Community & Stakeholder Workshop 3 Recommendations Presented - - PowerPoint PPT Presentation

Community & Stakeholder Workshop 3

Point Samson Structure Plan

Presented by: Cardno 4 November 2014

Recommendations

Welcome and Introduction

• Introduction
• Housekeeping
• City address and welcome

Point Samson Structure Plan

Pilbara Planning & Infrastructure Framework (Region wide)

City of Karratha Town Planning Scheme #8

Infrastructure / Facilities Schedule

ISP & Long Term Financial Plan

Local Planning Strategy (City wide)

Karratha City of the North Wickham Structure Plan Roebourne Structure Plan Point Samson Structure Plan Dampier Structure Plan

What Where How When / $

Strategic Planning Framework What – Where – When - How

Point Samson Structure Plan

Agenda

Point Samson Structure Plan

Time Item Duration 5:45 Registration 15 mins 6:00 Opening 10 mins 6:10 Project Overview 5 mins 6:15 Coastal Processes 5 mins 6:20 Waste Water Options 5 mins 6:25 Constraints Mapping 10 mins 6:35 Draft Structure Plan 5 mins 6:40 Focus Areas for Future Development 10 mins 6:50 Break 15 mins 7:05 Road Network 5 mins 7:10 Precinct Plans 15 mins 7:25 Foreshore 10 mins 7:35 Group Discussion 50 mins 8:25 Where to Next 5 mins 8:30 Close 30 mins

Point Samson Structure Plan

Project Overview

Project Purpose

Prepare a structure plan to guide future growth of Point Samson to:

• accommodate an ultimate population of up to 500 people, with the potential of up to 1,000

people, in a logical and staged manner that can meet demand as and when it arises. That means the plan will be:

• Future proof (allows flexibility to respond to future conditions)

…and Point Samson will be:

• Development ready (no need for future rezoning if demand for development arises)

Future development will need to be:

• low impact
• environmentally sensitive
• allow for coastal processes/ predicted sea level rise
• economically and socially sustainable

Point Samson Structure Plan

Point Samson Structure Plan Settlement Hierarchy

Community Objectives

From Workshops 1 and 2 (April and May 2014) – key directions: 1. Remain a viable small coastal node

• sustainable tourism industry
• marine focussed recreational opportunities
• limited growth – about 500 – 1,000 people

2. Retain low key, coastal village character

• low density – larger lots
• low scale buildings

3. Environmentally sensitive response

• topography
• environment
• coastal processes

4. Improved local amenity

• streetscapes
• pen space
• infrastructure

Point Samson Structure Plan

Point Samson Structure Plan

Progress since Workshop 2

Since Workshop 2

• Further coastal processes investigation for specific parts of the coast within the Structure Plan

area.

• Investigation to assess the preliminary feasibility of different wastewater treatment options for the

Structure Plan area.

• Updated opportunities and constraints mapping.
• Draft Structure Plan.
• Draft Precinct Plans.
• Reconciliation of foreshore management plans based on coastal investigations and

environmental advice.

Point Samson Structure Plan

Coastal Investigations

• Site specific:
• Stormbite modelling
• Long term coastal processes assessment
• Orientation
• Landforms
• Vegetation

The State Coastal Planning Policy provides guidance for new development on the coast. It outlines criteria for use in determining the appropriate Physical Processes Setback (PPS). The criteria are very conservative. The PPS should provide a low level of risk to the development from coastal erosion over a 100 year planning horizon.

Point Samson Structure Plan

Looked in detail at:

• Northern Coastline
• Town Beach
• Mangroves
• Southern Coastline

These sections are adjacent to most likely future development areas.

Point Samson Structure Plan

Comparison 2010 & 2110

2110 2010

AEP (Annual Exceedance Probability) is the chance of an event occurring annually.

• Erosion - 1% AEP (1 in 100)
• Inundation – 0.2% AEP (1 in 500)
• Horizontal

setback datum

• Predicted

erosion

• Predicted

inundation

Point Samson Structure Plan

Comparison 2010 & 2110 - Inundation

2110 2010

0.2% AEP (1 in 500 years) Point Samson Structure Plan

Coastal Conclusions

• Predictions very conservative as required by Coastal Planning Policy.
• 100 year planning horizon
• Point Samson is ‘macro-tidal’ - impacts generally likely to be less except

when storm surge and high tide coincide

• Proposed new development within identified vulnerable areas will require

more detailed plan - coastal hazard risk management and adaptation plan (CHRMAP) – to demonstrate acceptability. Point Samson Structure Plan

Wastewater Investigations

• Option A – Onsite Disposal
• Option B – Centralised Sewerage System
• Option for Potential Tourism Development (Vitenberg Drive) – onsite

disposal Point Samson Structure Plan

Option A - Onsite Disposal

Option A 1 - Traditional Septic Tanks

• 75m2 area required per household
• Minimum lot size 1,000m2 (Country

Sewerage Policy)

• Need to confirm presence/depth of

aquatard layer – 1.2 m clearance required Point Samson Structure Plan Option A 2 - Aerobic Treatment Units

• 30m2 area required per household
• Minimum lot size 1,000m2 (Country

Sewerage Policy)

• Need to confirm presence/depth of

aquatard layer

Option B - Centralised Sewerage

Reticulated sewerage gravitating to pumping station then pumped to treatment plant outside town

• Most of town could be served by one pump station
• Some low points would require additional pump stations or remain on-site

disposal

• Between Mears Drive and McCourt Street - difficult to service
• Retrofitting built up areas (infill) is costly
• protect existing services, structures
• restoration
• disruption – very deep excavations (5 metres)
• traffic management

Point Samson Structure Plan

Centralised Sewerage Cost Estimate

Infill and Expansion

• Upfront $6,520,000 +/- 75%

($16,800/lot)

• Monthly ongoing $38,640/month

($100/lot/mo)

• Not costed:
• Irrigation/disposal treated

wastewater

• Private connections
• Decommissioning and removal

septic tanks

Point Samson Structure Plan

Infill Only

• Upfront $3,720,000 +/- 75%

($33,500/lot)

• Monthly ongoing $33,640/month

($303/lot/mo)

• Not costed:
• Irrigation/disposal treated

wastewater

• Private connections
• Decommissioning and removal

septic tanks

Wastewater Conclusion

• Low growth
• High up-front and ongoing costs.
• Costs would have to be recouped – owners and consumers.
• A wastewater operator would be required.
• Assumed unviable for planning purposes.
• Assume on-site disposal will be necessary for future development.

Point Samson Structure Plan

Option for Tourism Development Site

• Assumed site area 16,051m2 – 80%

developable (20% driveways etc)

• If no infill sewerage (likely) then how

much development could be accommodated with on-site disposal?

• 25m2 disposal area per unit required
• Single storey (2,225m2 disposal area)

– up to 184 units

• Double storey (3,200m2 disposal

area) – up to 266 units Point Samson Structure Plan

Developable Area

Point Samson Structure Plan Constraints mapped:

• Coastal processes (erosion and inundation 100 year horizon).
• Steep slopes (>10%) – minimise need for cut and fill earthworks.
• Areas visible from key vantage points (main approach routes).
• Assumed viable sand mining buffer.
• Conservation areas.

Sieve map:

• Areas not affected by these constraints assumed available for development
• Helps define new development area/s

Coastal

Point Samson Structure Plan

• 2110 predicted storm event

erosion

• 2110 predicted storm event

inundation

Steep slopes

Point Samson Structure Plan

• Land steeper than 1:10

generally unsuitable for development

• Slope defines drainage

catchments

Viewsheds

Point Samson Structure Plan

• Minimise impact of

development on views on the approach to Point Samson

• Mainly defined by outcrops
• n north side of road
• Mangroves on south

Conservation

Point Samson Structure Plan

• Dunal complexes
• Mangroves
• Saltmarsh

Sand Mine

Point Samson Structure Plan

• “Temporary” constraint.

Potential Development Areas

Point Samson Structure Plan

• Relatively unconstrained

areas that could be developed.

• Not absolute but a good

guide.

Draft Structure Plan

Point Samson Structure Plan Proposed Zones and Reserves

• Strategic Industry (Anketell Buffer)
• Conservation, Recreation and

Natural Resources

• Urban Expansion
• Future Investigation Area
• Parks, Recreation and Drainage
• Special Use Harbour and Tourism
• Residential R10
• Tourism
• Local Centre
• State and Regional Road
• District Road

Focus Areas for Future Development

Point Samson Structure Plan Future residential 1

• Rezone from Rural to

Development.

• Local structure plan to provide for

servicing, location of parks, etc.

• R10 density (unsewered).
• Area: 12.87ha approx
• Approximate lot yield: 102
• Approximate population: 250

Focus Areas for Future Development

Point Samson Structure Plan Future residential 2

• Modify existing DA 18 to respond

to slope, road alignment and coastal processes and extend south – rezone to Development.

• Local structure plan to provide

detail for servicing, location of parks, etc.

• R10 density (unsewered).
• Area: 7.44 ha approx
• Approximate dwelling yield: 59
• Approximate population: 150

Focus Areas for Future Development

Point Samson Structure Plan Future residential 3

• Future Investigation Area to define

developable extent.

• Need to take into account sand mine

and timing for areas affected by sand mine buffer.

• Could be zoned Development.
• Local structure plan to provide detail

for servicing, location of parks, etc.

• Maximum R10 density (unsewered).
• Area: 19.83ha approx.
• Approximate dwelling yield: 158
• Approximate population: 380

Focus Areas for Future Development

Point Samson Structure Plan Tourism opportunity site

• Potential to create more viable site

by combining part of Vitenburg Drive reserve with private land.

• Coastal Hazard Assessment and

Management Plan to define developable area and defenses against coastal processes.

• Could be designed to allow retreat
• ver time.
• Low scale 1 – 2 storeys.
• Approximate yield: up to 266 units.

Focus Areas for Future Development

Point Samson Structure Plan Local Centre

• High land along Bartley Court –

allows for permanent structures.

• Opportunity site – single
• wnership.
• Potential for land around

community centre.

• Mixed use.
• Focus for retail, commercial, civic

uses.

• Tourism accommodation allowable

– caravan park or other.

• Coastal Hazard Assessment and

Management Plan for any new development.

15 Minute Break

Point Samson Structure Plan

Road Network

Point Samson Structure Plan

Existing

Point Samson Structure Plan

• Confusing for newcomers
• Disconnected
• Sea Eagle Way – important link

across private land

• Miller Close vulnerable to

erosion and inundation

• All harbour/industrial traffic must

use Honeymoon Drive

Future

Point Samson Structure Plan

• Better way-finding (signs, visual

cues to assist navigation and driver behaviour).

• Formalise Sea Eagle Way as

dedicated road.

• Potential long term direct link

Sea Eagle to Honeymoon if caravan park redeveloped.

• Eventual removal of most of

Miller Close parallel to foreshore

• Vitenberg Drive – public access.

to coastal recreation node

• Potential new road to connect

directly to harbour.

Precinct Plans

Point Samson Structure Plan

Revised Precinct Boundaries

Point Samson Structure Plan

Precinct 1

Point Samson Structure Plan

Precinct 1 continued

Point Samson Structure Plan

Precinct 2

Point Samson Structure Plan

Precinct 2 continued

Point Samson Structure Plan

Precinct 3

Point Samson Structure Plan

Precinct 4

Point Samson Structure Plan

Precinct 5

Point Samson Structure Plan

Foreshore Plan

Point Samson Structure Plan

Foreshore

Point Samson Structure Plan

Foreshore continued

Point Samson Structure Plan

Discussion

Point Samson Structure Plan

Next Steps

Point Samson Structure Plan

• Draft structure plan document including precinct plans for advertising

(opportunity for public review and comment).

• Finalise structure plan document based on results of advertising and

present to Council for adoption.

• Refer to Western Australian Planning Commission for adoption.
• Commence Scheme Amendment/s and/or incorporate into new Local

Planning Scheme (both processes requires advertising – opportunity for further public review and comment).

• Comments will be documented in the Stakeholder Engagement Outcomes Report.
• Visit http://www.karratha.wa.gov.au/point-samson-structure-plan for information and

updates on the planning process for the Point Samson Structure Plan.

• Please provide any written comments you may have regarding the workshops to

david.pentz@karratha.wa.gov.au

• Stay on for a refreshment and informal discussion with the project team and City

representatives.

• Thank you for participating and providing your input!

Conclusion

Point Samson Structure Plan