92 Norsemens Rd Coronet Bay Residential Hotel proposal Presentation to Bass Coast Shire Councillors by K Brown 4 Dec 2019
Development plan – by Henderson Architects
Bass Coast Planning Scheme Rural Land Use Strategy, 2014 (main reference document) Rural Activity Zone (RAZ) – 5 years of strategic planning • Supports “small scale tourism” e.g. Farm Stays, Bed & Breakfast • Rural activity (Farming ) to be main activity • Small scale tourism to be complimentary to Rural activity • Large scale e.g. residential hotel, “would not be supported” • Buffers between land uses to avoid conflicts
Bass Coast Planning Scheme C140 Panel Report, 2016 • Amendment to implement Rural Land Use Strategy in Planning Scheme • Subject to further submissions • Subject to Planning Panel review – rejected removal of “small scale tourism” limitation • Amendments agreed, based on Rural Land Use Strategy
Rural Activity Zone RAZ Policy, 2017 • Development to be “modest scale”, relevant to land size and surrounding land uses • To maintain green breaks between settlements and minimise conflicts with surrounding land uses • Set back from the coast – sea level rise & biodiversity buffer • Encourages small scale accommodation and tourism use, in association with and complimentary to agriculture • Discourages residential hotel use
IMPACT SNAPSHOT • Traffic – large increase • Economic – no demand study, few local jobs likely • Built form – only high level concept design, no ESD report • Environmental – too close to coastal habitat • Foreshore Reserve is edge of Western Port Ramsar Wetland • Low lying building site is subject to land drainage flooding and likely coastal inundation • Cultural heritage impacts
Development plan – by Henderson Architects
Local rainfall flooding 19 th August 2019 looking South
Local rainfall flooding 19 th August 2019 looking West
Drain outlet protected by reeds on sand/silt bank Drain outlet inland High Tide prediction 0.93 m AHD 2.0 m AHD at 1615 hrs 17 Oct. 2019 Storm surge likely 1.4 m AHD up to reeds Sand/silt bank (estimate max. 1.8 m AHD) protecting from inland inundation
Coastal flooding Sea level Storm surge Consultants assessment component Chart Datum, m AHD (m) (m) Current Mean Sea 0.0 0.0 Level (MSL) 1.7 Year 2100 0.8 0.0 MSL 1 % AEP (1 in 100 yr) Storm Surge at MSL 3.4 2.6 (Melbourne Water corrected Minimum built floor level 4.0 consultant Cardno 3.5 m value ) AHD Australian Height Datum
Coastal flooding Storm surge KB projections Sea level component AHD (m) (m) BOM data Elizabeth Island 2019 predictions - http://www.bom.gov.au/australia/tides/#!/vic-elizabeth-island Mean High Tide Yr 2019 (97 events >= 1.2 m AHD) 1.15 0.0 (MHWS) Yr 2070 0.5 m sea level rise projection 1.65 0.0 Yr 2100 0.8 m sea level rise projection 1.95 0.0 (MHWS = Mean High Water Spring i.e. mean of higher daily High Tides; based on existing tidal range) Common 0.5 m storm surge at High Tide (MHWS) Yr 2070 2.15 0.50 Yr 2100 2.45 0.50 10 % AEP (1 in 10 yr) storm surge at High Tide (MHWS) Yr 2030 3.08 1.73 From Cardno report Yr 2070 3.53 1.88 From Cardno report Yr 2100 3.98 2.03 From Cardno report
Modelled on Coastal Risk Australia Current MSL +2.2 m Added Land drainage runoff would raise flood levels YR 2070 Mean High tide MHWS plus 0.5 m storm surge
Modelled on Coastal Risk Australia Current MSL +2.5 m Added Land drainage runoff would raise flood levels YR 2100 Mean High tide MHWS plus 0.5 m storm surge
Modelled on Coastal Risk Australia Current MSL +3.0 m Added Land drainage runoff would raise flood levels YR 2030 Mean High tide MHWS plus 10 % AEP (1 in 10 Year) storm surge
Modelled on Coastal Risk Australia Current MSL +3.5 m Added Land drainage runoff would raise flood levels YR 2070 Mean High tide MHWS plus 10 % AEP (1 in 10 Year) storm surge
Modelled on Coastal Risk Australia Current MSL +4.0 m Added Land drainage runoff would raise flood levels YR 2100 Mean High tide MHWS plus 10 % AEP (1 in 10 Year) storm surge
92 Norsemens Rd Coronet Bay LARGE Residential Hotel proposal INAPPROPRIATE development in RAZ INAPPROPRIATE low-lying location adjacent to Foreshore
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