.

Photochemical smog and ozone

Ozone tends to peak on summer afternoons of sunny days. At ground level it is formed when reactive organic compounds (ROCs) and NOx react in the presence of sunlight. ROCs and NOx are emitted by motor vehicles, industrial processes, domestic activities and the natural environment. ROC’s are typically the result of the incomplete combustion of fuels and the evaporation of petroleum and solvents.

In the lower atmosphere, ozone can have an adverse impact on human health, vegetation and materials. It is sometimes associated with a visible white haze in summer.

Measurements from Albion Park for the period 1985 to 1995 show that the old NSW guideline for 1 hour maximum concentration of ozone was exceeded on 5 occasions and there was an overall decrease in the trend of ozone since 1986.More recent data on levels of ozone at the EPA air quality sites in Wollongong show that ozone levels have remained constant over the period 1996 to 2000 and that they were below the air quality criteria

Lead The main contributor of lead has generally been from motor vehicle emissions (approximately 90%). Industry

Lead is a concern because of the risks associated with intellectual development and behaviour, particularly

The 1994 Illawarra Child Blood Lead Study found that 11% of 1-4 year old children in the Port Kembla/ Kemblawarra had blood lead levels above the national goal of 10ug/dL. In the past, lead levels in the air near the copper smelter regularly exceeded the National goal.

Air Pollutant Source Impacts Prevalence in Wollongong is also a contributor of lead in the Wollongong area (Port Kembla industrial area). Since 1985 with the introduction of unleaded fuel, lead levels have fallen.

in young children. The effect of each 10ug/dL increase in average lifetime blood lead levels in a community is estimated to be a 2-3 point average decrease in IQ scores.

The new plant of Port Kembla Copper has stringent licence conditions imposed upon it that limits concentrations well below the National goal. The most recent data on levels of lead at the EPA air quality sites in the Wollongong shows that lead levels have markedly declined and that they are below the air quality criteria.

Source: Local Air Quality Management Plan, Wollongong City Council, March 2002 & Wollongong City Council 02-03 State of the Environment Report, Wollongong City Council

Emissions estimated for each scenario are shown in Table 5.10 below. Table 5.10: Estimated West Dapto Winter Week Day Emissions 2020 (Coffey Partners International Pty Ltd, 1977)

Pollutant (kg/day) Scenario Volatile

Organic Compounds (VOC)

NOx

CO

SO2

PM10

Incremental 12,000 4,300 70,000 180 3,800 Partially integrated

9,400 3,700 49,000 140 200

Fully Integrated

9,700 4,700 48,000 140 200

Based on this assessment, air quality monitoring and wind flow the following conclusions were made in the report:

the incremental development scenario would result in significantly higher air emissions than for the integrated development scenarios,

the fully integrated and partially integrated development scenarios can be treated as practically equivalent from an air quality point of view,

VOC and NOx emissions from the West Dapto area would give rise to potential increase in downwind ozone levels during peak ozone events. Such impacts would be south-west of the Illawarra,

the development scenarios are unlikely to result in increased ozone levels in the Wollongong area during peak ozone events.

under the incremental development scenario, TSP concentration (and possibly PM10) levels in the Dapto and Port Kembla area may potentially be increased above guideline values in place at the time of the report,

under the partially integrated and fully integrated development scenarios, air emissions from the West Dapto area would not impact significantly on TSP and PM10 concentrations in Dapto and Port Kembla, and

NOx emissions from the West Dapto area would result in an increase in NO2 concentrations in Dapto and Port Kembla.

The analysis concluded that the incremental development option would result in significant air quality impacts. Improvements to emission levels could be achieved through the partially integrated development option provided that there was a greater degree of local urban services (i.e. shopping and employment opportunities) at West Dapto. The report concludes that:

Of critical importance is the development of a strategy which genuinely seeks to gain a modal shift to reduce car dependency. This strategy must include a whole of government approach which identifies funding sources for the subsidisation and early delivery of an integrated public transport option as a viable alternative to total car dependency. (ibid, vii).

The need to provide employment and shopping self-containment at West Dapto as well as ensuring the delivery of an integrated public transport system to the release area are both fundamental tenets of the planning for the release area and are reflected in the objectives adopted for the project. Industrial land uses in Kembla Grange and coal mining activities along the western boundary of the study area may impact on local air quality, particularly in


terms of dust emissions and possibly odour. Appropriate buffers between industry/coal mining and any future residential development will be required to minimise land use conflicts. Similarly, consideration should be given to providing buffers around any new industrial areas that may be proposed for West Dapto where air quality impacts may occur. More generally, to address air quality issues in the Wollongong LGA, Council’s Local Air Quality Management Plan provides for a range of strategies and actions to help address local air quality concerns. Many of these are relevant to the future development of West Dapto and address matters such as better integration of land use and transport to reduce private vehicle usage, better management of industrial pollution sources, energy efficient subdivision and building, and promoting tree planting and re-vegetation. 5.7 ABORIGINAL HERITAGE Australian Museum Business Services was engaged to conduct an Aboriginal Heritage Study for West Dapto. The first component of this work involved the preparation of a draft Aboriginal Heritage Management Plan (AMBS 2004) which reported on the results of a four week archaeological survey and assessment and provided management recommendations for conservation and impact mitigation strategies for future development. The second stage of the Aboriginal Heritage Study involved a further four weeks of archaeological excavation to increase the understanding of the subsurface (below ground) archaeological resource of West Dapto. The results of this work are detailed in the Subsurface Testing Program – West Dapto Release Area (AMBS 2005a). An overview of the Aboriginal Heritage Study results to date is provided in the Aboriginal Heritage Contribution: West Dapto Release Area Local Environmental Study – LES Contribution (AMBS, 2005b). The following is a summary of the findings of AMBS. 5.7.1 Consultation with the Aboriginal Community Involvement of the local Aboriginal community was a crucial element of the study, and was fundamental in the assessment of archaeological and social/cultural values. Representatives of the Illawarra Local Aboriginal Land Council, the Wodi Wodi Elders Council and the Wadi Wadi Coomaditchie Aboriginal Corporation participated in all stages of the study, and were involved in the identification, assessment and management of Aboriginal heritage.

The Korewal Elouera Jerrungarugh Tribal Elders Aboriginal Corporation declined to participate in the study at the outset of the project. To ensure broader community awareness of the West Dapto Master Plan and AHMP under preparation, AMBS also consulted representatives of the Sandon Point Aboriginal Tent Embassy, the Coomaditchie United Aboriginal Corporation, the Illawarra Aboriginal Corporation, the Community Development Employment Program, the Illawarra Aboriginal Medical Centre and the Noogaleek Children’s Centre. 5.7.2 Pre-Contact Landscape and Aboriginal Occupation The pre-contact landscape of the West Dapto release area would have contained a range of flora and fauna resources making it attractive for occupation. Flora and fauna would have been particularly diverse in and around wetland areas, located along the alluvial floodplains of Mullet, Duck and Marshall Mount Creeks.


The positioning of the study area between the escarpment, Lake Illawarra and the coast would have encouraged movement across the landscape for resource exploitation. Although availability of water would have influenced land use, drinking water is freely available in the study area and may not have been the overriding factor determining land use. Other influences may have included vantage points (such as hill tops and ridge lines), and wetlands areas. 5.7.3 Known Archaeological Sites Archaeological surveys within the site have identified a number of surface and subsurface archaeological sites1. The vast majority of known sites (94 per cent) are composed of stone artefacts, with 49 open camp sites and 17 isolated finds. The remaining four sites are Aboriginal scarred trees, containing a total of seven scarred trees. From the 66 open camp sites and isolated finds within West Dapto, a total of 669 artefacts have been recorded. Of these, 589 (88 per cent) were identified by the AMBS heritage study, and 80 recorded by previous studies. The majority of artefacts have been recorded in subsurface contexts, with 480 subsurface artefacts recovered from 52 site locations (81 archaeological test pits). The remaining 189 artefacts were recorded within 20 surface site locations. Among the 445 artefacts identified by the recent AMBS subsurface testing program, there were 209 broken flakes, 112 flakes, 82 flaked pieces and 22 cores. This reflects broader trends in the Illawarra region. Archaeological sites are known to occur in all landform contexts, although the majority of sites – 70 per cent – are located in alluvial flat and stream contexts. 61 sites occur on alluvial flats, 15 along streams, 13 on hillslopes and 13 on spur crests. The remaining 13 sites are located across two or more landforms (e.g. stream and alluvial flat). Open camps sites are most commonly located on alluvial flats and/or streams (69.4 per cent) with the remaining located on hillslopes and spur crests. Aboriginal scarred trees are only found in hillslope contexts, although it is recognised that scarred tree distribution is linked to the survival of vegetation clearance rather than Aboriginal occupation history or other environmental factors. Further details regarding known archaeological sites are provided in the Aboriginal Heritage Contribution: West Dapto Release Area Local Environmental Study – LES Contribution (AMBS, 2005b). 5.7.4 Areas of Archaeological Potential In addition to the known archaeological sites, a major aim of the Aboriginal Heritage Study was to provide a predictive assessment of the likelihood of Aboriginal objects or places occurring within West Dapto. In summary, all landforms of West Dapto have some potential to contain archaeological materials, although this varies in response to patterning in Aboriginal use of the landscape, distribution of archaeological sites, geomorphic processes and terrain integrity. All areas within the study area were delineated into the following areas of low, moderate, high and very high potential as illustrated in Figure 5.10. 1 The term ‘sites’ is used here for convenience, although it is important to note that the actual extent of subsurface deposits is generally unknown as testing primarily involved excavation of single test pits.


Areas considered to be of high archaeological potential include:

the major creek lines, which provided permanent and semi-permanent sources of water and elevated alluvial flats suitable for camping. Benched footslopes adjacent major creek lines and creek convergences were also likely camping locations;

the wetlands of the Mullet, Duck and Marshall Mount Creeks, which provided a range of flora and fauna resources;

the foothills of the Illawarra Escarpment, which also provided a range of flora and fauna resources, and provided access to the rainforest environment of the Escarpment;

high points of the ridges extending through the site, which provided vantage points and elevated travel routes; and

any sources of stone material for flaking. Although no specific sources are known to occur in West Dapto, pebbles and cobbles may occur along tributaries, and from Stage 1 testing results, raw materials may occur in the Escarpment foothills exposed by natural process.

5.7.5 Site Significance West Dapto has been assessed in terms of both its scientific and social/cultural significance. From a scientific viewpoint, although the majority of known archaeological sites at West Dapto are low density artefact scatters, the conservation value of the archaeological record is considered to be relatively high. The Illawarra Coastal Plain has been subject to extensive urban development since the nineteenth century, and West Dapto represents the only significant portion of the Wollongong LGA’s coastal plain not yet developed. West Dapto represents an opportunity to conserve the remaining archaeological resource of the Wollongong LGA coastal plain and contribute to an increased understanding of Aboriginal heritage throughout the region. Throughout the Illawarra region, scarred trees are relatively rare. This rarity at local and regional levels, combined with the research potential of these trees (i.e., study of individual tree scars, relationship with other site types), results in scarred tree sites having high scientific significance. In terms of social/cultural significance, the social/cultural values identified by local Aboriginal stakeholders are closely related to the archaeological record and the natural environment. Aboriginal stakeholders have identified all archaeological sites are of some value, although large artefact scatters and scarred trees are of higher significance. The relationship between cultural and natural values is to be recognised, as areas of highest importance are often those where archaeological sites are retained in a natural setting. Conservation of important archaeological sites and natural areas such as creek lines and vegetated areas is a common theme in Aboriginal stakeholder comments, and reflects the shared cultural and natural values of the West Dapto landscape. Further details regarding specific areas/issues considered by local Aboriginal stakeholders to have social/cultural significance are provided in the Aboriginal Heritage Contribution: West Dapto Release Area Local Environmental Study – LES Contribution (AMBS, 2005b).


5.7.6 Implications for urban development Based on the developed understanding of Aboriginal heritage for the site, a series of management recommendations for the Master Plan process and subsequent development of the release area have been identified. These management strategies aim to incorporate key Aboriginal heritage values into the West Dapto development outcome, while recognising that any future development of the locality will have impacts on Aboriginal heritage that need to be managed. In particular, considerable focus has been given in the development of the Master Plan to ensuring that areas of Aboriginal heritage significance are protected as part of the broader conservation objectives for the site. In summary, most of the known archaeological sites are located within the alluvial flats and/or along streams, and therefore will be conserved within protected riparian corridors. All sites of high scientific and cultural significance will also need to be protected within conservation areas. Similarly, areas of social/cultural significance identified by Aboriginal stakeholders will need to be retained, particularly areas of open space proposed to be conserved in the Yallah-Marshall Mount environmental precinct which retain broader cultural associations with the landscape. However, as archaeological sites occur across all landforms within the study area, impact to additional (unknown) sites is likely to result from future development - particularly in the Mullet Creek catchment as it contains the most intensive development. Although this impact is recognised, it is critical that sufficient areas of archaeological potential within the West Dapto are conserved together with a range of site types that compose the archaeological resource. With this positive conservation strategy in place, the remaining impact to archaeological sites and areas can be managed through impact mitigation works. The level of impact can only is determined following subsurface testing, which is likely to be undertaken at the more detailed precinct planning phase when the subdivision design is being determined. This work will identify those areas where impact mitigation is required. Works likely to be required will include collection of surface artefacts or salvage excavation for individual sites/areas. Any such work will need to be undertaken in accordance with the National Parks and Wildlife Act 1974.


5.8 EUROPEAN HERITAGE HLA-Envirosciences Pty Ltd has undertaken a study of the Non Indigenous heritage on the site (Non-Indigenous Heritage Study, West Dapto – Volume 1 2006). The following section provides a summary of the key findings of the report. 5.8.1 Site History European exploration and settlement of the Illawarra date from the early 1800s. The first land at West Dapto, ‘Macquarie Gift’, was granted to George Johnston in 1817. Other early notable land holdings included ‘Avondale’, ‘Marshall Mount’, ‘Penrose’ and ‘Horsley’. In addition to the large estates, ten 100-acre lots were allocated in 1829 for veterans on Dapto Creek, a unique series of grants within the Illawarra. Initial agricultural pursuits focused on timber clearing and mixed farming. During the 1840s-50s farmers concentrated on producing a range of foodstuffs and materials for the Sydney market. During this time, wheat also emerged as a major crop prompting the establishment of flour mills such as George Brown’s south of Mullet Creek. The wheat industry declined from the 1850s as a result of extreme drought, constant flooding and instances of rust prompting the establishment of the more suitable dairy industry. Dairying within West Dapto continued through to the 20th century leaving a significant imprint on the cultural landscape. Mining and industrial pursuits were also responsible for leaving their mark on West Dapto in the form of the Dapto Smelting Works and Wongawilli Colliery and village. Urban development was largely focused on the township of Dapto during the early 20th century as a result of the railway. The original large estates within West Dapto were eventually subdivided for small scale farm operations, however have retained evidence of their former use, in the form of homesteads, dairy buildings and other landscape features. During the 1950s-60s urban development continued in Dapto Township and along the Princes Highway. 5.8.2 Known Heritage Sites The known non-indigenous heritage items contained within the study area were identified from a number of heritage databases searches. These databases consisted of the following:

Register of the National Estate;

National Trust Register;

State Heritage Register; and

Wollongong City Local Environmental Plan (1990).

Heritage items listed on the above registers and located within or in close proximity to the study area are identified in Table 5.11.


Table 5.11: Known Heritage Items

Heritage Item Location Current Significance Level Listing

Register of the National Estate (RNE) National Trust Register (NTR) ‘Avondale’ Homestead and Garden Avondale Road, Dapto National Wollongong LEP 1990 (WLEP)

Avondale Public School and Garden (former) Cleveland Road, West Dapto Local WLEP ‘Barlyn’ Gardens Darkes Road Local WLEP Site of Benares Homestead and Garden Setting (demolished) Cleveland Road, West Dapto Local WLEP Bunya Pines and Fig Paynes Road Local WLEP ‘Cleveland’ Homestead Cleveland Road National RNE, NTR, WLEP ‘Coral Vale’ Homestead and garden setting, Hayshed and former Kitchen Smiths Lane, Wongawilli Local WLEP Concrete House Princes Highway, Yallah Local WLEP Daisy Bank (house) 262-268 Princes Highway Local WLEP

Dapto Railway Station Group Station St, Dapto National RNE, State Heritage Register (SHR), WLEP

‘Glen Ayre’ Homestead and Garden Setting Sheaffes Rd, West Dapto Local WLEP ‘Glen Avon’ Homestead Cleveland Rd, West Dapto Local WLEP ‘Glengarry’ Homestead Reddalls Rd, Kembla Grange Local WLEP Hoop Pines Paynes Rd, Dapto Local WLEP ‘Horsley’ Homestead, Outbuildings and Gardens

Horsley Drive, West Dapto National RNE, NTR, SHR. LEP

House ‘Log Bridge Farm’ Marshall Mount Rd, West Dapto Local WLEP but now demolished Illawarra Escarpment Western side of the WDRA National RNE, WLEP Kembla Grange War Cemetery Reddalls Road Local WLEP ‘Linbrook’ Homestead and Garden Setting South Avondale Road, West Dapto Local WLEP

‘Marshall Mount’ Homestead & Outbuildings Marshall Mount Road, West Dapto National RNE WLEP

Marshall Mount Public School (former) and residence Marshall Mount Road Local WLEP ‘Mooreland’ Homestead Avondale Road, West Dapto Local WLEP Moreton Bay Fig West Dapto Road Local WLEP

‘Penrose’ Homestead, Outbuildings, Garden and Curtilage Princes Highway, Yallah National RNE NTR WLEP

Settler’s Cemetery Reddalls Road Local WLEP ‘Stan Dyke’ Homestead and Garden Setting Sheaffes Road, West Dapto Local WLEP Slab Hut End of Reddalls Road Local WLEP ‘Stream Hill’ Homestead and Outbuildings Sheaffes Road, West Dapto Local WLEP West Dapto Catholic Cemetery West Dapto Road Local WLEP West Dapto Public School (former) Sheaffes Road Local WLEP Yallah Bush Marshall Mount Road, Yallah Local WLEP (Interim Heritage Order)

5.8.3 Site Investigations Additional heritage sites were investigated following a search of existing historical resources and field survey. Listed and unlisted known heritage items were inspected during the field survey, to verify their existing location, condition and integrity. The results of this inspection are listed in the Heritage Report. This resulted in the identification of a considerable number of additional sites of varying significance which are detailed in the HLA-Envirosciences report. 5.8.4 Assessment of Significance Heritage items were assessed to determine their heritage significance in keeping with criteria set out in the NSW Heritage Manual (1996) and the revised NSW Heritage Office Assessing Heritage Significance Guidelines (2001). Each heritage item was individually assessed on its ability to meet assessment criteria and its obvious physical condition. Items were assessed as being of national, state or local significance. A summary of those items considered to have high heritage significance is provided in Table 5.12. Due to the large number of sites identified to be of local significance, the study proposes the retention of a representative sample of sites. Heritage items have been selected for the ability to represent a key historic theme, diversity of site types, range of historical periods, significance level and grading, contribution to streetscape, landscape and historic character, interpretive value, physical condition and the degree of intact surviving original fabric. Identified local historic themes include settlement and agriculture, transport and streetscape landscape features and social and community resources. 5.8.5 Potential Heritage Sites The study proposes that the most significant and representative items be afforded statutory protection either through nomination on the State Heritage Register or through inclusion in the LEP for West Dapto. The items recommended for listing in the West Dapto LEP are identified in Table 5.12. A number of items were also identified as having high significance but their listing in the LEP is not supported by Council. The recommendations of the HLA report were reviewed by the Council project team. The review resulted in a number of HLA’s recommendations either being amended or not being supported. In some instances, the proposed heritage listing of a site was not supported, or the extent of the proposed curtilage was adjusted. Further consideration of the heritage significance of these items will be given in the development control planning stage. The study recommends the exclusion of one item ‘Benares’ Homestead from the LEP as the heritage significance of this item has been significantly diminished. This will also be subject to further investigation by Council. Research by Wollongong Council has also identified a number of additional items to be included in the LEP:

Landscape items Lot 3,4 &61 Mt Marshall Rd

Tramway alignment, Cleveland Rd and Burringbar St

Tramway alignment Bong Bong Rd


The landscape items have been recognised as of significant historical value for the area as they are representative examples of remnant vegetation stands in the West Dapto area and contain trees that are of significance to the historical setting of West Dapto. The tramway has been identified as significant as part of the network of tramways running from the escarpment to the ocean used for transporting coal throughout the Illawarra. The line is significant as remains of the Illawarra Harbour and Land Corporation’s plans to develop a harbour and industry on Lake Illawarra. The study recommends the inclusion of the entire Wongawilli Village as a heritage item in the LEP. This is not supported by Council which rather advocates the identification of specific heritage items and landscape features within the village but not the village in its entirety. The identification of the Wongawilli Rail Line as a heritage item is supported however. A number of heritage items were identified that appear to meet the more significant heritage criteria for inclusion on the State Heritage Register. These are:

Avondale Public School and garden

‘Coral Vale’ Homestead and garden setting, hayshed and former kitchen

‘Glengarry Homestead’ ‘Linbrook’ Homestead and garden setting

Marshall Mount Public School and residence

Settler’s Cemetery

‘Stan Dyke’ Homestead and garden setting

Slab hut

West Dapto Catholic Cemetery

The listing of these items on the State Heritage Register is subject to further investigation by Council in liaison with the NSW Heritage Office. 5.8.6 Implications for Urban Development West Dapto has a significant cultural landscape representing an important area of Illawarra’s dairying and pastoral history. The area is reflective of the early European land grants dating from the early 1800s, which set the scene for the emergence of agriculture within the region. Historically important are the extensive heritage sites remaining within the region, which are reflective of these early landholdings and the prominent individuals who contributed to West Dapto’s development. From its commencement, the West Dapto master planning exercise has recognised the importance of conserving the heritage significance of West Dapto. The identification of heritage items has helped define broad development options in West Dapto. An effective conservation strategy will play an important role in creating the new community proposed for West Dapto. Providing a tangible link between the past and new development, will help create a unique development and establish a sense of place. It is recognised that effective conservation management requires the implementation of a variety of flexible strategies rather than the creation of a series of house museums. This is particularly relevant in West Dapto where a number of different types of heritage items occur which have varying levels of significance.



Figure 5.11 Heritage sites

Table 5.12: Additional (unlisted) significant local heritage items and recommended actions Site ID Heritage Item Location Description Recommendation/Comment 16 Kembla Grange

Racecourse Railway Station

West Dapto Road Federation style station comprising u-shaped brick building with corrugated iron roof with two gables and veranda supported by brick columns.

List in West Dapto LEP

22 Concrete Bridge West Dapto Road crossing a tributary of Robins Creek

Small concrete bridge (c. 1920-30s) constructed from concrete supports and base with steel railings supported by four concrete pillars.

Not supported for listing by Council at this stage. Further consideration to be given at precinct planning phase.

25 Community Hall Wongawilli Road L shaped single storey cement and brick structure with corrugated iron roof. Built in 1950-52. Land was donated by mine owners and partly financed by Joint Coal Board with labour provided by local residents.


26 Wongawilli VillageComplex

Wongawilli Road Subdivision (1936) of original village associated with former Wongawilli Mine. Earliest buildings include Mine Manager’s house and workers’ cottages.

The Heritage Study recommends that the Wongawilli village be listed as a heritage item under the LEP. Council does not consider that the village in its entirety has such significance to warrant its listing, however does support the listing of the following individual items: Mine manager’s cottage (former) and tennis court Community Hall Anglican Church (former) Rail Line

The fig trees and cabbage palms which are listed on the LEP are supported for retention. In recognition of the strong support for the maintenance of a ‘village’ in Wongawilli development in the surrounds will be sympathetic. A small village centre is proposed for the corner of Smiths Lane and Wongawilli Road, and this will maintain and enhance the village. Development directly north and south of the existing 22 lot subdivision will be restricted to single storey only and must mirror the original alignment and setback. The characteristic numbering of the village is also to remain and will be continued to on the northern side of Wongawilli Road.

27 Tennis Court Wongawilli Road One standard playing court installed as part of Wongawilli village. Opened 1921 to 1930.


28 Bridge Located before DarkesRoad/Princes Highway intersection

Constructed from timber struts and concrete supports. Original timber horizontal boards remain.


29, 30 ‘Barlyn’ Homestead & Gardens

Darkes Road Site comprises main homestead, garden and outbuildings. Only garden is listed on LEP. Homestead is a single storey weatherboard building on timber and brick foundations.

House and gardens are already listed in WLEP 1990. Now proposed to add dairy which was previously overlooked.

37 House and Dairy Bong Bong Road Intact example of timber stockyard, including holding yards and loading ramp located adjacent to Bong Bong Road


alignment. 52 Bridge – ‘Linbrook’ Avondale Road Bridge located on private access road leading to “Linbrook

Homestead”. Constructed from undressed timber struts and supports.

The bridge should be included in the LEP listing for the homestead and outbuildings

54 Dairy – ‘Mooreland’ Avondale Road Outbuildings associated with a former dairy. Complex is an intact example of traditional dairy layout.

Heritage study recommends that the dairy be listed in the LEP. ‘Mooreland’ homestead is already listed. Council supports the retention of this homestead in the LEP but not the dairy. There is too large a distance between the homestead and the dairy that is to be developed, which will detract from the linkage between the two. The gardens within the curtilage should be included in the listing also.

60 Post & Rail Fencing Marshall Mount Road Extensive section of early remnant post and rail fencing. Not supported for listing by Council at this stage. Further consideration to be given at precinct planning phase.

61 ‘One Lane Bridge’ Marshall Mount Road Small concrete bridge (c.1920-30s) crossing Duck Creek. Constructed from concrete supports and base with steel railings supported by four concrete pillars.


63 Marshall MountCommunity Hall

Marshall Mount Road Rectangular single storey corrugated iron clad shed (c. 1953) elevated on timber and brick foundations. Both walls and roof have been replaced sympathetically to match original fabric.


Wongawilli Railway Line Throughout study area An intact section of original rail alignment running along West Dapto Road to Wongawilli Village and Mine


13 ‘Stan Dyke’Archaeological site

Sheaffes Road The site is the former location of the 1890 sandstone ‘Stan Dyke’ homestead. It includes remnant sandstone blocks and intact early timber weatherboard cottage and a timber and corrugated iron shed.

Study recommends that this site be listed in West Dapto LEP. Council does not support listing as it is uneconomical to retain archaeological site as an individual item due to development proposed for area and the loss of connection to the site that occurred when the house was relocated in the early 20th century. Interpretative art within curtilage of homestead should indicate where original building stood and explain the sandstone mine

A number of heritage items are identified to be retained in the future development of West Dapto. These have been selected for their level of significance, physical condition and integrity, contribution to the cultural landscape and character of the area, interpretive value and ability to represent a key historic theme. Significant heritage items will be afforded statutory protection under the West Dapto LEP. For each item recommended for protection, the Heritage Study includes a Conservation Policy to help guide the preparation of more detailed plans. For the more significant items a Conservation Strategy has also been developed, outlining recommended curtilages, important visual corridors and future adaptive re-use options. However, it should be noted that these recommendations are subject to more detailed analysis at the Precinct Planning stage when it will be possible to have a clearer understanding of the potential relationship between the heritage item, surrounding land uses and development options. The Precinct Planning phase will also provide an opportunity for the preparation of Conservation Management Plans (CMP) for individual heritage items. The CMP will provide in depth information on the site’s condition and background, outline management policies and actions to retain the significance of the item and address issues such as the future management and interpretation of the site. These initiatives will provide crucial guidance during more detailed precinct planning and development. It is envisaged that the DCP for West Dapto would set out the necessary parameters for development in the vicinity of heritage items. Issues to be addressed in the DCP would include: a) Residential Design – The design of future development within the West Dapto

release area will have a significant impact on either complementing or detracting from the heritage character of the area. Although it is important to use a diversity of housing types and designs, any development in the vicinity of heritage items should be sympathetic to the original setting.

Guidelines for landscaping, setback, vehicular entrances, rooflines, fencing and road kerbing design should be enforced. All new development within the vicinity of heritage items should be constructed with the aim of maximising high scenic qualities within the area. Dwelling should be limited to single storey where a significant view corridor is linked to a heritage item. New buildings within village and town centres should also be sympathetic in design and subject to siting controls.

b) Diversity of Lot Sizes – A diversity of lot sizes can contribute to retaining significant visual corridors and rural landscape elements. Lot sizing should be particularly sympathetic to adjacent heritage items. Where practicable, larger lot sizes should be established in the vicinity of identified heritage cartilages to enhance the rural setting.

It is important to prevent heritage items being ‘hemmed in’ by small restrictive development lots or partitioned off from surrounding development. A combination of street patterns, largely based on the traditional grid street pattern, will need to be considered to ensure retention of scenic qualities and to create a more aesthetically pleasing area in which to live. A traditional grid street pattern is the most preferred option to reflect the original property boundaries.


c) Retention of Landscape Features – Where possible, the retention of landscape

features such as ornamental tree plantings, fence lines, bridges, farm dams, railway lines etc, provides an historical and cultural link while also contributing to the aesthetic character of West Dapto.

Throughout the area there are ornamental trees including early plantings of Coral trees, Moreton Bay Figs and Hoop Pines, which preferably should be incorporated into future streetscapes, parklands and vegetation corridors.

d) Streetscape Characteristics – Existing roads, lanes, avenues, fence lines and bridges are significant elements within the West Dapto landscape. They provide a historical footprint dating back to the original access routes through the large dairy estates and other areas of historic value, such as Wongawilli Colliery.

Major road alignments should be retained and names such as ‘Cleveland’, ‘Marshall Mount’ and ‘Avondale’ continue to be used. New roads and streets should be sympathetic to the existing.

e) Promoting Heritage Awareness – Onsite interpretive displays showing the relationship between the past and new land uses focusing on particular sites (built, environmental and archaeological) should be established.

Areas reserved for parkland and recreational space provide the opportunity for creating a relationship with the past and present occupation of West Dapto through the establishment of memorials. The existing ‘Dapto & District Heritage Trail’ should be expanded to include a range of sites representing historic themes within the region. Newly identified sites should be included.

5.9 SCENIC QUALITY A Visual and Landscape Study was undertaken by O’Hanlon Design Pty Ltd for the study area (January 2006). The objectives of the report were to:

Analyse the visual character of the regional and local landscape with reference to the Study Area;

Identify appropriate viewing locations and key features;

Assess the scenic quality of the Study Area;

Assess the impacts of the proposed redevelopment of the area for residential subdivision.

The key findings of the Visual and Landscape Study are summarised below: 5.9.1 Regional Visual Character The visual character of the Illawarra region is a dramatic and direct consequence of the underlying geology, microclimate and topography. The Illawarra region is defined on its western edge by the rugged landforms of the Illawarra escarpment and the Illawarra plateau above. To the east of the region the visual boundary is formed by the Pacific Ocean and Lake Illawarra. The escarpment scale is dramatic as it rises over 400m in a short distance and forms a prominent colour and line backdrop equal in strength to the Pacific Ocean. Together the Pacific Ocean and the escarpment create a variable but narrow


costal strip, fringed by headlands and beaches to the east and the escarpment to the west. Between theses two visually powerful features are a succession of coastal wetlands, flood plains, undulating foothills and valleys. They are lowest in the east and rise to the west, heavily bisected by deep cut streams flowing off the escarpment heading east toward the wetlands and ultimately the Pacific Ocean. 5.9.2 Local Visual Character The local visual character is a microcosm of the regional visual character. The visual study area (VSA) exceeds the boundary of the project study area as it includes the visual elements that form part of the visual character and viewable area from around and within the project study area. (Refer to Figure 5.11 - Visual Study Area) To the east the visual edge is the Pacific Ocean, headlands, beaches with Lake Illawarra to the west. Further to the west, the escarpment creates typical strong line, colour and vegetation elements, with the rainforest running out of the gullies in places closer to the escarpment. The foothills and flood plain areas are predominantly cleared, fenced and located west of the transport links. These areas are dissected by a mosaic of shapes, roads, fence lines and paddocks that follow the ridges and creek lines. In the VSA development is concentrated mainly around or to the east of the transport links. However, strong cultural modification of the landscape is obvious right up to the foothills. The section of the escarpment in the VSA is in places extremely steep and contains landmark elements such as Mt Kembla to the north of the VSA. The steepness and ruggedness are accentuated by the apparent flat grazing areas when viewed from above. The strong line of infrastructure elements is visible in some locations. Viewed at ground level, the scene is far more localised. The escarpment, more dramatic due to its height is ever present. The rolling foothills however break the VSA into a series of more intimate visual catchments often with a foreground field reduced to several hundred metres. Within each catchment the character changes. Some are predominantly industrialised, others residential or suburban. At ground level the topography reduces the number of expansive viewing locations and the character becomes more controlled within each visual compartment. This feature creates the possibility of varying visual experiences and elements that are in the main read in isolation from each other but with the common thread of the escarpment, dominant to the west.


Figure 5.12: Visual Study Area


5.9.3 Visual Quality The Visual and Landscape Study breaks the visual environment into a series of broad homogenous landscape units based around slope, vegetation type and land use. These are:

Escarpment and Upper Wooded Slopes – the escarpment is the dominant visual element in the landscape. Its value lies in its unique scale and proximity to the ocean. This unit is comprised of slopes above 30%.

Undulating Foothills - undulating foothills form a typical landscape unit of the Study Area including most areas of the Illawarra coastline. Consequently this unit contributes significantly to the overall character of the Study Area. This unit is comprised of slopes in the range of 10 to 30%. The unit predominantly sits in a relatively narrow strip between the escarpment and the low-lying alluvial plain unit.

Alluvial Plains - the majority of this unit is located to the east of the VSA. It contains Mullet Creek, Duck Creek and their associated tributaries. It is a relatively wide unit and north/ south orientated, following the line of the road/rail system closely in this area and narrowing to the south of the Study Area.

Water Bodies - the two main water bodies within the area are Mullet Creek and Duck Creek. Small dams and tributaries also fall within the Study Area. To the east Lake Illawarra forms the eastern boundary of the visual catchment and therefore from elevated viewing locations the edge of Lake Illawarra is a significant element.

A more detailed description of these landscape units is provided in the Visual and Landscape Assessment Study. The basic premise of visual quality assessment is that all landscapes have some value, but those with the highest diversity; relief and natural character have the greatest potential for high scenic quality. The assessment of scenic quality is best performed by assessing the landscape character units in scenic quality classes e.g. high, moderate and low. These classes are based on the diversity of form, line, colour and texture, prominence of landform, prominence of vegetation, geology and water forms. Based on the landscape units, the scenic quality assessment of the study area is summarised in Table 5.13. Table 5.13: Scenic Quality Assessment West Dapto Release Area VSA Landscape Rating Unit

SCENIC QUALITY CRITERIA Proportional Prominence of:

Scenic Quality Rating

Diversity of Landscape Elements

Landform Vegetation Patterns

Water

Escarpment & upper wooded slopes

Moderate/high Extremely high

Moderate - HIGH

Undulating foothills

High High Moderate/high - HIGH

Alluvial plains

Low Moderate Low Low LOW MODERATE

Residential areas

Low Low-Moderate Low Low LOW

Source: Visual and Landscape Study, O’Hanlon Design Pty Ltd, 2006


The scenic quality is mapped at Figure 5.12. 5.9.4 Impact of urban development on visual quality It is clear that urban development at West Dapto will have a significant impact on the visual character of the area. Figure 5.12 identifies the release area as mostly having low to moderate visual quality on the ridges of the foothills. Development along Cleveland Road, South Avondale Road and Marshall Mount Road will reduce the visual quality significantly. The existing rural interface between the escarpment and rolling pastureland that currently exists will clearly be lost. The degree of impact will be related to density and where density is lower impacts will be reduced. The outcome will be the loss of rural character and its inherent visual quality. It will be replaced by a suburban character. These impacts can be slightly ameliorated by planting and vegetation but the essence of the existing landscape will be lost permanently. The visual impact will initially be relatively low but as more dwellings are constructed and the development spreads south the existing vistas will be replaced with a new character. Impacts will increase from low to high over the life of the release. The result will be an inevitable change of character. A detailed analysis of the visual impact from key viewpoints is provided in the Visual and Landscape Study. 5.9.5 Implications for urban development The assessment of impacts reveals a number of issues that could be addressed to ameliorate the impacts on the existing and proposed residential areas: a) Preplanting – Where possible identification, preplanting and restoration of

riparian corridors should occur in advance of the release of land.

b) Street Tree Planting – Implementation of a coordinated street tree planting program as part of each area release. This will assist to ameliorate impacts and supplement the riparian corridors as general greening of the environment.

c) Landscape Guidelines – Landscape guidelines should be included in the DCP that require a minimum level of vegetation on each allotment and provide a specific list of suitable species for selection.

d) Character Statements – As part of the DCP, character statements should be provided for each village that identify the village character and elements that will be required for each allotment to contribute to the overall character i.e. percentage of face brick, roof style and pitch, fencing and materials.

e) Local Elements – Each village should have a focal landscape element adjacent to central to the village centre. At a local level this identifies the core of the village and creates open space allowing views from the village centre to the Escarpment.

f) Elevated Viewers – Elevated viewers may be affected by night light sources and strong colours. The DCP should include provisions to control glare from light fittings and possibly colours of large expanse of materials e.g. industrial roof and wall areas.

g) Marshall Mount Village – The DCP should include provisions controlling the height and visibility of undercroft areas facing south with views over Marshall Mount Creek and the crossing of Macquarie Rivulet.


Figure 5.13: Scenic Quality


5.10 NOISE QUALITY 5.10.1 Existing Situation The study area is exposed to a number of noise sources primarily the Illawarra rail line, the Illawarra Regional Airport, and the West Kembla Grange industrial area located to the north of the study area. Since the construction of the Illawarra rail line in the 1880s, many households in the Illawarra region have experienced rail noise and vibration. The Illawarra Regional Airport at Albion Park can cause noise disturbance as Aircraft Noise Exposure Forecasts (ANEF contour 20) extends into the study area at Yallah. These noise impacts are well recognised with both the Illawarra REP No 1 and the Wollongong LEP 1990 requiring assessment of the impact of noise levels as part of the preparation of rezoning proposals or the assessment of development applications, as noted in section 4.6. A number of noise impacts are also associated with the employment and industrial areas located to the north in Kembla Grange. These include noise from machinery, trucks and traffic noise and impacts associated with the loading and unloading of truck and rail carriages. 5.10.2 Implications for Urban Development. The noise impacts identified above will be addressed during more detailed planning stages. Generally, noise sensitive development will not be located in close proximity to major noise generating activities. To further manage noise impacts, buffer zones will need to be introduced with land uses less sensitive to noise located closer to noise generating activities. While little can be done to reduce the impact of noise and vibration associated with the railway on existing development, attenuation measures can be incorporated into new developments. The Rail Infrastructure Corporation and the State Rail Authority have published Guidelines for the Consideration of Rail Noise and Vibration (2003). These Guidelines recommend the restriction or prohibition of noise sensitive development, such as hospitals and schools, in locations where the impact of rail noise and vibration cannot be appropriately mitigated. The consideration of noise and vibration issues within 60 metres of an operational rail line and the preparation of development control plans for major developments near rail lines is also promoted. In keeping with the Rail Noise and Vibration Guidelines (2003), the preparation of noise and vibration reports is recommended for development within 60 metres of an operational rail track and the issue will also need to be addressed, where relevant, during the precinct planning phases for each stage of development. With regard to noise generated from the airport, the provisions already identified within the Illawarra REP 1 and Wollongong LEP 1990 should be incorporated in the draft West Dapto LEP.


6 BUILDING A SUSTAINABLE COMMUNITY To be socially as well as environmentally sustainable, new urban communities require good access to jobs, services, transport and recreation resources. The following chapter provides an analysis of the social, transport, economic and other infrastructure required to achieve a socially sustainable community at West Dapto. 6.1 ECONOMICS AND EMPLOYMENT 6.1.1 Existing Site Characteristics The West Kembla Grange area in the north of the study area comprises approximately 480 ha of industrially zoned land, much of which is vacant and used for very low intensity grazing for cattle and horses. Large parts of the southern end of the area are flood affected and parts of the northern boundary are steeply sloping which makes them difficult to develop, therefore only around 230 ha of the area is available for development. The West Kembla Grange Sustainability Assessment (PlanningNSW, 2002) notes that a small cluster of industrial activity has emerged in the area around the steel pipe manufacturing and coating sectors, as well as a range of utilities including the Illawarra Water Filtration Plant, a power station, a gas pipeline and various waste management services. Apart from West Kembla Grange, the main area of economic activity in the area is the Dapto town centre. This centre provides local and district level services and retailing facilities to meet the needs of the surrounding existing residential suburbs. Dapto currently has an estimated floorspace of 23,000m2, of which 1,100m2 is vacant (SGS Economics and Planning, 2005, 41). It also contains small parcels of land housing a range of small local service industries. There are also 21 ha of industrial land located around Yallah containing a mixture of various businesses. Servicing and access is incomplete on many sites but this is expected to improve once residential areas are more developed. With regard to existing employment, it has been estimated that in 1996 there were 870 jobs in Dapto town centre, 680 jobs in West Kembla Grange and 1,700 jobs in South Dapto (PlanningNSW, op cit, 4). In general, there is a major job deficit in Wollongong and Shellharbour “resulting in higher unemployment and low paid jobs for the untrained or minimally trained Dapto workforce” (ibid, 3). The West Kembla Grange Sustainability Assessment notes that increasing numbers of workers from Dapto and the Wollongong LGA are commuting to Sydney because of a lack of local jobs and that this trend is likely to be exacerbated in the future (ibid). 6.1.2 Wollongong Economy Wollongong has a below average labour market participation rate, above average part-time employment and above average male employment, in addition to a high unemployment rate. Dapto also experiences relatively high unemployment (8.2%) and above average youth unemployment, accounting for 35.6% of all unemployment claimants in the area, relative to the Sydney GMR average of 32.7% (SGS Economics and Planning, op cit, 29). Self containment in Wollongong LGA currently stands at 68.2%. That is, of the 72,399 resident workers in the LGA, 49,354 have jobs within the LGA. This means that 23,045 (or 31.8%) of resident workers leave the LGA each day to go to work


elsewhere (ibid). This impacts in a number of ways: road congestion, long commuting times, increased escape expenditure, and pressure on social systems. The demand for sites for the storage of goods has increased following the State Government’s announcement that shipping container and car import facilities are to be relocated from Sydney Harbour to Port Kembla. 6.1.3 Demand for Employment Land Investigations for the West Dapto Economic and Employment Study (SGS Economics and Planning, op cit) found that there is high demand for employment land in the Wollongong LGA. Demand is particularly high from the manufacturing sector, particularly around Unanderra and elsewhere south of Wollongong. Currently, the majority of enquiries cannot be addressed within the Wollongong SSD according to commercial agents. Other sectors demanding space include call centres, the hospitality industry, and local service industry. A lack of available, economical and serviced employment land was seen as the major constraint to being able to service the level of demand. Agents indicated a high demand for land suitable for light industrial activities. Many enquiries from this source are seeking lot sizes smaller than 2,000m2 – 1 hectare and these are particularly hard to find. Commercial agents also field a number of enquiries for retail/commercial space up to 500m2. 6.1.4 Future Economic Trends The key findings of the West Dapto Economic and Employment Study (ibid) regarding the growth of the Wollongong economy over the next 25 years are as follows:

Overall, it is estimated that an additional 33,452 jobs may be generated in Wollongong SSD over the 2001 and 2027 time period.

There will be a shortfall in the amount of employment land in Wollongong required to service employment growth.

The manufacturing sector is expected to demand a significant share of the land requirements up to 2027 at 153.5 ha (or 42% of the total), but is expected to provide only 7,440 jobs (22.2%) of the total.

The service sector is expected to be the key economic driver, particularly through retail trade, business services, education, health and community, and finance and insurance.

The availability of land in Kembla Grange and the developability of this land is a key opportunity for West Dapto.

There is a significant amount of vacant retail floorspace in the Wollongong LGA. This is particularly apparent in Wollongong City Centre which currently has approximately 10,000m2 of vacant floorspace. According to employment forecasts, however, the future demands for retail floorspace will be high.

Based on this analysis, it is apparent that West Dapto offers an opportunity to service some of the external demand arising from the manufacturing sector through the availability of industrial land. As a major contributor to the region’s population growth, it can also be anticipated that West Dapto will offer an opportunity to service some of the population-related service demands through the neighbourhood retail centres on the site, and its proximity to Dapto as the district/sub-regional centre. 6.1.5 Implications for Future Urban Development The objectives for West Dapto emphasise the importance of job self containment as part of the broader goal of achieving an economically sustainable community at


West Dapto. The idea of self-containment relates to achieving a built form that allows many to live, work, shop and recreate within a community or defined geographic area. To this end, adequate provision needs to be made for suitable employment land within the site that can meet the local service and other needs of the West Dapto community as well as respond to demand for employment land from outside the site. To achieve this, the following land use planning strategies are proposed for West Dapto: consolidation and promotion of West Kembla Grange as a major industrial and

warehousing/distribution precinct, but with particular emphasis on medium to high employment industries. In general, large storage facilities have minimal employment.

establishment of an industrial business park associated with West Kembla Grange located immediately to the south of West Kembla Grange which would incorporate office space, high technology industry, light industry, warehousing, distribution centres and the like. Any business park in this location would need to be sensitively designed to ensure protection of remnant vegetation and riparian corridor land.

establishment of a light industrial/warehousing precinct towards the centre of the study area, south of Horsley, which would be located adjacent to the proposed Fowlers Road overpass and therefore have the advantage of ready access to the F6 Freeway

establishment of local town centres to provide for local services including retailing, health, leisure/recreation, offices (personal, business and finance) and hospitality.

It is not intended that the centres proposed for West Dapto should compete with the Dapto centre which is ultimately intended as a sub-regional centre. Council is proposing significant improvements to the Dapto town centre which are discussed below. Home based businesses are a growing employment sector and should be encouraged in West Dapto through the proactive support of Council and ensuring planning controls are not overly restrictive. Other possible employment opportunities at West Dapto include horticulture (market gardens), tourism and leisure activities (e.g. eco-tourism, golf courses). Zoning and planning controls should facilitate such uses where appropriate. Wollongong City Council has set the target of creating at least one equivalent full-time position per new dwelling in the release area. The West Dapto Economic and Employment Study (SGS Economics and Planning, op cit) explores in more detail the potential for demand driven and supply driven employment at West Dapto. 6.1.6 Dapto Town Centre Rohan Dickson and Associates was engaged by Wollongong City Council in 2003 to undertake a comprehensive urban design study of the Dapto Town Centre. The study included the preparation of a preferred master plan to address urban related economic and social concerns. The objective of the Dapto Town Centre Revitalisation Study (Rohan Dickson and Associates, 2006) is to create an urban centre for Dapto of a scale and form which


functions as an active, serviceable and attractive regional sub-centre of greater Wollongong and also as a centre servicing the expanded Dapto area, including West Dapto. The study notes that in order to revitalise the Dapto Town Centre, there must be an intensification of activities to accommodate the regional economic growth and the needs of the new population. Key recommendations of the study include: increasing residential densities near the core of the Town Centre in order to

activate the centre.

creating a legible movement and access pattern comprising a street network, public transport and pedestrian and cycle paths that enables the local community and visitors to Dapto to move through a town centre easily,

providing for employment opportunities on a local and regional scale. In this regard, the employment capacity of the town centre is critical to the intensification.

rehabilitating and revitalising Mullet Creek to establish a physical linkage to the West and a park destination for Dapto and surrounding areas.

Strategies for the Dapto Town Centre focused on encouraging higher density residential development are likely to mean that existing light industry will need to relocate. The opportunity is available for these activities to be accommodated within industrial land at West Dapto. 6.2 COMMUNITY NEEDS Elton Consulting in association with Tangent Leisure Consultants has undertaken a Social Cultural and Recreational Needs Study for the site (Elton Consulting, August 2004, April 2005 and updated in July 2007). Below is a summary of the key findings of these studies. 6.2.1 Existing Community An analysis of the local residential community is provided in the Social, Cultural and Recreational Needs Study for the West Dapto New Release Area (July 2007) prepared by Elton Consulting. An understanding of the existing community at West Dapto is drawn from the three collection districts that make up Horsley. The Elton report recognizes that the study area extends significantly beyond Horsley however, it was considered that for the purposes of an existing conditions analysis, using the collection districts that make up Horsley was appropriate as they contain the vast majority of the study area’s existing population. Horsley’s population in 2001 was 5,343, an increase of 2,596 or 48.6% since 1996. Horsley’s population can be largely characterized as families with young children with proportionally large representations of 0-4 year old children and a high percentage in all age groups 20-44. Dapto, meanwhile, has in numerical terms, the largest populations of 0-4, 5-12 and 13-18 year olds in Wollongong and the highest proportions for the age groups 45-64 years. A significantly higher proportion of private dwellings in Horsley are fully owned or being purchased compared to Dapto, Wollongong and Illawarra. There is a corresponding lower percentage of rental housing stock in Horsley with only 8% of all private dwellings rented, compared to approximately three times that figure in Dapto, Wollongong and Illawarra. The main industry types employing Horsley residents are manufacturing and retail trade. Dapto residents are also well-represented in the manufacturing industry.


2001 Census figures show that the unemployment rate in Horsley is significantly less (4.8%) than the Wollongong average of 9.1%. Dapto’s unemployment rate in 2001 was close to the Wollongong average at 8.7%. Horsley shows greater vehicle ownership than the Wollongong average which reflects the auto dependence typical of conventional new release areas that lack an adequate local job supply and efficient and convenient public transport. 6.2.2 Existing Community Infrastructure Wollongong City Council has provided a wide range of community facilities throughout the Local Government Area, particularly over the last two decades. Regional facilities include the Performing Arts Centre, the Wollongong City Gallery, Wollongong Youth Centre, Wollongong City Library and regional sporting venues. The Wollongong Profile 2003, prepared by Wollongong Council, shows the following services in the vicinity of the West Dapto study area: Table 6.1: Existing Local Services Service type Details Children’s Services 1 commercial Preschool in Horsley

8 community and commercial Preschools in Dapto 2 community and commercial Preschools in Kanahooka 1 vacation care service in Koonawarra 1 Out of School Hours service in Koonawarra

Schools 1 public primary school in Horsley 3 public primary schools in Dapto 1 public primary school in Kanahooka 1 private primary school in Dapto 1 public secondary school in Dapto 1 public secondary school in Kanahooka

Community Facilities 1 neighbourhood centre in Horsley (West Dapto) 1 community centre in Dapto (Ribbonwood) 1 community centre in Koonawarra 1 community hall in Wongawilli 1 district library in Dapto (Ribbonwood)

Aged Accommodation 2 independent living units in Dapto (46+ units) 1 independent living facility in Kanahooka (60 units) 4 Dept of Housing Aged Accommodation facilities in Dapto (104 units) 1 Dept of Housing Aged Accommodation facility in Koonawarra (24 units) 1 low level care hostel facility in Dapto (44 units) 1 low level care hostel facility in Kanahooka (40 units) 1 high level care nursing home in Dapto (45 places)

Senior Citizens Centres

One in Dapto as part of the Ribbonwood Community Centre

Community Health Services

1 community health centre in Dapto

Cultural Services 1 public art exhibition at Dapto (Ribbonwood) 1 museum in Kembla Grange (Illawarra Motoring Museum)

Emergency Services 1 ambulance station in Dapto 1 police station in Dapto 1 fire station in Dapto 1 rural fire service station in Wongawilli

Not surprisingly the service profile shows a concentration of services in Dapto. Social profiles prepared by Wollongong Council show that people in Horsley tend to see their ‘local area’ as including Dapto which includes a range of community services and facilities as shown above. There appears to be some existing capacity at the multipurpose community centre in Dapto (the Ribbonwood Centre) and at Dapto High School. Capacity also exists


in area primary schools but access to these schools (Koonawarra and Lakelands) involves significant physical barriers such as crossing the railway line and the freeway. Child care is a major existing need in the area currently with quality care for 0-2 year olds and after school care for 5-12 year olds being priorities. Cultural facilities tend to be focused more on Wollongong centre, although there are local programs that operate from places like the Ribbonwood Centre. Recreation facilities in the vicinity of West Dapto include Reed Park, the Dapto Olympic Pool, the Dapto Showground, the Unanderra Skate Park and the Kemblawarra Grange Golf Course. A more detailed listing of local and regional recreation facilities is provided in the Elton report. 6.2.3 Future Community An examination of the future population and its community and recreation needs is provided in the Social, Cultural and Recreational Needs Study for the West Dapto New Release Area (July 2007) prepared by Elton Consulting. The Elton report estimates that the eventual population for the West Dapto release area will be in the vicinity of 50,000 people based on an estimated 19,000 dwellings and a range of assumed occupancy rates. Population projections based on preliminary dwelling yield estimates are shown in the following table. Table 6.2: Projected Population of Release Area Density (Dwellings per hectare)

Assumed Likely Dwelling Type

Number of dwellings

Population

35 Mostly townhouse/villa 497 1093 30 Mostly townhouse/villa 1353 2977 25 Mostly small house 1063 2656 20 Mix of small and standard house 2074 5678 15 Mostly standard house 12704 36840 10 Mostly large house 723 2314 5 Large house 930 2974 Total 19343 54533 Note: It is important to note that these projections should be treated with a high degree of caution. Assumptions are based on available information and it is highly likely that a number of these inputs will change during later, and more detailed, planning phases of this project. The characteristics of the future population will be influenced by a variety of factors including the mix of housing proposed and the proportion of apartment-style housing, the target markets and affordability of housing to middle income and first time buyers, and the staging of development. The study assumes most housing will be aimed at first and second time buyers, mostly in their late 20s and 30s. Many are likely to have young children or about to start a family. Low levels of single person and group households are anticipated. Housing tenure will be dependent on housing mix. The vast majority of separate houses are likely to be owner occupied (around 90%), with well over half mortgaged. A large proportion (at least a third, possibly over half) of medium density housing is likely to be purchased for investment. The amount of social housing will depend on arrangements being made to provide it, but appears to be quite low. The study does not predict the social and economic status of residents but notes that recent release areas residents have been from higher socio-economic groups than in the past as a result of higher housing prices. However, medium density housing may be affordable to the majority of households, particularly if most of it is for rental.


6.2.4 Future Community Facility Needs In terms of the future community facility needs of the West Dapto Release Area, the 2007 Elton report recommends that a hierarchy of community facilities be established, ranging from multipurpose community centres to neighbourhood centres and community halls. The multipurpose community centres would be located in the larger centres and act as community resource hubs. The essential elements of a community hub are the primary schools, child care facilities, community centres and indoor recreation or cultural facilities. The community hub provides a central community resource where residents’ social, leisure, learning and community needs can be met in a single location. To function most effectively the community hub should be closely linked to public transport routes, path and trail networks and outdoor recreation space. It is crucial that more detailed planning for the West Dapto Release Area reinforces the establishment of community hubs. The 2007 Elton report also makes the following key recommendations regarding community facilities provision at West Dapto: Locate medium sized multipurpose community centres in each of the larger

urban centres with each centre having a different focus such as art, recreation, technology or health.

Establish multipurpose Children’s Centres in the main centres which will provide a full range of child care options as well as providing office and activity space for government funded programs.

Provide smaller neighbourhood style facilities in the smaller more local centres, possibly incorporated as part of a multipurpose Children’s Centre.

Locate eight primary schools with approximately one public primary school in each of the main centres. Each school would have access to a hall during school hours which could be used for community use after school and on weekends.

Locate Before and After School activities within school grounds or in highly accessible sites close to schools and neighbourhood centres.

Provide up to two public secondary schools within the study area with the potential to share playing fields and gymnasiums.

It is possible that rather than identifying a number of different sites for primary and secondary schools, the Department of Education may consider the establishment of one or more “super campuses”, involving the provision of schooling from preschool to Year 10 on the one site and the establishment of separate senior colleges elsewhere. At this stage, the preferred approach has not been confirmed, however Stage 1 of the land release is unaffected by this issue as similar solutions result for each scenario. Demand for community facilities (including open space) will be greatest in and around the main centres where the medium and high density housing will be concentrated. Although land will be dedicated for employment purposes, it is assumed that a significant proportion of residents will commute. This is likely to result in low weekday demand for community facilities and may result in initial use of facilities being lower. Child care facilities are an exception to this and are likely to be in high demand from the development’s inception. Outdoor and indoor sports facilities, predominantly used by children will also be in high demand.


It is critical that future urban development be integrated with the existing communities at Horsley and Dapto as well as the wider Wollongong region. Possible physical measures that encourage integration include the creation of roadways and bicycle and pedestrian paths that link West Dapto to surrounding communities, the possible location on the site of facilities such as libraries, recreation and community centres, and provision for commercial destinations that encourage usage by a wider population. Social measures include the implementation of a community development plan that includes community events and the formation of community associations that encourage development of a local identity and foster interaction between new and existing community members. It is clear that significant investments in social infrastructure will be required at West Dapto. The provision of social infrastructure at West Dapto will only in part be met by developer contributions levied under Section 94 of the EP&A Act. However, an integrated approach to the planning and delivery of human services will be required to ensure adequate services and facilities are provided. The next stages of planning for social infrastructure for the study area should involve engaging key human service agencies to discuss innovative and integrated approaches to planning and delivery. Elton Consulting has been working with Wollongong City Council and the Premier’s Department to coordinate a process with the relevant government stakeholders with the aim of developing an integrated strategy for human services planning for West Dapto. However, as the details of these arrangements are subject to an agreement through a yet to be undertaken process of negotiation, it is not possible, at this stage to be definitive about the type and range of facilities and their respective space requirements. As an example, if it is possible to have a shared hall on school grounds, then it may not be necessary to also include in that area a separate neighbourhood centre, or, at least, a smaller neighbourhood centre may be possible. Two smaller, individual facilities (a primary school hall and a neighbourhood centre) are not generally large enough to enable a wide range of activities (such as performances and concerts) to occur. However, if combined into a single facility on school grounds, then a larger facility is possible and the opportunity for a greater range of activities is possible. 6.2.5 Future Recreation Needs Open space planning is considered an integral part of the sustainability objectives of the release area, particularly those relating to urban design, liveability, health and environmental education. The provision of recreation and open space opportunities will help to achieve a healthy community, promote social integration between new and existing residents, increase social interaction and provide employment opportunities. It is proposed that a hierarchy of facilities and open space areas be provided across the development so that each precinct will have a unique recreation facility, either in design or characteristic. This unique nature is intended to attract a wider range of users and increase the opportunities for social interaction between new residents, while also providing opportunities for participation and involvement with the existing population. In accordance with the Planning People Places city wide strategic open space framework, Table 6.3 shows the hierarchy of open space recommended for West Dapto.


Table 6.3: Recommended Categories of Open Space Categories Catchment Uses District Park

Generally draw people from a section of Wollongong. eg the southern part of Wollongong. Space requirement 5-10ha

Range of uses including competition standard sports fields, leisure and recreation centres, large scale performances, courts and ovals as well as facilities, lighting and gardens. Parking and amenity buildings need to be included in quantum.

Neighbourhood Park

Generally service people across a planning area i.e. a cluster of suburbs connected by similar characteristics and physical barriers (eg Horsley and West Dapto). Space requirement 3-5ha

Evenly split between active and passive recreational uses. The active component would be in the form of a sports park to accommodate demand for local sports training and competition including multipurpose fields, tennis and/or netball courts, half court basketball, playgrounds, amenities, and parking.

Local Park

Primarily cater for 2-3 local suburbs and generally do not attract people from a wider catchment. Space requirement 2ha minimum.

Informal area for community /family gatherings with kickabout area but no formal sports markings. They are planned based on a 400-600m walking distance to enable most residents within West Dapto to walk to a park.

Conservation Area

Conservation objectives dominate design and inclusions

Primarily concerned with the protection of significant flora and fauna but may provide passive recreation opportunities.

Riparian Zones

Provide for drainage and flood storage areas.

Retained or enhanced in their natural state they may protect areas of native vegetation. Suitable for linear walkways and cycleways as well as seating, picnic and BBQ areas

Pathways

Design considerations focus on safety and security as well as amenity for user.

Provide for active transport, walking, cycling within residential areas, as well as along roads between villages and centres and along conservation corridors

Venues should provide for a mix of commercial as well as traditional publicly provided activities (for example fitness and health adjacent to public pools and cinema complex, libraries adjacent to retail spaces). Traditional health facilities adjacent to community sport and recreation centres attract a mix of users, age groups and facilitate interaction amongst a range of community users, as well as lowering the proportion of trips made by car and increasing the viability of community facilities. The natural environments in West Dapto which are intended to be protected as conservation areas will provide a range of walking, hiking and cycling opportunities in addition to passive activities such as environmental education, picnicking and the like. The open space system will also provide an opportunity for reflecting upon the Aboriginal and European history of the West Dapto area through interpretative signage, furniture and play equipment. The proposed town, village and neighbourhood centres of West Dapto, and the facilities within them, are proposed to be the focus for indoor sports/activities such as swimming, gymnastics, basketball, netball, volleyball, table tennis, indoor


soccer, and dance in addition to the traditional team sports offered by the outdoor sports fields. Further details regarding open space and recreation facilities are provided in the 2007 Elton report and Planning People Places – Council’s recreation and community facilities study (2005). 6.3 TRANSPORT MANAGEMENT AND ACCESS Kellogg Brown and Root Pty Ltd (KBR) has undertaken a Transport Management and Access Plan – Final Report (2007) for West Dapto. A summary of the main findings of the study is provided below. 6.3.1 Existing Transport Conditions Road network The major regional road network at Dapto is characterised by two key north-south links, the Princes Highway and the F6 Southern Freeway. The Princes Highway is the main long distance coastal route south of Sydney but through Wollongong it is the principle link between suburbs where it is bypassed by the F6 Freeway. The Princes Highway generally has two lanes in each direction and has a number of roundabouts and signalised junctions and crossings along its route through the study area. The F6 Southern Freeway is the primary high speed, high capacity distributor road through Wollongong. The F6 Southern Freeway generally has two lanes in each direction through Dapto heading north but widens to three lanes in each direction north of Figtree. There are a number of access points along the F6 within the study area, including full ramps at Northcliffe Drive and north facing ramps at Kanahooka Road and Fowlers Road. The average daily traffic flow on the F6 varies between 37,674 vehicles south of Fowlers Road to 60,166 vehicles south of Northcliffe Drive and over 68,000 vehicles on the section from Figtree to Gwynneville. Traffic volumes are significantly lower on the Princes Highway than the F6, which has approximately 12,000 vehicles per day near Dapto rising to almost 30,000 vehicles per day north of Unanderra. There has been significant daily traffic growth over the past ten years on both the Princes Highway and F6. Between 1990 and 2003 daily volumes on the Princes Highway through Dapto and Unanderra have grown by approximately 3,000 to 4,000 vehicles per day. Traffic volumes also grew by a similar amount (approximately 3,000 per day) along Northcliffe Drive. Along the F6, the daily traffic growth has been in the order of 15,000 to 18,000 vehicles over the 13 years, which is a growth rate in excess of 1,000 vehicles per year. The current prevailing background daily traffic growth on the F6 Freeway independent of Horsley and other West Dapto development is estimated as over 1,300 trips per day, per year which is a growth rate of over 3% per year. The road access to West Dapto is constrained by the rail line and the floodplain of Mullet Creek, both of which combine at varying locations to restrict the capacity of the seven existing road access routes into West Dapto. These roads are: West Dapto Road

Darkes Road

Bong Bong Road


Cleveland Road

Avondale Road

Huntley Road

Yallah Road. There is also an existing at-grade rail crossing on the Princes Highway south of Unanderra which is currently a capacity constraint and a safety concern for road and rail traffic. Apart from a significant usage of walking for locally based trips within Dapto, car travel is generally the mode of choice for virtually all travel (83% of all trips) except for longer distance journeys to and from central Sydney. This is a reflection of the current easy accessibility of the car for most travel needs within the region and the low service frequency and comparatively higher cost for local public transport for full-fare paying passengers. Public TransportThe existing rail line between Sydney and Bomaderry runs from north to south along the eastern edge of the study area. The key stations within the study area are Dapto and Kembla Grange. Services from Dapto generally travel to and from Central station in Sydney and Wollongong or Thirroul in the local area. Dapto is dissected by the rail line. West Dapto is to the west of the rail line and road access is over several level crossings with the only bridges being generally to the south of the main urban area of Dapto at Cleveland Road, Huntley Road and Yallah. The rail services cover all periods of the day between Dapto, Bomaderry, Wollongong and Sydney. Generally there are hourly services over most of the day and half hourly services in the peak hour. Train trips account for around 1.3% of all trips (KBR, 2007, p.3-20). Interestingly, trains take more people to Sydney from Dapto than the car although cars take more people to every other destination. The existing bus network is reasonably comprehensive although not particularly frequent and is relatively infrequent for direct services to Wollongong (a half hourly service at most times of the day and an hourly service in the evenings and on weekends). The KBR report notes that approximately 2,050 or 1.4% of trips to, from or within Dapto were by bus. Almost two-thirds of these trips remained within Dapto and the remaining third were to or from other destinations within Wollongong LGA (ibid, p.3-20). Public transport users in the Dapto area are currently disadvantaged as compared to car travellers in terms of both the time and cost of travel. Existing bus and rail frequencies are rarely better than half hourly, even in peak hour. Also, when changing buses or bus-rail journeys, the multiple fares to be paid make these journeys typically more expensive than car travel. Walking and Cycling Walking and cycling activity are difficult to count precisely as most trips include an element of walking. However, the KBR report estimates that walking accounts for approximately 20,600 (14%) of daily trips to, from or within Dapto although due to the short nature of the trip, all are within Dapto. Very little walking is undertaken for the journey to work (only 3% of all journey to work trips). The majority of walking is undertaken on trips away from home (non-


home based trips) for a variety of purposes and indicating that another mode of transport was generally used for the main leg of the journey. The home based walking trips were most commonly undertaken for shopping or social reasons.

(Source: KBR, 2007)


(Source: KBR, 2007)


(Source: KBR 2007)


Cycling is a considerably less common mode of transport in Dapto than walking, with approximately 500 daily trips recorded from or within Dapto accounting for 0.3% of daily trips. Only 5% of cycling trips were to/from work. The remainder of cycling trips were typically for social reasons. The existing travel mode shares for different destinations are summarised in Table 6.4. Table 6.4: Travel mode share for Outbound Dapto trips to destination (all times of day) Destination Local Sub-Regional Central Sydney Regional Other To destination within

Dapto To other destinations within Wollongong

To Sydney LGAs exc Campbelltown and Sutherland

To other LGAs e.g. Shellharbour, Sutherland, Campbelltown, Wollondilly

Travel Mode Trips % Trips % Trips % Trips % Walk 20,604 25.9 - - - - - - Bicycle 496 0.6 - - - - - - Bus 1,263 1.6 538 2.4 - - - - Train - - 317 1.4 685 54.6 - - Car Driver 37,786 47.4 15,270 67.5 569 45.4 7246 77.5 Car Passenger 19,098 24.0 6,489 28.7 - - 2,098 22.5 Taxi - - - - - - - - Other 397 0.5 - - - - - - Total

79,644

100.0

22,614

100.0

1,253

100.0

9,344

100.0

(Source: KBR 2007)

6.3.2 Future Infrastructure Needs and Planning Implications The proposed future road network improvements which will be required to provide access to the West Dapto development areas have been assessed by KBR using the TRACKS Network Model. Details of the results of this modelling are available in the KBR report. The forecasting model reflects a worst case scenario for the study area road network in the year 2026 which provides a useful exercise in establishing the likely extremes of transport infrastructure required due to both external travel growth and West Dapto related travel demand. The analysis not only reveals the road infrastructure demands but also indicates the likely minimum need for public transport services. In terms of transport infrastructure needs arising as a result of the urban development of West Dapto, the KBR study makes the following key recommendations:

3 lanes F6 Freeway each way from Fowlers Road to Princes Highway Interchange at Figtree

Fowlers Road extension

2 lane north-south corridor linking future West Dapto villages

Grade separation of rail level crossing of West Dapto Road and the Princes Highway at Unanderra

4 lanes capacity required for West Dapto Road from Princes Highway to Darkes Road Town Centre, Fowlers Road extension and Cleveland Road as far as Purrunghully village, Huntley Road as far as Huntley village,

high frequency bus services along key routes

significant bus-rail interchange required at Dapto (west side of station)

significant walking within the study area requiring an extensive network of paved footpaths.


It is important to note that these recommendations are based on the equilibrium traffic forecasts undertaken as part of the forecast modelling. The term “equilibrium forecast” refers to modelling where the future traffic generation and distribution patterns are influenced by road network congestion, such that longer distance car commuting trips are discouraged and there is significant future scope for travel patterns to and from the study area, in particular, journey to work travel, to take place by public transport subject to the provision of appropriate infrastructure and services. The future design of the new urban areas within West Dapto will play a key role in reducing the pressure upon the existing road network and planned or necessary improvements. Integrated transport planning and urban design can be used to encourage more journeys by walking, cycling and public transport. This is achieved by ensuring that:

each village has a range of basic retail services within easy walking distance of a large proportion of residents (60% minimum target)

a large proportion of residents are within easy reach of fast and frequent public transport to the higher order centres of Dapto and Wollongong (80% minimum target)

there is a high degree of self containment of jobs within the study area with all jobs to be accessible by public transport

Public Transport Most parts of the study area are remote from the rail line and will be dependent on buses (direct bus services or bus–rail interchanges) for most public transport journeys. Direct and efficient bus services and other incentives will be essential for a significant proportion of people to use public transport from the study area in the future. In order to make public transport attractive, both integrated ticketing and ten or fifteen minutes service frequencies are required for all bus and rail routes in peak hour. The future public transport network is proposed to be based on a ‘trunk’ and ‘feeder’ system as recommended within “The Ministerial Review of Bus Services in NSW (The Unsworth Report). A number of frequent shuttle bus services are proposed, directing passengers into the Dapto Town Centre where fast reliable public transport options will be available to deliver passengers to key destinations by either rail or bus. The coverage of the proposed network is extensive and is intended to enable persons to satisfy all of their basic travel needs on a local level without the need to use a private car. In the Dapto–Wollongong rail corridor, additional rail capacity can be achieved by increasing the length of trains. Duplication of the line south from Unanderra to Dapto is currently being assessed through additional infrastructure option economic assessments. Benefits associated with grade separating road – rail level crossings may result in rail duplication not being required, due to the ability for increased rail speeds.


(Source: CEOP 2007)


(Source: KBR 2007)


There are a number of other improvements anticipated for the rail network that will improve rail services from and to Dapto. The proposed Bondi Turnback, currently under construction, should provide scope for six additional trains per hour to operate between Hurstville and Central. Another potential project is the Thirroul tunnel deviation, which would be highly beneficial reducing rail travel times between Wollongong, Dapto, Kiama and Sydney and make rail travel more attractive in the future. Walking and cyclingWalking and cycling is to be encouraged for movement within West Dapto and for movements between West Dapto and Dapto town centre and possibly beyond for cycle trips. Transit oriented development enables walking and cycling by locating residential, commercial and retail land uses in close and compatible proximity. To facilitate walking and cycling, it will be necessary to have high quality infrastructure that is well maintained and provides a direct route between key origins and destinations. Future forecasts for walking and cycling indicate over 41,000 walk trips and 1,000 cycle trips per day for the urban release area at current trip rates and mode split. It should be anticipated that with transit oriented development and high quality infrastructure, the number of walk and cycle trips should rise considerably. To address walking infrastructure within the study area, walking routes should follow the road network which should be generally radial for up to 1 km from each local village or neighbourhood centre. For cycling the future study area urban form should make provision for either on-road or off-road cycleways. According to the Austroads (1993) Cycleway Standards, future cycleway shoulders, north from Dapto to the Wollongong CBD should be constructed where feasible, along the Princes Highway. Dedicated off-road recreational cycleway routes should also be provided between West Dapto and key areas of demand such as the shores of Lake Illawarra. The future road hierarchy for the study area will require the Fowlers Road extension (with its associated need for expensive bridge crossings over both Mullet Creek and the railway). Alternative road connections to the north may also be constructed to relieve the existing Bong Bong Road traffic congestion (at both the rail level crossing and the Princes Highway) including a new north-south link road to the East of Horsley linking Bong Bong Road to Darkes Road and/or a road link between Huxley Drive and West Dapto Road. Wherever possible the existing road connections at level crossings should be retained in the form of over-bridges for the benefits they provide to local accessibility, in addition to the three primary access routes, to be provided in the north, south and centre of the study area at West Dapto Road, Huntley Road (existing bridge) and Fowlers Road Extension. Road Improvements Extensive discussion regarding proposed future road network improvements required to provide access to the West Dapto development areas is provided in the KBR report, including details of traffic modelling undertaken to estimate future traffic flows.


Within the Wollongong Region, there are two major road upgrading projects that are assumed to be implemented by 2026 irrespective of the future West Dapto Urban Development, namely:

Northern Distributor Extension

Southern Freeway Extension, Tallawarra - Oak Flats

As a result of the previous West Dapto Urban development studies, certain improvements to the F6 Freeway are also generally likely to be necessary, namely:

widening to six lanes from Fowlers Road to Princes Highway Interchange at Figtree (bridgeworks are already in place for this widening)

additional south facing ramps at Kanahooka Road

additional north facing ramps at Tallawarra

These works are likely to be required as a combined result of the West Dapto Urban Development and other through traffic growth from the south. Additional south facing ramps to the F6 Freeway at Fowlers Road are not feasible due to inadequate width in the road corridor reservation immediately to the south of Fowlers Road. This recommendation is being confirmed through additional infrastructure option economic assessments currently being undertaken. The additional road network which is needed to specifically serve the West Dapto area, has been primarily determined through the master planning process following the “Enquiry by Design” workshop (refer Chapter 3). The network is a combination of new roads and upgrades to existing roads. 6.4 INFRASTRUCTURE The following information regarding existing infrastructure and future requirements is drawn from the West Dapto Release Area Water Cycle Management Plan (URS, 2004, op cit) and the Energy and Communications Study for West Dapto prepared by Maunsell (2004). It should be noted that the Sydney Water Corporation is currently preparing a Water and Sewer Implementation Strategy for the West Dapto Release Area which will complement and supersede the information provided below. 6.4.1 Water The Illawarra Water Filtration Plant (WFP) is located in the west Kembla Grange development area and supplies the entire Illawarra region. There is no major impediment to augmenting water supply to meet the urban development needs of West Dapto. The potable water supply required for development at West Dapto will be sourced from the Illawarra WFP, although augmentation of the WFP may be required. As demand for water increases in line with development, pipelines and reservoirs will be constructed to supply potable water to where it is required. As the existing water supply infrastructure is located in the north of the proposed West Dapto release areas it will be more cost effective from a water supply perspective to develop the West Dapto area from the north to the south. To reduce water demand, the reticulated water supply should be supplemented by the use of domestic roof water tanks. Modelling undertaken by URS (op cit), indicates that by providing roof water tanks, potable water demand for new


developments can be reduced by 40% by using 20 kL, 10kL and 5kL roof water tanks for 450m2, 350m2 and 250m2 lots respectively for outdoor and toilet uses. Roof water tanks also assist in improving the water quality of stormwater. This can occur via a reduction in the amount of stormwater available to transport pollutants and also as the roof water tanks will have a first flush system installed which will retain most pollutants washed from the roof onsite. Water from the first flush system is designed to infiltrate into the soil under the first flush system. Further, when considering the detention required for flood detention purposes, the results of the roof water tank can be used by developers/Council when determining the configuration of detention on the release areas. For example, if no roof water tanks are used, the detention basins will be larger than if the roof water tanks serve as a means of flood detention. Only one reticulated water supply is proposed. A recycled water supply is not considered appropriate, as discussed in Section 6.4.2. 6.4.2 Sewer There is an existing sewerage system within the West Dapto Area that serves the Horsley residential development area. This sewerage system drains to a Sewage Pumping Station (SPS) located at the intersection of West Dapto Road and Wongawilli Road. The SPS delivers sewage to the Coniston Carrier which in turn drains to the Wollongong Sewage Treatment Plant (STP). The Coniston Carrier has an initial capacity available to service the development, at Peak Dry Weather Flow rates, equivalent to 8,000 to 9,000 tenements (dwellings) or 25,000 people. However, at the normal design parameter of being able to convey Design Wet Weather Flow this capacity is reduced to 1,600 tenements. The existing SPS would need to be amplified to transfer any increased flow to the Coniston Carrier. To serve the full development of 20,000 tenements a new SPS would need to be constructed adjacent to The Grange Golf Course on Kembla Grange Place to pump sewage to the Wollongong STP. A range of sewage treatments options, both on and off site and including the use of recycled water, were investigated by URS in consultation with Sydney Water Corporation (SWC). SWC has an objective to reduce the demand for potable water as much as possible. One way to achieve this objective is to replace potable water with recycled water where the recycled water quality allows. An example of where this occurs is in the Rouse Hill Development Area. Currently 40% of wastewater delivered to Wollongong STP is recycled to the steel mills and there is a growing demand for this water within the vicinity of the plant. Transfer of sewage to Shellharbour STP has been considered however at that plant there are very limited opportunities for recycled water to replace potable water and hence is not considered a viable option until facilities are installed that will allow treated effluent to be reticulated for recycling. Also, to transfer sewage to Shellharbour STP will require infrastructure to be provided from the south to the north which is against the preferred direction of development. This could result in underutilized assets for many years. Following these discussions, the strategy of transferring all sewage to Wollongong STP has been adopted. A strategy of delivering all wastewater to Wollongong STP for recycling has the following advantages:


Greater quantities of recycled water will be used under this strategy than if a local plant was constructed to recycle water to the West Dapto Area;

Rainwater tanks can be used to reduce the demand for potable water in the release area (refer discussion above);

A local treatment plant within the West Dapto area will require a discharge point for excess water not required for recycling. Given the water quality issues associated with Lake Illawarra, such a plant is unlikely to gain a licence for discharge to this water body and therefore excess effluent would have to discharge to Wollongong STP. Hence transport infrastructure will still be required and the excess effluent retreated; and

The high cost of constructing a new STP and installing recycled water pipelines is avoided.

The main disadvantage is that amplifications of sewage transport infrastructure will be required between West Dapto and Wollongong STP. URS anticipates that these costs can be reduced to a minimum by adopting a sewerage design that almost eliminates inflow/infiltration flow. For these reasons a recycle water supply to West Dapto has not been considered further for the West Dapto area. 6.4.3 Electricity An Integral Energy zone substation located in the centre of Dapto supplies the existing townships of Horsley and Dapto and it is running to full capacity. The increased demand for electricity from future urban development at West Dapto will require additional infrastructure in distribution and reticulation. Some load can be covered by reticulation from surrounding areas, in particular from the existing Horsley and Dapto townships although the present zone substation will require augmentation. In addition, new zone substations will need to be established to provide for the load requirements. Integral Energy zone substations can provide up to 45 MVA of load. They are required to be located near load centres and transmission lines (132kV) as this is used as the primary transformation voltage. Typically they are located near town centres, perhaps in areas with commercial or industrial zonings. A 132 kV two-circuit easement will be required to be established to the zone substation(s). This will have to be two simple circuits to allow for pole/tower replacement or repairs. The minimum required width will be 45 metres and 25 metres for poles and to maximise the use of land for building and other development, this can be established along a planned road. The land area required for zone substations is approximately 10,000 sq m. This includes the normal buffer and landscaping zone. There is only a limited scope in reducing this area but opportunities exist depending on the zoning around the site. The land area requirements should be planned in conjunction with the planning of local centres. A zone substation typically takes between 2-3 years to establish so adequate planning notice needs to be given to Integral Energy. All reticulation requirements in new areas are required to be based on an underground system in common trenches with other infrastructure.


6.4.4 Other Services The Eastern high pressure gas supply line runs along the eastern side of the study area. A new branch main is to be constructed from Yallah to the proposed Tallawarra Gas fired power station. The easement for the pipeline is a constraint to development. A domestic gas supply is available to Dapto and Horsley and can be extended to the new urban areas in West Dapto. Telecommunications services are currently provided by a Telstra local line network and a number of mobile phone service providers. Gas and telecommunication services will be replaced or upgraded as development of the site occurs. No major impediment exists to the extension of these services which will be designed in line with the demand generated by development of the site. 6.4.5 Transmission Lines Transmission lines are electrical cables and wires used for the transmission of electricity. They are generally run at high voltages to reduce losses. The rated voltages are typically 110KV and above. Electrical lines used for transmission at lower than these voltages are known as subtransmission lines and are typically rated at 33kV or 66kV. In the West Dapto region there are three sets of transmission/subtransmission voltages (refer Figure 6.6):

330KV,

132kV, and

33kV.

The centre of the West Dapto area is traversed by two electricity transmission lines, which run in parallel several hundred metres apart

a 330 kV line (Feeder line 11) – (Dapto to Sydney South) which forms part of the main distribution network operated by TransGrid, and

a 132 kV dual circuit line operated by Integral Energy. Both the voltages of the transmission lines are located on steel lattice towers.

The main 33kV Subtransmission lines are owned by Integral Energy and Illawarra Coal (BHP Billiton). The Integral Energy 33kV transverses the floodplains and the Illawarra Coal line is located at the north-western corner of the study area. Maunsell (op cit) was engaged to investigate the viability of relocating the transmission lines and estimating the costs involved. The Maunsell report concluded that the potential benefits for the future of West Dapto of the relocation of the transmission lines would be far outweighed by the disbenefits, primarily relating to cost, administrative difficulties and environmental and social impacts. The report notes, however, that there are many uses, which are necessary to urban development that can be considered within transmission line easements. These include roads and recreational areas.


(Source: Maunsell 2004))


7 ISSUES AND OPTIONS A release area the size of West Dapto will inevitably involve a significant number of issues that will need to be resolved as part of the planning and development process. Many of these issues will be easily addressed, however others will fundamentally affect the structure, scale, timing and cost of any future urban development. Central to this discussion is the way in which the land should be released (timing, development path etc) to optimize social, economic and environmental outcomes. Chapter 5 provided a summary of the site characteristics of West Dapto and some broad implications of these for its future development. Chapter 6 examined the likely community and infrastructure needs which a major urban development of the area would generate. The chapter looks more closely at those issues that will have a significant influence on how West Dapto is developed, and explores a range of responses to address these issues. 7.1 MAJOR ISSUES 7.1.1 Housing demand The 2002 MDP (DIPNR, 2003, op cit) indicates that Illawarra’s population is growing faster than expected and is forecast to reach 286,500 by 2016. Increasing immigration to the region, together with natural increases in population and the decline in household occupancy are all contributing to the demand for new dwellings. This population growth and shift in demographic trends currently translates into a demand for an additional 1,700 dwellings in the region per year. This demand for housing has been fairly consistent in the region over the last decade. The forecast housing supply or net dwelling increase forecast for the Illawarra between 2004-07 is for 7,540 dwellings, with an average annual supply for the region of over 1,670 dwellings, as shown in Table 7.1 below. Table 7.1: Housing Supply in the Illawarra 1998-2007 Wollongong Shellharbour Kiama Illawarra Total Historical 98/99 949 468 133 1,550 99/00 1,157 491 115 1,763 00/01 967 558 104 1,629 01/02 1,030 615 117 1,762 02/03 940 490 140 1,570 03/04 930 490 175 1,595 Forecast 04/05 765 640 155 1,560 05/06 675 630 145 1,450 06/07 610 620 135 1,365 Total 3,920 2,870 750 7,540 Source: Ibid Longer term, the two main areas of potential land for urban release are West Dapto and Calderwood (refer Table 7.2 below). These two areas are anticipated to comprise 78% of the total long term land availability in the region. It is noted that the State Government has not announced the timing of the Calderwood Release Area.


Table 7.2: Land Potential of Greenfield Areas in Illawarra Region (2002 MDP)

Land Availability (lots) Local Government

Area Subdivision

Potential Short Term Long Term Total

Land consumption

in next 5 years

Remaining land potential

Wollongong 640 0 17,000 (West Dapto)

17,640 640 17,000

Shellharbour 5,150 200 9,700 (Calderwood –

8,700)

15,060 2,380 12,680

Kiama 340 0 340 680 340 340 Illawarra

Total 6,130 200 27,040 33,380 3,360 30,020

The anticipated demand for housing in the region is also explored in the recent study by SGS Economics and Planning titled Wollongong City Housing Study (2005). This study forecasts housing demand through population projections based on current migration trends. The model predicts that the Wollongong LGA’s population is going to increase by 52,600 over a 30 year period to 2031. This translates into a demand for an additional 32,383 private dwellings by 2031. Of this figure, the analysis suggests around 50% should be separate houses, 31% should be semi-detached or townhouses, and the balance should be high density or other types of dwellings (p. vi). Opportunities to provide new dwellings exist through high density developments (including mixed use), medium density dwellings and “Greenfield” developments. The Housing Study suggests that around 9,014 low and medium density dwellings can be supplied through infill development in the Wollongong LGA together with 3,888 high density dwellings. This brings the total infill opportunity to 12,902. This means that the remaining 19,481 dwellings need to be located elsewhere, primarily in Greenfield sites (ibid). West Dapto is the only area that has been identified as offering significant Greenfield development potential. West Dapto has the capacity to supply around 14,400 low density dwellings and 4,990 medium density dwellings, a total of around 19,000. The Housing Study notes that the actual outcomes will be very much influenced by supply-side and market factors. If there are supply constraints and price hurdles, the forecast demand for medium and high density dwellings types may not eventuate. Overall, the analysis suggests that the Wollongong LGA has sufficient supply of land to accommodate the forecasted demand provided that West Dapto is developed. This is highlighted in the chart below. The chart suggests that low density supply will run out in approximately 2013 without the intervention of West Dapto, as will medium density in 2007 and high density in 2024 (ibid, p.113).


Figure 7.1: Dwelling Demand and Supply Comparison, Private Dwellings, Wollongong LGA

The study identifies a number of implications for development at West Dapto:

Demand for separate houses in Wollongong is predicted to decrease from the current 73.4% to 66.5% of all private dwellings, reflecting demographic and household changes largely resulting from the ageing population,

To meet future demand only 51.1% of new dwellings should be separate houses, 31% medium density and 15.6% high density (with 2.3% ‘other’),

To achieve a match between supply and demand in 2031, approximately 8,400 medium density dwellings should be provided in West Dapto (ibid, 113-114).

The Housing Study emphasises that this represents a long-term equilibrium situation as at 2031. Market demand in the short term is still likely to be skewed towards separate houses but those who move in initially will develop new housing needs as they age. Both the MDP forecasts and the Wollongong Housing Study clearly demonstrate that West Dapto has a critical role to play in meeting housing demand in the region and ensuring that the cost of housing does not spiral. At the same time, West Dapto faces the dilemma that arises in all Greenfield developments – how to plan for the housing needs of the mature suburbs as opposed to the short-lived initial market demand. A discussion of how this is intended to be achieved for West Dapto is provided in Chapter 8. 7.1.2 Financial Viability In parallel with the preparation of the Local Environmental Study and Local Environmental Plan for the West Dapto development area, there has been preliminary analysis of the project feasibility. This analysis has sought to quantify the economic cost of development of this area against the revenue and economic benefit derived from development. The cost base is derived from the analysis of the outcomes of the LES. The development footprint and yield are based on the draft master plan that has been developed using the constraints identified during the land study. The feasibility of the West Dapto project is sensitive to a number of assumptions that have been made in the feasibility. These assumptions include:


Development rate

Timing of Infrastructure delivery

Cost to the development of State Government Infrastructure.

Efficient delivery of services.

Non-acquisition of Flood and Conservation areas.

Costs including developer costs, contributions costs (e.g. section 73 and section 94 costs) and State Government costs have been assessed in the preparation of the analysis. Revenue for the development has been based on recent local sale figures. It has been assumed that the development rate would be approximately 500 lots per year. This is based on studies undertaken in the Illawarra region and is an estimate of the take up rate for development on a precinct release basis. In the feasibility analysis it has been assumed that significant infrastructure expenditure on items, other than Fowlers Road extension, can be delayed until after the initial stage of development. This allows for the accumulation of section 94 contributions during the early development stages. The collection of these contributions will be used to fund various community needs. It has been acknowledged that given the political commitments to the Fowlers Road access that this piece of infrastructure be given priority as a prelude to the remaining West Dapto development. Alternative flood improved access to the Stage 1 development to the north will be provided via West Dapto road. The cost of State Government levies for major road upgrading, schools, regional health, environment etc will be a significant factor in the feasibility of the West Dapto development. As the cost of these levies increases the residual land value decreases to a point beyond which development is unlikely to proceed. At present the feasibility has looked at the sensitivity to this levy. Preliminary assessment based on the assumed cost of state infrastructure indicates that contributions in excess of 25% developer funding would affect the development feasibility. The current proposal for rezoning of the West Dapto area is to rezone the total development area, but to defer all areas outside the preferred first precinct or stage. Subsequent development areas or stages will only be released once certain criteria have been met. A critical element in this staging is the reasonable and efficient provision of infrastructure. By controlling the staging and utilising existing infrastructure efficiently before developing additional precincts the development costs can be controlled and costs to state agencies/corporations can be managed. The development costing to date has assumed that no conservation or riparian areas would be acquired. Wollongong City Council has limited funds or resources to manage these areas. The ownership and management of conservation and riparian lands is the subject of an independent implementation strategy. This implementation strategy will need to be developed prior to the gazettal of the West Dapto LEP and release of the first stage of development. Based on the feasibility work completed to date and recognising the above assumptions, the rezoning of West Dapto as contemplated in this study would be likely to result in efficient and sustainable development of land for residential purposes. It is expected that some existing land owners would undertake development, and others would sell to developers who would be able to offer reasonable rates for residential zoned land based on the residual land values estimated by this preliminary analysis. It is on this basis that the rezoning and subsequent development of West Dapto is assessed as feasible.


7.1.3 Flooding Flooding poses a major constraint on how much developable land is available at West Dapto. A large proportion of the study area is below the 1% annual exceedence probability (AEP) level and is therefore unsuitable for residential development. The particular characteristics of flooding in West Dapto are: the catchment is comparatively small and steep and heavily influenced by

intense rainfall events,

the characteristics of the catchment mean that flood waters rise rapidly and flooding is therefore far more dangerous and causes more damage than larger, flatter catchments,

there have been numerous flood events in recent years, including one in 1984 which caused extensive damage and endangered a number of lives,

the steepness and small size of the catchment mean that there is very little warning time during heavy rainfall events and very little information on expected height of floodwaters, and

there is a lack of flood improved access to West Dapto during flood events, with West Dapto Road, Darkes Road and Bong Bong Road all cut, even during relatively minor flood events

There are three main consequences for future urban development at West Dapto: 1 generally, urban development within floodprone land, as determined by the

1% AEP should not be permitted.

2 the volume of flood storage within the floodways should be maintained, i.e. any filling of floodways needs to be counter-balanced with additional flood storage elsewhere

3 improved access is required to facilitate movement in and out of West Dapto during flood periods.

It should be noted that the NSW Flood Prone Land Policy promotes a flexible merit based approach to dealing with flood prone land management. Some urban land uses may be acceptable within floodplains provided that they do not reduce flood storage, impede the flow of floodwaters or increase hazard. Similarly, evacuation of residents during times of flood is not essential where housing is located outside the floodplain and improved access is still provided for essential traffic. In other words, it is important that at least one improved access route into and out of West Dapto is provided but not all roads within the release area need to be built to a higher elevation for improved access during flood events. 7.1.4 Protection of Riparian Corridors The need to protect riparian corridors in accordance with recommendations of the Riparian Corridor Management Study (DIPNR, 2004, op cit) will mean that considerable areas of land on either side of streams will not be available for urban development purposes. As noted in Chapter 5, the Riparian Corridor Study identifies three natural resource management zones for riparian lands that need to be identified at an early planning stage:

Core Riparian Zone (CRZ) – ranging in total widths of 20m to 80m, depending on the stream category (i.e. Category 1 Environmental Corridor, Category 2 Terrestrial and Aquatic Habitat, Category 3 Bank Stability and Water Quality).


Vegetated buffer – 10m from either edge of CRZs but can vary depending on specific conditions

Asset protection zone (APZ) – APZ widths vary and are generally measured from the outer edge of the vegetated buffer. It is possible for APZs to extend into the vegetated buffer depending on vegetation type

The riparian corridors have been mapped by Council in accordance with the recommendations of the Riparian Corridor Management Study. This information has been used in the development of the structure plan for West Dapto to ensure that future urban areas are not located within riparian corridors. The Riparian Corridor Management Study makes further recommendations regarding the need to protect riparian lands in local environmental plans and assign appropriate aims, objectives and environmental protection zonings to these areas. These recommendations will need to be addressed during the preparation of the local environmental plan for West Dapto. 7.1.5 Escarpment Interface The western boundary of the study area originally aligned with the boundary of the Illawarra Escarpment, as defined by the Illawarra Escarpment Strategic Management Plan but was subsequently amended to align with the western boundary of lots within the proposed development area. During the Enquiry by Design Workshop for West Dapto, it was agreed amongst participants that there are some areas beyond the 50m height contour (refer discussion in Section 4.5.2) that are suitable for development without adversely impacting on either the scenic or environmental values of the escarpment. Following the Enquiry by Design Workshop, further investigations were undertaken on the visual and biodiversity values of the boundary interface area. As a result, certain land adjacent to the western study boundary and in the vicinity of Wongawilli, Cleveland and Avondale has been included in the proposed structure plan as being suitable for urban development. It should be noted, however, that other land above the 50m contour and now within the study area may remain zoned for non-urban uses or zoned for environmental protection. Further detailed analysis regarding the biodiversity and archaeological significance of this area is recommended as part of the precinct planning phase, to verify its suitability for urban development as well as appropriate development solutions. 7.1.6 Yallah-Calderwood Corridor Both DEC and the DNR (formerly DIPNR) have indicated during consultation that they consider that the Yallah-Calderwood Corridor should be protected and its ecological values enhanced. In particular, both agencies have indicated that they would like to see increased viability of the existing remnants in the Corridor and a reduction in the spaces between remnants. Their objectives for the Corridor are that: Conservation outcomes should take precedence over settlement outcomes,

and Settlement should be “hidden” into the existing topography and the eventual

conservation landscape (rehabilitated and enhanced corridor lands). To achieve these objectives, a number of strategies are proposed: core conservation areas are to be zoned Environment Protection

(Conservation). In this zone no development will be permitted, apart from existing lot entitlements for single dwellings,


conservation areas where there is the opportunity to link development to conservation outcomes are to be zoned Environment Protection (Management). Some large existing lots within these areas may have significant development potential as a result of future land use change such that there would be a financially induced willingness to conserve and rehabilitate certain portions of the properties. These conservation outcomes would need to happen prior to, or concurrently with, new development.

areas outside the above two areas are to be zoned Environment Protection (Living). Large lot rural residential development is proposed in these areas subject to appropriate environmental protection measures being put in place to ensure minimal impacts from development.

where development is proposed in the Environment Protection (Management) zone the LEP will require that Property Vegetation Plans (PVPs) be prepared prior to Council issuing consent. PVPs will identify measures to ensure the rehabilitation and enhancement of native vegetation on the site (refer Chapter 4 for further details).

the creation of positive covenants over properties ensuring compliance with the PVP. The positive covenants must be created and registered on the title to each lot in conjunction with the registration of the plan creating such lot.

Development within the conservation areas will also need to demonstrate how any environmental impacts associated with the development will be mitigated. It is envisaged that issues that will need to be addressed will be identified in the proposed DCP for West Dapto. It should be noted that there are areas within the Yallah-Calderwood Corridor which do not have conservation value and are considered unsuited to rehabilitation. These areas are located within or around the existing villages or are existing uses that are likely to continue. 7.1.7 Remnant Vegetation The West Dapto Release Area Ecological Assessment (op cit) notes that there are over 400 ha of remnant vegetation, more than 90% of which are classified as Endangered Ecological Communities. The report recommends that areas of ‘Primary’ vegetation be protected for long term conservation and that consolidation and connectivity of remnant patches be undertaken (refer Figure 5.4). A key objective for West Dapto is the protection and enhancement of the area’s natural values and attributes. As far as possible, the adopted structure plan for the site should protect areas of ‘primary’ vegetation and provide for consolidation and connectivity of remnant patches as recommended in the Ecological Assessment. At the same time, the Ecological Assessment acknowledges that there may be circumstances where native vegetation will need to be removed due to overriding social or urban imperatives. The objective of protecting the site’s environmental values needs to be balanced with the need to provide housing and supporting infrastructure in a cost effective and socially sustainable way. Setting aside extensive areas of remnant vegetation for long term conservation also requires significant financial resources for land acquisition, management and enhancement. Major financing by government is highly unlikely and options for private management, whilst cost effective, are not likely to provide the best security of conservation outcomes.


An area to the south west of the proposed station contains the rare plant, Lespedeza juncea subsp sericea as well as Illawarra Lowlands Grassy Woodlands ECC. This land is owned by the Department of Education and is the proposed site of the South Dapto High School. To achieve some residential density around the station, it is proposed that the school site be relocated and that medium density housing be permitted along Huntley Road and the bushland on the remainder of the site be conserved. DEC has indicated support for this strategy. Where areas of remnant vegetation cannot be protected, it is appropriate to consider the provision of ‘environmental offsets’ to compensate for loss of vegetation. Eco Logical suggests the preparation of an ‘offsetting plan’ which should outline which areas are to be lost and what revegetation or regeneration actions are to be undertaken to redress the loss. It is considered that this work would occur at the precinct planning phase when the detailed land use options and subdivision layouts are being prepared. It should be noted that in all the development options discussed in Section 7.2, significant areas of primary vegetation and buffers/linkages are protected. Even in the case of the Maximum and Moderate Development Options, there are still considerable opportunities at the more detailed master planning stage to incorporate vegetation protection measures and conservation strategies in the design of neighbourhoods. 7.1.8 Traffic and Transport Future urban development at West Dapto will have significant adverse impacts on traffic levels and the surrounding road network, unless the current levels of reliance on private car usage can be reversed. In particular, there is limited opportunity to expand the capacity of the F6 Freeway. A study undertaken in 1997/98 made the following recommendation in relation to any potential further widening of the F6 Freeway beyond 6 lanes capacity:

The F6 has been designed as a 4-lane freeway, with sufficient width for provision of an additional 2 through lanes as required by traffic demands. The cost of providing an additional 2 lanes along the Freeway north from Fowlers Road to the Ghost Creek Interchange (at West Wollongong) has been estimated at approximately $20 million. Further widening of the F6 to provide, say, 8 lanes would require significant acquisition and formation widening together with possible replacement of the existing bridges. Very high acquisition costs would mean that the equivalent cost to upgrade the section from Fowlers Road to the Ghost Creek Interchange would rise to around $100-$150 million. The desirable future for Wollongong and the F6 must also be questioned. For sustainable community and environmental reasons should there ever be an 8-lane or 10-lane freeway through Wollongong. Planning for the F6 at this stage should accept that widening will not exceed 6 lanes. This means that future traffic demands through Wollongong and Shellharbour must be managed to ensure an appropriate transfer to other forms of non car based transport. (Quoted in KBR, op cit, p.2-7)

The conclusion that it is not feasible or desirable to widen the F6 beyond 6 lanes implies that future urban development at West Dapto will need to achieve significant levels of public transport use and reduce current levels of private car reliance. The 1997/98 study quoted above suggested that a future peak hour


journey to work public transport usage target of 30% would be needed to adequately serve West Dapto. It is also recognized that a greater level of local self-containment of journey to work travel within the West Dapto area is an equally viable alternative to reducing longer distance travel by either car or public transport. In order to manage the potential adverse traffic impacts associated with urban development at West Dapto, there will need to be a package of measures to achieve significant mode shift to alternative transport means other than cars. The staged release of land needs to occur in a way that enables public transport measures to be put in place over time. The effectiveness of transport measures and the impact of the development on the traffic network will need to be monitored to ensure that the package of measures is effective. To ensure that satisfactory measures are in place to adequately manage traffic impacts, residential development will not be permitted unless satisfactory arrangements have been made to contribute to the provision of regional transport infrastructure. This requirement is to be included in the proposed West Dapto LEP. The LEP will also stipulate that the Director-General of Planning will need to certify as to the satisfaction of this requirement. The KBR Report emphasizes that the future urban form at West Dapto is an important opportunity to promote a high level of public transport use and at an early stage of the development cycle. The vast majority of public transport trips include an element of walking. The more pleasant the public transport journey can be, the further people will walk to it and the more people are likely to make their journey by public transport. Integrating transport planning and urban design can be used to encourage more journeys by walking, cycling and public transport. This is achieved by ensuring that:

each village has a range of basic retail services within easy walking distance of a large proportion of residents (60% minimum target);

a large proportion of residents are within easy reach of fast and frequent public transport to the higher order centres of Dapto and Wollongong (80% minimum target); and

there is a high degree of self containment of jobs within the study area with all jobs to be accessible by public transport.

Barriers to using public transport will need to be minimised or removed. There is an important trade off for commuters between the walking distance to a bus service and the directness and frequency of the bus service. There is also a growing belief among public transport users that public transport tickets should also be integrated across all modes to further remove barriers and enable the public transport network to operate as an integrated system; not a series of dislocated elements to a journey. 7.1.9 Housing Affordability With regard to the provision of housing, there is already a significant housing affordability problem in the Illawarra with overspill from the high-cost Sydney market exacerbating cost pressures. Provision of a wide range of dwelling types and sizes will go some way to meeting the need for affordable housing in the release area, and is desirable from the point of view of social and economic sustainability. In itself, however, diversity will not address the affordability needs of lower income households.


There are limited avenues available to require contributions from developers for affordable housing. The main methods are:

Contributions schemes developed under Section 94 of the Environmental Planning and Assessment Act (EP&A Act);

The incorporation of incentives in planning controls; and

A negotiated agreement process between Council and a developer

Shelter NSW1 reports that there are only four Local Governments in New South Wales (City of Sydney, Willoughby, North Sydney, and Waverley) that have an operational affordable housing scheme. When undertaking more detailed planning for the West Dapto, Council will need to carefully consider the options available. Any initiatives for affordable housing in West Dapto need to be considered as part of a broader housing policy framework in Wollongong LGA. Resistance to more affordable medium density dwelling types can be expected in the early years from both the housing industry and, to a lesser extent, from buyers. It will be important to act positively to overcome such resistance. Options include the construction of an attractive, accessible, integrated neighbourhood (housing, shops, etc) early in the project, as a demonstration project; bringing forward the provision of services and facilities (including transport) in medium density areas; or the use of Landcom as lead developer for key medium density locations. 7.1.10 Staging of Development The study area is extensive and could potentially take up to 40 years to develop, depending on the rate of lot take up (refer Figure 7.2). If the take up is slow, this is likely to have major implications in terms of the provision of infrastructure (social as well as physical). It is critical that development does not occur on multiple fronts as this will result in the early years in a fragmented urban structure and insufficient mass of people in any one area to support the provision of services. There needs to be a logical and progressive land release program which builds upon existing infrastructure and services and which avoids multiple development fronts. This will also enable the effectiveness and appropriateness of policies and controls to be evaluated before proceeding to the next stage. Another advantage is that the more detailed studies that need to be undertaken, such as the proposed archaeological survey, can also be done in stages rather than for the entire study area. Another key issue is where the development front should commence. From a servicing viewpoint, it is logical to commence from the north of the study area where existing water and sewer are available without the need for extensive augmentation. Starting from the north may also facilitate the upgrading of West Dapto Road and consolidation of West Kembla Grange as a major employment precinct. However, from a community development perspective, it may be preferable to commence from the centre of the site to provide for better integration with the existing Horsley area and to take advantage of proximity to Dapto town centre.

1 Shelter NSW, (2004), Levying Developers for Affordable Housing: A resource paper, www.shelternsw.gov.au


7.1.11 Agriculture There is limited agriculture occurring in the study area, although the area was once an important dairy region. The main agricultural activity is horse and cattle grazing. A small area of land having prime crop and pasture potential is identified in the south-eastern corner of the study area. Under Section 62 of the EP&A Act, the Director-General of the Department of Agriculture was consulted regarding the preparation of this study and a draft LEP for West Dapto. The following advice from NSW Agriculture, dated 20 October 2003, was provided:

Impacts from any existing agricultural activities in the area, such as noise, odour and dust, could potentially cause land use conflicts, particularly as agricultural activities are developed or as residential development encroaches on land in the vicinity of agriculture. The proposal should consider the impacts of, and on, any adjacent existing agricultural activities.

Urban development will eventually replace the remaining agricultural activities in the area although it is anticipated that grazing activities will continue in the short term prior to urban development occurring. Limited grazing of the flood plain and on land not suited to urban development, may continue in the long term. The continued use of grazing lands would contribute to the scenic quality of the area and variety of land use. Intensive agriculture such as poultry farms and piggeries will not be permitted because of the potential adverse impacts on nearby residential areas. Where existing intensive agriculture exists, buffers will need to be provided to separate urban and agricultural areas and minimise land use conflicts. The width of the buffer would vary depending on the land use, but should be a minimum of 10m. The need for buffers, their width and appropriate use, will be addressed at the precinct planning phase. 7.2 DEVELOPMENT OPTIONS FOR WEST DAPTO As outlined in Chapter 3, initially five development scenarios for West Dapto were tested in the Enquiry by Design Workshop. These ranged from low through to high development scenarios. The scenarios tested traffic and transport access, centre locations, railway station locations, flora and fauna constraints and the Dapto Town Centre development. The scenarios generally accepted the constraints posed by flooding and riparian corridors. These five scenarios were subsequently refined by the project team into three scenarios as shown in Figures 7.3 to 7.5. All three options are considered realistic and consistent with the physical capability of the land. A fourth option of no development is also considered. 7.2.1 Option 1 – Maximum Development Option 1 proposes a maximum yield of 20,000 residential lots, together with two town centres, one in the north and one in the centre of the study area, a series of smaller villages, and two main employment precincts at Kembla Grange and immediately to the south of Horsley. The additional areas for development in Option 1 are shown in Figure 7.3 as dark yellow.


At current household occupancy rates Option 1 would generate a population of approximately 48,000. The assessment of this option has identified the following implications:

Higher yield would ensure appropriate provision of social and economic services and would provide the necessary population mass to support the creation of town centres and villages

Development would result in greater environmental and visual impacts than the other development options but would provide for the retention of some high significance vegetation habitats and protect riparian corridors

The provision of public transport would be made more viable with a higher residential yield and therefore higher patronage levels

Higher yield would result in lower cost of infrastructure per lot

Higher yield would maximize the supply of available urban land to meet the housing needs of the Illawarra region

Higher yield would help to support the financing of environmental improvements, although recognizing that the areas to be conserved and managed would be less under this option

This option provides for a new railway station at Huntley supported by adjacent medium-high density development.

In summary this option performs well in terms of social and economic objectives but less well in regard to environmental objectives, particularly in terms of the amount of areas to be conserved. 7.2.2 Option 2 – Moderate Development Option 2 (Figure 7.4) provides for a maximum yield of 18,500 residential lots based on the same overall urban structure as proposed for Option 1. Option 2 excludes a number of less viable development parcels which were included in the Maximum Development Option but which may be difficult to develop. In particular, the Yallah-Calderwood Corridor is expanded under Option 2. At current household occupancy rates Option 2 would generate a population of approximately 44,400. The assessment of this option has identified the following implications:

This option provides sufficient residential yield to ensure appropriate provision of social and economic services and would provide the necessary population mass to support the creation of town centres and villages

Development would result in less environmental and visual impacts than the Maximum Development Option, providing for additional conservation areas in the Yallah-Calderwood Corridor, along the escarpment interface and adjacent to riparian corridors.

There is sufficient yield with this option to support a viable public transport system.

Infrastructure costs per lot are likely to be similar to the Maximum Development Option

This option would meet the housing supply needs of the region and is consistent with the MDP requirements

As is the case with the Maximum Development Option, this option would help to support the financing of environmental improvements



In summary this option performs well in terms of environmental criteria but possibly less so in regard to social and economic criteria.

The reduced yield and more dispersed nature of development under this option may have servicing implications and may result in high infrastructure costs

The yield generated by this option is significantly below that anticipated under the MDP. However, if land supply in Sydney is substantially improved by the release of land in the north-west and south-west sectors, a more modest yield in West Dapto may not be of concern.

The retention of additional remnant vegetation areas under this option means a reduction in the size of a number of development precincts. This results in a moderately more dispersed urban structure than the other two options. This may mean there is insufficient development to support community and other infrastructure, in particular, the establishment of viable town centres.

As all the vegetation south of Huntley is protected under this option, a new railway station is not viable

A smaller proportion of employment land in the vicinity of West Kembla Grange is provided under this option.

In addition to the development options outlined above, it is important to test the “no development option” to ascertain the environmental, social and economic outcomes that would result from maintaining the status quo. Some redevelopment potential exists under the current zoning however this would be minimal.

7.2.4 Option 4 – No Development

This option performs well in terms of protecting remnant vegetation, providing for conservation of an extensive Yallah-Calderwood Corridor and protection of extensive stands of remnant vegetation elsewhere.

The assessment of this option has identified the following implications:

At current household occupancy rates Option 3 would generate a population of approximately 30,000.

Option 3 proposes the removal of the proposed business park and adjoining industrial land immediately to the south of Kembla Grange to enable protection of vegetation and provision of buffers.

Option 3 (Figure 7.5) provides for a maximum yield of 12,500 lots. Under this option significant areas are set aside for conservation purposes, including the entire Yallah-Calderwood corridor and remnant vegetation areas in the north and centre of the site.

7.2.3 Option 3 – Environment Enhanced Option

It should be noted that in terms of yield, the difference between the Maximum and Moderate Development Options is relatively modest – 20,000 lots as compared to 18,500 lots. In terms of providing sufficient critical mass to achieve social and economic outcomes, both options are similarly weighted. The more notable difference lies in the areas of land which are excluded from development under the Moderate Development Option. These areas are either environmentally sensitive or are less economically feasible to develop.

In summary, the Moderate Development Option performs reasonably well in terms of social, economic and environmental criteria.

Figure 7.5: Environment Enhanced Option

Figure 7.4: Moderate Development Option

Figure 7.3: Maximum Development Option

The assessment of the “no change” option has identified the following implications:

This option would not address shortage of residential land supply in the Illawarra region and is not consistent with the MDP.

No development in the area avoids loss of areas of environmental value but opportunities to improve stormwater runoff, regenerate and conserve remnant vegetation or undertake other environmental enhancements not likely to occur under this option.

Maintaining the status quo does not maximize use of land particularly given proximity to rail line, F6 Freeway, Dapto town centre

Under this option Horsley would remain an isolated residential precinct separated from other developed areas and without a “sense of community” that developing the rest of West Dapto would achieve.

In summary, Option 4 maintains the status quo. This option has a neutral outcome as it does not result in any change to the current situation. This has some advantages in terms of avoiding adverse environmental impacts such as vegetation loss and visual impact, but would create a significant housing supply shortfall for the Illawarra region. 7.3 PREFERRED OPTION The Maximum Development Option is not supported as it is considered that many of the areas identified for development are not suitable, either from an environmental or feasibility perspective. Under the Moderate Development Option these areas are taken out, reducing the yield by 1,500 dwellings but still providing a very similar urban structure to the Maximum Development Option. The Environment Enhanced Option achieves protection of a very wide Yallah-Calderwood Corridor and protects all remnant vegetation in the centre and north of the site. Whilst this achieves the ecological objectives for West Dapto, it also means a significantly smaller residential yield and raises implications in terms of financial viability and social sustainability. The No Change Option is not tenable given the housing supply situation in the region. By not developing West Dapto, it is likely that the supply of land in the Wollongong region would become highly constrained and leads to a severe drop in housing affordability. Even delaying the release of land at West Dapto will cause land supply difficulties as early as 2007 and eventually result in a severe shortage. The Moderate Option is considered the most suitable option as it represents a balance between social, environmental and economic outcomes. It should be noted that since the Moderate Option was first mapped, the results of the technical studies and further refinement of the boundaries of the urban areas in this option, have resulted in an increased yield of around 850 dwellings, or approximately 19,000 dwellings in total. The objectives and outcomes of the preferred development option for the West Dapto Release Area are discussed in the following chapter.


8 DEVELOPMENT BLUEPRINT FOR WEST DAPTO As noted earlier, the development of West Dapto will incorporate economic, environmental and social principles to achieve a sustainable urban environment. Achieving long term sustainability is the overarching goal for the design and development of West Dapto. In developing West Dapto, emphasis will be on providing safe, convenient and attractive neighbourhoods and towns that meet the diverse and changing needs of the community and offer a wide choice of housing, leisure, local employment opportunity and associated community and commercial facilities. This chapter looks in detail at the preferred option. It identifies the urban design outcomes for West Dapto aimed at achieving a sustainable community. 8.1 THE URBAN STRUCTURE The preferred urban structure for West Dapto is shown at Figure 8.1. It is characterized by the following: a series of residential precincts generating approximately 19,000 dwellings in

total and focused around central nodes which will comprise areas of higher density housing and local services,

an extensive system of riparian/open space corridors separating residential precincts,

two town centres, one in the north and one to the centre of the site which will provide for a range of shops, local services, community facilities and the like,

the expansion of the Dapto Town Centre to a sub-regional centre to provide higher order goods, regional community facilities, employment opportunities, higher density housing and a transport interchange, serving both the existing and future communities,

a main north-south spine road connecting each residential precinct, together with a series of east-west links connecting the release area to Dapto town centre and the major transport corridor to the east.

four main employment areas – West Kembla Grange, a “eco business park” immediately to the south of West Kembla Grange, a light industrial/warehousing area near the Fowlers Road extension and a small expansion of the Yallah industrial area,

an upgraded Fowlers Road which will entail an overpass over the floodplain and railway to provide improved flood access out of West Dapto to the east,

an upgraded West Dapto Road which will entail an overpass over the railway and raising the level of the road to provide improved flood access,

a new railway station at Huntley, surrounded by higher density residential development but including a conservation area to protect the threatened flora species Lespedeza juncea subsp sericea


Figure 8.1 Structure Plan (Source: Annand Alcock Urban Design)


a new village and large lot development in the vicinity of Marshall Mount. The focus here will be on ensuring subdivision design and building form that minimizes impacts on remnant vegetation and visual landscape.

protection and rehabilitation of conservation areas, including remnant vegetation areas and those within the Yallah-Calderwood Corridor.

protection and integration of heritage landscapes and items into the urban structure.

residential expansion of Horsley to the east to provide for a stronger urban interface with Dapto town centre and as part of transforming the floodplain in this location to a central urban parkland for Dapto.

integration of Horsley into the overall urban structure for West Dapto by providing direct access from new development to the west through Horsley via Bong Bong Road and providing a new north-south link to the east of Horsley

The key elements of the urban structure are detailed in the West Dapto Master Plan (Annand Alcock, 2006). A summary of the key elements is provided below. 8.1.1 Residential Structure The urban structure is predicated on providing for varying housing densities. In particular, high-medium density housing is proposed around the town centres, on the eastern side of Horsley and around the new Huntley station. In the case of the town centres and Huntley Station, higher residential densities are essential to make the provision of efficient public transport viable and to provide support for viable and vibrant centres. Medium density housing along the eastern edge of Horsley will provide a strong urban edge to the proposed central urban parkland and support a consolidated Dapto town centre. Medium density housing is also proposed around the village centres, again to support the provision of public transport and local services. It is anticipated that the higher density housing areas will enable the provision of a range of housing products, including 3-4 storey apartments, 2-3 storey townhouses and single storey villas and courtyard homes. It is vital that a range of housing types be provided to ensure that the housing needs of all households are met, whether they are single people, shared households, young families, older families, “empty nesters” or the elderly. A diverse demographic profile will help ensure a sustainable and vibrant community in the long term. Beyond the higher density residential areas will be areas of lower residential density, generally around 15 dwellings per hectare. In the more sensitive areas, the structure plan proposes around 5 to 10 dwellings per hectare to enable protection of environmental values and minimize visual impact. The proposed densities are shown in Figure 8.2.

mg planning WEST DAPTO DRAFT LES March 2006 Page 8.3

Figure 8.2 Proposed densities (Source: Annand Alcock Urban Design)


8.1.2 Environment Protection Areas The wider environment and its history form an important starting point in the creation of a new urban structure. The environmental ‘transect’ through the Dapto area is a stunning and evocative backdrop to the creation of new communities. It runs from the steep forested escarpment through the footslopes, agricultural fields and grasslands, riparian corridors and lowland woodlands, to lake edge flats, coastal lakes and eventually the ocean. The main development interfaces will be with the escarpment on the western edge and with the predominantly west-east running creek corridors. The escarpment presents the opportunity to create a transitional development edge with lower densities of development and increased room for planting to complement the wooded slopes above. The sensitive environments in the Yallah/Marshall Mount area will be protected and rehabilitated through replanting. Where development is proposed, it will need to meet a series of stringent controls as well as result in improved outcomes for the environment. Elsewhere, areas of significant remnant vegetation will be conserved and enhanced and incorporated into the open space network as areas for passive recreation. 8.1.3 Open Space/Riparian Corridors As outlined in Chapter 5, West Dapto is dissected by fast flowing creeks and extensive areas of flood prone land. These areas are not suitable for residential development but instead offer an opportunity for recreation, visual separation and conservation. The corridors will result in significant amounts of open space creating wider landscapes within easy reach of all parts of the new development areas, meaning walking, cycling, recreation and nature will form a part of daily life. The result will be a series of ‘villages’ set within a landscape with clear edges and denser centres, as opposed to a blanket of suburbia. Along the creek corridors there are opportunities to complement the natural heritage with the sensitive design of edge roads, bridge crossings and ‘wedges’ of natural landscape that connect open spaces in the residential areas with the bushland corridors. Open space is provided throughout the development area in the form of local parks and district parks for primarily passive recreation, larger formal areas for active recreation, environmental reserves of retained bushland habitats, and riparian corridors which link the escarpment to the wide floodplains. These will be combined with avenues of intensive planting and water management running through the urban street pattern to create a connected web of open space. This will encourage walking and create a sense of nature interacting with urbanity. 8.1.4 Road Network New suburbs and centres need a strong structure or ‘skeleton’ to create easy movement routes and to help people to find their way around. This is called a ‘legible’ pattern, and contrasts with many recent suburbs where long winding roads with loops and cul-de-sacs have created disorientating patterns in which people get lost easily. The existing routes of West Dapto Road, Shone Avenue, Bong Bong Road, Cleveland Road, Avondale Road, Huntley Road, Marshall Mount Road and Yallah Road have all been incorporated into the new pattern, both as reminders of the past and as key routes in the future.


These have been linked with new primarily north-south connections to create a clear higher order movement structure. This creates a logical pattern for bus movement and public transport service between the emerging new suburbs. This pattern is reliant in the long term on the creation of the Fowlers Road bridge link, and also creates a north-south link between this and Darkes Road along the eastern edge of Horsley adjacent to Mullet Creek. 8.1.5 Town Centres and Village Centres Town Centres are proposed in the northern (Darkes Road) and central western (Bong Bong Road) parts of West Dapto. These are intended to create local retail, business, commercial and community hubs and provide significant local employment opportunities. These will complement rather than compete with the higher order centre of Dapto.

Figure 8.3: Darkes Road Town Centre – Conceptual Layout (Source: West Dapto Master Plan, Annand Alcock, 2006)


Figure 8.4: Bong Bong Road Town Centre – Conceptual Layout (Source: West Dapto Master Plan, Annand Alcock, 2006)

Small village and local centres are proposed at main intersections on key bus routes. They are proposed to be located within walkable distance of most residents, and have a few local shops (like Horsley), as well as opportunities for local business, a bus stop, community facilities such as a primary school and a choice of housing types. These would be an identifiable ‘local place’ for the new communities at West Dapto. Both the town centres and local/village centres are key elements in the overall structure of West Dapto, providing focal points and contributing to the “legibility” of the urban framework, particularly as important nodes in the bus network. 8.1.6 Employment Areas The creation of employment opportunities within and near to West Dapto is a key strategy in enabling people to work close to where they live and thereby reduce the overall traffic generated by the development. The West Kembla Grange area will continue as a major industrial precinct. The availability of land within this area and its suitability for development is a key opportunity for West Dapto. West Kembla Grange is likely to benefit from infrastructure upgrading in the early stages of the urban development as it is located in close proximity to areas in the north which are likely to be released first. The proposed business park to be located just south of Kembla Grange will also take advantage of early development in the area. Its proximity to the existing industrial activity is likely to help spur its development. The light industrial/warehousing precinct towards the centre of the release area has been located adjacent to the proposed Fowlers Road extension, enabling ready access to the F6 Freeway for efficient movement of goods. It is envisaged that the revitalization of the Dapto Town Centre, many of the existing light


industrial and warehousing activities within the centre will move to this new precinct. 8.1.7 Public Transport The existing station at Dapto will be linked to the developing suburbs by local and feeder bus routes using Bong Bong Road, Fowlers Road, Darkes Road and a new access link running north south to the west of Mullet Creek. The Kembla Grange Station will be upgraded as part of the realignment of West Dapto Road and the construction of an overpass to replace the level crossing. The station will continue to serve the employment area and race track and could also contain a bus interchange and commuter parking facilities. The potential to create a long term new railway station has been identified in the Master Planning process, located 2km south of Dapto Station at Huntley Road, Penrose. This would be near the junction of Huntley Road and the Princes Highway, and employ the existing but upgraded rail bridge with platforms in the existing cut. This would allow a nearby station for the Avondale and Marshall Mount areas, with connections to the bus routes via Avondale/Huntley Roads and Marshall Mount Road. Residential densities are to be increased around the railway node to create a dense and walkable place which supports this important public transport initiative. In order to create a sustainable development outcome for West Dapto an effective bus transport system is one of the keys to reducing the use of private vehicles for all trips. The main road structure has been designed with this in mind, whereby a primary bus loop has been created for express services, linking key centres within the new pattern. Secondary routes link all other centres to this, meaning that the majority of residents will be within a five minute (400m) walk of a local bus stop. 8.1.8 Walking and Cycling Networks The urban structure has been designed around the notion of walkable villages, with a series of town centres, village centres and local nodes providing bus stops, local shops and amenities, community facilities and schools, denser housing types and mixed use job opportunities. By locating facilities close to people and by co-locating them the aim is to reduce Vehicle Kilometres Travelled (VKT) and to increase the proportion of local trips made on foot or by bicycle. This is a traditional approach to ‘town making’ which resulted in a series of places of character, as opposed to the placelessness of urban sprawl. The riparian corridors will be designed to promote walking and cycling through extensive pathway systems, and will clearly link to key destinations such as schools to promote walkability. To promote cycling key routes have been identified for on-road and on-footpath cycle provision. These link key places and destinations, and will connect with the east-west running cycle routes running along the riparian corridors. This will create a web of cycling opportunities to encourage a sustainable and healthy approach to local travel. 8.1.9 Protection of West Dapto’s Heritage The West Dapto area has strong links to the past, both in the recent history of pastoralism and mining, and the older history of Aboriginal presence in the coastal hinterland. As well as known archaeological sites within the study area, there is potential for future discovery of aboriginal occupation in the floodplains.


The West Dapto master planning exercise has recognised the importance of conserving the heritage significance of West Dapto. The identification of heritage items has helped define broad development options in West Dapto. As a result, a number of heritage items are identified to be retained in the future development of West Dapto. These have been selected for their level of significance, physical condition and integrity, contribution to the cultural landscape and character of the area, interpretive value and ability to represent a key historic theme. A number of heritage items, not currently protected, will be afforded statutory protection under the proposed West Dapto LEP. 8.1.9 Community Facilities An important aspect of an overall approach to sustainability is the efficient use of community resources and land to provide for community services. Instead of locating these in isolated ‘white elephant’ sites, with large setbacks and wastefully planned internal floorspace, the planning for West Dapto will adopt a different approach. Community facilities such as childcare, halls youth/aged centres and recreation facilities will be co-located with schools in or near centres. These are intended to be provided in efficient floorplan buildings which may well be mixed use and be two or three storeys high, with ground level community use. The aim is to once again make these ‘foreground’ buildings which are symbols of community aspirations, rather than bland background ones. The other important aspect to this approach is that, with flexible floorplans, these facilities will be able to evolve over time, responding to the needs of the community as it grows. 8.1.10 Managing Water Because the rainfall and flooding regime of the area can be severe there is a need to address the restrictions to road access in the area that occur during flood events. These are particularly prevalent in the Mullet Creek catchment, and while the flood periods are relatively short, they can cause significant local disruption and even hazard. The planning approach to this has been to create three key routes which are available for access to all parts of the new development areas in flood events. These essentially link west to east to allow access from West Dapto to the main connecting road and rail corridor running north-south through Dapto. West Dapto Road in the north will link the areas north and east of Wongawilli to Kembla Grange, and the highway/freeway system. The proposed extension of Fowlers Road would allow the central section of West Dapto from Horsley down to Cleveland to access Dapto. The southern areas of Avondale and Marshall Mount are already linked by the flood improved route of Avondale/Huntley Roads to the Princes Highway. These routes will require some permanently accessible bridges to be constructed to get access across the east-west running creek systems. In terms of general water management, the overall master planning approach is to use the ‘Treatment Train’ (Water Sensitive Urban Design) of detention and water cleansing in order to ensure water quality and flood mitigation once urban runoff reaches the creek systems. The ‘Treatment Train’ treats water in a progressive way, from source at the house (rainwater tanks, water harvesting) through on-street treatment (BioSwales, RainGardens) to riparian edge swales, wetlands and ponds. The street system has been designed to run water down the gentle grades of the contours in a primarily North-South direction. 8.1.11. Integration with Surrounding Areas For the evolving West Dapto area to function sustainably and effectively it needs multiple and clear links to the surrounding context. Many recent suburbs have not created a strong sense of linkage to the existing road system, to natural links or


to opportunities for recreational, walking and cycling links. This desire to self-contain traffic has led to a dislocated pattern. The road network for West Dapto has been designed to be strongly connected and encourage links with surrounding areas. Most importantly, the emphasis has been on ensuring that urban development in West Dapto is well connected to the existing suburb of Horsley. The realisation of the vision for West Dapto as articulated above will require a strong planning framework supported by a clear implementation strategy. This is discussed in the following Chapter.


9 IMPLEMENTATION Wollongong City Council’s vision for the planning and development of the West Dapto Release Area is:

In accordance with the goals of the Wollongong City Council Corporate Plan, Council will manage the development program for West Dapto to achieve an economic, environmental and socially sustainable urban development for the current and future residents of Wollongong.

Chapter 8 identified the essential components that will make up the urban structure for West Dapto in order to achieve a sustainable future for its residents and the environment. The challenge for the State Government, Council, developers and the community will be to establish a planning and implementation framework that effectively realises the vision. There are three key dimensions to an appropriate governance framework: 1 the statutory planning framework which comprises the Structure Plan

(Master Plan), LES, LEP, DCP, Implementation (Staging) Plan, Local and Regional Infrastructure Plan (supported by a Section 94 Contributions Plan and Regional Levy

2 the preparation and determination of Development Applications for each development stage within the release area

3 coordination and implementation of local and regional infrastructure for the duration of the urban release project.

Wollongong City Council, in collaboration with the Department of Planning, is responsible for developing the statutory planning framework. The Structure Plan has already been discussed in Chapter 8 and the other elements of the framework are discussed below. The preparation of the Development Applications for each development stage will be the responsibility of developers. The development applications will need to demonstrate compliance with the statutory planning framework, particularly the Structure Plan, LEP and DCP. They will also need to fit in with the overall implementation and infrastructure staging plan. The coordination and implementation of local and regional infrastructure is a particular challenge and will require the establishment of a senior level intergovernmental task force committed to delivering the necessary infrastructure in line with the release of urban land. Below is a discussion of the main elements of the recommended governance framework. 9.1 LOCAL ENVIRONMENTAL PLAN To enable West Dapto to be developed for urban purposes, a new LEP will be required. It is envisaged that the LEP will be a “stand alone” instrument, superseding the Wollongong LEP 1990 which currently applies to the site. The new LEP will need to be based on the Standard LEP template which has been developed by the Department of Planning. The new LEP for West Dapto will need to do the following:


rezone the land to reflect the proposed urban structure and other recommendations arising from the master planning and technical analyses undertaken. A range of new zones will be required, viz, residential, business, industrial, open space, environmental protection, rural and special use zones,

identify appropriate land uses which may be carried out within each zone, either with or without Council’s consent,

stipulate subdivision and density controls,

protect items of heritage significance, and

introduce measures to ensure protection of sensitive environmental areas, including obligations in some areas for restoration works as part of any development proposal.

The LEP will also include a range of standard provisions relating to land development. 9.2 DEVELOPMENT CONTROL PLAN The more detailed urban design and development controls will be contained in a DCP for the study area. At the outset, it is envisaged that the DCP will contain general controls for the whole site but that the DCP will be amended over time as the more detailed planning is undertaken for individual precincts. The West Dapto Master Plan will also be included in the DCP. The DCP will stipulate the matters that need to be addressed before land can be developed for urban purposes. These matters will include:

the physical and environmental constraints existing in the precinct,

infrastructure constraints,

indicative land use allocation including centres, residential and employment areas, community facilities, open space and conservation areas,

indicative subdivision layout including road layout,

indicative phasing of development, and

compliance with other provisions in the DCP.

The DCP will also contain detailed development and management controls relating to the development of land, including:

Environmental management measures - treatment of riparian corridors and remnant vegetation areas, protection of biodiversity, bushfire management, stormwater quantity and quality management, soil management, energy and water conservation,

Public domain treatment – street network, public transport, pedestrian and cycle ways, streetscape design, open space network,

Subdivision design controls e.g. lot size and orientation,

Building design and density controls,

Landscaping,

Controls relating to development in the vicinity of heritage items.

Development applications for urban development will not be approved unless Council is satisfied that they are consistent with both the LEP and DCP.


9.3 PROVISION OF INFRASTRUCTURE The initial estimated cost of infrastructure for West Dapto in 2006 totalled $1.2 billion (just over $63,000 per dwelling/lot) The Department of Planning and Wollongong City Council are committed to reducing the combined cost of contributions (S94, S73 and Special Infrastructure Contributions) to a level that is within the feasibility limits of the development. Local infrastructure includes new main roads, parks, community facilities, detention basins and environmental works. Regional infrastructure includes upgrades to the F6 Freeway and railway, provision of water and sewerage infrastructure and the provision of schools and other services. It is important that infrastructure is provided in a timely and efficient manner, in conjunction with the development of the release area. Council has recommended that a Land Release Task Force be established as the preferred governance mechanism for delivery of the West Dapto development outcomes. The main features of this model are:

Establishment of an intergovernmental taskforce (or Project Control Group) of senior staff from local and relevant state government agencies to coordinate implementation of the Infrastructure Plan prepared for an urban release area or precinct.

A dedicated business unit is established by the local council for the life of the development project to manage all aspects of council’s involvement.

Each state government agency utilises existing administrative arrangements to manage its role in the coordination and implementation phases associated with the development project.

State government coordination with respect to infrastructure decisions is achieved through integration of relevant regional strategies and government agency asset plans, as reflected in the State Infrastructure Strategy.

The success of the model relies on the establishment of a dedicated and senior level Project Control Group chaired by an independent and experienced person. A high level of state government involvement is sought to ensure achievement of employment and residential land release targets set by the Minister for Planning and to ensure that major State Government investment is integrated with the land release. Under this model, the NSW Government has responsibility for preparing an Infrastructure Contributions Plan, holding regional infrastructure contributions and coordinating any necessary contributions from within agency budgets – this last process being coordinated through the State Infrastructure Strategy. Individual government agencies will also be responsible for construction and contractual arrangements (including the entering into Public Private Partnerships (PPPs)) associated with provision of infrastructure in their portfolio of responsibility. Whilst the NSW Government would be responsible for the provision and coordination of regional infrastructure, Council would retain planning powers for preparing the LEP and DCP as well as being the consent authority for development. Council would also prepare the Section 94 Contributions Plan and Infrastructure Implementation Plan. These would identify local public facilities and services that will be needed to serve the incoming residents, when and where they will be provided, the contributions that will be required from developers towards provision of those facilities, and timing of delivery.


Council would collect and administer local infrastructure levies in accordance with the Section 94 Contributions Plan, and would also collect (and not hold) regional contributions on behalf of the government.

Council believes that the Land Release Task Force is an ideal governance option that could form the basis for a mature and solid partnership between local and state government. The benefits of this approach are considerable:

Council retains all planning powers as the consent authority.

Strengthens Council’s ability to achieve state government goals on residential and employment land targets.

The council and each relevant authority manage their own financial risks.

Achieves state government commitment to funding regional infrastructure.

Ensures infrastructure and services are available early in the development process.

Assists in critical management of sequential release of land with coordination of regional and local infrastructure through the Project Control Group.

Has the ability to achieve best practice urban environments with respect to quality of places, natural resources, environmental protection, housing quality and diversity, quality and equity of services, responsible governance, good access and release of employment lands and stimulation to economic activity.

Cost of establishment and administration for the Project Control Group borne by each member within their own resources (i.e. no high establishment and maintenance costs).

Recent changes by state government in management, reporting and accountability structures that are aimed to achieve efficient delivery of infrastructure and release of residential and employment land will enhance success of model.

However, there are risks that will need to be managed. In particular, integrating the decision making processes between state government agencies has always proven to be a challenge, and successive governments have implemented various ways to achieve a whole of government approach. The present NSW Government is committed to this purpose and has instituted structural change within its administration to enhance achievement of the government’s goals. These changes combined with a newly established Executive Team in the NSW Department of Planning will help to achieve an integrated approach to infrastructure planning and implementation.


10 CONCLUSION The West Dapto Release Area has been identified as an important component of the Illawarra and Greater Sydney Metropolitan Area housing supply market. The West Dapto Release Area was first identified as suitable for urban development when it was placed on the Illawarra Urban Development Program (IUDP) in the early 1980s. The suburb of Horsley was the first stage of the release area, but subsequent stages of West Dapto stalled due to infrastructure supply costs, low demand for housing in the area and uncertainty surrounding the land’s ability to be developed in an environmentally sustainable way. In February 2004 the former Department of Infrastructure, Planning and Natural Resources (now Department of Planning) announced that planning for the West Dapto Release Area would recommence and signalled its intention to advance the project. One of the first steps in this process has been the preparation of this LES. The purpose of the LES has been to provide a comprehensive overview of the existing West Dapto environment and surrounding areas (including social and economic factors) and an analysis of how the existing environment may be affected by, and/or impact on, any future urban development. The implications for future land use have been analysed and appropriate planning, design and management mechanisms to address issues are recommended. The results of the technical studies indicate that the study area is suitable for urban development, with the total potential development yield estimated at around 19,000 dwellings. At the same time, there are many environmental, social and economic issues that will influence the way in which West Dapto is developed. These include:

the existence of substantial riparian corridors across the site which carry large volumes of fast flowing waters during periods of flooding,

areas of significant remnant native vegetation that will need to be protected,

the interface with the escarpment to the west which will need to be treated carefully,

areas of bushfire prone land where asset protection zones will be required,

the presence of significant Aboriginal and European heritage items,

the opportunity to protect and restore areas of conservation significance within the Yallah-Calderwood corridor,

the need to adequately manage traffic generation from the development through appropriate public transport and land use solutions,

the need to integrate West Dapto with the existing urban fabric, particularly Horsley and Dapto Town Centre, and

the need to provide infrastructure in a cost effective and timely manner. Wollongong City Council’s vision for the planning and development of the West Dapto Release Area is:

In accordance with the goals of the Wollongong City Council Corporate Plan, Council will manage the development program for West Dapto to achieve an economic, environmental and socially sustainable urban development for the current and future residents of Wollongong.

In summary, the objectives for the urban development of West Dapto are:


to develop vibrant, sustainable and liveable neighbourhoods that provide for

community well-being and are supported by essential facilities,

to maximize the potential for local employment opportunities, particularly in Stage 1 of the release,

to protect and enhance West Dapto’s ecological and cultural features through sustainable urban design and appropriate land management,

to achieve cost effective and efficient provision of infrastructure through a collaborative and transparent governance system between Council and the NSW Government,

to meet housing supply needs and provide a range of housing products. Achieving long term sustainability is the overarching goal for the design and development of West Dapto. The challenge for the State Government, Council, developers and the community will be to establish a planning and implementation framework that effectively realises the vision. To enable West Dapto to be developed for urban purposes, a new LEP will be required. The new LEP for West Dapto will need to do the following: rezone the land to reflect the proposed urban structure and other

recommendations arising from the master planning and technical analyses undertaken. A range of new zones will be required, viz, residential, business, industrial, open space, environmental protection, rural and special use zones,

identify appropriate land uses which may be carried out within each zone, either with or without Council’s consent,

stipulate subdivision and density controls,

protect items of heritage significance,

introduce measures to ensure protection of sensitive environmental areas, including obligations in some areas for restoration works as part of any development proposal.

The more detailed urban design and development controls will be contained in a DCP for the study area. The DCP will stipulate the matters that need to be addressed before land can be developed for urban purposes. These matters will include:

the physical and environmental constraints existing in the precinct,

infrastructure constraints,

indicative land use allocation including centres, residential and employment areas, community facilities, open space and conservation areas,

indicative subdivision layout including road layout,

indicative phasing of development,

compliance with other provisions in the DCP. The DCP will also contain detailed development and management controls relating to the development of land, including:


Environmental management measures - treatment of riparian corridors and remnant vegetation areas, protection of biodiversity, bushfire management, stormwater quantity and quality management, soil management, energy and water conservation,

Public domain treatment – street network, public transport, pedestrian and cycle ways, streetscape design, open space network,

Subdivision design controls e.g. lot size and orientation,

Building design and density controls,

Landscaping,

Controls relating to development in the vicinity of heritage items. To deliver development outcomes for West Dapto Council has recommended that a Land Release Task Force be established. The Task Force would comprise senior representatives from local and relevant state government agencies to coordinate implementation of infrastructure in tandem with the release of land. The development of West Dapto as a sustainable urban community is a massive undertaking requiring the commitment not only of government, but also the development industry and the community. The initial estimated cost of infrastructure for West Dapto in 2006 totalled $1.2 billion (just over $63,000 per dwelling/lot) The Department of Planning and Wollongong City Council are committed to reducing the combined cost of contributions (S94, S73 and Special Infrastructure Contributions) to a level that is within the feasibility limits of the development. It is envisaged that the West Dapto Land Release Area will take some 30 to 40 years to fully develop. The overall governance system comprising the statutory planning framework and the infrastructure delivery model will be critical to the successful implementation of the project.


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