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Development plan – by Henderson Architects
92 Norsemens Rd Coronet Bay Residential Hotel proposal Presentation - - PowerPoint PPT Presentation
92 Norsemens Rd Coronet Bay Residential Hotel proposal Presentation - - PowerPoint PPT Presentation
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
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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
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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
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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
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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
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Development plan – by Henderson Architects
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Local rainfall flooding 19th August 2019 looking South
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Local rainfall flooding 19th August 2019 looking West
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Drain outlet protected by reeds on sand/silt bank
High Tide prediction 0.93 m AHD at 1615 hrs 17 Oct. 2019 Storm surge likely 1.4 m AHD up to reeds Drain outlet inland 2.0 m AHD Sand/silt bank (estimate max. 1.8 m AHD) protecting from inland inundation
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Coastal flooding
Consultants assessment Sea level Storm surge component Chart Datum, m AHD (m) (m) Current Mean Sea Level (MSL) 1.7
0.0 0.0
Year 2100 MSL
0.8 0.0
1 % AEP (1 in 100 yr) Storm Surge at MSL
3.4 2.6
Minimum built floor level (Melbourne Water corrected consultant Cardno 3.5 m value )
4.0
AHD Australian Height Datum
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Coastal flooding
KB projections Sea level Storm surge 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
From Cardno report
3.08 1.73 Yr 2070
From Cardno report
3.53 1.88 Yr 2100
From Cardno report
3.98 2.03
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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
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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
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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
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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
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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
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