the entrance town cent - cdn.centralcoast.nsw.gov.au
TRANSCRIPT
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 8
-
TH
E E
NT
RA
NC
E T
OW
N C
EN
TR
E M
AS
TE
RP
LA
N
Pu
blic
Exh
ibit
ion
Per
iod
- 2
No
vem
ber
201
1 to
30
No
vem
ber
201
1
Eva
luat
ion
of
Su
bm
issi
on
s It
em
No
Is
sue
Rec
om
men
ded
Act
ion
1 T
he s
tren
gth
of t
he M
aste
rpla
n is
tha
t it
is a
pub
lic a
nd p
rivat
e pa
rtne
rshi
p an
d bo
th
grou
p of
st
akeh
olde
rs
shar
e th
e re
spon
sibi
lity
in
ensu
ring
that
th
e pr
opos
ed d
evel
opm
ents
bec
ome
a re
ality
in th
e no
t to
o di
stan
t fut
ure.
Not
ed
2 K
ey U
rban
Des
ign
Prin
cipl
es a
re s
uppo
rted
. R
etai
n cu
rren
t Key
Urb
an D
esig
n P
rinci
ples
3 E
stab
lishm
ent o
f an
urba
n pa
rk in
the
cent
re o
f the
tow
n is
sup
port
ed.
Ret
ain
urb
an p
ark
in c
entr
e of
the
tow
n.
4 N
othi
ng
incl
uded
to
en
hanc
e S
hore
/Tay
lor
Par
ks.
S
ugge
st
enha
nce
the
entr
ance
to
the
park
s on
the
cor
ner
of P
ark
Roa
d an
d D
enin
g S
tree
t an
d in
vest
igat
e m
ovin
g th
e bu
ildin
g th
at
obst
ruct
s vi
ew
to
the
park
s fr
om
this
en
tran
ce.
Add
enh
ance
men
ts t
o S
hore
/Tay
lor
Par
k in
acc
orda
nce
with
‘do
t’ m
aps
prep
ared
in w
orks
hops
5 a
nd 6
.
5 T
he E
ntra
nce
Pen
insu
la P
lann
ing
Str
ateg
y (T
EP
PS
) pl
aces
an
unsu
stai
nabl
e bu
rden
of
popu
latio
n gr
owth
in T
he E
ntra
nce
Pen
insu
la w
ithou
t co
nsid
erat
ion
of
the
issu
es r
elat
ing
to c
oast
al t
ouris
t re
gion
s an
d pr
oble
ms
asso
ciat
ed w
ith
urba
n co
nsol
idat
ion.
Ret
ain
curr
ent
mas
terp
lan
appr
oach
w
hich
in
clud
es
a fr
amew
ork,
st
rate
gies
and
ite
ms
to i
mpr
ove
The
Ent
ranc
e T
own
Cen
tre
to m
ake
it m
ore
vibr
ant,
viab
le a
nd s
usta
inab
le.
The
cur
rent
app
roac
h is
aim
ed a
t at
trac
ting
the
nece
ssar
y in
vest
men
ts
in
infr
astr
uctu
re,
crea
ting
empl
oym
ent
oppo
rtun
ities
in
or
der
to
sust
ain
the
futu
re
incr
ease
s in
po
pula
tion.
6 S
uppo
rt t
he c
urre
nt m
anag
ed a
ppro
ach
unde
rtak
en b
y C
ounc
il to
the
hei
ghts
pr
opos
ed b
y th
e Ic
onic
site
s pr
oces
s, a
s th
ere
is a
red
uctio
n of
the
bui
ldin
g’s
foot
prin
t th
at p
rovi
des
for
mor
e op
en
spac
e.
Con
sequ
ently
, th
e ne
w h
eigh
t gu
idel
ines
are
sup
port
ed,
in p
rinci
ple,
on
the
unde
rsta
ndin
g th
at d
evel
oper
s in
tu
rn, w
ill m
ake
spec
ial c
ontr
ibut
ions
/pro
visi
ons
for
the
bene
fit o
f the
com
mun
ity.
Ret
ain
curr
ent m
aste
rpla
n ap
proa
ch to
the
Icon
ic S
ites.
7 A
n es
timat
e of
th
e to
tal
num
ber
of
addi
tiona
l ap
artm
ents
an
d re
tail
shop
s re
sulti
ng f
rom
the
Ico
nic
site
dev
elop
men
ts h
as n
ot y
et b
een
prov
ided
. T
his
is
high
ly
impo
rtan
t bo
th
in
term
s of
po
pula
tion
sust
aina
bilit
y an
d ec
onom
ic
viab
ility
, as
the
re is
alre
ady
an o
vers
uppl
y of
ret
ail
shop
s. W
e re
com
men
d th
at
in t
he l
ight
of
thes
e ad
ditio
nal
reta
il de
velo
pmen
ts,
the
smal
ler
reta
il ce
ntre
s pr
opos
ed fo
r th
e N
orth
Ent
ranc
e an
d Lo
ng J
etty
in T
EP
PS
sho
uld
be r
evie
wed
.
Ret
ain
curr
ent
mas
terp
lan
appr
oach
w
hich
in
clud
es
a fr
amew
ork,
st
rate
gies
and
ite
ms
to i
mpr
ove
The
Ent
ranc
e T
own
Cen
tre
to m
ake
it m
ore
vibr
ant,
viab
le a
nd s
usta
inab
le.
The
cur
rent
app
roac
h is
aim
ed a
t at
trac
ting
the
nece
ssar
y in
vest
men
ts
in
infr
astr
uctu
re,
crea
ting
empl
oym
ent
oppo
rtun
ities
in
or
der
to
sust
ain
the
futu
re
incr
ease
s in
po
pula
tion.
C
ounc
il is
cur
rent
ly u
nder
taki
ng a
rev
iew
of
its r
etai
l str
ateg
y w
hich
will
rev
iew
all
cent
res
in W
yong
Shi
re i
nclu
ding
The
Ent
ranc
e N
orth
, Too
woo
n B
ay a
nd L
ong
Jetty
.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 9
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
8 T
he E
ntra
nce
Coa
st t
o La
ke (
pede
stria
n/cy
clew
ay)
Pro
ject
sho
uld
take
int
o co
nsid
erat
ion
the
Mas
terp
lan
elem
ents
, su
ch a
s th
e lo
catio
n of
the
pro
pose
d fit
ness
sta
tion
at P
icni
c P
oint
.
Not
ed.
Lia
ison
with
per
sonn
el r
espo
nsib
le f
or T
he E
ntra
nce
Coa
st t
o La
ke
(ped
estr
ian/
cycl
eway
) P
roje
ct
indi
cate
s th
at
the
loca
tion
of
the
fit
ness
sta
tion
at P
icni
c P
oint
be
mov
ed t
o co
inci
de w
ith t
he l
ocat
ion
iden
tifie
d in
The
Ent
ranc
e C
oast
to
Lake
(pe
dest
rian/
cycl
eway
) P
roje
ct.
Thi
s su
bmis
sion
will
be
pass
ed o
nto
rele
vant
per
sonn
el.
9 R
ound
abou
ts a
re n
ot p
edes
tria
n fr
iend
ly a
nd s
houl
d no
t be
con
side
red
in t
he
Mas
terp
lan
area
, in
par
ticul
ar,
the
prop
osed
gre
en w
ater
fron
t lin
ks li
ke F
airv
iew
A
venu
e.
Not
ed.
Veh
icul
ar m
ovem
ent
patte
rns
in a
nd a
roun
d th
e to
wn
cent
re w
ill
requ
ire
furt
her
inve
stig
atio
n as
pa
rt
of
the
impl
emen
tatio
n/in
vest
men
t pl
an fo
llow
ing
Cou
ncil
endo
rsem
ent o
f the
mas
terp
lan.
10
‘Ado
pt th
e te
rm "
Prim
ary
Inte
rsec
tion"
inst
ead
of "
Rou
ndab
outs
" N
oted
.
11
The
clo
sure
of
Mar
ine
Par
ade
to e
stab
lish
a R
emem
bran
ce P
laza
in f
ront
of
the
Mem
oria
l is
supp
orte
d.
Ret
ain
curr
ent m
aste
rpla
n re
com
men
datio
ns.
12
The
pr
opos
ed
Bus
In
terc
hang
e,
as
part
of
th
e E
bbtid
e M
all
Icon
ic
Site
de
velo
pmen
t, is
sup
port
ed.
Ret
ain
curr
ent m
aste
rpla
n re
com
men
datio
ns.
13
Mor
e pa
rkin
g is
req
uire
d.
Ret
ain
curr
ent m
aste
rpla
n re
com
men
datio
ns.
14
Car
park
ar
eas
need
to
be
w
ell
sign
post
ed
to
clea
rly
aler
t pe
ople
to
th
eir
loca
tion.
R
etai
n cu
rren
t mas
terp
lan
reco
mm
enda
tions
.
15
The
KF
C S
ite s
houl
d be
incl
uded
in th
e pu
blic
par
king
zon
es.
Not
ed.
Iden
tify
‘Key
’/KF
C S
ites
as a
par
king
loca
tion.
16
All
publ
ic p
arki
ng s
houl
d re
mai
n fr
ee.
Not
ed.
The
mas
terp
lan
does
not
pro
pose
pai
d pa
rkin
g.
17
The
re i
s a
need
to
prov
ide
publ
ic p
arki
ng c
lose
to
‘Mar
ket
Pla
ce’
beca
use
it is
to
o m
uch
to e
xpec
t T
he E
ntra
nce
Mar
kets
sho
pper
s to
car
ry g
oods
acr
oss
tow
n.
Not
ed.
Inv
estig
ate
the
oppo
rtun
ity t
o pr
ovid
e pa
rkin
g fa
cilit
ies
for
mar
ket
days
at
‘M
arke
t P
lace
’ as
pa
rt
of
the
futu
re
impl
emen
tatio
n an
d in
vest
men
t pla
n.
18
The
Mas
terp
lan
has
not
addr
esse
d th
e sp
ace
need
ed f
or t
he "
lay
by"
of b
uses
an
d co
ache
s. N
ew b
us in
terc
hang
es li
ke t
he P
arra
mat
ta T
rans
port
Int
erch
ange
pr
ovid
e a
"lay
by"
nea
r th
e in
terc
hang
e th
at i
nclu
de a
bui
ldin
g w
here
the
bus
dr
iver
s ha
ve t
oile
ts a
nd a
n ai
r co
nditi
oned
lun
ch r
oom
to
use
whi
le w
aitin
g to
co
mm
ence
the
ir ne
xt r
un.
Thi
s st
oppe
d bu
ses
sitti
ng w
ith t
heir
engi
nes
runn
ing
to k
eep
the
driv
er c
ool
or w
arm
. If
The
Mas
terp
lan
is s
erio
us a
bout
mee
ting
futu
re p
ubic
tran
spor
t nee
ds th
is is
sue
mus
t be
cons
ider
ed.
Not
ed.
Inv
estig
ate
the
oppo
rtun
ity t
o pr
ovid
e bu
s la
yby
faci
litie
s an
d th
eir
appr
opria
te
loca
tion
durin
g in
vest
igat
ions
in
to
ve
hicu
lar
mov
emen
t pa
ttern
s an
d ro
ad a
lignm
ent
issu
es in
and
aro
und
the
tow
n ce
ntre
as
part
of
the
futu
re im
plem
enta
tion
and
inve
stm
ent p
lan.
19
The
pr
opos
ed
cent
ral
role
of
“M
ain
Str
eet”
an
d th
e co
nver
genc
e of
th
e ea
st/w
est
stre
ets
to r
einf
orce
the
tow
n sq
uare
as
a ci
vic
hub
to T
he E
ntra
nce
is
endo
rsed
.
Not
ed. R
etai
n cu
rren
t mas
terp
lan
reco
mm
enda
tions
.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 10
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
20
In P
art
5, T
extu
re P
ublic
Dom
ain
Con
cept
, of
the
Mas
terp
lan
docu
men
t th
e m
ost
impo
rtan
t P
ublic
Dom
ain
Pre
cinc
t, th
e "T
own
Squ
are
- T
he C
ivic
Hea
rt o
f T
he E
ntra
nce"
sho
uld
be b
roug
ht u
p to
the
firs
t po
sitio
n –
Pre
ferr
ed o
rder
=
Tow
n S
quar
e,
Pic
nic
Poi
nt
Rec
reat
ion
Par
k,
Wat
erfr
ont
Pre
cinc
t W
est,
Wat
erfr
ont P
reci
nct E
ast.
Not
ed.
The
pre
cinc
ts t
o be
re-
orde
red
as s
ugge
sted
, in
clud
ing
also
The
E
ntra
nce
Nor
th F
ores
hore
Pre
cinc
t.
21
Rea
lignm
ent
of T
orre
ns A
venu
e in
to C
opno
r A
venu
e w
ill r
equi
re t
he a
cqui
sitio
n of
the
two
bloc
ks o
f uni
ts o
n th
e co
rner
of F
airv
iew
Ave
nue.
N
oted
. V
ehic
ular
mov
emen
t pa
ttern
s an
d ro
ad a
lignm
ent
issu
es i
n an
d ar
ound
the
tow
n ce
ntre
will
req
uire
fu
rthe
r in
vest
igat
ion
as p
art
of t
he
impl
emen
tatio
n fo
llow
ing
Cou
ncil
endo
rsem
ent o
f the
mas
terp
lan.
22
Ext
ensi
on o
f C
opno
r A
venu
e fr
om A
shto
n A
venu
e to
Cam
pbel
l Ave
nue
requ
ires
acqu
isiti
on o
f pos
sibl
y fo
ur lo
ts.
Not
ed.
Veh
icul
ar m
ovem
ent
patte
rns
and
road
alig
nmen
t is
sues
in
and
arou
nd t
he t
own
cent
re w
ill r
equi
re f
urt
her
inve
stig
atio
n as
par
t of
the
im
plem
enta
tion
follo
win
g C
ounc
il en
dors
emen
t of t
he m
aste
rpla
n.
23
The
pos
sibi
lity
of r
epla
cing
the
Cor
al S
tree
t an
d T
orre
ns A
venu
e ro
unda
bout
w
ith
traf
fic
cont
rol
sign
als
shou
ld
also
be
co
nsid
ered
on
th
e gr
ound
s of
pe
dest
rian
safe
ty.
Not
ed.
Veh
icul
ar m
ovem
ent
patte
rns
and
road
alig
nmen
t is
sues
in
and
arou
nd t
he t
own
cent
re w
ill r
equi
re f
urt
her
inve
stig
atio
n as
par
t of
the
im
plem
enta
tion
follo
win
g C
ounc
il en
dors
emen
t of t
he m
aste
rpla
n.
24
The
re
may
be
th
e ne
ed
to
trad
e of
f op
en
spac
e in
or
der
to
get
the
bus
inte
rcha
nge
into
the
Ebb
tide
Mal
l Ico
nic
deve
lopm
ent.
Not
ed.
T
his
mat
ter
can
be
deal
t w
ith
durin
g ne
gotia
tions
w
ith
the
prop
onen
ts o
f Ebb
tide
Mal
l Key
(Ic
onic
) D
evel
opm
ent S
ite.
25
The
gra
ss o
n M
emor
ial P
ark
need
s pr
otec
tion
and
the
Mas
terp
lan
give
s th
is.
Ret
ain
curr
ent m
aste
rpla
n re
com
men
datio
ns.
26
Vic
toria
Ave
nue
and
Oce
an P
arad
e w
ould
hav
e to
be
mad
e on
e w
ay w
est
boun
d to
acc
omm
odat
e th
e tr
affic
mov
emen
t pro
pose
d.
Not
ed.
Veh
icul
ar m
ovem
ent
patte
rns
and
road
alig
nmen
t is
sues
in
and
arou
nd t
he t
own
cent
re w
ill r
equi
re f
urt
her
inve
stig
atio
n as
par
t of
the
im
plem
enta
tion
follo
win
g C
ounc
il en
dors
emen
t of t
he m
aste
rpla
n.
27
A p
ropo
sal l
ike
the
Sun
rise
Brid
ge,
Wat
erw
alk
and
asso
ciat
ed f
acili
ties
will
nee
d de
taile
d en
gine
erin
g an
d hy
drod
ynam
ic s
tudi
es.
The
S
unris
e B
ridge
, W
ater
wal
k an
d as
soci
ated
fa
cilit
ies
will
ne
ed
deta
iled
engi
neer
ing,
hyd
rolo
gica
l, an
d ec
olog
ical
im
pact
inv
estig
atio
ns
as p
art o
f the
futu
re im
plem
enta
tion
and
inve
stm
ent p
lan.
28
Nee
d to
pro
tect
thre
aten
ed s
peci
es h
abita
t at K
arag
i Res
erve
and
Pic
nic
Poi
nt.
The
m
aste
rpla
n to
ac
know
ledg
e m
ore
clea
rly
that
th
e im
pact
of
th
e S
unris
e B
ridge
, W
ater
wal
k an
d as
soci
ated
fa
cilit
ies
will
ne
ed
to
inve
stig
ated
in
rega
rd t
o po
tent
ial
impa
ct o
n th
reat
ened
spe
cies
and
th
reat
ened
spe
cies
hab
itat.
The
off-
leas
h do
g ex
erci
se f
acili
ty a
t P
icni
c P
oint
is to
be
dele
ted.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 11
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
29
Tou
rist
coac
hes
will
nee
d ac
cess
to
‘Mar
ket
Pla
ce’ a
nd t
he V
illag
e. T
hey
wou
ld
have
to
acce
ss t
he s
ite b
y B
ay R
oad
and
Fai
rpor
t A
venu
e an
d M
arin
e P
arad
e to
giv
e th
e to
uris
ts a
cces
s to
the
Tow
n G
reen
(M
emor
ial P
ark)
. A
t pr
esen
t th
ey
pull
up in
Mar
ine
Par
ade
and
use
the
BB
Q.
Ret
ain
curr
ent
mas
terp
lan
reco
mm
enda
tions
w
hich
ar
e ai
med
at
pr
omot
ing
mor
e pe
dest
rian
mov
emen
t in
the
Tow
n C
entr
e to
im
prov
e vi
abili
ty o
f bu
sine
sses
. H
owev
er,
need
to
inve
stig
ate
the
oppo
rtun
ity t
o pr
ovid
e bu
s la
yby
faci
litie
s at
an
ap
prop
riate
lo
catio
n.
A
ltern
ativ
ely,
in
vest
igat
e th
e op
port
unity
to
pr
ovid
e bu
s la
yby
faci
litie
s an
d th
eir
appr
opria
te
loca
tion
near
‘M
arke
t P
lace
’ du
ring
inve
stig
atio
ns
in
to
vehi
cula
r m
ovem
ent
patte
rns
and
road
alig
nmen
t is
sues
in
and
arou
nd
the
tow
n ce
ntre
. M
aste
rpla
n to
ack
now
ledg
e th
is.
30
Req
uire
m
odifi
catio
n to
th
e en
try
and
exit
to
"Mar
ket
Pla
ce"
to
allo
w
the
coac
hes
to tu
rn a
roun
d.
Ret
ain
curr
ent
mas
terp
lan
reco
mm
enda
tions
w
hich
ar
e ai
med
at
pr
omot
ing
mor
e pe
dest
rian
mov
emen
t in
the
Tow
n C
entr
e to
im
prov
e vi
abili
ty o
f bu
sine
sses
. H
owev
er,
need
to
inve
stig
ate
the
oppo
rtun
ity t
o pr
ovid
e bu
s la
yby
and
turn
arou
nd f
acili
ties
and
thei
r ap
prop
riate
loc
atio
n ne
ar
‘Mar
ket
Pla
ce’
durin
g in
vest
igat
ions
in
to
ve
hicu
lar
mov
emen
t pa
ttern
s an
d ro
ad
alig
nmen
t is
sues
in
and
arou
nd
the
tow
n ce
ntre
. M
aste
rpla
n to
ack
now
ledg
e th
is.
31
The
Pic
nic
Poi
nt M
anag
emen
t P
lan
has
been
ign
ored
in
the
prep
arat
ion
of t
he
Mas
terp
lan.
Of
part
icul
ar c
once
rn is
the
loca
tion
of t
he "
Off
Lead
" do
g ex
erci
se
area
.
The
‘off
lead
’ dog
exe
rcis
e ar
ea a
t P
icni
c P
oint
is
to
be r
emov
ed f
rom
the
m
aste
rpla
n du
e to
its
po
tent
ial
impa
ct
on
thre
aten
ed
spec
ies
and
thre
aten
ed s
peci
es h
abita
t.
32
Ack
now
ledg
e th
e lo
catio
n an
d se
nsiti
vity
of
the
Thr
eate
ned
Spe
cies
Hab
itats
on
Kar
agi R
eser
ve a
nd P
icni
c P
oint
. T
he m
aste
rpla
n is
to
ackn
owle
dge
the
loca
tion
and
sens
itivi
ty o
f th
e T
hrea
tene
d S
peci
es H
abita
ts o
n K
arag
i R
eser
ve a
nd P
icni
c P
oint
and
re
com
men
d im
pact
miti
gatio
n m
easu
res.
33
Rev
ise
the
desi
gn o
f th
e M
aste
rpla
ns' P
icni
c P
oint
Rec
reat
ion
Par
k to
add
ress
th
e en
viro
nmen
tally
sen
sitiv
e ar
eas
iden
tifie
d in
Cou
ncil'
s "T
he P
icni
c P
oint
M
anag
emen
t Pla
n".
Rev
ise
the
desi
gn
of
the
Mas
terp
lan’
s P
icni
c P
oint
R
ecre
atio
n P
ark
prec
inct
, as
nec
essa
ry,
to a
ddre
ss t
he e
nviro
nmen
tally
sen
sitiv
e ar
eas
iden
tifie
d in
Cou
ncil'
s "T
he P
icni
c P
oint
Man
agem
ent
Pla
n".
The
off-
leas
h do
g ex
erci
se fa
cilit
y at
Pic
nic
Poi
nt is
to b
e de
lete
d.
34
Whi
st w
e su
ppor
t th
e de
velo
pmen
t of
an
icon
ic p
edes
tria
n br
idge
, a
num
ber
of
com
mun
ity m
embe
rs h
ave
reco
mm
ende
d th
at a
n in
vest
igat
ion
be u
nder
take
n of
th
e op
tion
of r
edev
elop
ing
the
exis
ting
The
Ent
ranc
e B
ridge
to
acco
mm
odat
e a
sepa
rate
ped
estr
ian
carr
iage
. T
hey
cons
ider
tha
t th
e am
bien
ce o
f th
e ch
anne
l w
ould
bec
ome
clut
tere
d by
ano
ther
brid
ge c
ross
ing.
Incl
ude
this
alte
rnat
ive
in t
he m
aste
rpla
n as
an
optio
n to
be
inve
stig
ated
as
par
t of t
he im
plem
enta
tion
and
inve
stm
ent p
lan.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 12
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
35
The
wea
kest
par
t of
the
pro
cess
wer
e th
e pu
blic
dis
play
s w
hich
wer
e lo
w k
ey
and
poor
ly d
esig
ned,
sim
ply
rely
ing
on e
xtra
cts
from
the
Mas
terp
lan
docu
men
t, an
d it
faile
d to
pre
sent
the
pla
n in
a m
anne
r th
at c
ould
hav
e be
en a
chie
ved
with
m
ore
time
and
grea
ter
fund
ing.
A m
ore
enga
ging
dis
play
wou
ld h
ave
had
bette
r gr
aphi
cs a
nd a
bro
chur
e, s
umm
aris
ing
the
key
poin
ts in
an
easy
to
dige
st f
orm
, w
ould
hav
e be
en a
dvan
tage
ous.
No
actio
n re
quire
d in
re
latio
n to
th
e m
aste
rpla
n.
C
ounc
il w
ill
inve
stig
ate/
cons
ider
how
it c
an im
prov
e in
its
publ
ic d
ispl
ays
with
min
imal
im
pact
on
budg
ets.
36
Cou
ncil
to
deve
lop
a S
trat
egy
for
impl
emen
tatio
n of
th
e M
aste
rpla
n w
hich
in
clud
es
prio
ritis
ing
each
of
th
e pr
opos
ed
chan
ges
and
whe
re
poss
ible
, in
clud
ing
a de
adlin
e fo
r co
mm
ence
men
t.
No
actio
n re
quire
d in
re
latio
n to
th
e m
aste
rpla
n.
F
ollo
win
g C
ounc
il en
dors
emen
t of
th
e m
aste
rpla
n,
Cou
ncil
inte
nds
to
prep
are
an
impl
emen
tatio
n an
d in
vest
men
t pl
an w
hic
h w
ill i
dent
ify,
cost
, st
age
and
prio
ritis
e th
e va
rious
act
ions
and
in
the
mas
terp
lan
and
mon
itor/
mea
sure
its
pro
gres
s an
d co
nsul
t with
sta
keho
lder
s.
37
The
(dr
aft)
Mas
terp
lan
is b
ased
on
soun
d ur
ban
desi
gn p
rinci
ples
and
has
bee
n pr
ofes
sion
ally
pre
sent
ed in
a lo
gica
l str
uctu
red
man
ner
Not
ed.
Ret
ain
curr
ent K
ey U
rban
Des
ign
Prin
cipl
es in
the
mas
terp
lan.
38
Tha
t th
e Li
aiso
n G
roup
con
tinue
to
mee
t an
d re
ceiv
e re
gula
r re
port
s fr
om W
SC
as
to th
e pr
ogre
ss m
ade
in th
e im
plem
enta
tion
of th
e M
aste
rpla
n.
No
actio
n re
quire
d in
re
latio
n to
th
e m
aste
rpla
n.
F
ollo
win
g C
ounc
il en
dors
emen
t of
th
e m
aste
rpla
n,
Cou
ncil
inte
nds
to
prep
are
an
impl
emen
tatio
n an
d in
vest
men
t pl
an w
hic
h w
ill i
dent
ify,
cost
, st
age
and
prio
ritis
e th
e va
rious
act
ions
and
in
the
mas
terp
lan
and
mon
itor/
mea
sure
its
pro
gres
s an
d co
nsul
t with
sta
keho
lder
s.
39
Ens
ure
that
T
he
Ent
ranc
e T
own
Cen
tre
Mas
terp
lan
is
com
patib
le
with
th
e M
aste
rpla
ns o
f T
he E
ntra
nce
Nor
th a
nd L
ong
Jetty
. A
s pa
rt o
f th
is b
road
er
pict
ure,
Cou
ncil
will
als
o ne
ed t
o co
nsid
er h
ow t
hese
bot
h re
late
to
the
exis
ting
regi
onal
sho
ppin
g an
d co
mm
unity
faci
litie
s at
Bay
Vill
age/
Bat
eau
Bay
.
No
actio
n re
quire
d in
rel
atio
n to
the
mas
terp
lan.
C
ounc
il w
ill c
onsi
der
the
role
of
othe
r ye
t to
be
mas
terp
lann
ed c
entr
es,
such
as
Long
Jet
ty V
illag
e C
entr
e.
It is
int
ende
d to
use
a s
imila
r st
akeh
olde
r en
gage
men
t st
rate
gy
to th
at u
sed
for
The
Ent
ranc
e T
own
Cen
tre
Mas
terp
lan.
40
Tha
t La
kesi
de P
laza
sho
ppin
g de
velo
pmen
t be
enc
oura
ged
to p
roce
ed a
s so
on
as p
ossi
ble
as t
he e
xist
ing
Col
es s
uper
mar
ket
does
not
mee
t th
e ne
eds
of t
he
loca
l res
iden
ts.
No
actio
n re
quire
d in
rel
atio
n to
the
mas
terp
lan.
C
ounc
il is
wor
king
cl
osel
y w
ith L
akes
ide
Pla
za p
erso
nnel
via
the
Key
(Ic
onic
) D
evel
opm
ent
Site
P
rogr
am
tow
ards
ac
hiev
ing
a hi
gh
qual
ity
outc
ome
for
the
site
. N
orm
al S
tate
legi
slat
ive
proc
esse
s w
ill h
ave
to b
e fo
llow
ed.
41
It is
re
com
men
ded
that
C
ounc
il pr
omot
e th
e T
he
Ent
ranc
e T
own
Cen
tre
Mas
terp
lan
as a
n ur
ban
rene
wal
pro
ject
in
ord
er t
o se
ek f
unds
fro
m S
tate
and
F
eder
al fu
ndin
g bo
dies
.
No
actio
n re
quire
d in
rel
atio
n to
the
mas
terp
lan.
C
ounc
il in
tend
s to
see
k fu
nds
from
eve
ry a
vaila
ble
sour
ce.
Cou
ncil
cons
ider
s th
at a
n en
dors
ed
mas
terp
lan
and
impl
emen
tatio
n/ i
nves
tmen
t pl
an w
ill g
reat
ly a
ssis
t in
at
trac
ting
fund
ing.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 13
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
42
It is
rec
omm
ende
d th
at,
for
prom
otio
nal
purp
oses
, a
prof
essi
onal
ly p
rodu
ced
publ
icat
ion
be
mad
e av
aila
ble,
in
or
der
to
“sel
l” th
e be
nefit
s to
pr
ivat
e de
velo
pers
/inve
stor
s an
d po
tent
ial
hom
e bu
yers
fr
om
acro
ss
Aus
tral
ia
and
ov
erse
as.
No
actio
n re
quire
d in
re
latio
n to
th
e m
aste
rpla
n.
F
ollo
win
g C
ounc
il en
dors
emen
t of
th
e m
aste
rpla
n,
Cou
ncil
inte
nds
to
prep
are
an
impl
emen
tatio
n an
d in
vest
men
t pl
an w
hic
h w
ill i
dent
ify,
cost
, st
age
and
prio
ritis
e th
e va
rious
act
ions
and
in
the
mas
terp
lan
and
mon
itor/
mea
sure
its
pro
gres
s an
d co
nsul
t w
ith s
take
hold
ers.
It
is a
ntic
ipat
ed t
hat
way
s of
pr
omot
ing
The
Ent
ranc
e w
ill b
e in
clud
ed in
suc
h a
docu
men
t.
43
It is
pl
easi
ng
to
see
the
(dra
ft)
Pla
n
is
holis
tic.
It
cons
ider
s ex
istin
g
infr
astr
uctu
re
and
way
s of
en
hanc
ing
it,
it co
nsid
ers
mob
ility
(w
heth
er
by
vehi
cle,
cy
cle,
w
alki
ng
etc)
, as
w
ell
as
resi
dent
ial,
com
mer
cial
an
d to
uris
t ne
eds.
Not
ed.
Ret
ain
curr
ent p
rovi
sio
ns in
rel
atio
n to
thes
e ite
ms.
44
In f
acili
tatin
g bu
ildin
gs o
f gr
eate
r he
ight
s, C
ounc
il w
ill n
eed
to b
e ca
refu
l to
en
sure
a
hum
an
dim
ensi
on
to
new
co
nstr
uctio
n,
with
re
duce
d bu
ildin
g fo
otpr
ints
, m
ore
open
sp
ace
and
adeq
uate
de
velo
per
cont
ribut
ions
to
co
mm
unal
fac
ilitie
s en
hanc
ing
the
publ
ic p
reci
ncts
in
whi
ch t
hey
are
loca
ted.
T
his
appl
ies
part
icul
arly
to
site
s im
med
iate
ly a
djac
ent
to a
nd h
ighl
y vi
sibl
e fr
om
the
wat
erfr
ont o
r as
one
app
roac
hes
The
Ent
ranc
e fr
om th
e N
orth
.
Not
ed.
Inc
lude
a n
ote
in t
he m
aste
rpla
n to
thi
s ef
fect
. H
owev
er,
thes
e m
atte
rs w
ill b
e la
rgel
y ad
dres
sed
via
com
plia
nce
with
LE
P a
nd D
CP
pr
ovis
ions
and
via
the
Key
(Ic
onic
) D
evel
opm
ent S
ites
Pro
gram
.
45
The
re h
as b
een
exte
nsiv
e co
nsul
tatio
n w
ith t
he c
omm
unity
and
, ju
dgin
g fr
om
the
audi
ence
re
actio
n at
th
e re
cent
pr
esen
tatio
n,
gene
ral
acce
ptan
ce
(and
in
deed
som
e ex
cite
men
t) a
bout
the
broa
d st
rate
gic
thru
st o
f the
pro
posa
ls.
Not
ed.
46
Con
grat
ulat
ions
to
Cou
ncil
on t
he e
xten
sive
pro
cess
of
com
mun
ity c
onsu
ltatio
n an
d w
orks
hops
un
dert
aken
in
de
velo
ping
th
is
plan
.
The
ge
nera
l te
nor
of
com
mun
ity in
tere
st in
and
acc
epta
nce
of t
he p
lan
this
tim
e st
ands
in c
ontr
ast
to
prev
ious
atte
mpt
s w
here
the
com
mun
ity w
as o
ppos
ing
man
y of
the
pro
posa
ls
adva
nced
by
Cou
ncil.
Not
ed.
47
Vis
ion
is
clea
r,
succ
inct
, ex
celle
nt
that
th
is
was
st
ated
up
fron
t; st
rong
ly
supp
orte
d.
Ret
ain
curr
ent v
isio
n st
atem
ent.
48
The
‘key
urb
an d
esig
n pr
inci
ples
’ are
wel
l tho
ught
out
and
str
ongl
y su
ppor
ted.
R
etai
n cu
rren
t key
urb
an d
esig
n pr
inci
ples
.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 14
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
49
Ope
n S
pace
:
‐ T
he n
etw
ork
of c
onne
cted
ope
n sp
aces
and
a h
iera
rchy
cov
erin
g a
varie
ty
of u
ses
(act
ive
and
pass
ive)
sho
uld
assi
st c
reat
e a
mor
e vi
bran
t to
wn
cent
re.
‐ T
he c
reat
ion
of a
n ur
ban
park
at
the
tow
n ce
ntre
app
ears
wor
thw
hile
, if
may
be c
halle
ngin
g.
Ret
ain
curr
ent p
rovi
sion
s in
rel
atio
n to
thes
e is
sues
.
50
It is
com
men
dabl
e to
see
the
Pla
n is
sou
ndly
bas
ed:
‐ A
t th
e m
acro
leve
l, w
ithin
the
con
text
of
NS
W 2
021
– ‘A
Pla
n to
Mak
e N
SW
N
o. 1
, C
entr
al C
oast
Reg
iona
l S
trat
egy
(200
6-31
), C
entr
al C
oast
Reg
iona
l P
riorit
ies
Pla
n (S
epte
mbe
r 20
10)
and
Reg
iona
l E
cono
mic
Dev
elop
men
t &
E
mpl
oym
ent S
trat
egy.
‐ A
t th
e lo
cal l
evel
, w
ith r
egar
d to
pre
viou
s T
he E
ntra
nce
Pen
insu
la P
lann
ing
Str
ateg
y an
d W
SC
’s g
ener
al b
road
er p
lann
ing
fram
ewor
k of
Wyo
ng S
hire
C
ounc
il S
trat
egic
Pla
n 20
11 –
201
5 an
d W
yong
Res
iden
tial
Dev
elop
men
t S
trat
egy.
Thi
s sh
ould
ens
ure
that
pro
posa
ls a
t T
he E
ntra
nce
shou
ld a
ttrac
t m
axim
um
plan
ning
and
fin
anci
al s
uppo
rt f
rom
the
NS
W g
over
nmen
t an
d ‘fi
t’ w
ith C
ounc
il’s
stra
tegi
c di
rect
ion-
esp
ecia
lly in
term
s of
its
deve
lopm
ent o
f Ico
nic
Site
s.
Not
ed.
51
Con
nect
ed E
dge:
W
hils
t th
ere
is w
alka
ble
conn
ectiv
ity a
roun
d T
he E
ntra
nce,
fo
resh
ore,
Pic
nic
Poi
nt,
impr
oved
con
nect
ivity
is
need
ed w
ith N
orth
Ent
ranc
e,
initi
ally
I su
gges
t via
a s
afer
pat
hway
acr
oss
the
exis
ting
brid
ge
Incl
ude
in th
e m
aste
rpla
n as
an
optio
n to
be
inve
stig
ated
.
52
Hot
spot
s an
d Q
uiet
Pla
ces:
‐ T
he i
dent
ifica
tion
of ‘
hot’
spot
s/‘q
uiet
’ sp
ots
allo
ws
for
‘act
ive’
and
‘pa
ssiv
e’
uses
of
publ
ic o
pen
spac
e –
part
icul
arly
im
port
ant
as T
he E
ntra
nce
need
s to
cat
er fo
r yo
unge
r an
d ol
der
resi
dent
s.
‐ A
wi-f
i ho
tspo
t w
ould
cat
er f
or a
n in
crea
sing
ly c
ompu
ter
savv
y ge
nera
tion
as w
ell a
s en
cour
age
busi
ness
peo
ple
to e
njoy
a c
offe
e of
lunc
h at
out
door
ca
fes.
Ret
ain
curr
ent p
rovi
sion
s on
thes
e m
atte
rs.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 15
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
53
Key
Icon
ic D
evel
opm
ent S
ites:
‐ T
he t
imin
g an
d na
ture
of
the
deve
lopm
ent
of 7
Ico
nic
Site
s, la
rgel
y w
ithin
the
T
own
Cen
tre,
will
und
oubt
edly
hea
vily
influ
ence
the
who
le a
rea.
‐ W
ith s
o m
any
site
s so
clo
se t
o ea
ch o
ther
, C
ounc
il w
ill n
eed
to u
nder
take
m
ore
holis
tic p
lann
ing,
rat
her
than
con
side
ring
thes
e de
velo
pmen
ts o
n a
site
-by-
site
bas
is a
s D
As
are
subm
itted
– e
g a
tran
spor
t in
terc
hang
e at
La
kesi
de P
laza
, civ
ic p
ark
at S
hort
Str
eet
‐ F
unct
iona
lity,
use
and
hei
ght
of t
hese
site
s w
ill b
e cr
itica
l to
the
livea
bilit
y of
th
e ar
ea
‐ In
ret
urn
for
incr
ease
d he
ight
, C
ounc
il m
ust
be c
aref
ul t
o en
sure
a r
educ
ed
foot
prin
t so
tha
t a
sens
e of
pro
port
ion
is m
aint
aine
d an
d pu
blic
are
as d
o no
t be
com
e w
ind
tunn
els
betw
een
tall
build
ings
‐ C
ounc
il m
ust
insi
st o
n ap
prop
riate
ly s
cale
d de
velo
pmen
t on
the
Klu
mpe
r/E
l La
go w
ater
fron
t si
te a
nd a
t th
e K
arag
i re
sort
; bo
th a
re s
ensi
tive
and
high
ly
visi
ble
site
s, t
here
fore
dev
elop
men
t m
ust
mai
ntai
n an
app
ropr
iate
sca
le (
the
prev
ious
pr
opos
al
for
the
Klu
mpe
r/E
l La
go
site
w
ould
ha
ve
impo
sed
a hi
deou
s co
ntin
uous
wal
l of
build
ing
alon
g th
is s
ensi
tive
area
… a
nd s
ever
ely
detr
acte
d fr
om t
he v
isua
l am
enity
of
the
tow
n ar
ea s
een
from
eith
er t
he
wat
erw
ay o
r N
orth
Ent
ranc
e/en
try
poin
t to
The
Ent
ranc
e al
ong
the
mai
n ro
ad)
‐ T
he ‘
bird
s-ey
e vi
ews’
on
pp 3
5-36
loo
k om
inou
s in
res
pect
of
heig
ht (
both
de
velo
pmen
ts)
and
num
ber
of
build
ings
- 7
- (K
lum
per/
El
Lago
) an
d pr
oxim
ity t
o th
e fo
resh
ore
(Klu
mpe
r/E
l Lag
o)
– su
rely
we
have
lear
ned
that
G
old
Coa
st-s
tyle
dev
elop
men
t rig
ht a
long
the
for
esho
re d
etra
cts
from
rat
her
than
enh
ance
s am
enab
le li
ving
‐ C
ounc
il m
ust
ensu
re t
hat
deve
lope
rs m
ake
adeq
uate
con
trib
utio
ns t
o pu
blic
in
fras
truc
ture
.
Incl
ude
a no
te in
the
mas
terp
lan
to c
over
the
se m
atte
rs.
How
ever
, th
ese
mat
ters
will
be
larg
ely
addr
esse
d vi
a co
mpl
ianc
e w
ith L
EP
and
DC
P
prov
isio
ns a
nd v
ia th
e K
ey (
Icon
ic)
Dev
elop
men
t Site
s P
rogr
am.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 16
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
54
Pat
hs a
nd D
estin
atio
ns/C
ycle
way
s:
‐ I
like
the
iden
tific
atio
n of
’des
tinat
ions
’ and
pat
hway
s an
d th
e m
ove
to p
ark
cars
and
get
peo
ple
out
on t
he s
tree
t –
this
will
pro
mot
e ac
tivity
and
pro
vide
en
orm
ous
heal
th b
enef
its.
‐ T
here
is
a
need
to
im
prov
e sa
fety
fo
r pe
dest
rians
/cyc
lists
/thos
e in
w
heel
chai
rs c
ross
ing
The
Ent
ranc
e B
ridge
– p
ossi
bly
with
a r
ailin
g al
ong
the
exis
ting
path
way
, po
ssib
ly w
ith a
can
tilev
ered
pat
hway
on
the
othe
r (W
) si
de o
f the
brid
ge.
‐ Im
prov
ed l
inka
ges
acro
ss T
he E
ntra
nce
Brid
ge c
ould
cre
ate
a ‘c
ircui
t’ fo
r w
alke
rs, c
yclis
ts, p
eopl
e in
whe
elch
airs
etc
.
‐ T
he p
ropo
sed
‘wat
er w
alk’
, spl
ash
pool
and
Sun
rise
Brid
ge a
re in
nova
tive
in
conc
ept
and
shou
ld
not
light
ly
be
reje
cted
; th
ere
will
be
so
me
desi
gn
chal
leng
es t
o av
oid
‘clo
sing
off’
the
ent
ranc
e .c
hann
el (
eg o
peni
ng s
ectio
n of
brid
ge)
and
to a
ccom
mod
ate
shift
ing
sand
bank
s an
d st
rong
tida
l flo
ws.
‐ I
wou
ld n
ot s
uppo
rt a
cces
s to
Ter
ilbah
Isl
and
– bi
rds
and
wild
life
need
a
refu
ge fr
om a
nim
als
and
peop
le.
Ret
ain
curr
ent
prov
isio
ns
on
thes
e m
atte
rs,
or
addr
ess
as
indi
cate
d un
der
othe
r ite
ms.
R
emov
e al
l re
fere
nces
to
acce
ssin
g T
erilb
ah I
slan
d.
The
re
are
too
man
y se
nsiti
ve
envi
ronm
enta
l is
sues
an
d th
e S
tate
G
over
nmen
t ow
ner
is h
ighl
y un
likel
y to
agr
ee t
o in
crea
sed
hum
an a
cces
s to
and
con
tact
with
thes
e is
sues
.
55
Veh
icul
ar &
Ped
estr
ian
Con
verg
ence
:
‐ T
he d
esig
n of
‘m
ovem
ent’
whe
ther
by
driv
ing,
wal
king
or
cycl
ing
has
been
w
ell
conc
eive
d w
ith
park
ing
stat
ions
in
a
core
ar
ea
and
pede
stria
n m
ovem
ent/p
rom
otio
n of
mov
emen
t on
the
str
eets
and
aro
und
the
who
le
area
.
Ret
ain
curr
ent p
rovi
sion
s on
thes
e m
atte
rs.
56
Act
ivity
Are
as:
The
net
wor
k of
act
ivity
are
as a
nd l
inka
ges
have
bee
n w
ell
thou
ght
out
and
defin
ed.
An
exam
ple,
of
the
sort
of
holis
tic t
hink
ing
requ
ired
in
a st
rate
gic
docu
men
t.
Ret
ain
curr
ent p
rovi
sion
s on
thes
e m
atte
rs.
57
Cyc
lew
ays:
‐ W
ith c
aref
ul d
esig
n an
d pu
blic
edu
catio
n, t
here
sho
uld
be l
ittle
con
flict
be
twee
n pe
dest
rians
/cyc
lists
an
d pe
ople
in
w
heel
chai
rs
on
‘sha
red
path
way
s’.
‐ T
he i
dea
of c
ycle
hire
and
par
king
sta
tions
is
inno
vativ
e an
d ha
s w
orke
d w
ell o
vers
eas.
‐ ‘C
ircui
ts’ w
ith t
he t
own
cent
re a
nd c
onne
ctiv
ity t
o ‘g
reat
er d
estin
atio
ns’ h
ave
been
iden
tifie
d an
d ca
ter
for
shor
ter
and
long
er w
alks
/rid
es.
Ret
ain
curr
ent p
rovi
sion
s on
thes
e m
atte
rs.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 17
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
58
Key
Site
s/P
reci
nct F
orm
atio
n/D
evel
opin
g P
reci
ncts
:
‐ I
like
the
linka
ge m
ade
betw
een
the
key
site
s an
d pr
ecin
ct f
orm
atio
n (e
g C
ivic
Cen
tre,
Wat
erfr
ont/W
ater
fron
t/Tou
rist)
‐ It
shou
ld b
e a
clea
r ex
pect
atio
n of
Cou
ncil
that
tho
se d
evel
opin
g ke
y/ic
onic
si
tes
will
und
erta
ke c
onsi
dera
ble
wor
ks to
enh
ance
aro
und
thei
r si
tes.
‐ C
losi
ng p
art
of T
he E
ntra
nce
Roa
d f
ront
ing
the
chan
nel
and
crea
ting
a F
ores
hore
Pla
za P
rom
enad
e w
ill c
onne
ct t
he t
wo
disc
onne
cted
are
as o
f th
e W
ater
fron
t an
d T
ouris
m P
reci
nct
prov
ided
mul
ti-st
orey
dev
elop
men
t in
thi
s ar
ea is
req
uire
d to
be
set b
ack
from
the
wat
erfr
ont.
Ret
ain
curr
ent
prov
isio
ns
on
thes
e m
atte
rs,
or
addr
ess
as
indi
cate
d un
der
othe
r ite
ms.
59
Wat
erfr
ont E
ast:
The
Wat
er W
alk/
Sun
rise
Brid
ge a
nd S
plas
h P
ool
will
nee
d to
be
care
fully
de
sign
ed t
o ac
com
mod
ate
shift
ing
sand
s an
d fa
st t
idal
flo
ws
(and
inc
reas
ingl
y fr
eque
nt h
igh
inun
datio
n ev
ents
) an
d so
as
not
to p
erm
anen
tly b
lock
off
the
chan
nel.
‐ T
his
com
men
t do
es
not
mea
n th
at
thes
e in
nova
tive
idea
s sh
ould
be
dr
oppe
d fr
om fu
rthe
r ac
tive
cons
ider
atio
n.
Ret
ain
curr
ent
prov
isio
ns
on
thes
e m
atte
rs.
T
he
Sun
rise
Brid
ge,
Wat
erw
alk
and
asso
ciat
ed
faci
litie
s w
ill
need
de
taile
d en
gine
erin
g,
hydr
olog
ical
, an
d ec
olog
ical
im
pact
inv
est
igat
ions
as
part
of
the
futu
re
impl
emen
tatio
n an
d in
vest
men
t pla
n.
60
Tow
n S
quar
e:
‐ I
like
the
conc
ept
of ‘T
own
Squ
are’
not
as
a si
ngle
pla
ce b
ut a
hie
rarc
hy o
f w
ell c
onne
cted
urb
an s
pace
s.
‐ T
he ‘g
reen
link
ages
’ will
con
tras
t wel
l with
a s
omew
hat h
arde
r st
reet
scap
e.
‐ A
mix
ed u
se a
rea
with
cul
tura
l mix
ed u
ses
with
art
ist
stud
ios
and
galle
ries,
re
stau
rant
s ,
cafe
s an
d ot
her
cultu
ral
activ
ities
wou
ld c
ompl
imen
t ra
ther
th
an c
ompe
te w
ith th
e re
tail
focu
s of
Lak
esid
e M
all.
‐ In
my
view
, th
e P
olic
e S
tatio
n w
ould
be
bette
r si
ted
in a
Dis
tric
t E
mer
genc
y S
ervi
ces
Pre
cinc
t at
Bat
eau
Bay
tog
ethe
r w
ith e
xist
ing
Am
bula
nce
and
Fire
se
rvic
es a
nd C
ounc
il’s
Wor
ks D
epot
.
Ret
ain
curr
ent p
rovi
sion
s on
thes
e m
atte
rs.
61
Wat
erfr
ont
Wes
t P
reci
nct:
Gen
eral
ly s
uppo
rt t
he c
reat
ion
of a
n en
larg
ed V
illag
e G
reen
with
new
sta
ge a
nd a
ncill
ary
Mar
ket
Pla
ce,
but
doub
t th
e ve
ry p
opul
ar
‘mar
kets
’ w
ill f
it w
ithin
the
allo
cate
d sp
ace;
lik
ewis
e la
rge
scal
e ev
ents
lik
e C
hrom
efes
t.
May
be t
houg
ht n
eeds
to
be g
iven
as
to h
ow t
hese
may
be
spre
ad a
cros
s va
rious
are
as o
f to
wn
(eg
Mar
ketp
lace
/Pic
nic
Poi
nt/N
th E
ntra
nce)
pot
entia
lly
enliv
enin
g m
ore
area
s.
Ret
ain
curr
ent p
rovi
sion
s on
thes
e m
atte
rs.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 18
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
62
Pic
nic
Poi
nt:
‐ M
ore
activ
e us
e of
thi
s ar
ea i
s po
ssib
le,
inte
grat
ing
exis
ting
feat
ures
and
ne
w u
ses.
‐ S
ome
cons
ider
atio
n ne
eds
to b
e gi
ven
to t
he n
estin
g of
litt
le t
erns
in
this
ar
ea t
hat
may
pre
clud
e do
g-re
late
d ac
tiviti
es,
but
thes
e co
uld
be r
eloc
ated
fu
rthe
r so
uth
alon
g th
e la
ke fo
resh
ore.
‐ R
eloc
atio
n of
the
boa
t ra
mp
may
be
long
er t
erm
, gi
ven
rece
nt e
xpen
ditu
re
and
upgr
adin
g of
ass
ocia
ted
faci
litie
s.
‐ I d
oubt
‘con
cess
ion
stan
ds’ a
re w
arra
nted
or
viab
le.
The
‘off
lead
’ dog
exe
rcis
e ar
ea a
t P
icni
c P
oint
is
to
be r
emov
ed f
rom
the
m
aste
rpla
n du
e to
its
po
tent
ial
impa
ct
on
thre
aten
ed
spec
ies
and
thre
aten
ed s
peci
es h
abita
t.
The
mas
terp
lan
is t
o ac
know
ledg
e th
e lo
catio
n an
d se
nsiti
vity
of
the
Thr
eate
ned
Spe
cies
Hab
itats
on
Kar
agi
Res
erve
and
Pic
nic
Poi
nt a
nd
reco
mm
end
impa
ct m
itiga
tion
mea
sure
s.
Oth
erw
ise
reta
in c
urre
nt p
rovi
sion
s.
63
Nor
ther
n F
ores
hore
:
‐ T
he d
esig
n of
Kar
agi B
each
wou
ld h
ave
to b
e su
ch t
hat
it is
pro
tect
ed f
rom
tid
al fl
ows.
‐ In
crea
sed
publ
ic u
se o
f th
e no
rthe
rn la
ke f
ores
hore
s (K
arag
i Bea
ch,
Spl
ash
Poo
l) m
ay r
equi
re p
rovi
sion
of l
ifegu
ard/
wat
er s
afet
y.
‐ A
nor
ther
n pr
omen
ade
wou
ld b
e a
plea
sant
link
age
arou
nd th
e fo
resh
ore.
‐ T
he id
ea is
gre
at b
ut t
he d
esig
n of
the
‘Jet
ty’ a
ppea
rs a
wkw
ard
and
may
be
not f
unct
iona
l.
‐ Co
nsideration ne
eds be
given
to bird nestin
g habitat in this no
w relatively
unused
area; wou
ld not sup
port access to Terilbah
Island
.
Ret
ain
curr
ent
prov
isio
ns
on
thes
e m
atte
rs.
T
he
Sun
rise
Brid
ge,
Wat
erw
alk
and
asso
ciat
ed
faci
litie
s,
beac
h,
etc
will
ne
ed
deta
iled
engi
neer
ing,
hyd
rolo
gica
l, an
d ec
olog
ical
impa
ct in
vest
igat
ions
as
part
of
the
futu
re im
plem
enta
tion
and
inve
stm
ent p
lan.
It is
al
so
inte
nded
th
at
the
mas
terp
lan
incl
ude
anot
her
optio
n fo
r in
vest
igat
ion,
the
opt
ion
of r
edev
elop
ing
the
exis
ting
The
Ent
ranc
e B
ridge
to
acc
omm
odat
e a
sepa
rate
ped
estr
ian
wal
kway
.
64
In g
ener
al t
he p
lan
will
res
ult
in a
n im
prov
ed n
atur
al a
nd p
hysi
cal
envi
ronm
ent
for
The
Ent
ranc
e D
istr
ict.
Ret
ain
curr
ent p
rovi
sion
s on
thes
e m
atte
rs.
65
Inst
allin
g a
mix
of
artis
t st
udio
s (p
33 u
nder
rec
omm
enda
tions
) w
ould
gen
erat
e in
tere
st fr
om th
e ar
ts c
omm
unity
. R
etai
n cu
rren
t pro
visi
ons
on th
ese
mat
ters
.
66
Sm
all t
ypo,
p39
sec
ond
line:
'rai
n' in
stea
d of
'rai
l'.
Fix
typo
err
or.
67
Typ
ogra
phic
al e
rror
: D
enni
ng S
tree
t sho
uld
be
spel
t Den
ing
Str
eet
Fix
typo
err
or.
68
Leav
e th
e cu
rren
t ro
ads
open
. T
he p
ropo
sed
chan
ges
to t
he r
oad
netw
ork
will
in
conv
enie
nce
loca
l re
side
nts
to
the
east
of
th
e to
wn
cent
re,
and
will
pu
t A
shto
n, C
ampb
ell,
War
rigal
and
oth
er lo
cal s
tree
ts u
nder
pre
ssur
e.
Ret
ain
curr
ent
mas
terp
lan
reco
mm
enda
tions
w
hich
ar
e ai
med
at
pr
omot
ing
mor
e pe
dest
rian
mov
emen
t in
the
Tow
n C
entr
e to
im
prov
e vi
abili
ty o
f bu
sine
sses
. H
owev
er,
feas
ibili
ty i
nves
tigat
ions
will
be
carr
ied
out a
s pa
rt o
f the
impl
emen
tatio
n an
d in
vest
men
t pla
n.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 19
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
69
The
Wyo
ng C
ounc
il sh
ould
be
com
men
ded
for
its f
orw
ard
thin
king
and
uni
que
desi
gn in
its
mas
terp
lan.
T
he w
ater
wal
k, a
nd o
peni
ng u
p of
the
isla
nd a
re b
oth
grea
t ide
as.
Ret
ain
curr
ent
mas
terp
lan
reco
mm
enda
tions
, al
thou
gh
the
curr
ent
prop
osal
to c
reat
e ac
cess
to T
erilb
ah Is
land
is to
be
dele
ted.
70
Wha
t ha
ppen
s if
tidal
flo
w a
lters
the
cha
nnel
(it
coul
d ha
ppen
thr
ough
ext
rem
e w
eath
er e
vent
s)?
‐ W
ill th
e w
alk
and
brid
ge fo
unda
tions
ret
ain
thei
r in
tegr
ity?
‐ C
an t
he w
alk
and
brid
ge s
truc
ture
be
built
in
sect
ions
to
perm
it "h
eigh
t ab
ove
wat
er"
adju
stm
ent
to a
llow
wat
er c
raft
traf
fic w
here
ver
a su
ffici
ently
al
tere
d ch
anne
l may
occ
ur?
‐ W
ill b
oatin
g en
thus
iast
s pr
otes
t a l
ack
of p
erm
issi
ble
mov
emen
t of
wat
er
craf
t thr
ough
wha
t may
bec
ome
a na
viga
ble
chan
nel?
Ret
ain
curr
ent
prov
isio
ns
on
thes
e m
atte
rs.
T
he
Sun
rise
Brid
ge,
Wat
erw
alk
and
asso
ciat
ed
faci
litie
s,
beac
h,
etc
w
ill
need
de
taile
d en
gine
erin
g, h
ydro
logi
cal,
and
ecol
ogic
al im
pact
inve
stig
atio
ns a
s pa
rt o
f th
e fu
ture
impl
emen
tatio
n an
d in
vest
men
t pla
n.
71
The
mas
terp
lan
need
s to
inc
lude
way
s to
lur
e th
e at
trac
ted
tour
ists
to
actu
ally
pa
rt w
ith s
ome
of t
he d
olla
rs t
hat
wou
ld m
ake
the
who
le p
lan
sust
aina
ble
and
wor
thw
hile
to th
e re
side
nt r
ate
paye
rs.
Ret
ain
curr
ent
mas
terp
lan
appr
oach
w
hich
in
clud
es
a fr
amew
ork,
st
rate
gies
& it
ems
to im
prov
e T
he E
ntra
nce
Tow
n C
entr
e to
mak
e it
mor
e vi
bran
t, vi
able
an
d su
stai
nabl
e.
T
he
curr
ent
appr
oach
is
ai
med
at
at
trac
ting
the
nece
ssar
y in
vest
men
ts
in
infr
astr
uctu
re,
crea
ting
empl
oym
ent
oppo
rtun
ities
in
or
der
to
sust
ain
the
futu
re
incr
ease
s in
po
pula
tion.
72
The
mas
terp
lan
need
s to
turn
the
mai
n st
reet
into
a p
edes
tria
n m
all,
open
ing
up
the
area
, an
d in
vitin
g m
ore
acce
ss t
o th
e bu
sine
sses
on
both
sid
es o
f th
e no
w
exis
ting
road
.
The
mas
terp
lan
shou
ld c
onsi
der
clos
ing
Cor
al S
tree
t an
d M
arin
e P
arad
e to
re
mov
e th
e cu
rren
t ba
rrie
r to
the
ped
estr
ians
ven
turi
ng i
nto
the
Tow
n ce
ntre
an
d cr
eate
suf
ficie
nt p
arki
ng n
ear
the
corn
er o
f T
ugge
rah
Par
ade
and
The
E
ntra
nce
Roa
d.
The
mas
terp
lan
shou
ld a
lso
do a
fac
e lif
t al
ong
The
Ent
ranc
e R
oad,
whi
ch
wou
ld p
erha
ps e
ncou
rage
furt
her
fast
food
out
lets
to o
pen
up a
long
that
are
a.
Thi
s m
ay e
ncou
rage
the
bus
ines
ses
in t
he t
own
cent
re t
o im
prov
e th
e lo
ok o
f th
eir
build
ings
and
enc
oura
ge m
ore
ente
rpris
ing
busi
ness
peo
ple
to t
he t
own
cent
re.
Ret
ain
curr
ent
mas
terp
lan
appr
oach
w
hich
in
clud
es
a fr
amew
ork,
st
rate
gies
an
d ite
ms
to
impr
ove
The
E
ntra
nce
Tow
n C
entr
e pu
blic
do
mai
n an
d am
enity
of
the
area
. T
he c
urre
nt a
ppro
ach
is a
imed
at
attr
actin
g th
e ne
cess
ary
inve
stm
ents
in
in
fras
truc
ture
, cr
eatin
g em
ploy
men
t op
port
uniti
es
in
orde
r to
su
stai
n th
e fu
ture
in
crea
ses
in
popu
latio
n.
The
mas
terp
lan
alre
ady
reco
mm
ends
the
clo
sure
of
port
ions
of
Cor
al
Str
eet a
nd M
arin
e P
arad
e.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 20
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
73
The
CB
D a
t T
he E
ntra
nce
offe
rs a
n al
tern
ativ
e of
che
aper
bus
ines
s re
nt t
han
the
com
mer
cial
sho
ppin
g ce
ntre
s.
The
ow
ners
of
the
build
ings
do
not
mai
ntai
n th
eir
attr
activ
enes
s.
The
bu
sine
ss
are
chea
p di
scou
nt
shop
s th
at
serv
e a
part
icul
ar m
arke
t N
o am
ount
of
mon
ey s
pent
by
the
Cou
ncil
and
the
Cou
ncil
has
spen
t he
aps
on T
he E
ntra
nce,
will
dra
w m
e ba
ck t
o th
e C
BD
. If
it w
asn`
t fo
r M
edic
are
and
the
RT
A I
wou
ldn`
t vis
it it.
I w
ill v
isit
the
fore
shor
e.
Ret
ain
curr
ent
mas
terp
lan
appr
oach
w
hich
in
clud
es
a fr
amew
ork,
st
rate
gies
and
ite
ms
to i
mpr
ove
The
Ent
ranc
e T
own
Cen
tre
to m
ake
it m
ore
vibr
ant,
viab
le a
nd s
usta
inab
le.
The
cur
rent
app
roac
h is
aim
ed a
t at
trac
ting
the
nece
ssar
y in
vest
men
ts
in
infr
astr
uctu
re,
crea
ting
empl
oym
ent
oppo
rtun
ities
in
or
der
to
sust
ain
the
futu
re
incr
ease
s in
po
pula
tion.
Cou
ncil
is c
urre
ntly
und
erta
king
a r
evie
w o
f it’
s re
tail
stra
tegy
whi
ch w
ill
revi
ew
all
cent
res
in
Wyo
ng
Shi
re
incl
udin
g T
he
Ent
ranc
e N
orth
, T
oow
oon
Bay
and
Lon
g Je
tty.
74
Fro
nt c
over
sho
uld
be r
epla
ced.
It
does
not
rep
rese
nt t
he s
ceni
c qu
aliti
es o
f T
he E
ntra
nce.
The
fro
nt c
over
of
the
mas
terp
lan
is to
be
repl
aced
to
bette
r re
pres
ent
the
qual
ities
of T
he E
ntra
nce.
75
The
dra
ft m
aste
rpla
n do
es n
ot ta
ke a
ccou
nt:
‐ T
he te
mpo
rary
nat
ure
of th
e sa
nd s
pit a
t Kar
agi P
oint
.
‐ T
he f
ragi
lity
of t
he d
unes
or
the
effe
ct o
f th
e se
a on
the
brid
ge w
ere
the
sand
spi
t to
be w
ashe
d aw
ay.
‐ T
he o
wne
rshi
p of
the
land
on
whi
ch t
he p
ropo
sed
spla
sh p
ool i
s lo
cate
d (I
t is
on
Cro
wn
Land
, no
t la
nd u
nder
the
Car
e, C
ontr
ol a
nd M
anag
emen
t of
C
ounc
il).
‐ T
he n
atur
e co
nser
vatio
n is
sues
that
may
be
impa
cted
on
by th
e pr
opos
al.
‐ T
hat
Tug
gera
h La
kes
is
an
impo
rtan
t B
ird
Are
a,
prom
oted
by
B
irds
Aus
tral
ia.
‐ T
hat
Thr
eate
ned
Spe
cies
occ
ur a
nd b
reed
ann
ually
on
Kar
agi
Poi
nt a
nd
wou
ld b
e im
pact
ed b
y th
e w
ater
wal
k pr
opos
al.
‐ T
hat
Thr
eate
ned
Spe
cies
and
Mig
rato
ry B
ird S
peci
es u
se T
he E
ntra
nce
Cha
nnel
and
cou
ld b
e im
pact
ed b
y th
e w
ater
wal
k st
ruct
ure.
‐ T
hat
an a
rea
impo
rtan
t fo
r m
igra
tory
and
indi
geno
us w
adin
g bi
rds
at P
icni
c P
oint
, as
been
des
igna
ted
a "D
og W
alki
ng A
rea"
.
‐ T
he p
ropo
sal
for
the
wat
erw
alk
and
brid
ge w
ill h
ave
maj
or i
mpa
cts
on
Thr
eate
ned
and
Mig
rato
ry B
ird S
peci
es a
t T
he E
ntra
nce,
in
part
icul
ar t
he
Littl
e T
ern.
Ret
ain
curr
ent
prov
isio
ns
on
thes
e m
atte
rs.
T
he
Sun
rise
Brid
ge,
Wat
erw
alk
and
asso
ciat
ed
faci
litie
s,
beac
h,
etc
will
ne
ed
deta
iled
engi
neer
ing,
hyd
rolo
gica
l, an
d ec
olog
ical
impa
ct in
vest
igat
ions
as
part
of
the
futu
re im
plem
enta
tion
and
inve
stm
ent p
lan.
The
mas
terp
lan
is t
o ac
know
ledg
e th
e lo
catio
n th
ese
aspe
cts
at K
arag
i an
d P
icni
c P
oint
.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 21
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
76
A b
ridge
, w
ater
fron
t sh
ops,
gre
en,
stag
e. S
eem
s w
e al
read
y ha
ve a
ll of
tha
t.
The
tw
o th
ings
tha
t re
side
nts
wan
t is
to
see
the
beac
h cl
eane
d up
eac
h w
eek
and
the
road
s fix
ed.
Ret
ain
curr
ent
mas
terp
lan
appr
oach
w
hich
in
clud
es
a fr
amew
ork,
st
rate
gies
& i
tem
s to
im
prov
e T
he E
ntra
nce
Tow
n C
entr
e pu
blic
dom
ain
and
amen
ity o
f th
e ar
ea.
The
cur
rent
app
roac
h is
aim
ed a
t at
trac
ting
the
nece
ssar
y in
vest
men
ts
in
infr
astr
uctu
re,
crea
ting
empl
oym
ent
oppo
rtun
ities
in o
rder
to s
usta
in th
e fu
ture
incr
ease
s in
pop
ulat
ion.
77
Nee
d to
fix
the
lake
. T
he b
uild
up
of w
eed
and
pollu
tion,
not
to
men
tion
the
lack
of
flo
w.
Nee
d to
fix
the
roa
ds,
etc
for
resi
dent
s n
ot ju
st t
hose
who
com
e he
ar a
co
uple
of w
eeke
nds
a ye
ar.
Ret
ain
curr
ent
mas
terp
lan
appr
oach
w
hich
in
clud
es
a fr
amew
ork,
st
rate
gies
& i
tem
s to
im
prov
e T
he E
ntra
nce
Tow
n C
entr
e pu
blic
dom
ain
and
amen
ity o
f th
e ar
ea.
The
Tug
gera
h La
kes
Est
uary
M
anag
emen
t P
lan
deal
s w
ith la
ke m
anag
emen
t iss
ues.
78
Nee
d to
pro
vide
a m
ore
dog
frie
ndly
env
ironm
ent
to c
ater
for
the
inc
reas
ing
grey
nom
ad p
heno
men
on.
Nee
d to
pro
vide
an
off-
leas
h fa
cilit
ies.
T
he d
raft
mas
terp
lan
prop
oses
an
off-
leas
h ar
ea a
t P
icni
c P
oint
, w
hich
un
fort
unat
ely
wou
ld i
mpa
ct t
hrea
tene
d bi
rd s
peci
es n
estin
g an
d fo
ragi
ng
habi
tat.
It
is r
ecom
men
ded
that
thi
s pr
opos
ed o
ff-le
ash
area
by
dele
ted
from
the
pla
n an
d th
at t
he a
rea
be a
ckno
wle
dged
as
an e
nviro
nmen
tally
se
nsiti
ve a
rea,
with
env
ironm
enta
l int
erpr
etat
ion
faci
litie
s in
clud
ed.
The
re
may
be
oppo
rtun
ity t
o in
clud
e of
f-le
ash
area
s el
sew
here
on
The
Ent
ranc
e P
enin
sula
, in
a su
itabl
e lo
catio
n.
79
Nee
d to
pro
vide
ade
quat
e pa
rkin
g fo
r m
otor
hom
es (
8 m
etre
s an
d ab
ove)
. A
lmos
t im
poss
ible
to
pa
rk
for
shop
ping
at
T
he
Ent
ranc
e an
d to
vi
ew
the
attr
actio
ns.
Ret
ain
curr
ent
mas
terp
lan
reco
mm
enda
tions
w
hich
ar
e ai
med
at
pr
omot
ing
mor
e pe
dest
rian
mov
emen
t in
the
Tow
n C
entr
e to
im
prov
e vi
abili
ty o
f bu
sine
sses
. H
owev
er,
need
to
inve
stig
ate
the
oppo
rtun
ity t
o pr
ovid
e m
otor
ho
me
park
ing
faci
litie
s at
an
ap
prop
riate
lo
catio
n.
Inve
stig
ate
the
oppo
rtun
ity t
o pr
ovid
e m
otor
hom
e la
yby
faci
litie
s an
d th
eir
appr
opria
te l
ocat
ion
in t
he T
own
Cen
tre
durin
g in
vest
igat
ions
in
to
Veh
icul
ar m
ovem
ent
patte
rns,
roa
d al
ignm
ent
and
park
ing
issu
es i
n an
d ar
ound
the
tow
n ce
ntre
. M
aste
rpla
n to
ack
now
ledg
e th
is.
80
The
pla
n is
ver
y ‘s
ketc
hy’
as t
o w
hat
furt
her
prop
ertie
s in
The
Ent
ranc
e th
e C
ounc
il w
ould
hav
e to
acq
uire
to
mak
e th
is p
lan
‘wor
k’.
In
part
icul
ar t
he ‘U
rban
P
ark,
Bus
inte
rcha
nge
and
re-lo
catio
n of
the
visi
tor
info
rmat
ion
cent
re’.
Ret
ain
curr
ent
prov
isio
ns
on
thes
e m
atte
rs.
La
nd
acqu
isiti
on
inve
stig
atio
ns w
ill b
e pa
rt o
f th
e fu
ture
im
plem
enta
tion
and
inve
stm
ent
plan
.
81
Con
side
r re
plac
ing
Tuc
karo
o tr
ees
in t
he M
all.
The
ir be
rrie
s ar
e ha
rd t
o cl
ean
and
they
are
a s
lip h
azar
d.
Incl
ude
a la
ndsc
apin
g pl
an i
n th
e fu
ture
im
plem
enta
tion
and
inve
stm
ent
plan
, whi
ch r
ecom
men
ds s
uita
ble
spec
ies
that
req
uire
less
mai
nten
ance
.
82
Sea
sona
l flo
wer
s (w
ould
be
very
nic
e) w
ere
orig
inal
ly p
lant
ed,
how
ever
the
cos
t an
d up
keep
pro
ved
to b
e to
o ex
pens
ive.
In
clud
e a
land
scap
ing
plan
in
the
futu
re i
mpl
emen
tatio
n an
d in
vest
men
t pl
an, w
hich
rec
omm
ends
sui
tabl
e sp
ecie
s th
at r
equi
re le
ss m
aint
enan
ce.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 22
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
83
Con
side
r a
bota
nica
l ga
rden
in
Tay
lor/
Sho
re P
ark?
O
r pe
rhap
s a
nice
gar
den
area
with
wal
king
/bik
e tr
acks
. A
dd e
nhan
cem
ents
to
Sho
re/T
aylo
r P
ark.
R
evie
w ‘d
ot’ m
aps
prep
ared
in
wor
ksho
ps 5
and
6 a
nd th
is p
ropo
sal.
84
Ver
a’s
Wat
er G
arde
n –
why
shi
ft it
from
its
curr
ent
posi
tion
– th
e pu
mps
etc
are
al
l un
derg
roun
d th
ere
and
out
of s
ight
. C
ounc
il sh
ould
loo
k at
the
cos
t of
ch
lorin
atio
n of
the
poo
l and
als
o of
th
e de
pth
of t
he p
ool.
If bo
th o
f th
ese
coul
d be
add
ress
ed -
it
coul
d re
sult
in a
hug
e co
st s
avin
g in
bot
h ch
emic
als
and
havi
ng to
em
ploy
life
save
rs to
be
on d
uty.
Ret
ain
curr
ent
prov
isio
ns
on
thes
e m
atte
rs.
Inve
stig
atio
ns
into
re
loca
ting/
embe
llish
ing
Ver
a’s
Wat
er G
ard
en,
will
be
part
of
the
futu
re
impl
emen
tatio
n an
d in
vest
men
t pla
n.
85
In t
he f
utur
e if
the
‘For
esho
re P
laza
Pro
men
ade’
was
goi
ng t
o in
corp
orat
e an
othe
r si
mila
r ch
ildre
n’s
wat
er p
layg
roun
d. I
t m
ay b
e be
tter
to h
ave
a ‘ru
n-in
/ ru
n-ou
t’ m
ovin
g w
ater
foun
tain
for
child
ren.
Ret
ain
curr
ent
prov
isio
ns
on
thes
e m
atte
rs.
Inve
stig
atio
ns
into
re
loca
ting/
embe
llish
ing
Ver
a’s
Wat
er G
ard
en,
will
be
part
of
the
futu
re
impl
emen
tatio
n an
d in
vest
men
t pl
an.
Inc
lude
ide
a of
a r
un i
n/ru
n ou
t m
ovin
g w
ater
foun
tain
in th
e m
aste
rpla
n.
86
The
bus
inte
rcha
nge
is v
ery
hard
to
find
exac
tly w
here
it w
ill b
e –
it is
pla
ced
in
The
Ent
ranc
e R
oad
(on
som
e of
the
dra
win
gs)
and
then
it
appe
ars
to b
e in
T
orre
ns A
venu
e in
oth
ers
– w
here
eve
r it
will
be,
it
appe
ars
to n
eed
land
ac
quis
ition
s. I
t re
ally
sho
uld
not
be in
The
Ent
ranc
e R
oad,
as
it w
ould
cau
se t
oo
muc
h tr
affic
con
gest
ion.
Ens
ure
that
the
bus
int
erch
ange
fac
ility
in
clea
rly i
ndic
ated
on
Ebb
tide
Mal
l Site
adj
acen
t to
Tor
rens
Ave
nue
on a
ll m
aps.
87
In P
ath
and
Des
tinat
ions
: A
‘tra
ck’ i
s in
dica
ted
goin
g on
to T
erilb
ah I
slan
d, w
ith
a ‘b
each
edg
e’. I
s th
is ‘p
ie in
the
sky’
? H
as C
ounc
il ha
d di
scus
sion
with
Nat
iona
l P
arks
reg
ardi
ng th
ese
futu
re p
lans
?
Del
ete
all
refe
renc
es
rega
rdin
g ac
cess
to
T
erilb
ah
Isla
nd
from
m
aste
rpla
n.
T
here
ar
e to
o m
any
sign
ifica
nt
envi
ronm
enta
l is
sues
as
soci
ated
with
acc
essi
ng t
his
isla
nd a
nd a
gree
men
t by
the
NS
W P
arks
an
d W
ildlif
e D
epar
tmen
t is
unlik
ely.
88
In H
otsp
ots
and
Qui
et P
lace
s:
It w
ould
be
impo
ssib
le t
o ha
ve ‘
Qui
et s
pots
’ in
th
e m
iddl
e of
‘H
otsp
ots’
e.g
. in
‘F
ores
hore
Pla
za P
rom
enad
e an
d ne
ar T
he
Ent
ranc
e H
otel
(bo
ttom
pub
)’
Ret
ain
curr
ent
prov
isio
ns
on
thes
e m
atte
rs.
It
is
poss
ible
to
cr
eate
ho
tspo
ts a
long
side
qui
et s
pots
.
89
Bik
e hi
re p
ropo
sal:
spe
ak t
o so
meo
ne f
rom
Syd
ney
City
Cou
ncil,
thi
s is
pro
ving
to
be
high
ly u
nsuc
cess
ful.
If
it w
on’t
wor
k in
Syd
ney
with
the
mill
ions
of
visi
tors
, I d
on’t
thin
k it
will
be
too
succ
essf
ul in
The
Ent
ranc
e an
d T
he E
ntra
nce
Nor
th.
Ret
ain
curr
ent
prov
isio
ns
on
thes
e m
atte
rs.
In
a
loca
tion
like
The
E
ntra
nce,
it
may
wor
k be
tter
than
in
a bi
g C
ity d
ue t
o lo
wer
saf
ety
conc
erns
, etc
.
90
Anz
ac S
quar
e:
Thi
s sh
ould
be
calle
d R
emem
bran
ce S
quar
e, a
s th
e na
me
Rem
embr
ance
is a
ll en
com
pass
ing
of a
ll W
ars.
R
etai
n cu
rren
t pro
visi
ons
on th
ese
mat
ters
.
91
Dev
elop
ing
Pre
cinc
ts:
May
be
look
at
exte
ndin
g th
e W
ater
fron
t &
T
ouris
m
Pre
cinc
t to
the
east
taki
ng in
Oce
an P
arad
e an
d M
arin
e P
arad
e.
Ret
ain
curr
ent p
rovi
sion
s on
thes
e m
atte
rs.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 23
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
92
Vis
itor
Info
rmat
ion
Cen
tre:
I
gues
s th
ere
wou
ld n
eed
to b
e m
ore
prop
erty
ac
quis
ition
to
acco
mm
odat
e th
is,
as p
er t
he p
lan.
T
he p
ositi
on is
uns
uita
ble
for
a V
IC.
Par
king
is a
cru
cial
par
t of
bei
ng a
ccre
dite
d, a
s is
bei
ng a
ble
to d
rive
to
the
VIC
. I
t is
mos
t im
port
ant
that
par
king
is
avai
labl
e fo
r no
t on
ly c
ars,
but
4
whe
el d
rive
vehi
cles
/car
avan
s an
d m
otor
hom
es.
Larg
er s
pace
s ne
ed t
o be
m
ade
avai
labl
e fo
r th
ese
vehi
cles
.
Ret
ain
curr
ent
mas
terp
lan
reco
mm
enda
tions
w
hich
ar
e ai
med
at
pr
omot
ing
mor
e pe
dest
rian
mov
emen
t in
the
Tow
n C
entr
e to
im
prov
e vi
abili
ty o
f bu
sine
sses
. H
owev
er,
need
to
inve
stig
ate
the
oppo
rtun
ity t
o pr
ovid
e pa
rkin
g fa
cilit
ies
to
the
VIC
an
d fo
r la
rger
ve
hicl
es
durin
g in
vest
igat
ions
in
to v
ehic
ular
mov
emen
t pa
ttern
s, r
oad
alig
nmen
t an
d pa
rkin
g is
sues
in
an
d ar
ound
th
e to
wn
cent
re.
M
aste
rpla
n to
ac
know
ledg
e th
is.
93
The
re d
oes
not
seem
to
be a
ny m
entio
n of
the
ref
urbi
shm
ent
of t
he f
ishi
ng
wha
rf a
lread
y in
exi
sten
ce a
t T
he E
ntra
nce
Nor
th.
Thi
s is
cer
tain
ly a
won
derf
ul
attr
actio
n fo
r bo
th a
dults
and
chi
ldre
n.
Ret
ain
curr
ent
mas
terp
lan
reco
mm
enda
tions
. A
dd ‘
refu
rbis
hmen
t of
the
fis
hing
w
harf
al
read
y in
ex
iste
nce
at
The
E
ntra
nce
Nor
th’
in
the
mas
terp
lan.
94
My
sugg
estio
n is
to
re-lo
cate
the
VIC
to
the
wes
tern
sid
e at
Sal
twat
er C
reek
, Lo
ng J
etty
. A
dditi
onal
par
king
cou
ld b
e m
ade
avai
labl
e to
tou
rists
, vi
sito
rs a
nd
thei
r ve
hicl
es.
It
wou
ld a
lso
be o
n th
e co
rrec
t si
de o
f th
e ro
ad c
omin
g in
to T
he
Ent
ranc
e.
The
loc
atio
n ha
s a
lot
of p
luse
s e.
g. p
icni
c gr
ound
s, p
ublic
toi
lets
, ch
ildre
n’s
play
grou
nd a
nd p
lent
y of
roo
m f
or t
he d
evel
opm
ent
of n
ew a
nd u
p to
da
te V
IC.
Peo
ple
need
to
be a
ble
to c
onve
nien
tly w
alk
to t
he V
IC.
The
re n
eeds
to
be
conv
enie
nt p
arki
ng fo
r 4
whe
el d
rive
veh
icle
s/ca
rava
ns a
nd m
otor
hom
es.
Ret
ain
curr
ent
mas
terp
lan
reco
mm
enda
tions
w
hich
ar
e ai
med
at
pr
omot
ing
mor
e pe
dest
rian
mov
emen
t in
the
Tow
n C
entr
e to
im
prov
e vi
abili
ty o
f bu
sine
sses
. H
owev
er,
need
to
inve
stig
ate
the
oppo
rtun
ity t
o pr
ovid
e pa
rkin
g fa
cilit
ies
to
the
VIC
an
d fo
r la
rger
ve
hicl
es
durin
g in
vest
igat
ions
in
to v
ehic
ular
mov
emen
t pa
ttern
s, r
oad
alig
nmen
t an
d pa
rkin
g is
sues
in
an
d ar
ound
th
e to
wn
cent
re.
M
aste
rpla
n to
ac
know
ledg
e th
is.
95
The
Lak
e S
plas
h P
ool:
The
lak
e is
unl
ikel
y to
flu
sh t
he p
ool.
The
poo
l is
tr
iang
ular
in
shap
e an
d th
is i
n tu
rn c
ould
see
are
as t
hat
will
not
allo
w f
or
flush
ing
by t
he c
hann
el.
The
nor
th/w
este
rn c
orne
r co
uld
beco
me
quite
sta
gnan
t if
wat
er c
anno
t flu
sh th
e po
ol.
Ret
ain
curr
ent
prov
isio
ns
on
thes
e m
atte
rs.
T
he
Sun
rise
Brid
ge,
Wat
erw
alk
and
asso
ciat
ed
faci
litie
s,
beac
h,
etc
will
ne
ed
deta
iled
engi
neer
ing,
hyd
rolo
gica
l, an
d ec
olog
ical
impa
ct in
vest
igat
ions
as
part
of
the
futu
re im
plem
enta
tion
and
inve
stm
ent p
lan.
96
‘Wat
er W
alk’
: W
hile
a g
reat
ide
a flo
odin
g of
the
lak
es n
eeds
to
be t
aken
int
o co
nsid
erat
ion?
T
he w
ater
cer
tain
ly p
ours
out
whe
n th
e la
kes
are
in f
lood
. I
n pa
rtic
ular
the
nor
ther
n ch
anne
l ca
n be
ver
y se
vere
and
ext
rem
ely
dang
erou
s.
Was
th
e us
e of
th
e dr
edge
to
cl
ear
the
mou
th
of
the
chan
nel
take
n in
to
cons
ider
atio
n?
Exa
ctly
w
here
w
ill
the
Wat
er
Wal
k be
an
chor
ed,
ther
e ar
e ce
rtai
nly
rock
s on
the
sou
ther
n si
de o
f th
e ch
anne
l, ho
wev
er it
is n
ot s
o ea
sy o
n th
e no
rthe
rn s
ide!
Y
ou a
lso
talk
abo
ut f
ishi
ng o
ff th
is b
ridge
. O
ver
the
year
s fis
hing
off
The
Ent
ranc
e B
ridge
as
prov
en t
o be
ext
rem
ely
dang
erou
s as
peo
ple
cast
out
and
ret
rieve
thei
r fis
hing
line
s, I
coul
d ju
st s
ee s
omeo
ne w
alki
ng p
ast o
r on
a b
ike
hook
ed u
p! P
leas
e no
fish
ing.
Ret
ain
curr
ent
prov
isio
ns
on
thes
e m
atte
rs.
T
he
Sun
rise
Brid
ge,
Wat
erw
alk
and
asso
ciat
ed
faci
litie
s,
beac
h,
etc
will
ne
ed
deta
iled
engi
neer
ing,
hyd
rolo
gica
l, sa
fety
and
eco
logi
cal
impa
ct i
nves
tigat
ions
as
part
of t
he fu
ture
impl
emen
tatio
n an
d in
vest
men
t pla
n.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 24
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
97
Lack
of
Par
king
on
the
east
ern
side
of
the
Brid
ge a
t T
he E
ntra
nce
Nor
th,
near
th
e pr
opos
ed K
arag
i Tou
rist
Res
ort
will
inhi
bit
the
use
of t
he L
akes
Spl
ash
Poo
l an
d th
e W
ater
Wal
k fr
om T
he E
ntra
nce
Nor
th s
ide.
Ret
ain
curr
ent
prov
isio
ns o
n th
ese
ma
tters
.
The
Dun
leith
Tou
rist
Par
k K
ey (
Icon
ic)
Dev
elop
men
t P
ark
will
be
prov
idin
g pu
blic
pa
rkin
g as
wel
l as
the
real
igne
d pu
blic
car
park
to
the
sout
h of
Kar
agi
Res
erve
. H
owev
er,
need
to
inve
stig
ate
the
oppo
rtun
ity t
o pr
ovid
e pa
rkin
g fa
cilit
ies
at T
he
Ent
ranc
e N
orth
dur
ing
inve
stig
atio
ns i
nto
vehi
cula
r m
ovem
ent
patte
rns,
ro
ad
alig
nmen
t an
d pa
rkin
g is
sues
in
an
d ar
ound
th
e to
wn
cent
re.
Mas
terp
lan
to a
ckno
wle
dge
this
.
98
Why
wou
ld t
here
be
prov
isio
n fo
r th
e ex
istin
g La
kes
Hot
el (
Top
Pub
) an
d al
so a
ne
w h
otel
sho
wn
as 3
a?
Ret
ain
curr
ent p
rovi
sion
s on
thes
e m
atte
rs.
99
Will
the
car
par
k in
Den
ing
Str
eet
still
be
ther
e?
It is
har
d to
dec
iphe
r th
e pl
an
on t
hat.
If
it is
not
goi
ng t
o ke
pt a
nd d
evel
oped
(as
per
the
exi
stin
g ca
r pa
rk,
with
tou
rist/r
esid
entia
l ac
com
mod
atio
n on
top
) th
ere
wou
ld b
e an
urg
ent
and
esse
ntia
l ne
ed f
or p
arki
ng f
or t
he p
ropo
sed
‘Upg
rade
d P
ictu
re T
heat
re a
nd
The
atre
Res
taur
ant’
area
.
Ret
ain
curr
ent
prov
isio
ns o
n th
ese
mat
ters
. A
dd t
ext
to c
larif
y th
at t
he
Den
ing
Str
eet
Car
park
S
ite
is
a K
ey
(Ico
nic)
D
evel
opm
ent
Site
fo
r de
velo
pmen
t of i
nten
ded
uses
, inc
ludi
ng p
ublic
par
king
.
100
Red
evel
op
the
Den
ing
Str
eet
Car
park
S
ite
as
a pa
rk
with
un
derg
roun
d ca
rpar
king
. T
his
wou
ld b
e a
cost
ly o
ptio
n in
reg
ard
to c
onst
ruct
ion
and
on-g
oing
m
aint
enan
ce
cost
s.
U
nder
grou
nd
carp
arki
ng
is
very
ex
pens
ive
and
with
out
a re
turn
fro
m a
bove
gro
und
deve
lopm
ent
wou
ld l
ikel
y be
not
fe
asib
le.
Ret
ain
curr
ent p
rovi
sion
s.
101
Mov
e th
e to
wn
cloc
k to
Anz
ac/R
emem
bran
ce S
quar
e w
here
it
coul
d be
see
n an
d m
ade
a fo
cal p
oint
of t
he w
alk
dow
n th
e st
reet
/mal
l. R
etai
n cu
rren
t pr
ovis
ions
on
thes
e m
atte
rs.
Wou
ld p
oten
tially
im
pact
on
the
War
Mem
oria
l.
102
Mak
e su
re a
ll pu
blic
am
eniti
es h
ave
the
usua
l con
veni
ence
s, b
ut a
lso
that
the
re
are
show
ers
and
toile
ts fo
r yo
ung
child
ren.
N
oted
.
Ret
ain
curr
ent
prov
isio
ns
on
thes
e m
atte
rs.
T
his
is
futu
re
deve
lopm
ent d
etai
l and
not
the
scop
e of
the
mas
terp
lan.
103
Rem
ovin
g pa
rkin
g fr
om t
he w
ater
fron
t in
Mar
ine
Par
ade
- t
his
coul
d ha
ve
seve
ral
uses
e.g
. it
coul
d be
com
e a
perm
anen
t ‘
carn
ival
are
a’,
(The
Ent
ranc
e
is l
ong
rem
embe
red
as a
pla
ce t
hat
you
coul
d co
me
to a
nd e
njoy
the
fam
ily
carn
ival
atm
osph
ere)
or
ha
s th
ere
been
any
dis
cuss
ion
on i
nsta
lling
par
king
m
eter
s in
tha
t ca
rpar
k an
d ea
st a
long
Mar
ine
Par
ade?
Par
king
is a
pre
miu
m b
y th
e w
ater
fron
t, so
why
use
it o
nly
as a
mar
ket
plac
e.
Sur
ely
this
are
a co
uld
be
a m
ore
mul
tipur
pose
are
a.
Ret
ain
curr
ent
prov
isio
ns o
n th
ese
mat
ters
. T
he m
aste
rpla
n al
read
y id
entif
ies
this
ar
ea
as
mul
ti-us
e sp
ace.
The
m
aste
rpla
n do
es
not
reco
mm
end
paid
par
king
.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 25
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
104
The
Mul
tiuse
Sta
ge f
aces
wes
t in
the
afte
rnoo
n an
d as
we
all
know
mak
es t
he
stag
e ve
ry u
ser
unfr
iend
ly f
rom
lunc
h tim
e o
nwar
ds.
It w
ould
not
be
poss
ible
to
crea
te a
roo
f th
at p
reve
nts
the
afte
rnoo
n su
n sh
inin
g di
rect
ly o
nto/
into
the
st
age.
T
he f
act
that
it
face
s ea
st i
n th
e m
orni
ng c
ould
be
addr
esse
d w
ith a
co
ver
– no
t m
any
even
ts ‘
happ
en’
befo
re 1
0am
. I
bel
ieve
I h
ave
yet
to s
ee a
st
age
that
can
suc
cess
fully
be
used
bot
h w
ays
as d
escr
ibed
in y
our
plan
. A
lso
take
int
o co
nsid
erat
ion
the
win
ds t
hat
com
e in
fro
m t
he e
ast,
it w
ould
be
like
a w
ind
tunn
el.
It w
ould
be
very
diff
icul
t to
use
the
stag
e as
ther
e ap
pear
s to
be
no
back
drop
that
can
be
used
.
Ret
ain
curr
ent
prov
isio
ns o
n th
ese
mat
ters
. T
here
are
man
y ex
ampl
es o
f st
ages
be
ing
used
as
in
tend
ed
in
the
mas
terp
lan.
Sha
ding
op
tions
sh
ould
add
ress
the
sun
issu
es.
105
Pel
ican
fee
ding
am
phith
eatr
e ne
eds
refu
rbis
hing
– s
oone
r ra
ther
tha
n la
ter
–
incl
ude
a pe
rman
ent
soun
d sy
stem
for
the
are
a.
Thi
s ha
s be
com
e a
very
wel
l at
tend
ed to
uris
t attr
actio
n an
d ha
s ce
rtai
nly
enha
nced
The
Ent
ranc
e ar
ea.
Ret
ain
curr
ent
prov
isio
ns
on
thes
e m
atte
rs.
A
dd
inve
stig
ate
refu
rbis
hmen
t of
thi
s fa
cilit
y an
d/or
ins
talla
tion
of a
per
man
ent
PA
/sou
nd
syst
em to
the
mas
terp
lan.
106
Ple
ase
don’
t cal
l the
Mem
oria
l Par
k th
e T
own
Gre
en –
sur
ely
an h
isto
rical
nam
e co
uld
be u
sed,
if y
ou a
re n
ot g
oing
to
call
it M
emor
ial P
ark
– no
t T
own
Gre
en!
It w
ould
be
conf
used
with
Tou
kley
.
Ret
ain
curr
ent
prov
isio
ns o
n th
ese
mat
ters
. T
he m
aste
rpla
n is
des
crib
ing
the
purp
ose
of t
he a
rea,
not
the
fut
ure
nam
e.
The
nam
e M
emor
ial
Par
k is
like
ly to
rem
ain.
107
Ban
dsta
nd i
n tr
aditi
on s
tyle
- m
ake
sure
tha
t th
e ac
oust
ics
are
good
and
tha
t th
ere
is e
noug
h el
ectr
icity
con
nect
ed t
o ta
ke a
mps
and
mic
roph
ones
. In
say
ing
that
, I
don’
t b
elie
ve it
is a
n ar
ea f
or lo
ud b
larin
g m
usic
, ho
wev
er t
here
nee
ds t
o be
pro
visi
on f
or s
ame.
It
you
wan
t to
see
an
exce
llent
exa
mpl
e of
a T
radi
tiona
l B
ands
tand
/Ban
d R
otun
da ta
ke a
vis
it to
Gul
gong
. The
aco
ustic
s ar
e be
autif
ul.
Ret
ain
curr
ent p
rovi
sion
s on
thes
e m
atte
rs.
108
The
re d
oes
not a
ppea
r to
be
enou
gh p
ublic
sea
ting
arou
nd th
e fo
resh
ore.
N
oted
.
Ret
ain
curr
ent
prov
isio
ns
on
thes
e m
atte
rs.
T
his
is
futu
re
deve
lopm
ent d
etai
l and
not
the
scop
e of
the
mas
terp
lan.
109
The
sou
ther
n si
de w
ater
ste
ps c
ould
be
quite
dan
gero
us,
as t
he s
and
mov
es
arou
nd in
tha
t ar
ea –
I a
m n
ot s
ure
how
you
wer
e go
ing
to ‘f
ix’ t
he s
teps
and
to
wha
t! S
ome
days
the
y co
uld
be c
over
ed i
n sa
nd a
nd t
he n
ext
day
they
cou
ld
have
a ‘d
rop
off’.
Ret
ain
curr
ent
prov
isio
ns o
n th
ese
ma
tters
. R
etai
n cu
rren
t pr
ovis
ions
on
thes
e m
atte
rs.
The
Sun
rise
Brid
ge,
Wat
erw
alk
and
asso
ciat
ed f
acili
ties,
be
ach,
et
c w
ill
need
de
taile
d en
gine
erin
g,
hydr
olog
ical
, sa
fety
an
d ec
olog
ical
im
pact
inv
estig
atio
ns a
s pa
rt o
f th
e fu
ture
impl
emen
tatio
n an
d in
vest
men
t pla
n.
110
Fitn
ess
Circ
uits
: I
hav
e se
en m
any
of t
hese
ins
talle
d in
diff
eren
t ar
eas,
man
y ar
e ne
ver
used
. H
owev
er,
I th
ink
if yo
u ar
e ke
en t
o in
stal
l the
m,
be f
ruga
l with
th
em!
Ret
ain
curr
ent
prov
isio
ns o
n th
ese
mat
ters
, as
rev
ised
to
acco
mm
odat
e pr
opos
als
in T
he E
ntra
nce
Coa
st t
o La
ke P
roje
ct.
Cha
nge
loca
tion
of
fitne
ss e
quip
men
t.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 26
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
111
The
re
seem
s to
be
to
o m
uch
activ
ity
goin
g on
in
th
e P
icni
c P
oint
ar
ea.
Wha
teve
r yo
u do
, do
not
ove
rcro
wd
the
area
.
It se
ems
like
it is
try
ing
to b
e a
‘pla
ce fo
r ev
eryo
ne’.
Ret
ain
curr
ent
prov
isio
ns o
n th
ese
ma
tters
, as
rev
ised
fol
low
ing
furt
her
cons
ider
atio
n of
the
Pic
nic
Poi
nt M
anag
emen
t Pla
n.
112
Sup
port
the
Mul
ti-us
e C
omm
unity
fac
ility
. P
erha
ps a
sec
ond
area
cou
ld b
e in
stal
led
in th
e so
uthe
rn s
ectio
n.
Ret
ain
curr
ent p
rovi
sio
ns o
n th
is m
atte
r.
113
Are
Den
ing
and
Sho
rt S
tree
ts c
losi
ng?
T
he m
aste
rpla
n pr
opos
es c
losu
re o
f a
port
ion
of D
enin
g S
tree
t on
ly.
Ret
ain
curr
ent p
rovi
sio
ns o
n th
is m
atte
r.
114
Just
rem
embe
r no
t ev
eryo
ne c
an w
alk.
M
ake
sure
the
re i
s en
ough
par
king
ar
ound
you
r fu
ture
dev
elop
men
t nod
ules
. R
etai
n cu
rren
t pr
ovis
ions
on
this
ma
tter.
P
arki
ng in
and
aro
und
the
tow
n ce
ntre
will
req
uire
fur
ther
inv
estig
atio
n as
par
t of
the
im
plem
enta
tion
follo
win
g C
ounc
il en
dors
emen
t of t
he m
aste
rpla
n.
115
Pic
nic
Poi
nt:
A
The
roa
d in
to t
he B
oat
Ram
p in
you
r de
sign
see
ms
to b
e ex
trem
ely
narr
ow
for
the
use
of b
oats
and
trai
lers
in th
e ar
ea.
B
You
tal
k ab
out i
ncre
asin
g th
e sc
ale
of t
he B
oat
Ram
p an
d th
e us
e of
sam
e -
don’
t yo
u th
ink
you
will
nee
d ad
ditio
nal
park
ing?
P
arki
ng t
hat
is l
arge
en
ough
for
boat
s an
d tr
aile
rs.
C
Add
ition
al s
eatin
g al
ong
the
wat
erfr
ont s
houl
d be
incl
uded
.
D
Do
Boa
ting
Am
eniti
es a
nd s
eatin
g in
clud
e fis
h cl
eani
ng ta
bles
?
E
Dog
Par
k an
d ex
celle
nt id
ea.
F
The
F
ores
hore
P
rom
enad
e co
uld
form
pa
rt
of
the
Pub
lic
Art
si
te,
lets
en
cour
age
the
arts
!
One
of
th
e pl
aces
w
e ha
ve
been
to
, pu
ts
on
a co
mpe
titio
n fo
r ar
tists
with
see
d fu
ndin
g of
$2,
000
(Art
ists
nom
inat
e th
eir
prop
osal
s an
d I
thin
k ab
out
10 a
rtis
ts a
re c
hose
n to
do
wor
ks)
and
the
Cou
ncil
gets
to
keep
the
wor
ks o
f ar
t. It
cert
ainl
y w
orks
! T
here
is a
lso
a 1
st
priz
e fo
r th
e m
ost
outs
tand
ing
piec
e of
art
. T
his
area
cou
ld b
e ex
tend
ed,
with
wor
ks o
f ar
t be
ing
plac
ed a
long
the
wal
king
tra
cks
thro
ugh
to S
altw
ater
C
reek
.
Ret
ain
curr
ent
prov
isio
ns o
n th
ese
ma
tters
, as
rev
ised
fol
low
ing
furt
her
cons
ider
atio
n of
the
Pic
nic
Poi
nt M
anag
emen
t Pla
n.
A)
Thi
s is
futu
re d
evel
opm
ent d
eta
il an
d no
t the
sco
pe o
f the
mas
terp
lan.
B)
Thi
s is
futu
re d
evel
opm
ent d
etai
l and
not
the
scop
e of
the
mas
terp
lan.
C)
Thi
s is
futu
re d
evel
opm
ent d
etai
l and
not
the
scop
e of
the
mas
terp
lan.
D)
Thi
s is
fut
ure
deve
lopm
ent
deta
il an
d no
t th
e sc
ope
of t
he m
aste
rpla
n.
It is
like
ly to
incl
ude
fish
clea
ning
faci
litie
s.
E)
O
ff-le
ash
dog
area
w
ill
be
rem
oved
fo
r th
e m
aste
rpla
n du
e to
po
tent
ial
impa
cts
on t
hrea
tene
d bi
rd s
peci
es h
abita
t. I
t w
ill b
e re
plac
ed
by e
nviro
nmen
tal e
duca
tiona
l int
erpr
etat
ion
feat
ures
.
F)
Incl
ude
text
in th
e m
aste
rpla
n on
this
mat
ter.
116
The
Jet
ty:
Is
this
som
eone
’s ‘
fanc
y’.
Why
not
put
an
hist
oric
al p
hoto
grap
hic
wal
k al
ong
that
are
a, li
ke th
e on
e at
The
Ent
ranc
e.
Ret
ain
curr
ent p
rovi
sio
ns o
n th
is m
atte
r.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 27
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
117
Is i
t en
visa
ged
that
the
Obs
erva
tion
Dec
k in
the
pro
pose
d de
velo
pmen
t at
D
unle
ith, t
o be
ope
n to
the
publ
ic?
Yes
. R
etai
n cu
rren
t pro
visi
ons
on th
is m
atte
r.
118
ST
RE
NG
TH
S:
‐ P
rivat
e -
Pub
lic p
artn
ersh
ip p
rovi
des
stre
ngth
to th
e pl
an.
‐ V
isio
n is
bol
d, r
ealis
tic, w
ide
rang
ing
and
exci
ting.
‐ 12
mon
th fo
cus
cate
rs fo
r al
l sea
sons
.
‐ P
arki
ng s
tatio
ns a
re d
isab
led
frie
ndly
.
‐ S
ure
to a
ttrac
t new
res
iden
ts, b
usin
esse
s an
d to
uris
ts in
to T
he E
ntra
nce.
‐ B
ike
and
cycl
eway
faci
litie
s ar
e a
plus
.
‐ A
nzac
Mem
oria
l: T
he c
hang
es a
re m
ost w
elco
me.
‐ W
alkw
ay li
nkin
g N
orth
Ent
ranc
e a
grea
t ide
a.
‐ P
lan
shou
ld g
o a
long
way
to a
ttrac
ting
deve
lope
rs.
‐ T
he
Pla
n pr
ovid
es
a be
tter
chan
ce
of
acqu
iring
fu
ndin
g fr
om
vario
us
gove
rnm
ents
, cor
pora
tions
and
dev
elop
ers.
‐ G
reat
str
ateg
ic th
inki
ng.
‐ P
lann
ing
proc
ess
has
been
tho
roug
h w
ith t
he c
omm
unity
muc
h ap
prec
iativ
e of
the
opp
ortu
nity
for
inp
ut i
nto
the
plan
dur
ing
the
early
sta
ges
of t
he
proc
ess.
Not
ed.
Ret
ain
curr
ent p
rovi
sion
s.
119
WE
AK
NE
SS
ES
:
‐ B
oat a
cces
s to
the
lake
is li
kely
to b
e lim
ited
by th
e w
alkw
ay.
‐ W
ill th
e w
alkw
ay w
ithst
and
huge
sto
rms
and
tides
?
‐ P
ublic
spa
ce: H
ow w
ill th
is b
e fu
nded
? p
leas
e, n
ot b
y in
crea
sing
our
rat
es.
‐ W
hy n
ot u
pgra
de t
he e
xist
ing
brid
ge i
n an
effo
rt t
o im
prov
e pe
dest
rian
safe
ty.
Yea
rs
of
poor
lo
cal
sale
s m
ean
a ge
nera
l la
ck
of
fund
s fo
r co
mm
erci
al a
nd r
etai
l upg
rade
s. W
here
will
loca
l bus
ines
ses
get
the
mon
ey
to d
o th
e up
grad
es t
o th
eir
build
ings
? H
owev
er,
impr
oved
tra
ding
will
onl
y co
me
abou
t as
a re
sult
of th
e up
grad
es.
‐ P
eopl
e ar
e th
reat
ened
by
ch
ange
. T
hey
see
it as
a
'taki
ng
away
' of
so
met
hing
, rat
her
than
an
impr
ovem
ent.
‐ S
tree
t cl
osur
es a
re l
ikel
y to
cau
se f
ewer
vis
itors
com
ing
to T
he E
ntra
nce
beca
use
they
will
hav
e to
wal
k to
o fa
r fr
om t
he c
arpa
rk t
o th
eir
inte
nded
Not
ed.
The
se m
atte
rs e
ither
con
cern
fut
ure
deve
lopm
ent
deta
il an
d no
t th
e sc
ope
of t
he m
aste
rpla
n, i
ssue
s th
at r
equi
re f
urth
er i
nves
tigat
ion
as
part
of
th
e im
plem
enta
tion
of
the
mas
terp
lan,
m
atte
rs
that
w
ill
be
addr
esse
d in
a r
evis
ed m
aste
rpla
n as
indi
cate
d un
der
othe
r ite
ms
abov
e an
d be
low
, or
mat
ters
that
req
uire
furt
her
cons
ulta
tion/
expl
anat
ion.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 28
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
dest
inat
ion.
‐ Ig
nora
nce
of c
arpa
rk lo
catio
ns w
ill c
ause
frus
trat
ion.
‐ B
usin
ess
and
tour
ism
in
our
area
is
seas
onal
. W
hat
is p
lann
ed f
or t
he
win
ter
mon
ths?
Doe
s th
e pl
an i
nclu
de a
dequ
ate
park
ing
and
spac
e fo
r la
rge
even
ts?
Eg
Chr
ome
Fes
tival
attr
acte
d 35
000
int
o T
he E
ntra
nce.
As
a re
sult,
the
cur
rent
fa
cilit
ies
wer
e m
ost i
nade
quat
e.
120
OP
PO
RT
UN
ITIE
S:
‐ W
hat a
bout
a s
pace
for
extr
eme
activ
ities
(eg
bun
gy ju
mpi
ng)?
‐ H
ow a
bout
a C
asin
o?
‐ P
ark
and
ride
faci
litie
s fo
r m
ajor
eve
nts.
‐ F
ree
park
ing
wou
ld a
ttrac
t vis
itors
.
‐ S
port
s fie
ld o
n th
e la
ke e
dge.
‐ T
raffi
c flo
w/s
into
the
Tow
n C
entr
e.
‐ C
hairl
ift a
cros
s th
e w
alkw
ay.
‐ F
errie
s an
d w
ater
ta
xis
brin
ging
pe
ople
to
T
he
Ent
ranc
e fr
om
vario
us
loca
tions
aro
und
the
lake
.
‐ O
pen
chan
nel
from
the
oce
an i
nto
the
lake
s in
ord
er t
o ge
t fis
h in
to t
he
lake
s. C
urre
ntly
, to
uris
ts w
ho w
ant
to f
ish
are
goin
g to
oth
er a
reas
to
enjo
y th
is r
ecre
atio
n.
Not
ed.
‐ N
o su
ch s
pace
is e
vide
nt in
the
tow
n ce
ntre
.
‐ Li
cens
ing
requ
irem
ents
are
like
ly to
pro
hibi
t thi
s.
‐ In
clud
e in
mas
terp
lan.
‐ T
he m
aste
rpla
n do
es n
ot r
ecom
men
d pa
id p
arki
ng.
‐ N
o su
ch s
pace
is e
vide
nt in
the
tow
n ce
ntre
.
‐ V
ehic
ular
mov
emen
ts w
ill b
e in
vest
igat
ed d
urin
g th
e im
plem
enta
tion
phas
e fo
llow
ing
endo
rsem
ent o
f the
mas
terp
lan.
‐ In
clud
e in
mas
terp
lan
as a
n op
tion
to b
e in
vest
igat
ed.
‐ R
ecen
t st
udie
s ha
ve
indi
cate
d th
at
such
ar
e no
t ec
onom
ical
ly
feas
ible
or
envi
ronm
enta
lly a
ccep
tabl
e.
‐ It
is in
tend
ed t
o m
aint
ain
curr
ent
Cou
ncil
polic
y in
rel
atio
n to
ope
ning
T
he E
ntra
nce
Cha
nnel
from
the
Oce
an.
121
Pro
posa
ls f
or t
he i
nten
sific
atio
n of
dev
elop
men
t in
Nor
th E
ntra
nce,
the
"W
ater
W
alk"
, th
e La
ke
"Spl
ash
Poo
l"
(cur
rent
lo
catio
n),
pier
an
d th
e as
soci
ated
tr
aini
ng w
all f
or t
he c
hann
el a
re d
efin
itely
not
sup
port
ed f
or a
var
iety
of
coas
tal
haza
rd a
nd e
nviro
nmen
tal r
easo
ns.
Coa
stal
ha
zard
an
d en
viro
nmen
tal
mat
ters
ar
e no
t th
e on
ly
cons
ider
atio
n.
Eco
nom
ic a
nd s
ocia
l asp
ects
als
o ne
ed t
o be
con
side
red,
w
ith
wei
ghtin
gs
appl
ied
depe
ndin
g on
th
e m
agni
tude
of
th
e is
sues
. T
here
ar
e m
any
econ
omic
an
d so
cial
pl
usse
s as
soci
ated
w
ith
the
Wat
erw
alk
and
asso
ciat
ed fa
cilit
ies
whi
ch w
arra
nts
furt
her
inve
stig
atio
n.
Ret
ain
curr
ent
prov
isio
ns
on
thes
e m
atte
rs.
T
he
Sun
rise
Brid
ge,
Wat
erw
alk
and
asso
ciat
ed
faci
litie
s,
beac
h,
etc
will
ne
ed
deta
iled
engi
neer
ing,
hyd
rolo
gica
l, sa
fety
and
env
ironm
enta
l im
pact
inve
stig
atio
ns
as p
art o
f the
futu
re im
plem
enta
tion
and
inve
stm
ent p
lan.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 29
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
122
The
pro
pose
d re
deve
lopm
ent
of t
he D
unle
ith T
ouris
t P
ark
Site
to
a re
sort
sty
le
deve
lopm
ent i
s no
t sup
port
ed fo
r co
asta
l haz
ard
and
envi
ronm
enta
l rea
sons
. C
oast
al h
azar
d an
d en
viro
nmen
tal m
atte
rs a
re n
o th
e on
ly c
onsi
dera
tion.
E
cono
mic
an
d so
cial
as
pect
s al
so
need
to
be
co
nsid
ered
, w
ith
wei
ghtin
gs a
pplie
d de
pend
ing
on t
he m
agni
tude
of
the
issu
es.
The
re a
re
man
y ec
onom
ic a
nd s
ocia
l pl
usse
s as
soci
ated
with
the
Wat
erw
alk
and
asso
ciat
ed fa
cilit
ies
whi
ch w
arra
nts
furt
her
inve
stig
atio
n.
Ret
ain
curr
ent
prov
isio
ns o
n th
ese
ma
tters
. D
unle
ith T
ouris
t P
ark
is a
K
ey
(Ico
nic)
D
evel
opm
ent
Site
.
The
is
sues
as
soci
ated
w
ith
coas
tal
haza
rd a
nd e
nviro
nmen
tal
mat
ters
will
be
cons
ider
ed i
n de
tail
as p
art
of
the
Key
(Ic
onic
) D
evel
opm
ent S
ites
proc
ess.
123
The
ex
pans
ion
and
rede
velo
pmen
t of
th
e W
ater
fron
t P
reci
nct
is
stro
ngly
su
ppor
ted,
with
the
exc
eptio
n of
the
rem
oval
of
the
"Wat
er W
alk"
, pi
er a
nd
trai
ning
wal
l ex
pans
ion.
T
he f
ocus
may
per
haps
be
chan
ged
to d
emon
stra
ting
the
cont
rast
bet
wee
n th
e re
deve
lope
d th
e E
ntra
nce,
and
the
mor
e dy
nam
ic a
nd
natu
ral
envi
ronm
ent
of N
orth
Ent
ranc
e.
If ar
chite
ctur
al u
niqu
enes
s is
sou
ght
perh
aps
the
"Sol
ar T
ower
" co
uld
be s
cale
d up
and
con
side
ratio
n gi
ven
to a
m
ajor
win
d en
ergy
fac
ility
in t
he a
rea.
T
here
is t
he p
oten
tial f
or s
uch
to b
ecom
e a
21st
Cen
tury
Ico
n fo
r W
yong
just
as
the
Nor
ah H
ead
Ligh
thou
se w
as a
n ic
on
for
the
20th
Cen
tury
.
Ret
ain
curr
ent p
rovi
sion
s on
thes
e m
atte
rs.
The
Sun
rise
Brid
ge,
Wat
erw
alk
and
asso
ciat
ed f
acili
ties,
bea
ch,
etc
will
ne
ed d
etai
led
engi
neer
ing,
hyd
rolo
gica
l, sa
fety
and
env
ironm
enta
l im
pact
in
vest
igat
ions
as
part
of t
he fu
ture
impl
emen
tatio
n an
d
124
The
Pic
nic
Poi
nt r
ecre
atio
n pa
rk r
edev
elop
men
t is
str
ongl
y su
ppor
ted,
and
as
note
d ab
ove,
it s
eem
s re
ason
able
to
relo
cate
the
"S
plas
h P
ool"
or
sim
ilar
to t
his
area
. V
iew
s of
the
oce
an f
rom
thi
s si
te c
an b
e ac
hiev
ed t
hrou
gh d
evel
opm
ent
of w
ater
fea
ture
s.
Det
aile
d co
nsul
tatio
n sh
ould
be
unde
rtak
en w
ith r
elev
ant
units
.
Ret
ain
curr
ent
prov
isio
ns o
n th
ese
ma
tters
, as
rev
ised
fol
low
ing
furt
her
cons
ider
atio
n of
the
Pic
nic
Poi
nt M
anag
emen
t Pla
n.
Rem
ove
the
off-
leas
h do
g ar
ea f
rom
the
mas
terp
lan
due
to p
oten
tial
impa
cts
on
thre
aten
ed
bird
sp
ecie
s ha
bita
t.
It w
ill
be
repl
aced
by
en
viro
nmen
tal e
duca
tiona
l int
erpr
etat
ion
feat
ures
.
Incl
ude
text
in th
e m
aste
rpla
n on
the
incl
usio
n of
pub
lic a
rt s
ite/it
ems.
125
Mas
terp
lan
need
s to
in
clud
e th
e up
grad
ing
of
infr
astr
uctu
re,
i.e.,
publ
ic
tran
spor
t, ar
teria
l roa
ds,
loca
l roa
ds a
nd
foot
path
s, c
arpa
rkin
g, t
he u
pgra
ding
of
the
publ
ic m
alls
, exi
stin
g sh
oppi
ng c
ompl
exes
and
par
klan
d.
The
m
aste
rpla
n al
read
y pr
opos
es
upgr
adin
g of
su
ch.
A
co
ncep
tual
la
ndsc
ape
plan
co
uld
be
incl
uded
in
th
e m
aste
rpla
n to
cl
arify
.
The
so
uthe
rn p
art
of T
he E
ntra
nce
Roa
d in
the
tow
n ce
ntre
nee
ds t
o be
co
vere
d.
126
Sup
port
the
nee
d fo
r a
prac
tical
mas
terp
lan
for
The
Ent
ranc
e T
own
Cen
tre.
H
owev
er,
all
aspe
cts
of
the
mas
terp
lan
shou
ld
be
cost
ed
befo
re
its
impl
emen
tatio
n pr
ocee
ds.
Thi
s w
ill b
e do
ne a
s pa
rt o
f th
e fu
ture
im
plem
enta
tion
and
inve
stm
ent
plan
. R
etai
n cu
rren
t pro
visi
ons
on th
ese
mat
ters
.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 30
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
127
Mar
ine
Par
ade
shou
ld n
ot b
e cl
osed
as
it pr
ovid
es g
reat
vie
ws
of t
he L
ake,
The
E
ntra
nce
mou
th a
nd P
acifi
c O
cean
. T
ouris
ts u
se th
is r
oad.
A
por
tion
of M
arin
e P
arad
e w
ill b
e cl
osed
onl
y, t
o im
prov
e ac
cess
ibili
ty
and
usab
ility
of
th
is
area
fo
r pe
ople
.
The
in
vest
igat
ion
of
vehi
cula
r m
ovem
ent
patte
rns
will
be
done
as
part
of
the
futu
re im
plem
enta
tion
and
inve
stm
ent p
lan.
Ret
ain
curr
ent p
rovi
sion
s on
thes
e m
atte
rs.
128
Agr
ee w
ith p
ropo
sals
for
a n
ew s
tage
in M
emor
ial P
ark,
upg
radi
ng th
is p
ark
and
relo
catin
g th
e M
arin
e P
arad
e ca
rpar
k.
Ret
ain
curr
ent p
rovi
sion
s on
thes
e m
atte
rs.
129
The
clim
ate
of t
he C
entr
al C
oast
nee
ds t
o be
con
side
red
if th
e di
rect
ion
of t
he
mas
terp
lan
is to
com
pete
with
oth
er h
olid
ay c
entr
es.
Ret
ain
curr
ent p
rovi
sion
s on
thes
e m
atte
rs.
130
Do
not
agre
e w
ith t
he c
once
pt o
f a
brid
ge (
Wat
erw
alk)
acr
oss
The
Ent
ranc
e C
hann
el a
s pr
opos
ed.
Kar
agi
Poi
nt i
s no
t a
genu
ine
tour
ist
attr
actio
n an
d it
wou
ld n
ot b
e us
ed, a
nd th
eref
ore
the
cost
wou
ld b
e a
was
te.
Ret
ain
curr
ent
prov
isio
ns o
n th
ese
mat
ters
. F
utur
e de
velo
pmen
t of
The
E
ntra
nce
Nor
th f
ores
hore
will
pro
vide
impr
oved
tou
rist
and
loc
al r
esid
ent
attr
actio
n,
as
will
th
e co
nnec
ted
wal
k/cy
cle
path
, co
nnec
ted
to
othe
r de
stin
atio
ns w
alki
ng/c
yclin
g pa
ths.
131
Wat
erw
alk
Str
uctu
re
Eve
n if
this
str
uctu
re i
s de
sign
ed n
ot t
o in
crea
se f
lood
lev
els
ther
e w
ill b
e a
sign
ifica
nt p
erce
ptio
n th
at a
nyth
ing
acro
ss t
he o
utle
t to
the
lak
es w
ill b
lock
the
ou
tlet
to s
ome
degr
ee &
inc
reas
e flo
od l
evel
s. T
his
will
esp
ecia
lly b
e th
e ca
se
for
anyo
ne w
ho h
as a
pro
pert
y th
at i
s flo
od p
rone
. T
hey
will
be
conc
erne
d th
at
the
stru
ctur
e ha
s in
crea
sed
the
flood
pot
entia
l. T
his
will
be
an i
ssue
with
the
m
as w
ell a
s w
ith a
ll th
eir
insu
ranc
e co
mpa
nies
.
Thi
s st
ruct
ure
will
als
o re
stric
t ac
cess
for
the
dre
dge
& m
ay a
lso
rest
rict
othe
r sm
all
recr
eatio
nal
craf
t ac
cess
ing
the
smal
l ar
ea
of
the
lake
ea
st
of
the
stru
ctur
e.
Res
earc
h in
dica
tes
that
the
re i
s no
equ
ival
ent
stru
ctur
e co
nstr
ucte
d ov
er t
he
mou
th
of
an
estu
ary.
T
he
dyna
mic
s of
su
ch
an
envi
ronm
ent
(wat
er,
sand
m
ovem
ent,
ecol
ogy,
sea
gra
sses
, pr
awn
mov
emen
ts,
etc)
mak
e th
e de
sign
&
cons
truc
tion
of a
n ar
tific
ial,
hard
eng
inee
red
stru
ctur
e qu
ite a
cha
lleng
e.
The
str
uctu
re w
ill a
lter
the
dyna
mic
s of
the
san
d m
ovem
ent
in a
nd a
roun
d th
e es
tuar
y m
outh
.
It ap
pear
s th
at t
here
is a
wal
kway
dow
n to
the
sand
spi
t ac
ross
the
mou
th o
f th
e ch
anne
l. T
his
area
is e
rode
d &
was
hed
out
durin
g tim
es o
f flo
od,
so t
he c
hann
el
is w
ider
& d
eepe
r th
an n
orm
al.
It w
ould
not
be
suita
ble
to e
ncou
rage
acc
ess
to
a lo
catio
n th
at i
s po
tent
ially
uns
afe
durin
g pe
riods
of
flood
, al
thou
gh t
his
area
w
ould
fill
back
in o
ver
time
thro
ugh
sand
dep
osits
.
Ret
ain
curr
ent p
rovi
sion
s on
thes
e m
atte
rs.
The
Sun
rise
Brid
ge,
Wat
erw
alk
and
asso
ciat
ed f
acili
ties,
bea
ch,
etc
will
ne
ed d
etai
led
engi
neer
ing,
hyd
rolo
gica
l, sa
fety
and
env
ironm
enta
l im
pact
in
vest
igat
ions
as
part
of t
he fu
ture
impl
emen
tatio
n an
d in
vest
men
t pla
n.
It is
al
so
inte
nded
th
at
the
mas
terp
lan
incl
ude
anot
her
optio
n fo
r in
vest
igat
ion,
the
opt
ion
of r
edev
elop
ing
the
exis
ting
The
Ent
ranc
e B
ridge
to
acc
omm
odat
e a
sepa
rate
ped
estr
ian
wal
kway
.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 31
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
The
str
uctu
re w
ill n
eed
to b
e de
sign
ed to
cat
er fo
r:
‐ D
ebris
impa
ct
‐ H
ydra
ulic
load
s
‐ S
torm
sur
ge
‐ S
torm
wav
e ac
tion
(incl
udin
g m
ajor
eve
nt w
ave)
‐ C
ombi
ned
coas
tal h
azar
ds
‐ S
ea le
vel r
ise
‐ ve
hicu
lar
load
(se
rvic
e, e
mer
genc
y, r
epai
r ve
hicl
es)
‐ va
ndal
& s
afet
y pr
otec
tion
(the
se r
equi
rem
ents
may
com
prom
ise
the
visu
al
appe
aran
ce o
f the
str
uctu
re)
‐ si
gnifi
cant
ero
sion
aro
und
any
supp
ortin
g st
ruct
ures
will
occ
ur a
s ha
s in
S
wan
sea
rece
ntly
whe
re t
he b
ridge
act
ually
sub
side
d. T
he p
rovi
sion
of
eros
ion/
scou
r pr
otec
tion
for
any
pylo
ns c
an it
self
crea
te a
dditi
onal
sco
ur.
‐ et
c
The
nee
d fo
r su
ch a
str
uctu
re h
as n
ot b
een
adeq
uate
ly ju
stifi
ed.
Whi
le a
sha
red
(cyc
le/p
edes
tria
n) b
ridge
may
be
a pr
efe
rred
opt
ion
to u
tilis
ing
the
exis
ting
road
br
idge
fro
m a
pla
nnin
g pe
rspe
ctiv
e, it
is li
kely
tha
t th
e co
st b
enef
it (w
hole
of
life
cost
s) o
f su
ch a
str
uctu
re c
anno
t be
jus
tifie
d. I
f yo
u ha
ve w
hole
of
life
cost
s in
clud
e in
vest
igat
ion,
des
ign,
con
stru
ctio
n, m
aint
enan
ce,
oper
atio
n, r
enew
al,
etc.
Sho
uld
the
stru
ctur
e go
ah
ead
wou
ld
addi
tiona
l pl
atfo
rms
for
view
ing,
ed
ucat
iona
l for
ums
or fi
shin
g be
pro
vide
d?
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 32
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
132
Flo
odin
g an
d S
ea le
vel R
ise:
‐ La
rge
area
s of
The
Ent
ranc
e &
The
Ent
ranc
e N
orth
are
cur
rent
ly a
ffect
ed
by t
he 1
% A
EP
flo
od l
evel
& t
here
will
be
sign
ifica
nt i
ncre
ases
in
thes
e ar
eas
of in
unda
tion
as a
res
ult
of s
ea le
vel r
ise.
Thi
s al
so a
pplie
s to
sev
eral
of
the
roa
ds i
n th
e ar
ea w
hich
cou
ld n
ot b
e us
ed f
or e
vacu
atio
n du
ring
times
of f
lood
.
‐ T
he
Ent
ranc
e N
orth
is
al
so
pron
e to
se
vere
co
asta
l er
osio
n an
d an
y pr
opos
al
to
sign
ifica
ntly
in
crea
se
the
popu
latio
n of
th
e E
ntra
nce
Nor
th
prec
inct
is n
ot s
uppo
rted
.
‐ In
crea
ses
in f
lood
lev
els
will
im
pact
on
the
capa
city
of
drai
nage
sys
tem
s af
fect
ing
area
s th
at w
ill b
e ou
tsid
e of
the
1%
AE
P f
lood
are
a w
ith s
ea le
vel
rise.
‐ F
lood
ing
also
ad
vers
ely
affe
cts
the
oper
atio
n of
C
ounc
il's
sew
er p
ump
stat
ions
& s
ewer
sys
tem
s w
ith th
e flo
oded
sys
tem
s ha
ving
to b
e sh
ut d
own.
‐ Ic
onic
site
s 1
& 7
as
iden
tifie
d in
pag
e 7
of t
he M
aste
rpla
n ar
e su
bjec
t to
si
gnifi
cant
floo
ding
.
Ret
ain
the
curr
ent p
rovi
sion
s in
the
mas
terp
lan.
The
pla
nnin
g fo
r K
ey (
Icon
ic)
Dev
elop
men
t S
ites
1 &
7 i
s fo
r to
uris
t ty
pe
deve
lopm
ents
.
Suc
h de
velo
pmen
t m
ust
in
corp
orat
e ef
fect
ive
haza
rd
miti
gatio
n m
easu
res
such
as
emer
genc
y m
anag
emen
t pl
ans,
man
aged
ef
ficie
ntly
by
on-s
ite p
erso
nnel
.
The
det
aile
d de
sign
of
futu
re d
evel
opm
ent
on t
hese
site
s is
bes
t ca
rrie
d ou
t und
er C
ounc
il’s
Key
(Ic
onic
) D
evel
opm
ent S
ite p
rogr
am.
133
Roa
d C
losu
res:
‐ T
he r
oad
clos
ures
will
affe
ct m
ajor
sto
rmw
ater
ove
rland
Flo
w P
aths
(flo
od
shop
s, s
afet
y, e
tc)
& c
hang
es t
o ca
tchm
ent
area
s. T
his
will
pro
babl
y flo
od
exis
ting
deve
lopm
ents
by
chan
ging
ove
rland
flo
w p
atte
rns
& if
not
man
aged
w
ill a
lso
flood
pro
pose
d de
velo
pmen
ts.
‐ It
appe
ars
that
the
roa
d cl
osur
es w
ill c
reat
e a
num
ber
of d
ead
end
area
s af
fect
ing
vehi
cula
r ci
rcul
atio
n (t
raffi
c,
emer
genc
y,
serv
ice
&
deliv
ery
vehi
cles
).
‐ T
hese
clo
sure
s w
ill a
lso
crea
te c
onfu
sion
as
wel
l as
affe
ct t
he l
egib
ility
of
the
road
net
wor
k as
the
se r
oads
will
not
be
lega
lly c
lose
d on
ly p
hysi
cally
cl
osed
& w
ill r
emai
n op
en o
f S
tree
t di
rect
orie
s, G
PS
, sa
t na
vs,
etc
The
Key
si
te a
cces
s ha
s al
so b
een
pred
eter
min
ed w
hich
will
be
cut
off
as M
arin
e P
arad
e w
ill b
e cu
t in
tim
es o
f flo
od b
y ap
prox
0.7
m i
n a
curr
ent
1% A
EP
flo
od &
app
rox
1.6m
by
the
year
210
0. W
ould
n't
it be
mor
e ap
prop
riate
to
gain
acc
ess
else
whe
re?
Num
erou
s ut
ility
ser
vice
s ar
e lo
cate
d w
ithin
the
are
as t
o be
clo
sed
to t
hrou
gh
traf
fic.
The
se a
reas
hav
e to
rem
ain
serv
icea
ble
& a
cces
sibl
e to
mai
nten
ance
The
inv
estig
atio
n of
the
im
pact
of
road
clo
sure
s an
d re
sulta
nt v
ehic
ular
m
ovem
ent/a
cces
s pa
ttern
s w
ill
be
done
as
pa
rt
of
the
futu
re
impl
emen
tatio
n an
d in
vest
men
t pla
n.
Ret
ain
curr
ent
mas
terp
lan
reco
mm
enda
tions
w
hich
ar
e ai
med
at
pr
omot
ing
mor
e pe
dest
rian
mov
emen
t in
the
Tow
n C
entr
e to
im
prov
e vi
abili
ty o
f bus
ines
ses.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 33
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
vehi
cles
for
thes
e A
utho
rity'
s.
134
Impa
ct o
n ro
ad p
avem
ents
:
‐ S
igni
fican
t de
mol
ition
& c
onst
ruct
ion
traf
fic w
ill d
amag
e ro
ad p
avem
ents
be
fore
futu
re o
pera
tiona
l tr
affic
. Will
ne
ed
to
incl
ude
in
S94
pl
an
full
pave
men
t rec
onst
ruct
ion.
‐ R
econ
stru
ctio
n co
sts
for
this
are
a w
ould
be
sign
ifica
nt &
wou
ld n
eed
to b
e ca
rrie
d ou
t to
pro
vide
an
appr
opria
te le
vel o
f se
rvic
e, in
clud
ing
appe
aran
ce
for
the
over
all
prop
osal
, ot
herw
ise
the
area
may
not
be
supp
orte
d to
the
le
vel n
eces
sary
to c
arry
out r
edev
elop
men
t of T
he E
ntra
nce.
‐ P
avem
ents
may
als
o be
affe
cted
by
sea
leve
l ris
e
‐ C
onsi
dera
tion
to a
lterin
g pa
vem
ent
type
s (s
igni
fican
t ca
pita
l co
sts)
due
to
incr
ease
d fr
eque
ncy
of in
unda
tion
of p
avem
ents
of w
ettin
g of
sub
-gra
des.
The
in
vest
igat
ion
of
the
impa
ct
of
road
pa
vem
ents
an
d re
cons
truc
tion/
upgr
adin
g co
sts
will
be
do
ne
as
part
of
th
e fu
ture
im
plem
enta
tion
and
inve
stm
ent p
lan.
Ret
ain
the
curr
ent p
rovi
sion
s in
the
mas
terp
lan.
135
S94
pla
n fo
r dr
aina
ge i
s re
quire
d fo
r up
grad
es &
pro
visi
on f
or d
rain
age
wor
ks
will
be
requ
ired.
N
oted
. T
hese
mat
ters
eith
er c
once
rn f
utur
e de
velo
pmen
t de
tail
and
are
not p
art o
f the
sco
pe o
f the
mas
terp
lan.
136
Cyc
lew
ays:
‐ T
here
doe
sn't
appe
ar t
o be
a c
ompl
ete
asse
ssm
ent
of a
ll cy
cle
user
gro
ups
(tou
rist,
com
mut
er, l
ocal
, exe
rcis
e) &
off
& o
n ro
ad c
ycle
way
pro
visi
ons.
‐ In
rel
atio
n to
the
abo
ve it
isn'
t id
entif
ied
if th
e w
idth
s &
num
ber
of t
he p
aths
ca
n be
acc
omm
odat
ed w
ithin
exi
stin
g or
pro
pose
d ar
eas.
i.e
. hi
gh u
se
cycl
eway
s m
ay r
equi
re s
epar
ate
path
s in
eac
h di
rect
ion
with
sep
arat
ion
betw
een
them
.
‐ C
ycle
way
s sh
ould
be
inte
grat
ed i
nto
a T
rans
port
Pla
n an
d A
cces
s ty
pe
plan
.
The
in
vest
igat
ion
of
any
cycl
eway
/ped
estr
ian
path
way
up
grad
ing
and
cost
s w
ill b
e do
ne a
s pa
rt o
f th
e fu
ture
im
plem
enta
tion
and
inve
stm
ent
plan
.
Ret
ain
the
curr
ent p
rovi
sion
s in
the
mas
terp
lan.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 34
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
137
Par
king
:
‐ W
ithou
t m
ore
park
ing
in c
lose
pro
xim
ity t
o fa
cilit
ies
(Mem
oria
l P
k, W
ater
W
alk,
etc
) th
ere
will
be
sign
ifica
nt p
arki
ng &
tra
ffic
cong
estio
n is
sues
. R
efer
to
th
e fir
st
dot
poin
t of
th
e re
com
men
datio
ns
for
Par
king
with
in
the
Mas
terp
lan.
‐ O
ne o
f th
e ar
eas
avai
labl
e fo
r ca
rpar
king
& p
edes
tria
n fil
ter
appe
ars
to
be d
esig
nate
d as
a b
us i
nter
chan
ge.
The
re i
s no
roo
m f
or b
oth,
unl
ess
a m
ultis
tore
y st
ruct
ure
is p
ropo
sed.
‐ T
he
Mas
terp
lan
Pub
lic
Par
king
Z
one
iden
tifie
s m
inor
de
tails
su
ch
as
"sig
nage
" w
here
as m
ore
criti
cal i
ssue
s sh
ould
be
addr
esse
d.
The
inv
estig
atio
n of
pro
vidi
ng a
dequ
ate
park
ing
and
asso
ciat
ed f
acili
ties
and
cost
s w
ill
be
done
as
pa
rt
of
the
futu
re
impl
emen
tatio
n an
d in
vest
men
t pla
n.
The
bus
int
erch
ange
fac
ility
is
plan
ned
for
the
Ebb
tide
Mal
l K
ey (
Icon
ic)
Dev
elop
men
t S
ite.
The
det
aile
d de
sign
of
this
site
is
best
add
ress
ed a
s pa
rt o
f Cou
ncil’
s K
ey (
Icon
ic)
Dev
elop
men
t Site
.
Ret
ain
curr
ent
mas
terp
lan
reco
mm
enda
tions
w
hich
ar
e ai
med
at
pr
omot
ing
mor
e pe
dest
rian
mov
emen
t in
the
Tow
n C
entr
e to
im
prov
e vi
abili
ty o
f bu
sine
sses
. H
owev
er,
need
to
inve
stig
ate
the
oppo
rtun
ity t
o pr
ovid
e pa
rkin
g fa
cilit
ies
to
the
VIC
an
d fo
r la
rger
ve
hicl
es
durin
g in
vest
igat
ions
in
to v
ehic
ular
mov
emen
t pa
ttern
s, r
oad
alig
nmen
t an
d pa
rkin
g is
sues
in
an
d ar
ound
th
e to
wn
cent
re.
M
aste
rpla
n to
ac
know
ledg
e th
is.
138
Pub
lic S
afet
y:
‐ T
his
shou
ld b
e ad
dres
sed
as p
art
of t
he o
vera
ll M
aste
rpla
n. I
t w
ould
be
desi
rabl
e fr
om a
pub
lic s
afet
y po
int
to b
e ab
le t
o se
e al
l th
e w
ay a
long
&
acro
ss t
he W
ater
Wal
k &
Sun
rise
Brid
ge t
o ju
dge
any
risks
tha
t m
ay b
e pr
esen
t. T
his
may
be
exac
erba
ted
by th
e ab
ovem
entio
ned
road
clo
sure
s.
‐ C
arpa
rks
& a
cces
s to
& fr
om th
ese
as w
ell a
s lin
ks to
tran
spor
t nod
es.
Not
ed.
The
se m
atte
rs e
ither
con
cern
fut
ure
deve
lopm
ent
deta
il an
d no
t th
e sc
ope
of t
he m
aste
rpla
n, i
ssue
s th
at r
equi
re f
urth
er i
nves
tigat
ion
as
part
of
deta
iled
desi
gn o
f st
ruct
ures
or
impl
emen
tatio
n of
the
mas
terp
lan,
m
atte
rs t
hat
will
be
addr
esse
d in
a r
evis
ed m
aste
rpla
n as
indi
cate
d un
der
othe
r ite
ms
abov
e an
d be
low
.
139
Roa
d S
afet
y:
‐ T
here
do
esn'
t ap
pear
to
be
an
ap
prop
riate
app
licat
ion
of
road
sa
fety
pr
inci
ples
fo
r a
prop
osal
of
this
sc
ale.
C
onsi
dera
tion
shou
ld
be
give
n re
gard
ing
all
road
us
ers
(tou
rists
, yo
uths
, ch
ildre
n,
elde
rly,
recr
eatio
nal
cycl
ists
, co
mm
uter
cyc
lists
, lo
cals
, tr
ansp
ort,
visi
tors
, et
c, e
tc),
th
e ro
ad e
nviro
nmen
t, la
nd u
ses,
inte
ract
ion
betw
een
land
use
s, p
roxi
mity
be
twee
n la
nd u
ses,
m
anag
emen
t of
ro
ad
user
s,
etc
with
di
ffere
nt
cons
ider
atio
ns a
t nig
ht a
s op
pose
d du
ring
dayl
ight
.
‐ R
oad
safe
ty i
s a
fund
amen
tal
requ
irem
ent
of d
evel
opm
ent
as i
dent
ified
in
num
erou
s gu
idel
ines
su
ch
as
the
RT
A
"Gui
de
to
Tra
ffic
Gen
erat
ing
Dev
elop
men
t" &
nu
mer
ous
Aus
troa
ds
guid
es.
It is
es
peci
ally
cr
itica
l in
ar
eas
such
as
this
whe
re th
ere
is a
mix
of u
ser
type
s as
men
tione
d ab
ove.
Not
ed.
The
se m
atte
rs e
ither
con
cern
fut
ure
deve
lopm
ent
deta
il an
d no
t pa
rt
of
the
scop
e of
th
e m
aste
rpla
n,
issu
es
that
re
quire
fu
rthe
r in
vest
igat
ion
as p
art
of d
etai
led
desi
gn o
f st
ruct
ures
or
impl
emen
tatio
n of
th
e m
aste
rpla
n.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 35
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
140
Tra
nspo
rt
‐ H
ow m
any
buse
s is
the
pro
pose
d bu
s in
terc
hang
e to
cat
er f
or?
It ap
pear
s th
at t
here
is
sign
ifica
nt c
onst
rain
ts d
ue t
o re
cent
adj
oini
ng d
evel
opm
ents
&
rem
aini
ng a
reas
.
‐ T
here
is n
o m
entio
n of
taxi
sta
nds
‐ T
here
is n
o se
ctio
n ov
eral
l on
tran
spor
t as
The
Ent
ranc
e w
ill b
e de
pend
ant
on p
atro
nage
from
out
side
the
area
to b
e su
stai
nabl
e.
In r
egar
d to
num
ber
of b
uses
, it
is u
nder
stoo
d th
ere
is n
eed
to p
rovi
de f
or
3 bu
ses,
the
des
ign
to b
e co
nsid
ered
as
part
of
the
Ebb
tide
Mal
l K
ey
(Ico
nic)
Dev
elop
men
t S
ite r
edev
elop
men
t, an
d no
t pa
rt o
f th
e sc
ope
of
the
mas
terp
lan.
Mas
terp
lan
to id
entif
y ta
xi s
tand
loca
tions
.
The
tr
ansp
ort
aspe
cts
are
addr
esse
d in
th
e m
aste
rpla
n (e
g,
bus
inte
rcha
nge
loca
tion,
acc
ess
for
cars
, pa
rkin
g, r
oad
real
ignm
ents
. R
etai
n cu
rren
t pro
visi
ons.
141
Aci
d su
lfate
soi
ls a
re p
rese
nt t
hrou
ghou
t thi
s ar
ea &
any
dis
turb
ance
will
req
uire
no
t ju
st M
anag
emen
t P
lans
& c
ontr
ols
for
cons
truc
tion
but
infr
astr
uctu
re w
ill
need
to b
e pr
ovid
ed to
acc
omm
odat
e ac
idic
gro
und
cond
ition
s.
Not
ed.
The
se m
atte
rs e
ither
con
cern
fut
ure
deve
lopm
ent
deta
il an
d ar
e no
t pa
rt o
f th
e sc
ope
of t
he m
aste
rpla
n.
Req
uire
men
ts a
re a
lread
y
incl
uded
in C
ounc
il’s
LEP
and
DC
Ps.
142
Sta
ging
, Con
stru
ctab
ility
& a
ssoc
iate
d is
sues
:
‐ A
cces
s to
red
evel
opm
ent s
ites
for
cons
truc
tion.
‐ Im
pact
s to
adj
oini
ng d
evel
opm
ents
/res
iden
ts/s
hops
as
a re
sult
of a
cces
s &
co
nstr
uctio
n.
‐ N
oise
(ho
urs
of o
pera
tion)
.
‐ T
raffi
c C
ontr
ol
for
cons
truc
tion
&
impa
cts
on
(ped
estr
ians
, tr
ansp
ort,
emer
genc
y se
rvic
es, m
otor
ists
, etc
), s
afet
y.
‐ U
pgra
ding
of s
ervi
ces.
‐ Im
pact
on
tour
ist t
imes
& b
usin
esse
s.
‐ st
agin
g of
wor
ks (
road
clo
sure
s, d
rain
age,
etc
) C
ostin
g fo
r su
ch w
orks
, w
ho?
Cer
tain
w
orks
m
ay
requ
ire
exte
nsiv
e of
fsite
w
orks
to
co
mpl
ete
spec
ific
stag
es.
‐ C
osts
& s
tand
ards
of t
empo
rary
wor
ks.
‐ P
ossi
ble
priv
acy.
‐ et
c.
Not
ed.
The
se m
atte
rs e
ither
con
cern
fut
ure
deve
lopm
ent
deta
il an
d ar
e no
t pa
rt o
f th
e sc
ope
of t
he m
aste
rpla
n, b
ut w
ill b
e ad
dres
sed
in t
he
impl
emen
tatio
n an
d in
vest
men
t pla
n.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 36
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
143
Tel
ecom
mun
icat
ions
& e
lect
ricity
ser
vici
ng m
ay r
equi
re s
igni
fican
t up
grad
es,
how
ever
are
as b
elow
the
1%
AE
P p
lus
sea
leve
l ris
e m
ay p
rese
nt p
robl
ems
as
thes
e ar
eas
may
not
be
able
to
be u
sed
for
the
loca
ting
of t
he n
eces
sary
in
fras
truc
ture
. S
ub-s
tatio
ns (
elec
tric
ity),
CP
UX
& R
IMS
(te
leco
mm
unic
atio
ns)
may
nee
d to
be
loca
ted
on p
illar
s or
with
in b
uild
ings
or
if no
t po
ssib
le m
ay
crea
te s
ervi
cing
issu
es.
Not
ed.
The
se m
atte
rs e
ither
con
cern
fut
ure
deve
lopm
ent
deta
il an
d ar
e no
t par
t of t
he s
cope
of t
he m
aste
rpla
n.
144
Tel
ecom
mun
icat
ions
& e
lect
ricity
ser
vici
ng m
ay r
equi
re s
igni
fican
t up
grad
es,
how
ever
are
as b
elow
the
1%
AE
P p
lus
sea
leve
l ris
e m
ay p
rese
nt p
robl
ems
as
thes
e ar
eas
may
not
be
able
to
be u
sed
for
the
loca
ting
of t
he n
eces
sary
in
fras
truc
ture
. S
ub-s
tatio
ns (
elec
tric
ity),
CP
UX
& R
IMS
(te
leco
mm
unic
atio
ns)
may
nee
d to
be
loca
ted
on p
illar
s or
with
in b
uild
ings
or
if no
t po
ssib
le m
ay
crea
te s
ervi
cing
issu
es.
Not
ed.
The
se m
atte
rs e
ither
con
cern
fut
ure
deve
lopm
ent
deta
il an
d ar
e no
t par
t of t
he s
cope
of t
he m
aste
rpla
n.
145
Stu
dies
, etc
nee
d to
be
carr
ied
out t
o in
form
this
Mas
terp
lan.
It ap
pear
s th
at v
ery
few
hav
e be
en c
arrie
d ou
t, ot
herw
ise
the
Mas
terp
lan
wou
ld
have
a d
iffer
ent o
utco
me.
It is
sug
gest
ed t
hat
the
follo
win
g st
udie
s, e
tc b
e ca
rrie
d ou
t as
a b
asis
to
info
rm
& a
ssis
t the
pre
para
tion
of a
n ap
prop
riate
Mas
terp
lan.
‐ T
raffi
c S
tudy
‐ T
rans
port
Pla
n
‐ P
edes
tria
n A
cces
s &
Mob
ility
Stu
dy &
Pla
n
T
his
incl
udes
per
sons
with
dis
abili
ties
C
ycle
way
s co
uld
be in
clud
ed in
this
as
an e
xten
sion
to th
is p
lan.
‐ R
oad
Saf
ety
Aud
it/s
‐ F
lood
Stu
dy (
alth
ough
may
be
able
to
use
Dra
ft T
ugge
rah
Lake
s F
lood
Ris
k M
gt S
tudy
- R
efer
Flo
odpl
ain
Sto
rmw
ater
Mgt
Sec
tion)
‐ S
torm
wat
er d
rain
age
stud
y (r
oad
clos
ures
, bl
ocka
ge o
f ov
erla
nd f
low
pat
hs
& c
atch
men
t cha
nges
)
‐ G
roun
dwat
er s
tudi
es
‐ A
cid
Sul
fate
Soi
ls In
vest
igat
ion
& M
gt P
lan
Not
ed.
The
se m
atte
rs e
ither
con
cern
fut
ure
deve
lopm
ent
deta
il, i
ssue
s th
at
requ
ire
furt
her
inve
stig
atio
n fo
llow
ing
endo
rsem
ent
of
the
mas
terp
lan,
im
plem
enta
tion
of
the
mas
terp
lan
or
as
part
of
de
taile
d de
sign
of s
truc
ture
s, a
nd a
re n
ot p
art
of th
e sc
ope
of th
e m
aste
rpla
n.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 37
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
146
‐ Is
the
re a
pla
n of
man
agem
ent
for
the
chan
nel
to a
ddre
ss i
ssue
s su
ch a
s sa
ltatio
n, p
ollu
tion
and
rest
ricte
d ar
eas
of u
se fo
r ve
ssel
s an
d ba
ther
s?
‐ In
th
e pr
opos
ed
deve
lopm
ent
of
the
wat
erfr
ont
prec
inct
w
est
and
the
wat
erfr
ont
prec
inct
eas
t ha
s co
nsid
erat
ion
been
giv
en t
o re
plac
emen
t of
the
ex
istin
g se
awal
l if
ther
e is
in
terf
eren
ce
from
an
othe
r go
vern
men
t in
stru
men
talit
y w
hich
wou
ld n
eces
sita
te u
se o
f the
exi
stin
g la
nd m
ass
only
?
‐ H
as c
onsi
dera
tion
been
giv
en t
o th
e im
pact
of
the
prop
osed
wal
kway
brid
ge
conn
ectin
g th
e so
uthe
rn
and
nort
hern
pr
ecin
cts
in
the
long
te
rm?
C
onsi
dera
tion
in t
his
area
sho
uld
incl
ude
and
not
be l
imite
d to
pos
sibl
e ris
es i
n se
a le
vel,
the
impa
ct o
n dr
edgi
ng a
ctiv
ities
and
the
lon
g te
rm
poss
ibili
ty t
hat t
he c
hann
el m
ay w
ell b
e op
ened
in t
he fu
ture
to
allo
w a
cces
s fo
r la
rger
ves
sels
.
‐ C
once
rned
abo
ut h
ow w
hole
sale
cha
nges
of
this
nat
ure
will
be
man
aged
du
ring
and
afte
r th
e co
nstr
uctio
n pr
oces
s.
‐ D
urin
g th
e co
nstr
uctio
n pr
oces
s is
it
Wyo
ng S
hire
Cou
ncil’
s in
tent
ion
to
eith
er d
isso
lve
the
Boa
rd o
f M
anag
emen
t or
wor
k in
col
labo
ratio
n w
ith t
he
Boa
rd a
s th
e im
pact
on
its fu
nctio
nalit
y is
con
side
red
mor
e th
an e
xces
sive
?
The
T
ugge
rah
Lake
s E
stua
ry
Man
agem
ent
Pla
n de
als
with
m
atte
rs
pert
aini
ng t
o T
he C
hann
el a
nd L
ake
and
is n
ot p
art
of t
he s
cope
of
the
mas
terp
lan.
Unc
lear
as
to m
eani
ng o
f th
is.
The
sea
wal
l m
atte
r se
ems
to c
once
rn
futu
re d
evel
opm
ent
deta
il an
d th
e m
aste
rpla
n ca
nnot
ant
icip
ate/
seco
nd
gues
s in
terf
eren
ce fr
om v
ario
us g
over
nmen
t aut
horit
ies.
Not
ed.
The
se m
atte
rs e
ither
con
cern
fut
ure
deve
lopm
ent
deta
il, i
ssue
s th
at
requ
ire
furt
her
inve
stig
atio
n fo
llow
ing
endo
rsem
ent
of
the
mas
terp
lan,
im
plem
enta
tion
of
the
mas
terp
lan
or
as
part
of
de
taile
d de
sign
of s
truc
ture
s, a
nd a
re n
ot p
art
of th
e sc
ope
of th
e m
aste
rpla
n.
Not
ed.
The
se m
atte
rs e
ither
con
cern
fut
ure
deve
lopm
ent
deta
il an
d ar
e no
t par
t of t
he s
cope
of t
he m
aste
rpla
n.
It is
not
the
rol
e of
the
mas
terp
lan
to m
ake
deci
sion
s on
mat
ters
of
proc
ess.
147
Sup
port
for
the
key
plan
ning
prin
cipl
es.
Not
ed
148
Con
cern
with
the
Wat
erw
alk
stru
ctur
e in
rel
atio
n to
its
adve
rse
impa
ct o
n ev
ery
hous
ehol
d &
bus
ines
s th
at s
urro
unds
the
for
esho
re o
f T
ugge
rah
Lake
, no
t to
m
entio
n th
e re
crea
tiona
l &
com
mer
cial
fis
hing
& p
raw
ning
tha
t is
cur
rent
ly
enjo
yed
by m
any.
At
a re
cent
or
dina
ry
Cou
ncil
mee
ting,
th
e bo
dy
of
the
coun
cil
voic
ed
its
conc
erns
with
reg
ards
to
its in
dem
nity
insu
ranc
e if
it al
low
ed d
evel
opm
ent
in t
he
vici
nity
of
the
prop
osed
wal
kway
, pr
omen
ade
& "
Sun
rise"
brid
ge d
ue t
o th
e ris
k of
sea
leve
l ris
e.
Will
Cou
ncil
inde
mni
fy t
he t
hous
ands
of
hom
es a
nd b
usin
esse
s th
at r
esid
e ab
out
the
fore
shor
e of
Tug
gera
h La
ke w
hen
the
prop
osed
"su
nris
e" w
alkw
ay
brid
ge c
ause
s th
e La
ke t
o ch
oke
up a
t th
e ch
anne
l or
not
allo
w t
he n
atur
al f
low
of
wat
er o
ut to
sea
and
floo
d th
e en
tire
lake
& e
stua
ry s
yste
m.
Not
ed.
The
se m
atte
rs e
ither
con
cern
fut
ure
deve
lopm
ent
deta
il, i
ssue
s th
at
requ
ire
furt
her
inve
stig
atio
n fo
llow
ing
endo
rsem
ent
of
the
mas
terp
lan,
im
plem
enta
tion
of
the
mas
terp
lan
or
as
part
of
de
taile
d de
sign
of s
truc
ture
s, a
nd a
re n
ot p
art
of th
e sc
ope
of th
e m
aste
rpla
n.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 38
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
The
Sun
rise
Brid
ge i
s at
a h
eigh
t th
at i
t w
ill i
nhib
it ve
ssel
s fr
om e
nter
ing
or
exiti
ng t
he c
hann
el t
o &
from
sea
, an
d it
will
cre
ate
the
pote
ntia
l for
deb
ris t
o ge
t tr
appe
d an
d fu
rthe
r re
duce
the
flow
of w
ater
in th
e st
orm
eve
nt.
The
cha
nnel
at
the
pres
ent
natu
rally
adj
usts
its
elf
to t
he f
low
rat
es o
f th
e la
ke
syst
em,
in t
he s
torm
eve
nt t
he m
outh
of
the
chan
nel o
pens
up
to a
llow
gre
ater
am
ount
s of
wat
er t
o flo
w o
ut q
uick
er p
reve
ntin
g flo
od u
pstr
eam
. C
onst
ruct
ing
a m
an m
ade
stru
ctur
e w
ill in
crea
se fl
oodi
ng.
The
wat
er w
ay is
the
blo
od s
trea
m o
f th
e to
wn
and
to c
ut o
f co
nnec
tion
with
the
se
a it
will
sur
ely
kill
a la
rge
perc
enta
ge o
f th
e to
uris
m m
arke
t dr
awn
to T
he
Ent
ranc
e bu
y its
wat
ersi
de l
ocat
ion
with
the
abi
lity
to f
ish
& s
wim
off
the
shor
e lin
e, it
is a
pla
ce fo
r fa
mily
’s w
here
for
low
to n
o co
st c
an e
njoy
wha
t mak
es
149
The
Ent
ranc
e is
wha
t it i
s, th
e en
tran
ce o
f the
est
uary
to th
e se
a.
The
Dun
leith
Tou
rist
Par
k ha
s be
en id
entif
ied
as a
key
icon
ic d
evel
opm
ent
site
al
thou
gh t
he p
ropo
sed
wal
kway
pro
men
ade
is g
oing
to
crea
te a
phy
sica
l bar
rier
betw
een
the
tour
ist
park
and
the
wat
er,
it is
thi
s di
rect
con
nect
ion
with
the
wat
er
that
has
alw
ays
mad
e th
e D
unle
ith v
isito
r pa
rk d
esira
ble
to t
he t
ouris
ts b
eing
ab
le to
fish
& s
wim
of t
he s
hore
or
just
“pu
ll th
ere
tinny
up”
on
the
shor
e.
Eco
logi
cal
stud
ies
into
th
e br
eadi
ng
cycl
es
of
not
limite
d to
bu
t in
clud
ing
praw
ns,
blue
sw
imm
er &
mud
cra
b al
ong
with
flo
od s
tudi
es o
f th
e en
tire
lake
sy
stem
sho
uld
be c
omm
issi
oned
prio
r to
spe
ndin
g an
y m
ore
of t
he t
ax o
r ra
te
paye
rs m
oney
on
this
Mas
terp
lan.
Not
ed.
The
se m
atte
rs e
ither
con
cern
fut
ure
deve
lopm
ent
deta
il, i
ssue
s th
at
requ
ire
furt
her
inve
stig
atio
n fo
llow
ing
endo
rsem
ent
of
the
mas
terp
lan,
im
plem
enta
tion
of
the
mas
terp
lan
or
as
part
of
de
taile
d de
sign
of s
truc
ture
s, a
nd a
re n
ot p
art
of th
e sc
ope
of th
e m
aste
rpla
n.
150
Wha
t is
wro
ng w
ith th
e cu
rren
t Ent
ranc
e br
idge
whi
ch h
as
pede
stria
n w
alkw
ays
on b
oth
side
s? S
urel
y th
e us
e of
the
cur
rent
brid
ge i
s m
ore
econ
omic
al &
env
ironm
enta
l via
ble.
The
mas
terp
lan
to i
nclu
de a
noth
er o
ptio
n fo
r in
vest
igat
ion,
the
opt
ion
of
rede
velo
ping
th
e ex
istin
g T
he
Ent
ranc
e B
ridge
to
ac
com
mod
ate
a se
para
te p
edes
tria
n w
alkw
ay.
151
Con
cern
ove
r th
e im
pact
of
the
mas
terp
lan
on w
ildlif
e an
d na
tura
l sy
stem
s,
part
icul
arly
in
rela
tion
to t
he w
ater
wal
k pr
opos
al d
ue t
o th
e in
stab
ility
of
the
sand
spi
t, ris
ing
sea
leve
ls, i
mpa
cts
on f
ishe
ries
and
tidal
mov
emen
ts in
and
out
of
th
e la
kes,
im
pact
s on
bi
rdlif
e (a
n in
tern
atio
nally
im
port
ant
bird
life
area
, in
clud
ing
vario
us th
reat
ened
spe
cies
).
Not
ed.
The
se
mat
ters
ei
ther
co
ncer
n fu
ture
de
velo
pmen
t de
tail,
is
sues
th
at
requ
ire f
urth
er i
nves
tigat
ion
follo
win
g en
dors
emen
t of
the
mas
terp
lan,
im
plem
enta
tion
of
the
mas
terp
lan
or
as
part
of
de
taile
d de
sign
of
st
ruct
ures
, and
are
not
par
t of t
he s
cope
of t
he m
aste
rpla
n.
The
moo
ted
off-
leas
h do
g ex
erci
se a
rea
in t
he P
icni
c P
oint
Rec
reat
ion
area
is to
be
dele
ted
from
the
mas
terp
lan.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 39
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
152
Cou
ncil
is
to
be
cong
ratu
late
d fo
r th
e M
aste
rpla
n pr
oces
s w
hich
ha
s su
cces
sful
ly b
roug
ht t
oget
her
a ra
nge
of s
take
hold
ers
but
mos
t im
port
antly
has
co
nvey
ed to
the
publ
ic th
e co
mbi
ned
pote
ntia
l of t
he lc
onic
Site
s w
ithin
the
tow
n ce
ntre
.
Not
ed
153
The
Mas
terp
lan
prov
ides
a p
ositi
ve v
isio
n fo
r th
e fu
ture
of
The
Ent
ranc
e an
d a
valu
able
to
ol
to
dem
onst
rate
to
go
vern
men
t an
d fin
anci
al
inst
itutio
ns
the
sign
ifica
nt p
oten
tial w
hich
can
be
real
ised
if
the
right
inv
estm
ent
deci
sion
s ar
e m
ade
in b
oth
publ
ic i
nfra
stru
ctur
e an
d pr
ivat
e de
velo
pmen
t.
Not
ed
154
Con
cern
s th
at a
ffect
key
red
evel
opm
ent
site
s in
the
con
text
of
ensu
ring
thei
r m
axim
um p
oten
tial
can
be a
chie
ved
for
the
bene
fit o
f th
e T
own
Cen
tre
and
com
mun
ity:
‐ C
ost-
bene
fit
of
traf
fic
reco
mm
enda
tions
:
Con
cern
ed
that
th
e ve
ry
sign
ifica
nt
cost
of
so
me
of
the
traf
fic
reco
mm
enda
tions
(in
ters
ectio
n re
alig
nmen
ts
of
War
rigal
/Cam
pbel
l at
T
he
Ent
ranc
e R
oad
and
Cop
nor,
T
orre
ns a
t F
airv
iew
and
the
ext
ensi
on o
f C
opno
r A
venu
e fr
om T
orre
ns
thro
ugh
to C
ampb
ell)
will
not
be
just
ified
by
any
bene
fit g
aine
d.
Bel
ieve
the
pr
inci
ples
of
the
draf
t M
aste
rpla
n in
ter
ms
of a
cces
sibi
lity
to p
arki
ng a
nd
effic
ient
veh
icul
ar m
ovem
ent
in a
nd a
roun
d th
e to
wn
cent
re m
ay s
till
be
achi
eved
with
out
impl
emen
tatio
n of
som
e or
all
of t
hese
pro
pose
d tr
affic
ch
ange
s.
‐ T
own
Squ
are
area
: T
he d
raft
Mas
terp
lan
prop
oses
tha
t th
e T
own
Squ
are
shou
ld b
e a
prec
inct
rat
her
than
a s
ingl
e ur
ban
piaz
za.
Whi
le w
e ag
ree
that
T
heat
re L
ane
shou
ld b
e a
pede
stria
nise
d sp
ace
whi
ch l
inks
to
the
urba
n pi
azza
pro
pose
d in
Den
ing
Str
eet
adjo
inin
g th
e La
kesi
de r
edev
elop
men
t, it
is c
onsi
dere
d t
hat
the
sepa
ratio
n of
Ret
ail P
laza
(D
enin
g S
tree
t) a
nd C
ivic
P
laza
(B
ayvi
ew A
venu
e) a
s pr
opos
ed in
the
dra
ft M
aste
rpla
n is
not
just
ified
or
of
bene
fit t
o th
e T
own
Cen
tre.
The
fun
ctio
n of
the
mai
n re
tail
shop
ping
st
rip o
n T
he E
ntra
nce
Roa
d w
hich
will
lin
k to
the
Lak
esid
e re
deve
lopm
ent
thro
ugh
the
prop
osed
urb
an p
iazz
a ha
s no
t be
en g
iven
ade
quat
e w
eigh
t in
th
e dr
aft
Mas
terp
lan
and
the
Tow
n C
entr
e pr
opos
al w
ith it
s di
lute
d fo
cus
is
too
broa
d.
‐ N
oted
. V
ehic
ular
mov
emen
t pa
ttern
s an
d ro
ad a
lignm
ent
issu
es i
n an
d ar
ound
the
tow
n ce
ntre
will
req
uire
furt
her
inve
stig
atio
n as
par
t of
the
impl
emen
tatio
n an
d in
vest
men
t pl
an
follo
win
g C
ounc
il en
dors
emen
t of t
he m
aste
rpla
n.
‐ T
he
mas
terp
lan
is
to
be
alte
red
to
clar
ify
that
th
e ex
tens
ion
of
Bay
view
Mal
l will
be
only
to
Sho
rt S
tree
t an
d be
twee
n ex
istin
g ke
rbs.
T
his
is
a re
com
men
datio
n of
T
he
Ent
ranc
e P
enin
sula
P
lann
ing
S
trat
egy
and
wou
ld p
rovi
de f
or a
mor
e vi
bran
t, vi
able
and
suc
cess
ful
Bay
view
A
venu
e M
all
due
to
impr
oved
ac
tivat
ed
fron
tage
s fr
om
deve
lopm
ents
on
the
abut
ting
Den
ing
Str
eet c
arpa
rk a
nd o
ther
site
s.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 40
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
ln
add
ition
to
dilu
ting
the
effe
ct o
f th
e ur
ban
piaz
za p
ropo
sal,
the
Civ
ic p
laza
pr
opos
al e
ffect
ivel
y ex
tend
s th
e to
wn
squa
re in
to r
esid
entia
l are
as w
hich
is n
ot
appr
opria
te a
nd p
resu
mes
tha
t th
ere
will
be
civi
c fu
nctio
ns o
n ad
join
ing
site
s in
B
ayvi
ew A
venu
e, w
hich
is
not
yet
cert
ain.
T
he f
ocus
of
the
tow
n sq
uare
mus
t be
on
conn
ectiv
ity o
f th
e ur
ban
piaz
za s
pace
in D
enin
g S
tree
t to
The
Ent
ranc
e R
oad
mai
n st
reet
ar
ea
(Inc
ludi
ng
the
pede
stria
nisa
tion
of
The
atre
La
ne)
impl
ying
tha
t th
ere
shou
ld b
e no
ext
ensi
on o
f th
e B
ayvi
ew A
venu
e pl
aza
furt
her
east
than
The
atre
Lan
e.
The
mas
terp
lan
is t
o be
alte
red
to c
larif
y th
at t
he e
xten
sion
of
Bay
view
M
all
will
be
only
to
Sho
rt S
tree
t an
d be
twee
n ex
istin
g ke
rbs.
T
his
is a
re
com
men
datio
n of
T
he
Ent
ranc
e P
enin
sula
P
lann
ing
Str
ateg
y
and
wou
ld p
rovi
de f
or a
mor
e vi
bran
t, vi
able
and
suc
cess
ful B
ayvi
ew A
venu
e M
all
due
to
impr
oved
ac
tivat
ed
fron
tage
s fr
om
deve
lopm
ents
on
th
e ab
uttin
g D
enin
g S
tree
t car
park
and
oth
er s
ites.
155
Thi
s pl
an a
ddre
sses
a p
ress
ing
need
for
re-
vita
lisat
ion
of t
he E
ntra
nce
prec
inct
, an
d do
es
prov
ide
som
e go
od
idea
s fo
r re
-invi
gora
tion
the
Ent
ranc
e T
own
Cen
tre.
The
use
of
‘Hot
Spo
ts’ a
nd ‘Q
uiet
Pla
ces’
, an
d th
e sh
ift t
owar
ds a
foc
us
on p
ublic
tra
nspo
rt,
wal
king
and
cyc
ling
is t
o be
com
men
ded.
How
ever
, th
ere
are
fund
amen
tal i
ssue
s, w
hich
are
of
a m
ajor
con
cern
. It
appe
ars
this
pla
n w
as
deve
lope
d w
ithou
t co
nsid
erat
ion
of p
rese
nt d
ay c
oast
al p
roce
sses
or
flood
ing
risks
, th
e fr
agile
env
ironm
ent
of t
he N
orth
Ent
ranc
e S
pit
or o
f cl
imat
e ch
ange
an
d as
soci
ated
sea
lev
el r
ise,
wav
e cl
imat
e ch
ange
and
inc
reas
ing
flood
ing
risk
s.
Ret
ain
curr
ent p
rovi
sion
s.
Pre
sent
day
coa
stal
pro
cess
es,
flood
ing
ris
ks,
the
frag
ile e
nviro
nmen
t of
th
e N
orth
Ent
ranc
e S
pit,
clim
ate
chan
ge a
nd a
ssoc
iate
d se
a le
vel
rise,
w
ave
clim
ate
chan
ge a
nd i
ncre
asin
g flo
odin
g ris
ks w
ere
all
cons
ider
ed
durin
g th
e pr
epar
atio
n of
the
mas
terp
lan
. H
owev
er,
ther
e ar
e a
rang
e of
po
tent
ial
miti
gatio
n an
d m
anag
emen
t m
easu
res
that
may
be
able
to
be
empl
oyed
.
The
Sun
rise
Brid
ge,
Wat
erw
alk
and
asso
ciat
ed f
acili
ties,
bea
ch,
etc
will
ne
ed d
etai
led
engi
neer
ing,
hyd
rolo
gica
l, sa
fety
and
env
ironm
enta
l im
pact
in
vest
igat
ions
as
part
of
the
futu
re i
mpl
emen
tatio
n an
d in
vest
men
t pl
an,
follo
win
g en
dors
emen
t of t
he m
aste
rpla
n.
156
It w
ould
ap
pear
to
m
e th
at
Ter
alba
Is
land
ha
s an
op
port
unity
to
pl
ay
a si
gnifi
cant
rol
e in
the
rev
italis
atio
n of
the
Tow
n C
entr
e. T
he c
urre
nt s
trat
egy
appe
ars
to m
ake
min
imal
men
tion
of th
is k
ey s
ite.
Del
ete
all
refe
renc
es
rega
rdin
g ac
cess
to
T
erilb
ah
Isla
nd
from
m
aste
rpla
n.
T
here
ar
e to
o m
any
sign
ifica
nt
envi
ronm
enta
l is
sues
as
soci
ated
with
acc
essi
ng t
his
isla
nd a
nd a
gree
men
t by
the
NS
W P
arks
an
d W
ildlif
e D
epar
tmen
t is
unlik
ely.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 41
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
157
The
pro
pose
d T
own
Squ
are
appe
ars
to c
entr
e on
Sho
rt S
tree
t C
arpa
rk S
ite a
nd
I rai
se th
e fo
llow
ing
conc
erns
:
‐ T
he p
lan
seem
s to
ind
icat
e th
e S
hort
Str
eet
Car
park
as
the
cent
re o
f th
e T
own
Squ
are.
‐ T
he p
lan
also
indi
cate
s po
rtio
ns o
f th
e si
te a
s be
ing
allo
cate
d fo
r ca
r pa
rkin
g of
The
atre
Lan
e an
d fo
r us
e as
a P
laza
on
the
nort
h an
d so
uth
boun
darie
s.
‐ T
he d
ocum
ent
wou
ld a
ppea
r to
ide
ntify
the
site
as
a C
omm
unity
Fac
ilitie
s H
ub, w
hat i
s th
e in
tent
of t
his
stat
emen
t?
‐ It
is
assu
med
th
at
the
land
lo
cate
d be
twee
n th
e T
heat
re
and
the
Com
mon
wea
lth B
ank
site
cur
rent
ly u
sed
as o
pen
spac
e is
roa
d re
serv
e or
al
ike.
Thi
s pa
rcel
of
land
is
zone
d 3a
and
cou
ld f
easi
bly
be d
evel
oped
for
co
mm
erci
al a
ctiv
ity.
Obj
ectio
n to
the
est
ablis
hmen
t of
a T
heat
re F
orec
ourt
is
mad
e at
this
poi
nt in
tim
e.
‐ T
he m
aste
rpla
n is
sile
nt o
n th
e is
sue
of p
oten
tially
usi
ng a
ll of
the
Sho
rt
Str
eet r
oad
rese
rve
for
deve
lopm
ent.
Ret
ain
curr
ent p
rovi
sion
s.
158
The
prin
cipl
e ou
tline
d in
the
doc
umen
t th
at e
ncou
rage
s in
vest
men
t in
tou
rism
is
supp
orte
d bu
t I
am l
ed t
o be
lieve
tha
t cu
rren
t zo
ning
pro
visi
ons
prev
ent
unit
owne
rs
in
som
e re
side
ntia
l zo
nes
from
re
ntin
g th
eir
prop
erty
fo
r to
uris
m
purp
oses
. Thi
s is
sue
need
s to
be
addr
esse
d.
Thi
s is
sue
is b
eing
add
ress
ed v
ia th
e W
yong
Com
posi
te L
EP
201
2.
159
One
of
the
bigg
est
chal
leng
es i
n pr
omot
ing
The
Ent
ranc
e is
the
cha
nnel
its
elf.
Cur
rent
ly t
he c
hann
el r
equi
res
urge
nt d
redg
ing
as t
he a
ccre
tion
of s
and
has
all
but
bloc
ked
the
chan
nel.
The
str
ateg
y do
es n
ot a
ppea
r to
add
ress
thi
s ve
ry
impo
rtan
t is
sue.
I w
ould
rec
omm
end
that
a p
lan
of m
anag
emen
t ad
dres
sing
thi
s is
sue
shou
ld b
e pu
t in
plac
e.
Thi
s is
sue
is
bein
g ad
dres
sed
via
The
T
ugge
rah
Lake
s E
stua
ry
Man
agem
ent P
lan.
160
Icon
ic s
ites
appe
ar t
o pl
ay a
sig
nific
ant
role
in
the
stra
tegy
and
acc
ordi
ngly
sh
ould
item
s of
pub
lic b
enef
it be
link
ed to
eac
h si
te.
It m
ay a
lso
pay
to r
evie
w t
he
curr
ent l
ist a
nd a
dd it
ems
that
are
gen
erat
ed fr
om th
is s
trat
egy.
Thi
s is
sue
is b
eing
add
ress
ed v
ia t
he K
ey (
Icon
ic)
Dev
elop
men
t S
ites
proc
ess.
161
The
re a
ppea
rs t
o be
a s
igni
fican
t re
lianc
e on
som
e Ic
onic
site
s pr
ocee
ding
for
th
e st
rate
gy t
o su
ccee
d. S
houl
d ot
her
site
s be
ide
ntifi
ed i
n T
he E
ntra
nce
as
Icon
ic s
ites
to e
nabl
e m
ore
flexi
bilit
y in
get
ting
shov
el r
eady
pro
ject
s, a
s it
is
evid
ent
that
som
e of
the
site
s id
entif
ied
will
not
pro
ceed
in
the
fore
seea
ble
futu
re?
No.
T
he E
ntra
nce
Pen
insu
la P
lann
ing
Str
ateg
y id
entif
ied
7 ke
y si
tes
in
the
tow
n ce
ntre
. T
hese
are
incl
uded
as
Key
(Ic
onic
) D
evel
opm
ent
Site
s.
No
othe
r si
tes
in t
he t
own
cent
re w
ere
cons
ider
ed t
o ha
ve t
he r
equi
site
qu
aliti
es to
be
key
site
s.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 42
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
162
Lake
side
Pla
za a
nd K
lum
per
site
are
qui
te l
arge
in
area
, w
hy h
as t
he s
trat
egy
not r
equi
red
som
e pu
blic
ope
n sp
ace
(gre
en a
reas
) on
thes
e de
velo
pmen
ts.
Ret
ain
curr
ent
prov
isio
ns.
Det
ails
of
publ
ic o
pen
spac
e ar
e in
clud
ed i
n th
e fu
ture
DC
P f
or T
he E
ntra
nce
Pen
insu
la a
nd v
ia t
he K
ey (
Icon
ic)
Dev
elop
men
t S
ites
proc
ess.
The
m
aste
rpla
n id
entif
ies
the
gene
ral
loca
tion
of c
ivic
spa
ces.
163
Whi
lst
I ap
plau
d th
e ex
tens
ion
of t
he M
emor
ial P
ark
into
the
Car
park
eas
t of
the
cu
rren
t T
own
Cen
tre
Bui
ldin
g, t
he d
ocum
ent
also
iden
tifie
s ac
tiviti
es in
are
as t
hat
the
Tow
n ce
ntre
cu
rren
tly
utili
se
for
othe
r ac
tiviti
es
asso
ciat
ed
with
th
eir
oper
atio
ns. H
as th
e T
own
cent
re b
een
cons
ulte
d in
the
plan
ning
str
ateg
y?
The
Ent
ranc
e T
own
Cen
tre
Man
agem
ent
Cor
pora
tion
is r
epre
sent
ed o
n th
e pr
ojec
t sta
keho
lder
team
.
164
Wha
t co
nsid
erat
ion
has
been
giv
en t
o T
he E
ntra
nce
Roa
d lo
g ja
m t
hat
occu
rs in
Lo
ng J
etty
. Lo
ng J
etty
is
not
in t
he m
aste
rpla
n st
udy
area
.
Thi
s m
atte
r w
ill b
e ad
dres
sed
in t
he L
ong
Jetty
Vill
age
Cen
tre
Mas
terp
lan,
com
men
cing
in
2012
.
165
Eac
h of
the
pro
posa
ls i
n th
e do
cum
ent
have
the
“W
ater
wal
k” a
s a
key
feat
ure
prov
idin
g co
nnec
tivity
. T
he “
Wat
erw
alk”
will
pos
e si
gnifi
cant
issu
es a
nd r
equi
red
in d
epth
inve
stig
atio
n pr
ior
to p
roce
edin
g w
ith f
urth
er w
ork
on t
he M
aste
r pl
an.
It
is p
ossi
ble
that
pro
visi
on o
f th
e co
nnec
tivity
sho
wn
in t
he m
aste
r pl
an w
ill n
ot b
e fe
asib
le a
nd w
ill r
esul
t in
a r
ethi
nk o
f th
e be
st w
ay t
o ac
hiev
e th
e de
sire
d ou
tcom
es w
ithou
t the
con
nect
ivity
sho
wn.
The
se c
once
rns
are
base
d on
the
follo
win
g co
nsid
erat
ions
:
The
Ent
ranc
e fo
rms
the
hydr
aulic
ent
ry/e
xit
cont
rol p
oint
for
the
ent
ire T
ugge
rah
Lake
s sy
stem
an
area
of
appr
oxim
atel
y 80
km2 w
ith a
cat
chm
ent
area
rou
ghly
ten
tim
es t
hat
size
. D
urin
g la
rge
flood
eve
nts
the
entr
ance
sco
urs
out
and
the
mou
th
of t
he e
ntra
nce
wid
ens
and
deep
ens
to p
ass
the
flood
wat
er.
Due
to
the
narr
ow
dim
ensi
ons
of t
he e
ntra
nce
rela
tive
to i
ts c
atch
men
t flo
od l
evel
s ca
n ta
ke a
nu
mbe
r of
day
s to
red
uce.
B
etw
een
flood
eve
nts
sand
acc
rete
s in
the
ent
ranc
e ch
anne
l an
d if
left
undi
stur
bed
the
entr
ance
cha
nnel
wou
ld p
erio
dica
lly c
lose
co
mpl
etel
y.
Sev
eral
stu
dies
hav
e be
en c
arrie
d ou
t to
dat
e to
atte
mpt
to
clar
ify
whe
ther
dre
dgin
g is
ess
entia
l or
not
and
/or
whe
ther
tra
inin
g w
alls
wou
ld b
e of
be
nefit
.
The
mos
t re
cent
of
thes
e w
ere
“Ent
ranc
e C
hann
el D
redg
ing
Eco
logi
cal
Impa
ct S
tudy
” an
d th
e C
oast
line
Pro
cess
stu
dy.
Cou
ncil
curr
ently
und
erta
kes
limite
d dr
edgi
ng o
f th
e ch
anne
l to
prev
ent
com
plet
e cl
osur
e of
the
cha
nnel
and
pro
mot
e so
me
leve
l of
tid
al e
xcha
nge.
T
he v
ario
us
flood
stu
dies
whi
ch h
ave
been
car
ried
out
have
pro
vide
d lit
tle c
omm
ent
on
dred
ging
. H
owev
er
they
ha
ve
gene
rally
as
sum
ed
that
th
e cu
rren
t dr
edgi
ng
regi
me
rem
ains
in p
lace
.
Ret
ain
curr
ent p
rovi
sion
s.
The
Sun
rise
Brid
ge,
Wat
erw
alk
and
asso
ciat
ed f
acili
ties,
bea
ch,
etc
will
ne
ed d
etai
led
engi
neer
ing,
hyd
rolo
gica
l, sa
fety
and
env
ironm
enta
l im
pact
in
vest
igat
ions
as
part
of t
he fu
ture
impl
emen
tatio
n an
d in
vest
men
t pla
n.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 43
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
C
onst
ruct
ion
of s
ea w
alls
and
the
wat
er w
alk
will
lim
it th
e ca
paci
ty o
f C
ounc
il to
dr
edge
the
cha
nnel
. I
n ad
ditio
n th
e se
a w
alls
will
act
as
defa
cto
trai
ning
wal
ls
and
cons
trai
n th
e di
men
sion
s of
th
e ch
anne
l.
Pre
viou
s st
udie
s ha
ve
been
ca
rrie
d ou
t on
th
e ap
prop
riate
ness
of
tr
aini
ng
wal
ls
in
the
Tug
gera
h La
kes
syst
em a
nd g
ener
ally
fou
nd t
hat
they
are
not
app
ropr
iate
sol
utio
ns.
Tra
inin
g w
alls
con
stru
cted
in
Sw
anse
a ch
anne
l ha
ve c
hang
ed t
he e
ntire
hyd
rolo
gy a
nd
ecol
ogic
al d
ynam
ics
of t
his
syst
em a
nd e
stim
ates
hav
e be
en m
ade
that
thi
s sy
stem
will
take
in th
e or
der
of 6
50 y
ears
to s
tabi
lise
to th
e ne
w c
ondi
tions
.
T
he c
onst
ruct
ion
of d
evic
es w
hich
act
as
trai
ning
wal
ls a
nd p
lace
con
stra
ints
on
the
chan
nel
dim
ensi
ons
wou
ld r
equi
re r
evis
ion
of c
ounc
ils r
ecen
tly c
ompl
eted
dr
aft
Tug
gera
h La
kes
Flo
od
Pla
in
Ris
k M
anag
emen
t st
udy
and
may
ha
ve
sign
ifica
nt im
plic
atio
ns fo
r flo
od p
lann
ing
thro
ugho
ut th
e T
ugge
rah
Lake
s sy
stem
.
In a
dditi
on a
low
leve
l brid
ge m
ay a
ct a
s a
wei
r w
hen
the
Tug
gera
h La
kes
are
in
flood
and
nee
ds t
o be
con
side
red
in a
ny f
lood
mod
el.
Pie
rs p
rovi
ded
as s
uppo
rt
for
any
brid
ge w
ould
cha
nge
scou
r pa
ttern
s an
d th
e dy
nam
ics
of s
and
mov
emen
t in
and
aro
und
the
chan
nel.
An
elev
ated
ped
estr
ian
only
brid
ge w
ith m
inim
al p
iers
and
no
asso
ciat
ed t
rain
ing
wal
ls
may
be
ab
le
to
be
cons
truc
ted
with
re
duce
d im
pact
on
th
e en
tran
ce
dyna
mic
s. H
owev
er s
uch
a br
idge
wou
ld h
ave
the
follo
win
g im
plic
atio
ns:
‐ un
likel
y to
be
suita
ble
for
emer
genc
y ve
hicl
e ac
cess
‐ m
ay n
ot p
erm
it th
e dr
edge
to p
ass
unde
r it
‐ w
ill b
e of
ver
y hi
gh c
onst
ruct
ion
cost
if it
has
red
uced
num
bers
of
pier
s in
the
w
ater
way
‐ -w
ould
nee
d to
be
desi
gned
for
hig
h ve
loci
ties
unde
r st
orm
sur
ge a
nd f
lood
ev
ents
‐ w
ould
req
uire
larg
e la
nd ta
ke a
t app
roac
hes
‐ -m
ay n
ot b
e di
sabl
ed f
riend
ly o
r if
mad
e so
may
hav
e ve
ry l
ong
ram
ps t
o ac
hiev
e th
e de
sira
ble
elev
atio
n
‐ W
ould
stil
l nee
d to
con
side
r ef
fect
of
the
stru
ctur
e on
ent
ranc
e dy
nam
ics
and
flood
ing,
esp
ecia
lly f
or a
ny c
hang
es t
o th
ese
whi
ch m
ay o
ccur
for
clim
ate
chan
ge c
onsi
derin
g th
e lik
ely
life
span
of s
uch
a st
ruct
ure.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 44
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
O
ther
con
side
ratio
ns in
clud
e th
e lik
elih
ood
of u
nder
cutti
ng o
f th
e tr
aini
ng w
all f
or
the
spla
sh p
ool
durin
g st
orm
sur
ge e
vent
s an
d m
anag
emen
t of
lar
ge d
umps
of
sand
whi
ch m
ay b
e de
posi
ted
in th
e st
ruct
ure.
Dev
elop
men
t of
exp
ensi
ve i
nfra
stru
ctur
e su
ch a
s th
e pu
blic
are
as a
nd s
olar
po
wer
ge
nera
tor
for
light
ing
in
area
s af
fect
ed
by
flood
ing
and
stor
m
surg
e to
geth
er w
ith t
he in
crea
sed
vuln
erab
ility
of
such
item
s w
ith C
limat
e C
hang
e al
so
need
to b
e co
nsid
ered
.
167
A n
umbe
r of
im
port
ant
tech
nica
l co
nsid
erat
ions
affe
ct t
he p
lan
that
will
req
uire
ex
pert
ana
lysi
s. W
here
do
thes
e en
gine
erin
g an
d en
viro
nmen
tal s
tudi
es a
nd c
ost
estim
ates
fit i
nto
the
timet
able
for
adop
tion
of th
e pl
an?
The
follo
win
g ne
ed to
be
cons
ider
ed fu
rthe
r:
‐ P
redi
cted
effe
cts
of c
limat
e ch
ange
, pa
rtic
ular
ly s
eal
leve
l ris
e, n
eed
to b
e co
nsid
ered
‐ C
ounc
il’s
curr
ent d
raft
coas
tal z
one
man
agem
ent p
lan.
‐ T
he d
raft
Tug
gera
h La
kes
Flo
odpl
ain
Ris
k M
anag
emen
t Stu
dy.
‐ T
he d
ynam
ics
of s
and
mov
emen
t in
the
chan
nel.
‐ A
n es
timat
e of
cap
ital c
ost t
o co
unci
l of t
he p
ublic
infr
astr
uctu
re w
ork.
‐ Id
entif
icat
ion
of g
rant
fund
s fo
r ca
pita
l wor
ks.
‐ Id
entif
icat
ion
of o
ngoi
ng o
wne
rshi
p co
sts
of t
he p
ublic
inf
rast
ruct
ure
that
co
unci
l will
bec
ome
resp
onsi
ble.
‐ P
oten
tial s
ourc
es o
f the
ass
ocia
ted
incr
ease
d fu
nds.
‐ A
n es
timat
e of
cos
ts o
f dr
edgi
ng a
nd w
rack
rem
oval
to
crea
te t
he d
esire
d en
viro
nmen
t fo
r aq
uatic
ac
tivity
be
twee
n th
e br
idge
an
d th
e pr
opos
ed
wal
kway
.
‐ T
echn
ical
ana
lysi
s of
the
coa
stal
ero
sion
haz
ard
lines
, se
a le
vel r
ise,
cha
nnel
dy
nam
ics,
san
d no
uris
hmen
t is
sues
in t
he c
hann
el a
nd t
he b
each
es,
flood
ing
issu
es,
dred
ging
pr
opos
als,
ch
anne
l cl
osur
e re
spon
se
actio
ns
and
envi
ronm
enta
l m
atte
rs w
ill b
e re
quire
d in
rel
atio
n to
any
pro
posa
l to
rec
laim
pa
rt o
f th
e ch
anne
l, to
bui
ld a
con
cret
e pi
ers
in t
he c
hann
el o
r to
con
stru
ct a
br
idge
in th
e ch
anne
l.
‐ S
ettin
g a
deck
lev
el f
or a
ny b
ridge
will
nee
d to
be
base
d on
ris
k an
alys
is o
r m
ight
invo
lve
a flo
atin
g po
ntoo
n co
ncep
t.
The
app
ropr
iate
leve
l of c
onsi
dera
tion
has
been
giv
en to
thes
e m
atte
rs.
Suc
h st
udie
s/m
atte
rs a
re l
ikel
y to
be
cove
red
in t
he i
mpl
emen
tatio
n an
d in
vest
men
t pl
an t
o be
pre
pare
d fo
llow
ing
endo
rsem
ent
of t
he m
aste
rpla
n or
as
part
of d
esig
n/de
velo
pmen
t pro
posa
ls.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 45
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
168
The
pro
pose
d ro
ad c
losu
res
may
res
tric
t ea
st/w
est
traf
fic m
ovem
ents
. A
ny
prop
osal
to
clos
e ro
ads,
par
ticul
arly
Mar
ine
Par
ade
and
Den
ing
Str
eet,
will
ne
ed d
etai
led
traf
fic m
odel
ling
stud
ies
to i
dent
ify t
he i
mpa
ct o
n ot
her
road
s,
part
icul
arly
eas
t of “
Mai
n S
tree
t”.
Suc
h st
udie
s/m
odel
ling
will
be
co
vere
d in
th
e im
plem
enta
tion
and
inve
stm
ent
plan
to
be p
repa
red
follo
win
g en
dors
emen
t of
the
mas
terp
lan
or a
s pa
rt o
f des
ign/
deve
lopm
ent p
ropo
sals
.
169
The
em
phas
is o
n lo
catin
g ca
rpar
ks a
way
fro
m a
ttrac
tions
nee
ds t
o be
bal
ance
d ag
ains
t the
nee
ds o
f les
s ab
le p
edes
tria
ns w
ho c
an o
nly
“wal
k” s
hort
dis
tanc
es.
The
em
phas
is
on
loca
ting
car
park
s aw
ay
from
at
trac
tions
ne
eds
to
be
bala
nced
aga
inst
the
nee
ds o
f le
ss a
ble
pede
stria
ns w
ho c
an o
nly
“wal
k” s
hort
di
stan
ces.
Man
y da
y or
wee
kend
tou
rists
to
The
Ent
ranc
e w
ill t
rave
l by
car.
Man
y w
ill b
ring
picn
ics
and
fishi
ng
gear
an
d th
e lik
e.
The
lo
catio
n of
ca
r pa
rks
need
s to
co
nsid
er th
ese
visi
tors
.
Ret
ain
curr
ent
prov
isio
ns.
It
is c
ons
ider
ed t
hat
ther
e w
ill b
e su
ffici
ent
carp
arki
ng s
tatio
ns c
lose
to
the
tow
n ce
ntre
, de
sign
ed t
o ca
ter
for
peop
le
of a
ll ab
ilitie
s.
170
Sup
port
the
prin
cipl
e of
em
brac
ing
wal
king
and
acc
ess.
Con
nect
ivity
sho
uld
not
be l
imite
d to
jus
t pe
dest
rians
, co
nnec
tion
s vi
a bi
cycl
es i
s es
sent
ial,
both
with
in
and
to T
he E
ntra
nce.
Ret
ain
curr
ent
prov
isio
ns
whi
ch
enco
urag
e bo
th
pede
stria
n/cy
cle
conn
ectiv
ity.
Enh
ance
whe
re p
ossi
ble.
171
‐ S
uppo
rt th
e pr
inci
ple
of c
reat
ing
a ne
twor
k of
acc
essi
ble
open
spa
ces.
‐ T
he c
onne
ctio
n of
thi
s ne
twor
k sh
ould
inc
lude
ped
estr
ian
and
bicy
cle.
Thi
s w
ill im
prov
e us
abili
ty.
‐ T
he d
evel
opm
ent o
f a h
iera
rchy
of o
pen
spac
e is
sup
port
ed.
‐ T
he le
gend
use
d fo
r de
scrib
ing
open
spa
ce is
inco
rrec
t.
o
Bea
ches
and
par
ks a
re n
ot p
assi
ve a
reas
.
o
A
bette
r di
ffere
ntia
tion
of
colo
urs
is
nece
ssar
y to
di
stin
guis
h be
twee
n th
e “p
assi
ve”
park
s an
d “f
orm
al”
spor
ts fi
elds
.
‐ W
hy is
Ter
ilbah
Isla
nd id
entif
ied
as a
par
k? T
his
is in
corr
ect.
Ret
ain
curr
ent
prov
isio
ns
whi
ch
enco
urag
e bo
th
pede
stria
n/cy
cle
conn
ectiv
ity.
Enh
ance
whe
re p
ossi
ble.
Cha
nge
mas
terp
lan
to r
efle
ct t
he c
orre
ct d
escr
iptio
n of
ope
n sp
aces
in
th
e le
gend
s an
d pr
ovid
e a
mor
e su
itabl
e di
ffere
ntia
tion
of c
olou
rs.
Cha
nge
the
desi
gnat
ion
of T
erilb
ah I
slan
d fr
om p
ark
to n
atur
e re
serv
e in
th
e m
aste
rpla
n.
172
Con
nect
ion
of N
orth
and
Sou
th E
ntra
nce
shou
ld n
ot b
e lim
ited
to p
edes
tria
n an
d em
erge
ncy
vehi
cles
on
ly.
Thi
s co
nnec
tion
shou
ld
also
in
clud
e pr
ovis
ion
for
bicy
cles
.
Ret
ain
curr
ent p
rovi
sion
s.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 46
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
173
‐ S
uppo
rt
the
prin
cipl
e of
pr
ovin
g pe
dest
rian
and
bicy
cle
conn
ectio
ns
betw
een
nort
h an
d so
uth
Ent
ranc
e.
‐ S
uppo
rt t
he p
rinci
ple
of li
miti
ng r
oad
cros
sing
s as
a m
etho
d of
enc
oura
ging
us
e.
‐ S
uppo
rt p
ropo
sal
to r
educ
e ve
hicl
e sp
eed
whe
re p
edes
tria
ns -
car
s co
-m
ingl
e.
‐ P
rovi
ng a
cces
s to
Ter
ilbah
Isl
and
is n
ot s
uppo
rted
. T
his
isla
nd p
rovi
des
a im
port
ant b
reed
ing
grou
nd fo
r th
reat
ened
spe
cies
.
Ret
ain
curr
ent p
rovi
sion
s.
Del
ete
all r
efer
ence
s re
gard
ing
acce
ss to
Ter
ilbah
Isla
nd.
174
‐ M
aste
rpla
n ne
eds
to d
iffer
entia
te b
etw
een
on-r
oad
and
off-
road
cyc
lew
ay.
The
y ha
ve d
iffer
ent r
oles
as
they
cat
er to
diff
eren
t use
rs.
‐ S
uppo
rt p
ropo
sal t
o de
velo
p a
cycl
eway
/pat
hway
thro
ugh
fore
shor
e pr
ecin
ct.
Thi
s is
ess
entia
l to
pro
vide
con
nect
ions
to
the
exis
ting
wes
tern
and
eas
tern
pa
thw
ays.
Cha
nge
mas
terp
lan
acco
rdin
gly.
Ret
ain
curr
ent p
rovi
sion
s.
175
‐ S
uppo
rt p
ropo
sal
to r
educ
e ve
hicl
e sp
eed
whe
re b
icyc
les
- ca
rs c
o-m
ingl
e.
Spe
ed s
houl
d be
red
uced
from
pro
pose
d 50
km to
40k
m/p
er h
our.
‐ T
he g
reen
Coa
st t
o La
ke l
ink
is a
ctua
lly a
n ex
istin
g sh
ared
pat
hway
. T
his
shou
ld fo
rm p
art o
f the
bic
ycle
and
ped
estr
ian
netw
ork.
Ret
ain
curr
ent p
rovi
sion
s.
Cha
nge
mas
terp
lan
to r
efle
ct th
is.
176
‐ W
ater
fron
t an
d T
ouris
m p
reci
nct
shou
ld e
xten
d do
wn
to T
he E
ntra
nce
Sur
f Li
fe S
avin
g C
lub.
Thi
s bo
ardw
alk
is a
key
com
pone
nt o
f tou
rism
pre
cinc
t.
The
Ent
ranc
e S
urf L
ife S
avin
g C
lub
is o
utsi
de th
e m
aste
rpla
n st
udy
area
.
177
Wat
erfr
ont P
reci
nct W
est P
reci
nct
‐ P
lan
does
not
iden
tify
a fo
resh
ore
path
way
con
nect
ing
Pic
nic
Poi
nt R
eser
ve
to t
he B
oard
wal
k v
ia t
he T
own
Gre
en (
as i
dent
ified
in
Par
t 4
– cy
clew
ays)
. T
his
appe
ars
to h
ave
been
om
itted
. D
ue t
o th
e sp
ace
requ
ired
in o
rder
to
avoi
d cy
clis
ts/p
edes
tria
n co
nflic
t, an
d th
e sp
atia
l im
pact
of
su
ch
infr
astr
uctu
re, t
his
need
s to
be
cons
ider
ed a
t the
con
cept
mas
terp
lan
stag
e.
‐ A
gree
with
pro
posa
l tha
t th
e w
ater
wa
lk c
ould
pro
vide
ano
ther
con
nect
ion
as
part
of t
he N
SW
Coa
stlin
e C
ycle
way
rou
te.
Am
end
mas
terp
lan
to a
ddre
ss th
is m
atte
r.
Ret
ain
curr
ent p
rovi
sion
s.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 47
-
Item
No
Is
sue
Rec
om
men
ded
Act
ion
178
Pic
nic
Poi
nt R
ecre
atio
n P
ark
Pre
cinc
t
‐ P
ropo
sed
Ska
te/B
MX
fa
cilit
y is
lo
cate
d to
o cl
ose
to
resi
dent
s.
Dev
elop
men
t C
onse
nt f
or t
he e
xist
ing
skat
e pa
rk w
as o
nly
prov
ided
su
bjec
t to
com
plia
nce
with
aco
ustic
rep
ort/c
ondi
tions
.
‐ A
dven
ture
bik
e tr
ail
need
s to
ref
lect
CE
PT
ED
prin
cipl
es.
It ap
pear
s to
o sh
elte
red
and
not p
rovi
ding
any
pas
sive
sur
veill
ance
.
‐ D
o no
t su
ppor
t do
g pa
rk.
Thi
s is
an
env
ironm
enta
lly s
ensi
tive
loca
tion
– br
eedi
ng g
roun
d fo
r th
e Li
ttle
Ter
n.
Rev
ise
mas
terp
lan
to a
ddre
ss th
is is
sue.
Rev
ise
mas
terp
lan
to a
ddre
ss th
is is
sue.
Del
ete
off-
leas
h do
g pa
rk fo
rm m
aste
rpla
n.
179
The
pro
posa
l with
in t
he d
raft
docu
men
t di
scus
ses
a la
rger
are
a th
at in
volv
es
mor
e ite
ms
to s
uppo
rt a
n ol
der
carn
ival
env
ironm
ent.
My
sugg
estio
n, b
eing
an
owne
r of
The
Ent
ranc
e H
isto
rical
Car
niva
l an
d ha
ving
a 4
00 y
ear
hist
ory
of m
y fa
mily
in t
he c
arni
val a
nd c
ircus
indu
stry
is:
‐ T
hat
our
area
is
incr
ease
d by
the
siz
e w
e ha
ve n
ow t
o pr
ovid
e tw
o to
th
ree
stal
ls e
g: s
hoot
ing
galle
ry, k
nock
-en-
dow
n et
c
‐ A
dod
gem
car
trac
k w
ith c
ars
‐ A
fer
ries
whe
el t
hat
wou
ld b
e a
grea
t rid
e an
d pr
ovid
es v
iew
ing
of T
he
Ent
ranc
e ar
ea
In t
otal
thi
s w
ould
be
a gr
eat
draw
car
d fo
r bo
th o
ur l
ocal
com
mun
ity a
nd
visi
tors
. T
his
also
wou
ld g
ive
me
the
oppo
rtun
ity t
o op
en d
urin
g th
e w
eek
days
as
wel
l as
our
reg
ular
ope
ning
hou
rs w
hich
is
ever
y w
eeke
nd a
nd
scho
ol h
olid
ays.
The
se f
acili
ties
need
to
have
a p
avili
on b
uilt
over
the
his
toric
al c
arou
sel
to
both
pro
tect
fro
m t
he n
atur
al e
nviro
nmen
t an
d fr
om a
nti s
ocia
l beh
avio
ur a
s th
is c
arou
sel
is t
he o
ldes
t op
erat
ing
one
in A
ustr
alia
and
has
bee
n at
The
E
ntra
nce
sinc
e 19
30.
A p
erim
eter
fen
ce w
ould
als
o re
com
men
d ar
ound
the
si
te.
Ret
ain
curr
ent p
rovi
sion
s.
180
Som
e of
my
maj
or c
once
rns
with
The
Ent
ranc
e M
aste
rpla
n, a
s ex
hibi
ted,
ar
e as
follo
ws:
1 C
onne
ctiv
ity fo
r ve
hicl
es -
wes
t to
east
:
o
The
E
ntra
nce
Roa
d/C
oral
S
tree
t in
ters
ectio
n -
Mar
ine
Par
ade
clos
ure,
o
Clo
sure
of b
oth
Den
ing
Str
eet a
nd B
ayvi
ew A
venu
e
o
The
W
ater
fron
t P
reci
nct
Wes
t M
aste
rpla
n dr
awin
g sh
ows
the
Suc
h st
udie
s/m
odel
ling
will
be
cove
red
in t
he i
mpl
emen
tatio
n an
d
inve
stm
ent
plan
to
be
pr
epar
ed
follo
win
g en
dors
emen
t of
th
e m
aste
rpla
n or
as
part
of d
esig
n/de
velo
pmen
t pro
posa
ls.
Ret
ain
curr
ent p
rovi
sion
s.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 48
-
Item
No
Is
sue
Rec
om
men
ded
Act
ion
wes
tern
end
of M
arin
e P
arad
e go
ing
into
priv
ate
prop
erty
.
o
2 S
hare
d Z
one
for
Mai
n S
tree
t (T
he E
ntra
nce
Roa
d) b
etw
een
Den
ing
Str
eet a
nd B
ayvi
ew A
venu
e.
3 F
urth
er w
ork
requ
ired
to i
dent
ify p
ract
ical
ity o
f th
e cy
clew
ays
(on-
road
or
off-
road
?) a
long
Den
ing
Str
eet a
nd T
he E
ntra
nce
Roa
d.
4 La
ck o
f pub
lic p
arki
ng s
pace
s ea
st o
f The
Ent
ranc
e R
oad
A f
ull
traf
fic s
tudy
is
requ
ired
to i
dent
ify t
he c
onse
quen
ces
of t
he r
oad
clos
ures
/sha
red
zone
id
entif
ied
in
the
Mas
terp
lan.
T
his
stud
y sh
ould
ad
dres
s th
e co
nseq
uenc
es o
f all
the
issu
es r
aise
d in
item
s 1
to 4
abo
ve.
181
In c
onsi
derin
g th
e na
ture
of f
utur
e de
velo
pmen
t upo
n th
e si
te, i
t is
note
d th
at
the
draf
t m
aste
rpla
n en
visa
ges
sign
ifica
nt a
ltera
tions
to
traf
fic f
low
s w
ithin
th
e im
med
iate
vic
inity
of
the
‘Key
’ site
. T
hese
cha
nges
incl
ude
the
poss
ible
cl
osin
g of
par
t of
Mar
ine
Par
ade,
with
par
t of
tha
t ar
ea b
ecom
ing
a sh
ared
zo
ne d
urin
g m
ajor
eve
nts,
and
the
are
a be
ing
bolla
rded
at
othe
r tim
es.
It is
un
ders
tood
tha
t di
rect
veh
icul
ar a
cces
s to
the
cur
rent
KF
C s
ite m
ay b
e ab
le
to b
e re
tain
ed v
ia t
he p
ropo
sed
acce
ss t
o th
e ke
y si
te o
ff M
arin
e P
arad
e as
ill
ustr
ated
on
page
38
of th
e dr
aft M
aste
rpla
n. S
uch
arra
ngem
ents
sho
uld
be
suita
ble,
giv
en t
hat
the
exis
ting
driv
e-th
ru a
cces
s to
the
KF
C s
ite c
ould
po
ssib
ly b
e re
tain
ed u
nder
the
se a
rran
gem
ents
. T
his
wou
ld o
bvio
usly
be
disc
usse
d du
ring
the
form
ulat
ion
of t
he s
ite s
peci
fic M
aste
rpla
n un
der
the
Key
(Ic
onic
) S
ites
proc
ess.
Ret
ain
curr
ent p
rovi
sion
s.
182
The
w
ater
wal
k fo
otbr
idge
co
uld
be
built
co
nnec
ting
to
the
curr
ent
The
E
ntra
nce
Brid
ge,
conn
ectin
g at
Har
grav
es S
tree
t on
The
Ent
ranc
e N
orth
an
d to
the
Wat
erfr
ont
Mal
l /M
emor
ial
Par
k on
the
sou
ther
n si
de o
f T
he
Ent
ranc
e C
hann
el.
Suc
h an
arr
ange
men
t w
ould
not
nee
d to
be
anch
ored
to
the
mov
ing
sand
du
ne s
ituat
ion
at K
arag
i Res
erve
and
if s
et h
igh
enou
gh,
wou
ldn'
t af
fect
the
dr
edgi
ng. A
lso,
ther
e w
ould
be
no is
sues
with
san
d m
ovem
ent o
r lit
tle te
rns.
It co
uld
also
con
nect
to o
ther
sha
red
path
way
s.
Incl
ude
this
ide
a in
the
mas
terp
lan,
as
an a
ltern
ativ
e op
tion
to t
he
curr
ent
wat
erw
alk
stru
ctur
e, t
o be
inc
lude
d fo
r in
vest
igat
ion
in t
he
impl
emen
tatio
n an
d In
vest
men
t P
lan
follo
win
g en
dors
emen
t of
the
m
aste
rpla
n by
Cou
ncil.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 49
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
183
Wat
erw
alk/
Sun
rise
Brid
ge:
Thi
s co
ncep
t sh
ould
add
gre
at v
alue
for
rec
reat
iona
l am
enity
and
bei
ng a
hig
h va
lue
arch
itect
ural
fe
atur
e in
th
e lo
calit
y,
how
ever
th
ere
are
a nu
mbe
r of
co
ncer
ns r
egar
ding
its
feas
ibili
ty.
On
the
nort
hern
sid
e, t
he b
ridge
see
ms
to b
e an
chor
ed t
o w
hat
we
know
is
an
extr
emel
y m
obile
san
d du
ne.
In t
he l
ast
tw
o w
eeks
the
re h
as b
een
sign
ifica
nt
shor
elin
e re
cess
ion
on t
he n
orth
ern
side
of
the
chan
nel.
For
thi
s re
ason
I h
ave
conc
erns
abo
ut fi
the
brid
ge to
this
dun
al la
ndsc
ape.
The
con
nect
ion
to N
orth
Ent
ranc
e be
ach
also
cre
ates
opp
ortu
nitie
s fo
r m
embe
rs
of t
he p
ublic
hav
ing
dire
ct a
cces
s to
the
Nor
th E
ntra
nce
sand
spi
t, w
hich
is
seas
onal
ly k
now
n to
be
a ro
ostin
g ar
ea f
or t
he e
ndan
gere
d lit
tle t
ern.
B
y in
vitin
g
mor
e pe
ople
to
th
is
area
I
thin
k th
ere
are
sign
ifica
nt
risks
po
sed
to
this
en
dang
ered
spe
cies
by
crea
ting
pote
ntia
l con
flict
s.
The
con
cept
des
igns
and
des
crip
tions
for
the
brid
ge a
lso
indi
cate
it is
a r
elat
ivel
y lo
w a
nd f
lat
pede
stria
n br
idge
, pa
rtic
ular
ly if
it is
des
igne
d to
enh
ance
whe
elch
air
acce
ss.
Cou
ncil
curr
ently
ha
s an
ad
opte
d pr
ogra
m
to
unde
rtak
e re
gula
r m
aint
enan
ce d
redg
ing
of T
he E
ntra
nce
chan
nel
to m
aint
ain
an e
xcha
nge
of
wat
er b
etw
een
the
Lake
and
the
Oce
an.
The
cle
aran
ce r
equi
red
by C
ounc
il's
dred
ge
is
sign
ifica
nt
(nee
d to
co
nfirm
, es
timat
ed
6-7
met
res)
, if
the
dred
ge
cann
ot c
lear
the
brid
ge,
The
Ent
ranc
e C
hann
el d
redg
ing
prog
ram
wou
ld h
ave
to
be a
band
oned
. T
he g
ener
al c
omm
unity
and
Cou
ncil
may
str
ongl
y op
pose
any
de
cisi
on to
sto
p m
aint
enan
ce d
redg
ing.
If th
e he
ight
is
suffi
cien
tly l
ow,
it m
ay a
lso
prev
ent
the
acce
ss o
f IR
B's
, je
t sk
is,
boar
ds o
r ot
her
resc
ue c
raft
from
effe
ctin
g re
scue
s to
sw
imm
ers.
I th
ink
it w
ould
als
o be
com
e a
lure
for
kid
s to
clim
b on
and
jum
p in
to t
he c
hann
el,
whi
ch c
an b
e sh
allo
w.
Cou
ncil
has
prev
ious
ly f
aced
litig
atio
n fr
om p
eopl
e be
ing
inju
red
from
sim
ilar
prac
tices
. F
ishe
rman
wou
ld a
lso
wan
t to
use
the
brid
ge s
o al
low
ance
s w
ould
hav
e to
be
mad
e w
here
fis
herm
an c
ould
be
acco
mm
odat
ed
with
out p
rovi
ding
a c
onfli
ct w
ith o
ther
use
rs.
Ret
ain
curr
ent
prov
isio
ns.
The
Wat
erw
alk/
Sun
rise
Brid
ge s
truc
ture
is
to
be i
nclu
ded
for
inve
stig
atio
n in
the
Im
plem
enta
tion
and
Inve
stm
ent
Pla
n fo
llow
ing
endo
rsem
ent o
f the
mas
terp
lan
by C
ounc
il.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 50
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
184
Spl
ash
Poo
l:
Sim
ilar
to t
he w
ater
wal
k/br
idge
, th
ere
are
conc
erns
abo
ut p
laci
ng s
uch
fixed
st
ruct
ures
ha
rd
agai
nst
a m
obile
du
ne.
In
addi
tion,
C
ounc
il ha
s pr
evio
usly
ac
know
ledg
ed t
he d
ange
rs o
f sw
imm
ing
in T
he E
ntra
nce
Cha
nnel
and
I t
hink
we
need
to
be w
ary
abou
t en
cour
agin
g pe
ople
to
swim
in
it as
we
may
be
invi
ting
them
into
a h
azar
d.
Cou
ncil
also
has
a n
umbe
r of
sw
imm
ing
encl
osur
es in
Lak
e M
acqu
arie
and
one
in
La
ke
Mun
mor
ah.
Alth
ough
th
eir
inte
ntio
n is
to
pr
omot
e sa
fety
, th
ey
can
actu
ally
en
hanc
e th
e ha
zard
s by
pr
ovid
ing
a ha
bita
t fo
r da
nger
ous
mar
ine
orga
nism
s to
gro
w o
n (e
.g.
barn
acle
s an
d bl
ue r
inge
d oc
topu
s ha
ve b
een
seen
on
thes
e en
clos
ures
in L
ake
Mac
quar
ie).
It m
ay a
lso
disr
upt
chan
nel
flow
s, c
ausi
ng s
and
and
wra
ck t
o tr
ap a
gain
st t
he
stru
ctur
e.
If th
e st
ruct
ure
fills
with
wra
ck,
I th
ink
it w
ould
ten
d to
be
a ve
ry
unfa
vour
able
sw
imm
ing
venu
e.
Ret
ain
curr
ent
prov
isio
ns.
The
spl
ash
pool
str
uctu
re is
to
be in
clud
ed f
or
inve
stig
atio
n in
th
e Im
plem
enta
tion
and
Inve
stm
ent
Pla
n fo
llow
ing
endo
rsem
ent o
f the
mas
terp
lan
by C
ounc
il.
185
The
Ent
ranc
e S
urf L
ife S
avin
g C
lub/
Tow
n S
quar
e:
The
re is
not
a lo
t of
det
ail o
n pr
opos
ed e
nhan
cem
ents
to
the
east
ern
side
of
The
E
ntra
nce
in P
art 5
, was
it o
verlo
oked
?
Sim
ilarly
the
Tow
n S
quar
e/ U
rban
Par
k lo
catio
n m
entio
ned
is r
ecog
nise
d as
one
of
the
thre
e m
ajor
des
tinat
ions
, yet
ther
e is
no
deta
il of
this
in P
art 5
.
Of
the
12 d
estin
atio
ns l
iste
d 2,
3,
4 an
d 12
had
ver
y lit
tle d
etai
l in
Par
t 5
of t
he
docu
men
t.
Ret
ain
curr
ent
prov
isio
ns.
The
Ent
ran
ce S
urf
Life
Sav
ing
Clu
b is
out
side
th
e m
aste
rpla
n st
udy
area
.
How
eve
r,
it an
d th
e lin
ks
to
it ar
e ac
know
ledg
ed.
For
a m
aste
rpla
n, t
he l
evel
of
deta
il on
the
Tow
n S
quar
e an
d ot
her
dest
inat
ions
is
cons
ider
ed a
dequ
ate
to g
uide
fut
ure
evol
utio
n of
The
E
ntra
nce
Tow
n C
entr
e.
186
Pic
nic
Poi
nt D
og P
ark:
Sim
ilar
to a
t N
orth
Ent
ranc
e, I
und
erst
and
the
land
adj
acen
t th
is i
s a
know
n m
igra
tory
bre
edin
g ar
ea f
or t
he L
ittle
Ter
n.
By
plac
ing
a do
g pa
rk i
mm
edia
tely
ad
jace
nt I
thi
nk t
here
wou
ld b
e an
obv
ious
con
flict
of
use
and
be p
oten
tially
at
the
detr
imen
t of t
he L
ittle
Ter
n.
Del
ete
the
moo
ted
off-
leas
h do
g ex
erci
se a
rea
from
the
mas
terp
lan.
187
The
tem
pora
ry b
oat
park
ing
and
sim
ilar
cut-
outs
int
o th
e na
tura
l sh
orel
ine
at
Pic
nic
Poi
nt p
rovi
de p
oten
tial
trap
s fo
r w
rack
and
oth
er d
ebris
. T
he n
atur
al
cont
our
of th
e sh
orel
ine
shou
ld b
e m
aint
aine
d.
Ret
ain
curr
ent
prov
isio
ns.
In
clud
e a
note
w
hich
cl
arifi
es
that
th
e co
ncep
tual
det
ail
show
n on
th
e im
ages
may
cha
nge
follo
win
g fu
ture
de
taile
d de
sign
.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 51
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
188
Nor
ther
n P
rom
enad
e:
Thi
s is
aga
in lo
cate
d on
land
tha
t is
sev
erel
y su
scep
tible
to
scou
ring
and
eros
ion
(the
lan
d is
cur
rent
ly n
ot t
here
due
to
a re
cent
sco
urin
g ev
ent!)
, T
his
does
not
ap
pear
to h
ave
been
con
side
red.
Ret
ain
curr
ent
prov
isio
ns.
T
he
nort
hern
pr
omen
ade
stru
ctur
e to
be
in
clud
ed
for
inve
stig
atio
n in
th
e Im
plem
enta
tion
and
Inve
stm
ent
Pla
n fo
llow
ing
endo
rsem
ent o
f the
mas
terp
lan
by C
ounc
il.
189
The
Isla
nds:
The
sm
all
isla
nd i
n th
e m
iddl
e of
The
Ent
ranc
e ch
anne
l w
ill b
e a
visu
al f
ocal
po
int.
Thi
s is
cur
rent
ly d
egra
ded
and
over
run
by w
eeds
. Is
any
con
side
ratio
n be
ing
give
n to
how
it m
ay b
e tr
eate
d in
the
plan
?
Ret
ain
curr
ent
prov
isio
ns.
The
tre
atm
ent
of i
slan
ds i
n th
e C
hann
el i
s a
mat
ter
for
The
T
ugge
rah
Lake
s E
stua
ry
Man
agem
ent
Pla
n,
not
the
mas
terp
lan.
190
Cor
mor
ants
bet
wee
n P
icni
c P
oint
and
The
Ent
ranc
e B
ridge
:
Cor
mor
ants
ha
ve
now
be
en
nest
ing
in
the
Nor
folk
Is
land
P
ines
ne
ar
The
E
ntra
nce
brid
ge o
n th
e so
uthe
rn s
ide
abov
e th
e ex
istin
g pa
th f
or s
ome
year
s.
The
se a
ffect
rec
reat
iona
l ac
tivity
fro
m t
heir
drop
ping
s, o
dour
, lic
e, f
ishi
ng l
ines
, de
ad f
ish
and
bird
s be
ing
drop
ped
on t
o th
e ge
nera
l pub
lic b
elow
. C
onsi
dera
tion
of th
is s
houl
d be
giv
en to
this
in th
e pl
an.
Ret
ain
curr
ent
prov
isio
ns.
The
fut
ure
deta
iled
publ
ic d
omai
n de
sign
of
this
vi
cini
ty
will
be
co
vere
d du
ring
cons
ider
atio
n th
e K
ey
(Ico
nic)
D
evel
opm
ent
Site
pro
cess
, fo
r th
e K
lum
per
Key
(Ic
onic
) D
evel
opm
ent
Site
and
not
the
mas
terp
lan.
A n
ote
clar
ifyin
g th
is c
ould
be
incl
uded
.
191
The
Wat
er W
alk:
The
“W
ater
W
alk”
is
a
key
feat
ure
of
the
mas
terp
lan
prov
idin
g a
circ
uit
of
conn
ectiv
ity b
etw
een
the
nort
hern
and
sou
ther
n sh
ores
of
The
Ent
ranc
e ch
anne
l. T
his
in t
heor
y is
a f
anta
stic
ide
a, h
owev
er t
he p
ositi
onin
g an
d pr
opos
ed t
ype
of
stru
ctur
e pr
ovid
e is
sues
from
bot
h hy
drol
ogic
al a
nd e
nviro
nmen
tal p
ersp
ectiv
es.
It is
rec
omm
ende
d th
at t
he “
Wat
er W
alk”
be
eith
er r
emov
ed f
rom
the
mas
terp
lan
or r
edes
igne
d to
be
loca
ted
in a
mor
e su
itabl
e lo
catio
n an
d to
red
uce
impa
cts
on
flood
ing,
cha
nges
to th
e en
tran
ce d
ynam
ics
and
ecos
yste
ms
with
in th
e es
tuar
y.
Ret
ain
curr
ent
prov
isio
ns.
The
Wat
erw
alk/
Sun
rise
Brid
ge s
truc
ture
is
to
be i
nclu
ded
for
inve
stig
atio
n in
the
im
plem
enta
tion
and
Inve
stm
ent
Pla
n fo
llow
ing
endo
rsem
ent o
f the
mas
terp
lan
by C
ounc
il.
192
Pro
vidi
ng li
nks
to T
erilb
ah Is
land
:
The
P
aths
an
d D
estin
atio
ns
laye
r de
taile
d on
pa
ge
25
of
the
mas
terp
lan
indi
cate
s th
at
Cou
ncil
wou
ld
inve
stig
ate
prov
idin
g lin
ks
to
Ter
ilbah
Is
land
, in
clud
ing
esta
blis
hmen
t of w
alki
ng tr
acks
and
an
artif
icia
l bea
ch.
Del
ete
all r
efer
ence
s in
reg
ard
to a
cces
sing
and
usi
ng T
erilb
ah I
slan
d fo
r ac
tiviti
es/a
ttrac
tions
. T
he e
nviro
nmen
tal
issu
es a
re t
oo s
ensi
tive
on t
his
isla
nd a
nd p
erm
issi
on f
rom
the
ow
ners
, N
SW
Nat
iona
l Par
ks a
nd W
ildlif
e is
hig
hly
unlik
ely
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 52
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
193
Ter
ilbah
Isl
and
is o
wne
d by
the
NS
W N
atio
nal
Par
ks a
nd W
ildlif
e S
ervi
ce a
nd
ther
efor
e an
ythi
ng p
ropo
sed
for
that
isla
nd s
houl
d be
in c
onsu
ltatio
n w
ith th
em.
Irre
spec
tive
of o
wne
rshi
p, p
rovi
ding
acc
ess
to t
he is
land
wou
ld r
esul
t in
unk
now
n ch
ange
s to
the
eco
logy
of
the
isla
nd w
hich
is
likel
y to
hav
e ev
olve
d in
to i
ts
curr
ent f
orm
bec
ause
of i
ts r
elat
ive
isol
atio
n.
For
mal
isat
ion
of
acce
ss
to
the
isla
nd
will
al
low
hi
ghly
in
crea
sed
hum
an
dist
urba
nce,
inc
reas
ed c
hanc
e of
wee
d i
ncur
sion
and
pre
datio
n of
fau
na b
y sp
ecie
s su
ch a
s fo
xes,
cat
s an
d do
gs.
Sen
sitiv
e ec
osys
tem
s su
ch a
s T
erilb
ah is
land
sho
uld
be a
llow
ed t
o ex
ist
for
thei
r in
trin
sic
valu
e ra
ther
tha
n ac
tive
use
by h
uman
s. T
his
is p
artic
ular
ly t
he c
ase
whe
n a
num
ber
of w
alki
ng tr
ails
and
bea
ches
are
alre
ady
pres
ent i
n th
e di
stric
t.
In a
n ar
ea w
here
the
re i
s ac
cess
to
beac
hes
with
in e
asy
wal
king
dis
tanc
e it
seem
s un
nece
ssar
y to
cre
ate
an a
rtifi
cial
bea
ch.
Cre
atio
n of
“be
ache
s” w
ithin
the
es
tuar
y is
a c
ostly
and
uns
usta
inab
le v
entu
re e
ven
in a
reas
tha
t ar
e no
t su
bjec
t to
the
wat
er f
low
s th
at a
re p
rese
nt a
roun
d T
erilb
ah I
slan
d.
For
exa
mpl
e, t
he
sand
pla
ced
at C
anto
n B
each
for
rec
reat
iona
l pur
pose
s be
com
es e
rode
d by
win
d an
d w
ave
actio
n w
hils
t lo
cate
d in
a f
airly
she
ltere
d ba
y.
Cre
atio
n of
the
se
beac
hes
also
cha
nges
the
ben
thic
eco
logy
of
the
imm
edia
te a
rea
and
will
hav
e un
know
n im
pact
s on
the
ecol
ogy
of th
e re
mai
nder
of t
he is
land
.
It is
rec
omm
ende
d th
at t
he p
ropo
sitio
n of
cre
atin
g lin
ks t
o T
erilb
ah I
slan
d as
wel
l as
w
alki
ng
trai
ls
and
a be
ach
on
the
Isla
nd
be
rem
oved
fr
om
mas
terp
lan.
In
stea
d of
enc
oura
ging
act
ive
use
of t
he i
slan
d, a
hot
spot
cou
ld b
e cr
eate
d in
T
erilb
ah P
ark
for
pass
ive
bird
wat
chin
g ac
ross
the
cha
nnel
as
the
isla
nd p
rovi
des
habi
tat
for
a nu
mbe
r of
bird
spe
cies
, so
me
of
whi
ch m
ay n
ot b
e pr
esen
t if
acce
ss
to th
e is
land
was
incr
ease
d.
Incl
ude
a ho
tspo
t in
Ter
ilbah
Par
k fo
r pa
ssiv
e bi
rd w
atch
ing
acro
ss t
he
chan
nel a
s th
e is
land
pro
vide
s ha
bita
t for
a n
umbe
r of
bird
spe
cies
.
Att
ach
men
t 3
Eva
luat
ion
of
Ext
ern
al C
on
sult
atio
n S
ub
mis
sio
ns
- 53
-
Item
N
o
Issu
e R
eco
mm
end
ed A
ctio
n
194
The
mas
terp
lan
appe
ars
to h
ave
igno
red
the
issu
e of
clim
ate
chan
ge.
The
E
ntra
nce
and
in p
artic
ular
The
Ent
ranc
e N
orth
are
cur
rent
ly v
ulne
rabl
e to
sev
ere
flood
ing
and
coas
tal e
rosi
on.
The
impa
cts
of t
he 2
007
flood
are
stil
l rem
embe
red
and
this
was
onl
y a
1:25
yea
r flo
od e
vent
. A
fut
ure
clim
ate
chan
ge s
cena
rio w
ill e
xace
rbat
e th
ese
issu
es a
long
w
ith t
he i
mpa
cts
of s
ea l
evel
ris
e. E
ven
thou
gh t
he i
ssue
s m
ay h
ave
been
in
clud
ed i
n th
e S
trat
egy
it is
mis
lead
ing
not
to h
ave
men
tione
d th
e co
nstr
aint
s w
ithin
thi
s pl
an w
hen
inve
stor
s m
ay b
e co
nsid
erin
g op
tions
as
endo
rsed
opt
ions
fo
r fu
ture
act
ion.
The
mas
terp
lann
ing
proc
ess
inco
rpor
ated
sig
nific
ant
cons
ulta
tion
whe
re t
here
w
as o
ppor
tuni
ty f
or t
he o
ptio
ns t
o be
pre
sent
ed a
nd r
atio
nalis
ed s
o th
at t
he
ultim
ate
Pla
n its
elf
pres
ente
d al
l th
e op
tions
and
the
n a
revi
sed
(rea
listic
) lis
t fo
r co
nsid
erat
ion.
T
he
low
-lyin
g ro
ad
syst
em
cann
ot
curr
ently
pr
ovid
e sa
fe
emer
genc
y eg
ress
fr
om
the
area
, th
eref
ore
to
inte
nsify
de
velo
pmen
t an
d po
pula
tion
num
bers
in
th
is
area
de
fies
com
mon
se
nse
and
agai
n is
un
sust
aina
ble.
It
clea
rly g
oes
agai
nst
the
Dep
artm
ent
of P
lann
ing
Gui
delin
es f
or
area
s su
bjec
t to
sea
leve
l ris
e an
d ot
her
clim
ate
chan
ge im
pact
s.
Enc
oura
ging
inv
estm
ent
in i
nfra
stru
ctur
e in
thi
s ar
ea w
ithou
t fu
ll di
sclo
sure
of
risks
is
no
t a
resp
onsi
ble
appr
oach
al
beit
the
Pla
n st
ates
‘re
quire
s fu
rthe
r in
vest
igat
ion’
on
som
e si
tes’
. C
ounc
il ha
s co
nsid
erab
le k
now
ledg
e ab
out
the
cons
trai
nts
men
tione
d an
d ha
s a
role
in d
iscl
osin
g th
ese
to th
e pu
blic
.
Ret
ain
curr
ent p
rovi
sion
s.
Clim
ate
chan
ge
has
been
co
nsid
ered
du
ring
the
prep
arat
ion
of
the
mas
terp
lan
as
far
as
it ca
n be
.
A
num
ber
of
clim
ate
chan
ge
man
agem
ent
and
miti
gatio
n m
easu
res
are
avai
labl
e an
d ar
e lik
ely
to b
e ef
fect
ive
on
vario
us
site
s (if
no
t al
l si
tes)
w
ithin
th
e E
ntra
nce
Tow
n C
entr
e.
The
se m
easu
res
coul
d be
incl
uded
in t
he f
utur
e de
taile
d de
sign
an
d on
-goi
ng m
anag
emen
t of v
ario
us s
ites
and
area
s in
The
Ent
ranc
e.
195
On
the
posi
tive,
the
pla
n pr
esen
ts a
ver
y po
sitiv
e vi
ew o
f ho
w t
he E
ntra
nce
mig
ht b
e re
vita
lised
, I
love
the
em
phas
is o
n cy
clew
ays,
wal
king
and
rec
reat
iona
l ho
t an
d qu
iet
spot
s.
The
y ne
ed t
o be
tho
ught
thr
ough
in
the
cont
ext
of f
utur
e cl
imat
e sc
enar
ios.
T
he c
ost
to c
onsi
der
the
prec
autio
nary
prin
cipl
e an
d be
w
rong
is lo
w, m
uch
low
er th
an d
oing
not
hing
and
be
prov
ed to
be
wro
ng.
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 54 -
Warnervale Town Centre Development Contributions Plan
EXHIBITION DRAFT
December 2011
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 55 -
Contents EXECUTIVE SUMMARY ...................................................................................................................60
Purposes of this Plan ............................................................................................................................60
Objective of this Plan ...........................................................................................................................60
Scale of Future Development ..............................................................................................................61
Timescales Identified in this Plan ........................................................................................................61
Structure of Contributions ...................................................................................................................61
Summary of Contribution Rates..........................................................................................................63
1 INTRODUCTION .......................................................................................................66
1.1 Background.............................................................................................................................66
1.1.1 Minister’s Direction ...................................................................................................66
1.2 Purpose of this Plan ...............................................................................................................67
1.3 Name of this Plan ...................................................................................................................68
1.4 Commencement of this Plan .................................................................................................68
1.5 Aims and Objectives...............................................................................................................68
1.6 Land to which this Plan Applies ............................................................................................69
1.7 Relationship with other Plans and Policies ..........................................................................69
1.8 Savings and Transitional Arrangements ..............................................................................69
1.9 Assumptions on which this Plan is Based.............................................................................71
1.9.1 Works Costs................................................................................................................71
1.9.2 Land Costs ..................................................................................................................71
1.10 Structure of this Plan .............................................................................................................71
2 ADMINISTRATION AND OPERATION OF THIS PLAN............................................72
2.1 Definitions ..............................................................................................................................72
2.2 Development Forms to which this Plan Applies ..................................................................73
2.3 How will Contributions be Imposed? ...................................................................................74
2.3.1 Development Contributions for Community Infrastructure may be
Required as a Condition of Consent.........................................................................74
2.3.2 Contributions for Land for Community Infrastructure Required under
this Plan ......................................................................................................................74
2.4 Obligations of Accredited Certifiers .....................................................................................75
2.4.1 Certifying Authority Must Require Payment of the Levy as a Condition of
Issuing a Complying Development Certificate ........................................................75
2.5 Obligations of Certifying Authorities ...................................................................................75
2.6 Indexation ...............................................................................................................................76
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 56 -
2.6.1 Indexation of Contribution Rates.............................................................................76
2.6.2 Indexation of Contributions Imposed under a Condition of Consent...................76
2.7 Material Public Benefits and Dedication of Land Offered in Part or Full
Satisfaction of Contributions ................................................................................................77
2.7.1 Matters to be Considered by Council in Determining Offers of Material
Public Benefits ...........................................................................................................78
2.7.2 Agreements to be in Writing ....................................................................................78
2.7.3 Valuation of Offers of Works-In-Kind and Other Material Public Benefits ..........78
2.7.4 Dedication of Land in Part or Full Satisfaction of a Contribution
Required Under this Plan ..........................................................................................79
2.7.5 Temporary Works ......................................................................................................79
2.8 Planning Agreements.............................................................................................................79
2.9 Timing of Payment.................................................................................................................79
2.10 Deferred and Periodic Payments ..........................................................................................80
2.11 Exemptions .............................................................................................................................80
2.12 The Review Process ................................................................................................................80
2.13 Accounting and Management of Funds ...............................................................................81
2.13.1 Accounting Standards ...............................................................................................81
2.13.2 Contributions Register ..............................................................................................81
2.13.3 Accounting Treatment...............................................................................................81
2.13.4 Treatment of Funds held by Council prior to the Commencement of this
Plan .............................................................................................................................82
2.13.5 Pooling of Contributions...........................................................................................82
2.14 Timing of Works.....................................................................................................................82
3 LAND BUDGET AND PROJECTIONS........................................................................83
3.1 Land Budget............................................................................................................................83
3.2 Projected Dwelling Yield and Population ............................................................................85
3.3 Business Uses ..........................................................................................................................85
4 FACILITIES AND INFRASTRUCTURE........................................................................88
4.1 Open Space and Recreation Facilities ...................................................................................89
4.1.1 Apportionment ..........................................................................................................94
4.1.2 Calculation of the Contribution Rate .......................................................................94
4.2 Community and Cultural Facilities........................................................................................99
4.2.1 Baseline Community Services and Facilities ............................................................99
4.2.2 Specific Analysis of the Warnervale / Wadalba Area..............................................99
4.2.3 Library / Community Centre ...................................................................................101
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 57 -
4.2.4 Section 94E Direction ..............................................................................................102
4.2.5 Works Schedule........................................................................................................103
4.2.6 Apportionment ........................................................................................................104
4.3 Roadworks and Traffic Management .................................................................................110
4.3.1 Strategy Details........................................................................................................110
4.3.2 Works Schedule........................................................................................................111
4.3.3 Apportionment of Roads Costs based on Vehicle Trips .......................................117
4.3.4 Calculation of the Contribution Rate .....................................................................118
4.4 Stormwater Management ...................................................................................................123
4.4.1 Background ..............................................................................................................123
4.4.2 Stormwater Management Strategy Details ...........................................................123
4.4.3 Work Schedules........................................................................................................124
4.4.4 Apportionment ........................................................................................................126
4.4.5 Calculation of the Contribution Rate .....................................................................126
4.5.1 Apportionment ........................................................................................................130
4.5.2 Calculation of Contribution Rates ..........................................................................130
4.6.1 Apportionment of Costs..........................................................................................132
4.6.2 Calculation of the Contribution Rate .....................................................................133
APPENDIX A REFERENCES ...........................................................................................................134
APPENDIX B SCHEDULE OF WORKS ...........................................................................................135
APPENDIX C SPECIAL CONTRIBUTIONS AREA ..........................................................................138
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 58 -
Figures Figure 1 Regional Context 67
Figure 2 Contributions Plan Area 70
Figure 3 Structure Plan 84
Figure 4 Open Space Provisions 93
Figure 5 Community, Cultural and Social Facilities 107
Figure 6 Roadworks and Intersections within the Town Centre 114
Figure 7 Roadworks and Intersections External to the Town Centre 115
Figure 8 Drainage Catchments and Location of Stormwater Storages and Reticulation 128
Figure 9 Porters Creek Regional Stormwater Harvesting Scheme 129
Tables Table 1 Contribution Rates per Hectare of NDA for Residential Developments in Precincts
1,2,3,4 & 7b (R1 Zone) 64
Table 2 Contribution Rates per Hectare of NDU for Residential Development in Precincts 5, 6a, 6b & 7a (B2 & B4 Zones) 64
Table 3 Contribution Rates per DU for Residential Development in Precincts 5, 6a, 6b & 7a (B2 & B4 Zones) 64
Table 4 Special Infrastructure Contribution Rate per Hectare of NDA of Residential Development 65
Table 5 Contribution Rates for Non-Residential Development 65
Table 6 Compliance with Ministerial Cap 66
Table 7 Types of Development Required to Contribute towards the Various Contribution Categories 73
Table 8 Plan Amendments 82
Table 9 Land Use Budget Summary 83
Table 10 Dwelling Yield and Population Projections 86
Table 11 Summary of Dwelling Type 87
Table 12 Identified Facilities and Infrastructure 88
Table 13 Open Space Land Provision and Embellishment 92
Table 14 Apportionment between Residential and Non Residential Uses 94
Table 15 Contributions for Open Space Land and Embellishment (NDA) 96
Table 16 Contributions for Open Space Land and Embellishment (per person) 97
Table 17 Contributions per DU for Precincts 5, 6a, 6b & 7a 98
Table 18 Contributions per rate per GFA of Non-Residential Uses 98
Table 19 Land Costs for Community Facilities 103
Table 20 Capital Costs for Community Facilities 104
Table 21 Apportionment between Residential and Non-Residential Uses 104
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 59 -
Table 22 Contributions for Community Land and Facilities (NDA) Residential Development (Precincts 1,2,3,4 & 7b) 106
Table 23 Contributions for Community Facilities (per DU) 108
Table 24 Contributions per NDA for Precincts 5, 6a, 6b & 7a 109
Table 25 Contributions per Rate per GFA of Non-Residential Uses 110
Table 26 Summary of the Work Costs 112
Table 27 Proposed Roadworks 112
Table 28 Proposed Intersection Works 113
Table 29 Projected Residential Vehicle Trip Generation 113
Table 30 Projected Non Residential Vehicle Trip Generation 113
Table 31 Total Projected Trips 117
Table 32 Roads Contribution for Residential Development (NDA) 119
Table 33 Vehicle Trip Cost 120
Table 34 Road Contribution for Residential Development by Bedroom Size in Precincts 5, 6a, 6b & 7a 121
Table 35 Land Use Trip Generation Rates 122
Table 36 Main Elements of the IWCM Scheme 124
Table 37 Drainage Land Costs 125
Table 38 Drainage Works Costs 125
Table 39 Cost of Works – Diversion Pipeline 126
Table 40 Contribution Rates for Stormwater Management NDA 127
Table 41 Studies Relating to Studies / Investigations 130
Table 42 Contribution for Studies / Investigations 131
Table 43 Administration Cost 132
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 60 -
Executive Summary
Purposes of this Plan The primary purpose of this plan is to authorise:
Council, when granting consent to an application to carry out development to which this plan applies; or
an Accredited Certifier, when issuing a Complying Development Certificate for development to which this plan applies
to require a monetary contribution to be made towards:
the provision, extension or augmentation of community infrastructure only where development is likely to require the provision of or increase the demand for community infrastructure; and
the recoupment of the cost of providing existing community infrastructure within the area to which this plan applies.
Other purposes of this plan are:
to provide the framework for the efficient and equitable determination, collection and management of development contributions toward the provision of community infrastructure generated by development within the area;
to determine the demand for public facilities generated by the incoming population to the area and ensure that development makes a reasonable contribution toward the provision of services and facilities that are required for that population;
to ensure that the existing community is not unreasonably burdened by the provision of public infrastructure required (either partly or fully) as a result of development in the area; and
to ensure Council’s management of development contributions complies with relevant legislation and guidelines, and achieves best practice in plan format and management.
Contributions from development levied under this plan will not be used to address any backlog in the provision of works and services for the existing population, for development which has already obtained development consent at the date of preparation of this plan, or for development not requiring consent.
Objective of this Plan The objective of this plan is to determine the development contribution rates and means of providing public services and amenities in support of, and necessary for, proposed development within the Warnervale Town Centre (WTC).
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 61 -
Scale of Future Development The WTC will accommodate approximately 4,000 residents in up approximately 1,550 dwellings over 25 years. Residents will be accommodated in a variety of housing types including single dwellings on individual allotments, attached (duplexes & townhouses) and apartments above and within retail/commercial developments. The WTC will also accommodate up to 25,000m2 of retail floor space, up to 8,000m2 of bulky goods floor space and between 10,000m2 and 15,000m2 of commercial floor space. This development is likely to be within the civic precinct. There is likely to be significant additional non-residential floor space in the adjoining precincts. Figure 3 shows the various precincts and land uses proposed within the WTC.
Timescales Identified in this Plan Council is not able to ‘bankroll’ the works required as a consequence of development addressed under this plan and will only be able to directly provide works and services when sufficient funds have been provided by way of contributions. This plan’s works schedules however identify spending priorities. These priorities will form the basis of decisions about the order that works will be delivered and works that may be delivered using pooled funds. Given the uncertainty surrounding the mixed use multi-housing over retail/commercial development, many of the proposed open space and community facility projects will not occur in the short term. This plan will be regularly reviewed to ensure that community infrastructure is programmed and delivered in line with expected residential development. Refer to the Schedules of Works included in Appendix B for further detail on timing.
Structure of Contributions This plan applies to all development situated within the area marked ‘Contributions Plan Area’ in Figure 2 of this plan. Contributions in this plan are levied on the basis of:
the location of the development site;
the drainage catchment(s) that is relevant to the development site;
the traffic generated by the development; and
the type of development proposed. To determine the drainage catchment(s) in which a development is located, refer to Figure 8 of the plan. The total monetary contribution levied for any individual development under this plan is the sum of the contributions shown in Table 1 for the relevant catchment, less any allowance for existing development, if applicable (i.e. only net demand for infrastructure is used for calculating a contribution under this plan).
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 62 -
Fundamental Elements This plan seeks to levy contributions on all types of development within the WTC to cover the cost of providing appropriate facilities and infrastructure. Residential development will be levied contributions for open space and recreation facilities, community facilities, roadworks and traffic management, drainage and stormwater management, studies and administration. Contributions for residential development will be levied per hectare of net developable area (NDA) or equivalent. Non-residential development (predominantly commercial, retail and bulky goods) will be levied contributions for roads, drainage and stormwater management, studies and administration only. Contributions for roads will be levied on the projected vehicle trip generated by development, with the drainage and stormwater management and studies levied per hectare of NDA.
Apportionment of Costs Apportionment of the cost of facilities and infrastructure in this plan is based on the demand and/or traffic generated by development. Some of the facilities and infrastructure to be provided within the WTC is solely for the benefit of development within the WTC. Other facilities and infrastructure provides benefits to development in a larger catchment. In these cases, development within the WTC will only be contributing a percentage of the total cost of providing such facilities and infrastructure. For example, WTC residential development will only be contributing 40% of the cost of district sporting fields, reflecting the fact that the residents of Woongarrah, Hamlyn Terrace and Wadalba will also benefit from the provision of these sporting fields. Similarly, development within the WTC will only be required to contribute a portion to the Wyong-Warnervale Link Road based on traffic generation rates.
Summary of Facilities This plan levies contributions for, or towards, the following facilities and infrastructure Open Space and Recreation Facilities
Civic Square with an area of 2,700m2
large parks with a total area of 9.5 hectares
riparian/open space/drainage corridor totalling 5.2 hectares
district level sporting fields and multi-purpose courts with a total area of 8 hectares Community and Cultural Facilities
a library/knowledge centre that incorporates are range of community functions Roadworks
9 road works comprising of new roads, upgradings and widenings
19 intersection upgradings
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 63 -
Stormwater Management
6 local stormwater management facilities
local stormwater pump and reticulation connecting to the Regional Stormwater Harvesting Scheme
stormwater diversion pipeline from the WTC to Wyong Creek
Summary of Contribution Rates Table 1 provides the total contribution rates to be levied under this plan for residential development in precincts 1, 2, 3, 4 & 7b. These contribution rates are applied on a net developable area (NDA) basis. Tables 2 and 3 provide the contributions that apply to residential development in precincts 5,6a, 6b and 7a. Table 2 provides the contributions that are levied on a NDA basis with those in Table 3 levied on a development unit (DU) basis. Table 4 provides the State Infrastructure Contributions imposed by the Minister for Planning that applies to residential development in the Warnervale Town Centre. See Appendix C for details. This contribution is provided for information only and does not form part of this plan. Table 5 provides the contribution rates that are payable with respect to all non-residential development in the Warnervale Town Centre. The contribution rates shown reflect the contribution rates at the time that this plan commenced. Rates are regularly adjusted for inflation in accordance with the provisions of Section 2.6 of this plan. Applicants should inquire at Council or on Council’s website (http://www.wyong.nsw.gov.au/building-and-development/development-contributions---section-94/) for information on the latest contribution rates. Contributions that apply to a development under this plan are additional to any contributions that apply to the same development under any other contributions plan adopted by Council, and that is in force.
Att
ach
men
t 1
Dra
ft W
arn
erva
le T
ow
n C
entr
e C
on
trib
uti
on
s P
lan
- 64
-
Tabl
e 1
Cont
ribu
tion
Rat
es p
er H
ecta
re o
f ND
A fo
r Re
side
ntia
l Dev
elop
men
ts in
Pre
cinc
ts 1
,2,3
,4 &
7b
(R1
Zone
)
Prec
inct
No.
Ope
n Sp
ace
Land
Ope
n Sp
ace
Wor
ksCo
mm
unit
y Fa
cilit
ies
Land
Com
mun
ity
Faci
litie
s W
orks
Roa
dsSt
orm
wat
er
Man
agem
ent
Land
Stor
mw
ater
M
anag
emen
t W
orks
Trun
k Pi
pelin
eSt
udie
sA
dmin
0.4
%TO
TAL
Prec
inct
1 ,
2, 3
, 4 &
7b
$173
,560
$196
,857
$6,0
94$8
3,94
6$1
42,9
80$2
5,30
0$7
8,67
3$1
7,62
9$2
,976
$2,9
12$7
30,9
26
Tabl
e 2
Cont
ribu
tion
Rat
es p
er H
ecta
re o
f ND
U fo
r Re
side
ntia
l Dev
elop
men
t in
Pre
cinc
ts 5
, 6a,
6b
& 7
a (B
2 &
B4
Zone
s)
Prec
inct
No.
Ope
n Sp
ace
Land
Ope
n Sp
ace
Wor
ksCo
mm
unit
y Fa
cilit
ies
Land
Com
mun
ity
Faci
litie
s W
orks
Roa
dsSt
orm
wat
er
Man
agem
ent
Land
Stor
mw
ater
M
anag
emen
t W
orks
Trun
k Pi
pelin
eSt
udie
sA
dmin
0.4
%
Prec
inct
5, 6
a, 6
b &
7a
per D
U s
ee
Tabl
e 3
per D
U s
ee
Tabl
e 3
per D
U s
ee
Tabl
e 3
per D
U s
ee
Tabl
e 3
per D
U s
ee
Tabl
e 3
$25,
300
$78,
673
$17,
629
$2,9
76$4
98
Tabl
e 3
Cont
ribu
tion
Rat
es p
er D
U fo
r Re
side
ntia
l Dev
elop
men
t in
Pre
cinc
ts 5
, 6a,
6b
& 7
a (B
2 &
B4
Zone
s)
Ope
n Sp
ace
Land
O
pen
Spac
e W
orks
Com
mun
ity
Faci
litie
s La
nd
Com
mun
ity
Faci
litie
s W
orks
R
oads
To
tal
1 be
droo
m u
nit/
dwel
ling
$3,8
46$4
,362
$46
$1,2
22$3
,875
$13,
351
2 be
droo
m u
nit/
dwel
ling
$5,3
99$6
,124
$65
$1,7
16$4
,843
$18,
147
DU
RA
TE -
3 b
edro
om
unit
/dw
ellin
g/ r
esid
enti
al
$7,3
96$8
,389
$89
$2,3
50$6
,780
$25,
005
4 be
droo
m u
nit/
dwel
ling
$9,4
67$1
0,73
8$1
14$3
,008
$6,7
80$3
0,10
8
Att
ach
men
t 1
Dra
ft W
arn
erva
le T
ow
n C
entr
e C
on
trib
uti
on
s P
lan
- 65
-
Tabl
e 4
Spec
ial I
nfra
stru
ctur
e Co
ntri
buti
on R
ate
per
Hec
tare
of N
DA
of R
esid
enti
al D
evel
opm
ent
Sp
ecia
l Inf
rast
ruct
ure
Cont
ribu
tion
per
ha
$140
,000
Ta
ble
5 Co
ntri
buti
on R
ates
for
Non
-Res
iden
tial
Dev
elop
men
t
Ope
n Sp
ace
Land
O
pen
Spac
e W
orks
Com
mun
ity
Faci
litie
s La
nd
Com
mun
ity
Faci
litie
s W
orks
Roa
dsSt
orm
wat
er
Man
agem
ent
Land
Stor
mw
ater
M
anag
emen
t W
orks
Trun
k Pi
pelin
eSt
udie
sA
dmin
0.4
%
Cont
ribu
tion
Uni
tpe
r m
2 GFA
per
m2 G
FApe
r m
2 GFA
per
m2 G
FApe
r Tr
ipN
DA
ND
AN
DA
ND
A%
of
Cont
ribu
tion
s
Prec
inct
5, 6
a, 6
b &
7a
$39.
25$4
4.52
$1.3
8$1
8.98
$969
$25,
300
$78,
673
$17,
629
$2,9
760.
40%
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 66 -
1 Introduction
1.1 Background The Central Coast Regional Strategy recognises the regional significance of the Warnervale Town Centre (WTC) as a new retail, commercial and community growth centre to be developed over the next 25 years. The total projected dwelling yield and resident population is based on the developable land as per the urban zonings that apply to the land.
The WTC site, as shown in Figure 1, was rezoned by the State Government on 7 November 2008 under State Environmental Planning Policy (Major Projects) 2005 (Amendment No 24), which outlines the environmental planning controls that apply to, and zoning of land within, the WTC and can be found on the NSW Legislation website (www.legislation.nsw.gov.au). The Department of Planning has prepared draft WTC Development Control Plan (DCP) to guide development, which sets residential dwelling targets and a range of design controls. 1.1.1 Minister’s Direction The Minister for Planning issued a direction under s94E of the Environmental Planning and Assessment Act 1979 on 16 September 2010 limiting local development contributions to $30,000 per lot/dwelling in greenfield areas. The Department of Planning indicated in its letter dated 22 December 2010 that the Minister will include the contributions plan in the $30,000 cap that applies to Greenfield sites once it has been adopted (Council reference: D02475769). While this plan requires the payment of contributions on a Net Developable Area basis for residential development, it can be demonstrated that the total contribution rate per dwelling is below the $30,000 cap in accordance with the Ministerial Direction (See Table 6). Section 26 (3) of the EP&A Regulations requires that Council must not approve a contributions plan that is inconsistent with any direction given to it under Section 94E of the EP & A Act. Table 6 Compliance with Ministerial Cap
Precinct No.
Per Hectare NDA rate for
residential development
Average Dwellings per
ha
rate per dwelling
Precinct 1 , 2, 3, 4 & 7b $730,926 25 $29,712
Precinct No.
Per Hectare NDA rate for
residential development
Average Dwellings per
ha
Pro rata NDA rate
per dwelling
DU rates for Dwellng
Total rate per dwelling
Precinct 5, 6a, 6b & 7a $125,076 52 $2,405 $25,005 $27,410
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 67 -
Figure 1 Regional Context
1.2 Purpose of this Plan This plan has been prepared to determine the development contribution rates and means of providing facilities and infrastructure in support of and necessary for proposed development within the WTC. This plan provides information on:
why development contributions are being sought;
type, scale, location and timing of the expected development; and
facilities and infrastructure demanded by the expected development, together with an estimate of the cost and staging of the facilities and infrastructure.
This plan has been prepared in accordance with the requirements of the Environmental Planning and Assessment Act 1979 (EP&A Act) and the Environmental Planning and Assessment Regulation 2000 (EP&A Regulation).
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 68 -
1.3 Name of this Plan This plan is called the Warnervale Town Centre Development Contributions Plan (the plan) dated December 2011.
1.4 Commencement of this Plan This development contributions plan has been prepared pursuant to the provisions of s94 of the EP&A Act and Part 4 of the EP&A Regulation and takes effect from the date on which public notice was published, pursuant to clause 31(4) of the EP&A Regulation.
1.5 Aims and Objectives The primary aim of this plan is to authorise:
Council, when granting consent to an application to carry out development to which this plan applies; or
an accredited certifier, when issuing a complying development certificate for development to which this plan;
to require a direct contribution to be made towards:
the provision, extension or augmentation of facilities and infrastructure only where development is likely to require the provision of or increase the demand for community infrastructure; and
the recoupment of the cost of providing existing facilities and infrastructure within the area to which this plan applies.
Other aims of this plan are:
to provide the framework for the efficient and equitable determination, collection and management of development contributions toward the provision of facilities and infrastructure generated by development within the area;
to determine the demand for facilities and infrastructure generated by the incoming population to the area and ensure that development makes a reasonable contribution toward the provision of services and facilities that are required for that population;
to ensure that the existing community is not unreasonably burdened by the provision of facilities and infrastructure required (either partly or fully) as a result of development in the area; and
to ensure Council’s management of development contributions complies with relevant legislation and practice notes, and achieves best practice in plan format and management.
Contributions from development levied under this plan will not be used to address any backlog in the provision of facilities and infrastructure for the existing population, for development which has already obtained development consent at the date of preparation of this plan, or for development not requiring consent.
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 69 -
The objectives of this plan are to:
determine the development contribution rates and means of providing facilities and infrastructure in support of, and necessary for, proposed development within the WTC; and
provide information on:
- why development contributions are being sought;
- type, scale, location and timing of the expected development; and
- facilities and infrastructure demanded by the expected development, together with an estimate of the cost and staging of facilities and infrastructure.
1.6 Land to which this Plan Applies This plan applies to land within the WTC, as shown on Figure 2.
1.7 Relationship with other Plans and Policies This Plan should be read in conjunction with State Environmental Planning Policy (Major Projects) 2005 (Amendment No 24), Warnervale Town Centre Special Infrastructure Contributions Plan October 2008, Wyong Local Environmental Plan 1991 (State Environmental Planning Policy (Major Projects) 2005 (Amendment No 24) prevails), Draft Warnervale Town Centre Development Control Plan 2011, Council’s Management Plan and Council’s codes and policies. This Plan takes precedence over any of Council’s codes and policies where there are any inconsistencies in relation to development contributions. Other contributions plans may also apply to development covered by this plan.
1.8 Savings and Transitional Arrangements A development application which has been submitted prior to the adoption of this plan but not determined shall be determined in accordance with the provisions of the plan which applied at the date of determination of the application. Section 271B of the EP&A Regulations prohibits the granting of consent to a development application prior to the adoption of a contributions plan for the WTC unless it is for minor development or the developer has entered into an agreement that makes adequate provision with respect to the matters that may be the subject of a contributions plan.
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 70 -
Figure 2 Contributions Plan Area
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 71 -
1.9 Assumptions on which this Plan is Based 1.9.1 Works Costs The majority of the works cost details for future works in this plan are based on original costs estimates indexed to May 2011. Council may amend this plan’s works costs and contribution rates to meet the effects of inflation, as discussed in Section 2.6. Council may also review works costs in conjunction with a regular review of this plan, as discussed in Section 2.12. More detail on works costs estimates are contained in various technical reports/documents prepared by Council or other external parties. A full list of reports/documents that address the costs of facilities included in this plan is contained in Appendix A of this plan. All works costs used in this plan are exclusive of Goods and Services Tax (GST). In the event that legislation changes and contribution attract the GST, the contribution payable will include the additional GST charge. 1.9.2 Land Costs Land values were originally based on October 2006 valuations. Updated valuations were obtained in May 2010 and these are the values used for the determination of land costs under this plan. All land costs used in this plan are exclusive of Goods and Services Tax (GST). In the event that legislation changes and contribution attract the GST, the contribution payable will include the additional GST charge.
1.10 Structure of this Plan Section 1 of this plan outlines the background to preparation of this plan and the expected development within the WTC. It discusses the legislation that permits and governs the imposition of contributions in accordance with this plan and addresses various legislative requirements. Section 2 of this plan contains all of the elements required by the legislation to ensure the plan is administered in an orderly, reasonable and transparent manner. It ensures that developers required to pay contributions in accordance with this plan are aware of how funds will be collected, held and spent and in what timeframe. Section 3 of this plan provides a land budget and identifies expected future development in the area affected by this plan. Section 4 of this plan provides the need for facilities and infrastructure generated by projected development. It also establishes and addresses the principles of nexus and apportionment.
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 72 -
2 Administration and Operation of this Plan
2.1 Definitions In this plan, the following words and phrases have the following meanings: Accredited Certifier has the same meaning as set out in the EP&A Act. Attributable cost means the estimated cost for each item in the works schedules of this plan, which may differ from the final actual cost of the item. It will be the value used in determining the amount of any offset of monetary contributions as a result of any works-in-kind proposal. Community Infrastructure means the land and works required to provide facilities and infrastructure of a kind for which Section 94 allows a contribution to be collected. Council means the Council of the Shire of Wyong. Development contribution means a contribution referred to in section 116A of the EP&A Act. Dwelling unit (DU) is equivalent to a residential allotment or a 3 bedroom dwelling with an assumed occupancy rate of 2.92 persons. EP&A Act means the Environmental Planning and Assessment Act 1979, as amended. EP&A Regulation means the Environmental Planning and Assessment Regulation 2000, as amended. LGA means local government area. Net development area (NDA) means the actual area on which a building (primarily a dwelling) and ancillary buildings and uses could be sited and excludes land identified for public trunk drainage, roads, open space, community facilities, noise buffers,. NDA is expressed in hectares. Planning agreement means a voluntary planning agreement referred to in section 116T of the EP&A Act. Social housing provider has the same meaning as set out in State Environmental Planning Policy (Housing for Seniors and People with a Disability) 2004. Vehicle trips, trips means the estimated average annual daily traffic (AADT) movements used for the purpose of calculating the roads contribution. Works in kind means the undertaking of a work or provision of a facility by an applicant/developer which is already nominated in the works schedule of a contributions plan. Works schedule means the schedule of the specific community infrastructure for which contributions may be required, and the likely timing of provision of that community infrastructure based on projected rates of development, the collection of development contributions and the availability of funds from supplementary sources, as set out in Appendix B of this plan.
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 73 -
2.2 Development Forms to which this Plan Applies Unless otherwise stated within the various schemes, the contribution rates contained within this plan will be levied upon any type of development or subdivision of land within the relevant catchment. The type and quantum of contributions applicable to any development will be determined having regard to:
the area that is proposed to be developed and or subdivided; and
the community infrastructure service catchment/s that are relevant to the development site. Table 7 sets out the types of development that may be required under this plan to make a contribution toward the provision of community infrastructure, and the development type to which the contributions are applicable. Table 7 Types of Development Required to Contribute towards the Various Contribution
Categories
Development Type Open Space Community Facilities
Roadworks Stormwater Manage-
ment
Studies & Admin
Residential Development (including all types of dwellings other than singles dwellings on single lots)
Dual Occupancy/Villa/Townhouse
Secondary Dwelling (i.e. granny flat)
Apartment
Private* self contained dwelling and infill self care housing as defined by SEPP – Housing for Seniors
Residential Subdivision
Tourist Development
Self contained tourist accommodation
Motel Suite
Caravan Park – Holiday Site
Caravan Park – Long Term
Commercial/Retail/Industrial Development
Shops/Offices/Retail
Industrial Subdivision
Industrial Development**
Shopping Centre/ Supermarket
Bulky Goods
Restaurants
Schools
Licensed Club
Hotel
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 74 -
Development Type Open Space Community Facilities
Roadworks Stormwater Manage-
ment
Studies & Admin
Other Development
Hospital Bed
Nursing Home Bed
Hostel Bed
Pre Schools/Child Care Centres * Development carried out by a private developer who is not a social housing provider
2.3 How will Contributions be Imposed? 2.3.1 Development Contributions for Community Infrastructure may be Required
as a Condition of Consent This plan authorises Council or an accredited certifier, when determining a development application or an application for a complying development certificate relating to development to which this plan applies, to impose a condition under section 116G(1)(a) of the EP&A Act requiring:
the payment of a monetary contribution; and/or
the dedication of land free of cost to Council towards the provision, extension or augmentation of facilities and infrastructure as specified in this plan to meet the demands of the development. This plan also authorises Council to require monetary contributions from development towards recouping the cost of the provision of existing facilities and infrastructure that has been provided by Council for or to facilitate the carrying out of development and which the development will benefit from. 2.3.2 Contributions for Land for Community Infrastructure Required under this
Plan This plan authorises Council, through the imposition of a condition of development consent, to require in connection with any development on land to which this plan applies:
the dedication of land for facilities and infrastructure free of cost to Council; and/or
the payment of a monetary contribution to Council for land for facilities and infrastructure that is required to enable the provision of facilities and infrastructure identified in this plan
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 75 -
Wherever land required under this plan is situated within a development site, Council will generally require the developer of that land to dedicate the land required under this plan free of cost and free of any improvements, structures or other impediments which would restrict or hinder its future use or development for the purposes for which it is being acquired, unless otherwise agreed by Council. The land is also to be dedicated in an appropriate state, free of any refuse, contamination, or the like, unless otherwise agreed by Council. The value of this land will be taken into account in determining the total monetary contributions required by the development under this plan. Council may require dedication of particular land as a condition of consent where the value of the land dedicated exceeds the contribution due for provision of this particular type of land. This excess value may, subject to Council’s written concurrence, form a credit to the developer which may be transferred to contributions obligations accruing in relation to other developments in the area affected by this contributions plan that are acted upon by the developer. The excess value (credit) can only be used to offset future contribution obligations on a like for like basis (e.g. an excess value resulting for the dedication of open space land can only be used to offset future contribution obligations for open space land and open space works contributions).
2.4 Obligations of Accredited Certifiers 2.4.1 Certifying Authority Must Require Payment of the Levy as a Condition of
Issuing a Complying Development Certificate Pursuant to Section 85A & 94EC of the EP&A Act, this plan requires a certifying authority (the Council or an accredited certifier) to issue a complying development certificate in respect of development to which this plan applies subject to a condition requiring the applicant to pay to the Council the applicable contributions under this plan either:
prior to the commencement of work where building or subdivision works are involved; or
prior to the issue of the occupation certificate where no building works are involved. Prior to the commencement of a use where not building works are involved.
If a Minister’s direction under Section 94E is in force, this plan authorises the certifying authority to issue a complying development certificate subject to a condition which is in accordance with that direction.
2.5 Obligations of Certifying Authorities In accordance with clause 146 of the EP&A Regulation, a certifying authority must not issue a construction certificate for the building work or subdivision work under a development consent unless it has verified that each condition requiring the payment of a levy has been satisfied The certifying authority must ensure that the applicant provides a receipt(s) that levies have been fully paid prior to the issue of any certificates. Copies of such receipts must be included with copies of certified plans provided to the council in accordance with clause 142(2) of the EP&A Regulation. Failure to follow this procedure may render such a certificate invalid.
Attachment 1 Draft Warnervale Town Centre Contributions Plan
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Prior to the commencement of building works approved under a complying development certificate, a certifying authority must ensure that the applicant provides a receipt(s) that levies have been fully paid. Copies of such receipt(s) must be provided to the council with the notification to Council of the commencement of works. Failure to follow this procedure may render such a certificate invalid.
2.6 Indexation 2.6.1 Indexation of Contribution Rates The purpose of this section is to ensure that the monetary contribution rates imposed at the time of development consent are adjusted to reflect the indexed cost of the provision of infrastructure included in this plan. This applies to both land and works. Council may, without the necessity of preparing a new or amending contributions plan, make changes to the monetary contribution rates set out in this plan to reflect quarterly changes to the Consumer Price Index. The monetary contribution rates will be indexed as follows:
$CA X Current CPI Base CPI
Where: $CA is the monetary contribution rate at the time of adoption of this plan expressed in dollars. Current CPI is the Consumer Price Index (All Groups Index) for Sydney as published by the Australian Statistician at the time of the review of the contribution rate Base CPI is the Consumer Price Index (All Groups Index) for Sydney as published by the Australian Statistician at the date of adoption of this plan Note: The contribution rates shall not be index if the application of the index will result in a reduction in the contribution rates. Indexing shall recommence once indexing results in an increase in the contribution rate. Council will also regularly review the costs of land to be acquired under this plan. These reviews will be carried out by a registered valuer and any adjustment of land values in this plan will require amendment and public exhibition of this plan. 2.6.2 Indexation of Contributions Imposed under a Condition of Consent The purpose of this section is to ensure that the monetary contributions imposed on developments at the time of consent are adjusted at the time of payment to reflect the indexed cost of the provision of community infrastructure included in this plan. A contribution required by a condition of development consent imposed in accordance with this plan will be indexed between the date of the grant of the consent and the date on which the contribution is made as follows.
Attachment 1 Draft Warnervale Town Centre Contributions Plan
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The contributions stated in a development consent is calculated on the basis of the development contribution rates determined in accordance with this plan. If the contributions are not paid within the quarter in which consent is granted, the contributions payable will be adjusted and the amount payable will be calculated on the basis of the contribution rates that are applicable at the time of payment in the following manner:
$CP = $CDC + [ $CDC X ($CQ – $ CC) ] $CC
Where: $CP is the amount of the contribution calculated at the time of payment $CDC is the amount of the original contribution as set out in the development consent $CQ is the contribution rate applicable at the time of payment $CC is the contribution rate applicable at the time of the original consent The current contribution rates are published by Council and are available on Council’s website (http://www.wyong.nsw.gov.au/building-and-development/development-contributions---section-94/). Should Council not validly publish the applicable contribution rates, the rate applicable will be calculated in accordance with the most recent validly published rate.
2.7 Material Public Benefits and Dedication of Land Offered in Part or Full Satisfaction of Contributions
A person may make an offer to Council to carry out works or provide another kind of material public benefit or dedicate land, in lieu of making a contribution in accordance with a condition imposed under this plan, in the terms described below. An offer of this type may be accepted if the offer is deemed by Council to represent an "equivalent material public benefit". A developer is required to make prior written representations to Council at which time the proposal may be considered. Council encourages developers to provide works-in-kind (i.e. works identified in this plan) in lieu of making cash contributions provided prior written agreement is reached with Council. Approval to offset contributions will not be automatic. Applications will be considered on their merits (refer Section 2.7.1 below) and where considered appropriate, offsets will only be considered on a like for like basis. Water and sewerage contributions will not be offset against contributions determined in accordance with this plan; rather they will be offset against the contributions determined in accordance with the relevant Development Servicing Plan. Where the value of a particular work-in-kind exceeds the contribution due for that work, this excess value may, subject to Council's written concurrence, form a credit to the developer which will be repaid either at the time identified in a Works In Kind Agreement entered into before the grant of a development consent (or as soon as practicable after and prior to the commencement of works) or once all of the following criteria have been met:
all of the developer’s land within the area serviced by the subject land has been developed and all relevant (like for like) contributions have been offset against the credit value; and
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a minimum of 75% of the areas benefiting from the credited land have contributed to the scheme; and
if sufficient uncommitted funds exist in the fund. Valuation of offers of material public benefits will be carried out in accordance with Section 2.7.3. 2.7.1 Matters to be Considered by Council in Determining Offers of Material Public
Benefits Council will take into account the following matters in deciding whether to accept an offer of material public benefit:
the requirements contained in any material public benefits or works-in-kind policy that Council has adopted; and
the standard and timing of delivery of, and security arrangements applying to, the works the subject of the offer are to Council's satisfaction; and
the conditions applying to the transfer of the asset to Council are to Council's satisfaction; and
the provision of the material public benefit will not prejudice the timing or the manner of the provision of public facilities included in the works program.
Where the offer of material public benefit does not relate to an item of infrastructure identified in this contributions plan, Council will take into account the following additional matters:
the overall benefit of the proposal; and
whether the works schedule included this plan would require amendment; and
the financial implications for cash flow and the continued implementation of the works schedule included in this plan (including whether Council would need make up for any shortfall in contributions by its acceptance of the offer); and
the implications of funding the recurrent cost of the facility(s) the subject of the offer. 2.7.2 Agreements to be in Writing Council will require the applicant to enter into a written Works In Kind Agreement for the provision of the works the grant of a development consent (or as soon as practicable after and prior to the commencement of works). If the offer is made by way of a draft planning agreement under the EP&A Act, Council will require the agreement to be entered into and performed via a condition in the development consent. Works In Kind Agreements or any other kind of agreement shall be made between Council and the developer and (if the developer is not the land owner) the land owner. Agreements shall specify (as a minimum) the works the subject of the offer, the agreed value of those works, the relationship between those works and this plan, the program for delivering the works. Planning agreements shall address the matters included in the EP&A Act and EP&A Regulation. 2.7.3 Valuation of Offers of Works-In-Kind and Other Material Public Benefits The value of works offered as works-in-kind is the attributable cost of the works (or a proportion of the attributable cost if the offer involves providing only part of a work) indexed in accordance with the provisions of this plan.
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The attributable cost of works will be used in the calculation of the value of any offset of monetary contributions required under this plan. The value of any other kind of material public benefit will be determined by a process agreed to between Council and the person making the offer at the time the development application is being prepared and having regard to Council’s Planning Agreements Policy. 2.7.4 Dedication of Land in Part or Full Satisfaction of a Contribution Required
Under this Plan Subject to prior written agreement with Council, land may be dedicated in lieu of making a contribution towards the acquisition of land required under this plan. Council will only accept land dedication where that land is of a suitable nature for the purpose for which it is being dedicated. All land to be dedicated to Council is to be free of any improvements, structures or other impediments which would restrict or hinder its future use or development for the purposes for which it is being acquired, unless otherwise agreed by Council. The land is also to be dedicated in an appropriate state, free of any refuse, contamination, or the like, unless otherwise agreed by Council. 2.7.5 Temporary Works It may be feasible to provide temporary measures to service initial stages of development in lieu of constructing major works up front. Such proposals will need to be assessed at the time of application and provision of such works will be the sole responsibility of the particular applicant, except where any part of them forms part of a work identified in this contribution plan (in which case that part will be treated as works in kind). The cost of temporary works not recognised as works in kind cannot be offset against any other contributions required under this plan.
2.8 Planning Agreements A developer may make an offer to enter into a planning agreement with Council (or another consent authority, where applicable) in lieu of having contributions applied under this plan. Offers should be made in writing prior to the lodgement of a development application. If practicable, the agreement should be advertised as part of and contemporaneously with, and in the same manner as, advertising of the development proposal and executed prior to the granting of development consent. If this is not practicable, the terms of the agreement must be reflected in a condition of consent and the agreement must be advertised and executed in accordance with the agreed terms as soon as practicable after the issue of development consent. Developers considering entering into a planning agreement must have regard to Council’s Planning Agreements Policy (available on Council’s website) and Part 5B Division 4 of the EP& A Act.
2.9 Timing of Payment Council’s policy in relation to the timing of payments of monetary contributions required under this plan is as follows:
development applications involving subdivision: prior to the release of the subdivision certificate (linen plans);
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development applications involving building work: prior to the release of the construction certificate;
development applications where no subdivision or building approval is required: prior to the commencement of the use;
complying development works: prior to the issue of a complying development certificate.
2.10 Deferred and Periodic Payments Council will generally not accept deferred or periodic payment of contributions required under this plan. Council has, however formulated a policy in relation to the negotiation and preparation of planning agreements which provides for the consideration of deferred or periodic payments. Consideration of requests for deferral of contributions will involve careful consideration of community/public infrastructure delivery and financial implications for Council.
2.11 Exemptions Council will only exempt development from the payment of monetary contributions levied under this plan in accordance with a direction issued by the Minister under Section 94(e) of the EP&A Act. See the NSW Department of Planning’s website for a list of section 94(e) directions relevant to Wyong Shire. For development proposed by the Crown as a private developer (e.g. Landcom subdivision of land), contributions will be applied in the same manner as they would be for a private development. For developments proposed by the Crown which provide a public service (e.g. school, court house, hospital), contributions will be assessed based on the demand for community infrastructure.
2.12 The Review Process This plan will be reviewed at regular intervals and may be revised if the extent or nature of the proposed development varies and these variations lead to a change in the demand for community infrastructure. Review/revision of this plan is to ensure that:
this plan remains financially sustainable;
this plan continues to address the other infrastructure needs generated by new development;
the community infrastructure will be delivered in a reasonable time; and
that contribution rates remain reasonable over time.
Attachment 1 Draft Warnervale Town Centre Contributions Plan
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Matters to be addressed may include (but not necessarily be limited to) the following:
changing estimates of the costs of the infrastructure items;
adjusting estimated costs to completed costs for completed community infrastructure; and
review of the need for community infrastructure demanded by development. Review, amendment and updating of this plan (except for the types of amendments specified in clause 32(3) of the EP&A Regulation) will require preparation and public exhibition of a new contributions plan. Table 8 Plan Amendments
Date Nature of Revision
December 2011 No previous versions
2.13 Accounting and Management of Funds 2.13.1 Accounting Standards Council is, and will continue to be, complaint with current legislation and accounting standards. 2.13.2 Contributions Register Council is required to comply with a range of financial accountability and public access to information requirements in relation to development contributions. These are addressed in Divisions 5 and 6 of Part 4 of the EP&A Regulation and include:
maintenance of, and public access to, a contributions register;
maintenance of, and public access to, accounting records for contributions receipts and expenditure;
annual financial reporting of contributions; and
public access to contributions plans and supporting documents.
These records are available for inspection free of charge at Council’s administration office. Some of this information is also available on Council’s website. 2.13.3 Accounting Treatment Council keeps a Development Contributions Register which is prepared in accordance with, and meets the requirements of, Sections 35 and 36 of the EP&A Regulation. Information relating to Development Contributions is contained in Note 17 of Council’s Annual Financial Statements and complies with Clause 35(3) of the EP&A Regulation and the reporting requirements of the Department of Premier and Cabinet, Division of Local Government.
Attachment 1 Draft Warnervale Town Centre Contributions Plan
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2.13.4 Treatment of Funds held by Council prior to the Commencement of this Plan Council did not hold any development contributions funds for the WTC prior to the commencement of this plan. Income for district open space and community, cultural and social facilities is currently held within other development contributions plans 2.13.5 Pooling of Contributions To provide a strategy for the orderly delivery of community infrastructure, this plan authorises monetary contributions paid:
for different purposes in accordance with the conditions of various development consents authorised by this plan; and
for different purposes under any other development contributions plan approved by Council. to be pooled and applied progressively for those purposes. The priorities for the expenditure of pooled monetary contributions under this plan are the priorities for works as set out in the relevant works schedules in Appendix B. In deciding whether to pool and progressively apply contributions funds, Council is satisfied that this action will not unreasonably prejudice the carrying into effect, within a reasonable time, of the purposes for which the money was originally paid.
2.14 Timing of Works Council is generally not able to bankroll proposed works required as a consequence of development proposed under this Plan and will only be able to provide works and services when sufficient funds have been provided by way of contributions. Priority spending of contributions may, however, be directed to particular items identified in this Plan and this has been considered in formulating works schedules. Actual timing of the works will be dependent on development patterns and funds available from development contributions.
Attachment 1 Draft Warnervale Town Centre Contributions Plan
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3 Land Budget and Projections This section is intended to provide basic information that is used to apportion the cost of works and land. The Land budget enables the net developable area to be determined. The dwelling yields are used to generate population projection.
3.1 Land Budget The land budget for the Warnervale Town Centre (WTC) is provided in Table 9, and should be read in conjunction with Figure 3, which is based on the Warnervale Town Centre Development Control Plan (WTC DCP). Table 9 Land Use Budget Summary
Zone Area (ha)Total R1, B2 & B4 Zoned Land
(ha)
% of total Site Area
Residential 1 R1 39.370
Business 22 B2 8.591 54.243
Business 4 B4 6.281
Recreation RE1 11.321 9.4%
Environmental buffer E2 12.700 10.6%
Environmental E3 1.209 1.0%
School SP1 7.758 6.5%
Railway SP2 4.483 3.7%
Total Zoned Area 91.713 76.5%
Road Area 28.117 23.5%
Total Site Area 119.83 100.0%
1 Includes 1.338 ha super clinic.
2 Includes 0.204 ha drainage basin in northern catchment.
45.3%
In summary there is 54.243 ha of land zoned for residential, commercial, retail and bulky goods use (Zones R1, B2 & B4), which represents 45.3% of the total site. A small area (0.204 ha) within Precinct 5 zoned B2 will be unavailable for development because it has been identified for the siting of a detention basin. Excluding this area provides a net developable area of 52.701 ha.
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Figu
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ruct
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Attachment 1 Draft Warnervale Town Centre Contributions Plan
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3.2 Projected Dwelling Yield and Population The total number of dwellings and population that can be accommodated in those dwellings has been determined based on the developable land and assumptions about the residential housing mix and occupancy rates. These projections and the associated assumptions are provided in Table 10. The DCP provides targets for residential use within the B2 and B4 zoned (precincts 5, 6a, 6b & 7a), which will likely be provided in multi-storey mix use buildings. Council has discounted the targets under the DCP in preference for more conservative having regard for the potential of non-residential uses to displace residential uses and the current residential market in this non-metropolitan location. Table 11 provides a summary of the total number of dwelling types that are assumed.
3.3 Business Uses The WTC will also accommodate up to 25,000m2 of retail floor space, up to 8,000m2 of bulky goods floor space and between 10,000m2 and 15,000m2 of commercial floor space. It is likely that the bulk of this non-residential use will occur within Precinct 6a. No estimates, targets or limitations have been provided in the DCP for business use in the other business zoned precincts (Precincts 5, 6b & 7a). The plan assumes that there will be an additional 16,000 m2 of undefined non-residential floor space outside Precinct 6a that will likely generates and estimated 8000 vehicle trips per day.
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Tabl
e 10
D
wel
ling
Yiel
d an
d Po
pula
tion
Pro
ject
ions
Pre
cin
ctZo
nin
gar
ea
(ha)
Dw
elli
ng
Typ
es
Ass
um
ed
al
loca
tio
n
of
lan
d (
%)
allo
cate
d
are
as (
ha)
dw
ell
pe
r h
a as
sum
pt.
Re
sult
ant
dw
ells
occ
up
ancy
ra
tep
op
tota
l po
p%
of
tota
l P
op
.
tota
l d
we
llin
gs
Av
dw
ell
pe
r h
a
Pre
cin
ct 1
1R
17.
013
Sin
gle
Dw
ellin
gs70
%4.
909
1888
3.00
265
Att
ache
d30
%2.
104
4084
2.56
215
481
12.1
%17
325
Pre
cin
ct 2
R1
13.0
39S
ingl
e D
wel
lings
70%
9.12
718
164
3.00
493
Att
ache
d30
%3.
912
4015
62.
5640
189
322
.5%
321
25
Pre
cin
ct 3
R1
10.7
57S
ingl
e D
wel
lings
70%
7.53
018
136
3.00
407
Att
ache
d30
%3.
227
4012
92.
5633
073
718
.6%
265
25
Pre
cin
ct 4
R1
3.17
2S
ingl
e D
wel
lings
70%
2.22
118
403.
0012
0
Att
ache
d30
%0.
952
4038
2.56
9721
75.
5%78
25
Pre
cin
ct 5
2B
21.
519
Att
ache
d60
%0.
912
4036
2.56
93
apar
tmen
ts40
%0.
608
7043
2.00
8517
84.
5%79
52
Pre
cin
ct 6
a3B
23.
788
Att
ache
d60
%2.
273
4091
2.56
233
apar
tmen
ts40
%1.
515
7010
62.
0021
244
511
.2%
197
52
Pre
cin
ct 6
bB
43.
814
Att
ache
d60
%2.
288
4092
2.56
234
apar
tmen
ts40
%1.
526
7010
72.
0021
444
811
.3%
198
52
Pre
cin
ct 7
aB
42.
467
Att
ache
d60
%1.
480
4059
2.56
152
apar
tmen
ts40
%0.
987
7069
2.00
138
290
7.3%
128
52
Pre
cin
ct 7
bR
14.
051
Sin
gle
Dw
ellin
gs70
%2.
836
1851
3.00
153
Att
ache
d 30
%1.
215
4049
2.56
124
278
7.0%
100
25
TO
TA
L49
.621
49.6
211,
538
3,96
73,
967
100%
1,53
81 P
reci
nct
area
exc
lude
s 1.
338
ha S
uper
clin
ic s
ite
2 P
reci
nct
area
exc
lude
s 0.
204
ha fo
r dr
aina
ge b
asin
3 The
pre
cinc
t ar
ea e
xclu
des
the
3.08
ha
Woo
lwor
ths
site
Ta
ble
11
Sum
mar
y of
Dw
ellin
g Ty
pe
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Dw
elli
ng
Typ
eN
o o
f d
we
llin
gs
% o
f to
tal
dw
elli
ng
s
Sin
gle
dw
elli
ng
s47
931
.2%
To
wn
ho
use
s / a
ttac
he
d73
547
.8%
Ap
artm
en
ts32
421
.1%
TO
TA
L1,
538
100.
0%
Attachment 1 Draft Warnervale Town Centre Contributions Plan
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4 Facilities and Infrastructure The Warnervale Town Centre (WTC) is expected to be developed in accordance with the zoning of the area under State Environmental Planning Policy (Major Projects) 2005 (Amendment No 24), Wyong Local Environmental Plan 1991 and the WTC DCP 2008. Table 9 identifies the total area of each zoning within the WTC. Section 3.2 identifies that there are 1,550 dwellings predicted within the WTC and a projected population of 4,000 based on the assumed occupancy rates and mix of dwelling types. Prior to the commencement of development within the WTC, the public infrastructure that existed was minimal and in keeping with the area’s historic role as a rural area with sections of remnant native vegetation. The only community infrastructure project delivered to date is the signalised intersection of Sparks Road and Minnesota Road, which provides safe access to Mary MacKillop Catholic College. Development in the WTC, and the population that will occupy such development, can only be sustained by a significant investment in the provision, extension and augmentation of facilities and infrastructure. Council has identified that the expected development will generate increased demands for the types of community infrastructure listed in Table 12. Table 12 Identified Facilities and Infrastructure
Community Infrastructure Category Community Infrastructure Required
Open Space and Recreation Land for open space and recreation facilities
Small local parks
Large local parks
Contribution towards sports fields and multipurpose courts (district)
Cycleways and pedestrian access ways
Multi-purpose drainage / open space / environmental conservation area
Community, Cultural and Social Land for community, cultural and social facilities
Contribution towards library / community centre (district)
Roadworks and Traffic Management Land for roads and traffic management facilities
Construction of full roads through open space areas and half road along the railway line side of development
Intersection treatments, including roundabouts and traffic signals
Stormwater Management Land for stormwater management facilities
Stormwater management facilities (active storage & detention basins)
Local and regional stormwater transfer pipeline and pumps
Studies and Investigations Studies & Investigations into various impacts reports and concept designs
Contributions Plan Administration Staff and resources to administer the contributions plan
Studies, land valuations and reviews
Attachment 1 Draft Warnervale Town Centre Contributions Plan
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Council considers it appropriate that the development requiring this infrastructure make a reasonable contribution toward the provision of it. The costs and programs of works relating to this infrastructure were derived from investigations listed in Appendix A of this plan. Estimates of costs and staging are shown in works schedules in Appendix B of this plan. Discussion and more detail on:
the future demand for community infrastructure;
the relationship of the infrastructure with the expected development;
the strategies for the delivery of the infrastructure; and
the calculation of reasonable development contributions are included in the following sections.
4.1 Open Space and Recreation Facilities Development of the WTC generates a residential, commuter and visitor population that will require access to open space developed and embellished with facilities to provide a broad range of recreation and leisure opportunities located to provide equitable access to those open space facilities. There are no existing developed open space or recreation facilities within the WTC that provide for the needs of new residents. Open space and recreation facilities identified in this plan reflect the requirements of the WTC DCP 2008 and details use the principles of the Wyong Open Space Principles Plan, the Wyong Local Parks Strategy and the Recreation Facilities Strategy. The open space system proposed for the WTC is made up of interlinked components that may have differing objectives. They provide a range of recreation and leisure functions and settings for the community which may be overlapping on the same site. Open space will support social engagement, play, incidental exercise, movement and organised recreation in a vibrant and safe public domain. Open space will protect and conserve biodiversity, visual and physical amenity. It will also provide settings and peripheral treatments for the Water Sensitive Urban Design management and harvesting of Urban Stormwater runoff. Social Open Space is a key support to the suite of community facilities planned for the WTC. Opportunities will be sought to integrate public art in all Open Space. There will be consistent high quality design and embellishment in public areas throughout the WTC. The components of Open Space needs that have been identified are listed as follows:
District Open Space (incorporating Local Open Space functions within them) This form of open space provides key activity areas developed to a high level and scale to accommodate organised sport, intensive recreation and passive leisure activities by larger recreation numbers and groups, sporting participants and the users of the shopping centre.
Attachment 1 Draft Warnervale Town Centre Contributions Plan
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District Open Space includes the following facilities:
Civic Square;
District Sporting Fields and Courts (South of Sparks Road);
District youth skate plaza facility developed in conjunction with the Warnervale library / community centre.
Local Open Space This form of open space is developed to a level and scale that accommodates recreation and leisure activities by smaller groups and located to be accessible to the residents of the precinct they are located in and to support and encourage social cohesion and engagement. This form of open space includes the following:
Hilltop Park is an Urban Park developed to a high standard;
Smaller Local Parks in each distinct area of the WTC;
Contribution to the District Sporting Fields and Courts. Nodal and Linear Parks (function partially as Local Open Space and other Open Space) This form of open space is identified to satisfy objectives such as ecological values, water treatment, visual quality and asset protection but also have a recreation role. Because of their location, shape, physical attributes and amenity they will attract leisure use and movement. This form of open space includes the following:
Riparian Corridor;
Ridge Top Parks;
Asset Protection Zones;
Landscaped Buffers. Open Space Component Descriptions A description of each component is provided below. Details of the various open spaces are provided in Table 13. Figure 4 shows the location of open space within and adjoining the WTC. 1 The Civic Square is intensively developed to provide a high quality and high amenity setting for
intensive use for a variety of civic, community and retail purposes. 2 & 3 The Ridge Top Parks (Ridge Park East & Ridge Park West) will be developed to provide play,
resting, leisure and interpretive opportunities for users in nodal areas of recreation development within the treed ridgeline parcel and linked by a corridor pathway system. They will be developed with an intensive core recreation area on flatter, cleared areas and planted areas on the steeper perimeter slopes.
4 The Hilltop Park is located centrally to the WTC and developed to provide play opportunities for a
wide range of ages and abilities.
This park is a district focal point developed to accommodate large numbers of people for intensive recreation use. It will also retain tall canopy trees to provide a treed silhouette from Sparks Road. It provides an essential recreation facility.
Attachment 1 Draft Warnervale Town Centre Contributions Plan
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5 The Riparian Corridor will have peripheral pathway, recreation and exercise development to minimise the impact of leisure use and movement through the Riparian Corridor.
6 The District Sporting Fields and Courts are provided as the major opportunity for organised sport
and active recreation to serve the WTC and as a focal point for Warnervale. 7 Heath Wrinklewort Reserve located on the western side of the Railway corridor contains native
vegetation that has a high conservation value. This vegetation precludes the development of this land. This land is not an area that will be purchased under this Contributions Plan.
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Tabl
e 13
O
pen
Spac
e La
nd P
rovi
sion
and
Em
belli
shm
ent
Ite
m
No
.D
esc
rip
tio
nA
rea
(m2)
Ow
ne
r at
tim
e P
lan
p
rep
arat
ion
Val
uat
ion
So
urc
eR
ate
/ m²
Lan
d V
alu
eA
cqu
siti
on
C
ost
sT
ota
l Lan
d
Co
sts
Em
be
llish
me
nt
Rat
e p
er
m2
Em
be
llish
me
nt
Val
ue
1C
ivic
Squ
are
2,70
0P
rivat
eM
JD V
alue
rs (
19 M
ay
2010
) -
Site
18
265
$715
,500
$20,
000
$735
,500
$200
$540
,000
2R
idge
Par
k E
ast
32,3
46P
rivat
e M
JD V
alue
rs (
19 M
ay
2010
) -
site
550
$1,6
17,2
80$4
0,00
0$1
,657
,280
$45
$1,4
55,5
52
3R
idge
Par
k W
est
14,6
50La
ndco
mM
JD V
alue
rs (
19 M
ay
2010
) -
site
645
$659
,257
$20,
000
$679
,257
$45
$659
,257
4H
ill T
op P
ark
48,0
38W
SC
MJD
Val
uers
(19
May
20
10)
- si
te 8
75$3
,602
,875
$3,6
02,8
75$8
4$4
,033
,299
5R
ipar
ian/
Dra
inag
e C
orrid
or51
,937
WS
C/P
rivat
eM
JD V
alue
rs (
19 M
ay
2010
) -
site
10
15$7
65,3
18$8
0,00
0$8
45,3
18$3
0$1
,558
,097
640
% x
20
ha D
istr
ict S
port
ing
Fie
lds
80,0
00P
rivat
eR
ober
tson
& R
ober
tson
(A
ugus
t 20
11)
62$4
,960
,000
$80,
000
$5,0
40,0
00$7
5$6
,000
,000
To
tal
229,
671
$12,
560,
230
$14,
246,
205
It
is d
iffic
ult
to p
rovi
de a
def
initi
ve t
ime
tabl
e fo
r th
e es
tabl
ishm
ent
of t
he o
pen
spac
e ar
eas
with
the
WTC
. How
ever
, it
is r
ecog
nise
d th
at t
hese
sho
uld
be g
ener
ally
pr
ovid
ed a
s ea
rly a
s po
ssib
le w
ithin
the
deve
lopm
ent p
roce
ss to
ens
ure
that
ope
n sp
ace
and
recr
eatio
nal n
eeds
of t
he n
ew c
omm
unity
are
met
. Th
e lo
catio
n of
the
open
spa
ce is
pro
vide
d in
Fig
ure
4.
Att
ach
men
t 1
Dra
ft W
arn
erva
le T
ow
n C
entr
e C
on
trib
uti
on
s P
lan
- 93
-
Figu
re 4
O
pen
Spac
e Pr
ovis
ions
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 94 -
4.1.1 Apportionment The total cost of open space land, embellishment and recreation facilities attributable to development in the WTC is apportioned between residential development and non-residential development. The cost is apportioned between residential and non-residential on a ratio of 8:2. The 80% apportioned to residential development will be apportion on the basis of the projected residential population, with the 20% apportioned to non-residential development being apportioned by total projected gross floor area. Table 14 illustrates the apportionment of the costs between the assumed residential and non-residential development. The levying of open space contributions on non-residential uses is in recognition that there will be significant benefits derived from the provision of such open space and recreational amenities by business. These benefits are associated with the future use of open space land and amenities by employees and commercial patrons that reside elsewhere. This applies in particular to the civic square and Hilltop Park that provide a direct amenity to employees and patrons. Table 14 Apportionment between Residential and Non Residential Uses
% apport. Total Land Costs Total Land Costs
Residential Development 80% $10,048,184 $11,396,964
Non-residential Development 20% $2,512,046 $2,849,241
TOTAL 100% $12,560,230 $14,246,205
4.1.2 Calculation of the Contribution Rate Residential Development (NDA) Residential development within the R1 Residential zone (precincts 1, 2, 3, 4 & 7b) will be levied on a NDU basis, while residential development in the B2 & B4 zones (precincts 5, 6a, 6b & 7a) will be levied on a DU basis. The determination of the Precinct NDA rate for open space land, embellishment & recreational facilities and the monetary contribution payable for a development is as follows:
CostPrec ($) = Costtotal x Popprec Poptotal Contribnda ($) = Costprec NDAprec Contribtotal ($) = Contribnda x Areadev
Where: Costprec is the total cost of open space (land & works) attributable to the projected residential population for the selected precinct Costtotal is the total cost of open space (land & works) attributable to residential development in the WTC Popprec – is the total projected residential population for the selected precinct
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 95 -
Poptotal – is the total projected residential population for the WTC Contribnda is the total contribution payable in the selected precinct for open space (land & works) for every hectare of net developable area proposed to be developed NDApre – Net Developable Area within the selected Precinct Contribtotal is the total contribution payable in respect to a development proposal Areadev is the area proposed to be development in hectares Table 15 applies the formulas above to calculate the contribution rate for open space land and open space embellishment on a per hectare rate for each precinct.
Att
ach
men
t 1
Dra
ft W
arn
erva
le T
ow
n C
entr
e C
on
trib
uti
on
s P
lan
- 96
-
Tabl
e 15
Co
ntri
buti
ons
for
Ope
n Sp
ace
Land
and
Em
belli
shm
ent
(ND
A)
To
tal P
op
% o
f to
tal P
op
De
ve
lop
able
Are
a in
P
reci
nct
Ap
po
rt. o
f la
nd
co
sts
Co
ntr
ibu
tio
n
rate
pe
r h
a o
f N
DA
rat
e f
or
Lan
d
Ap
po
rt. o
f E
mb
elli
sh.
cost
s
Co
ntr
ibu
tio
n
rate
pe
r h
a o
f N
DA
fo
r E
mb
elli
shm
en
t
Pre
cin
ct 1
481
12.1
1%7.
013
$1,2
17,1
79$1
73,5
60$1
,380
,562
$196
,857
Pre
cin
ct 2
893
22.5
2%13
.039
$2,2
62,9
78$1
73,5
60$2
,566
,740
$196
,857
Pre
cin
ct 3
737
18.5
8%10
.757
$1,8
67,0
08$1
73,5
60$2
,117
,619
$196
,857
Pre
cin
ct 4
217
5.48
%3.
172
$550
,599
$173
,560
$624
,507
$196
,857
Pre
cin
ct 7
b27
87.
00%
4.05
1$7
03,0
86$1
73,5
60$7
97,4
62$1
96,8
57
Su
b T
ota
l26
0665
.69%
38.0
32$6
,600
,850
$7,4
86,8
90
Su
b T
ota
l - P
reci
nct
s 5,
6a,
6b
&
7a
1361
34.3
1%11
.589
$3,4
47,3
34n
/a$3
,910
,074
n/a
To
tal
3967
100%
49.6
21$1
0,04
8,18
4$1
1,39
6,96
4
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 97 -
Residential Development (DU) Residential development in the B2 & B4 zones (precincts 5, 6a, 6b & 7a) will be levied on a DU basis. This approach has been taken in recognition that the mixed commercial /residential nature of this zone, makes the use of the NDA methodology potential inequitable. The determination of the DU rate for open space land, embellishment and recreational facilities and the monetary contribution payable for a development is as follows:
Contribper ($) = Costprec ($) Popprec Contribdu ($) = Contribper ($) x Occdu Contribtotal ($) = Contribdu ($) x DUprop
Where: Contribper is the total contribution payable for open space (land & works) per person. Costprec is the total cost of open space (land & works) attributable to the projected residential population for precincts 5, 6a, 6b & 7a Popprec is the total projected residential population for precincts 5, 6a, 6b & 7a Contribdu is the total contribution payable for open space (land & works) for a development unit Occdu is the occupancy rate per DU i.e. 2.92 persons per dwelling Contribtotal is the total contribution payable in respect to a development proposal DUprop is the number of DU’s proposed Table 16 provides the contribution per person, which is the first step in determining the DU rate. Table 16 Contributions for Open Space Land and Embellishment (per person)
popApport. of land
costsper person
Apport. of Embellishment
costsper person
total 1,361 $3,447,334 $2,533 $3,910,074 $2,873
Table 17 illustrates the relative value of DU for various types of dwellings and the corresponding contributions for open space land and open space embellishment.
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 98 -
Table 17 Contributions per DU for Precincts 5, 6a, 6b & 7a
assumed occupancy rate
DUOpen Space Land Contribution Rate
Open Space Embellishment Contribution
Rate
1 bedroom unit/dwelling 1.52 0.52 $3,846.08 $4,362.34
2 bedroom unit/dwelling 2.13 0.73 $5,399.30 $6,124.05
DU RATE - 3 bedroom unit/dwelling/ residential
allotment2.92 1 $7,396.30 $8,389.11
4 bedroom unit/dwelling 3.74 1.28 $9,467.26 $10,738.07
Non-Residential Development (GFA) Non-residential development will make a small contribution towards open space land and embellishment on the basis of the gross floor area (GFA) that is proposed. The determination of the GFA rate for open space land, embellishment and recreational facilities for non-residential developments and the monetary contribution payable for a development is as follows:
Contribgfa ($) = Costnon-res ($) GFAtotal Contribtotal ($) = Contribgfa ($) x Devgfa
Where: Contribgfa is the total contribution payable for open space (land & works) per GFA Costnon-res is the total cost of open space (land & works) attributable to the projected non-residential uses GFAtotal is the total projected GFA for non-residential use in the WTC i.e. 64,000 m2 Contribtotal is the total contribution payable in respect to a development proposal Devgfa is the GFA proposed by a development Table 18 provides the contribution rates that apply to commercial development Table 18 Contributions per rate per GFA of Non-Residential Uses
Total project Non-residential GFA (m2)
Total Land Costs
Open Space Land - total
cost per m2
GFA
Total Land Costs
Open Space Embellishment total cost per
m2 GFA
64,000 $2,512,046 $39.25 $2,849,241 $44.52
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 99 -
4.2 Community and Cultural Facilities Council provides a network of community facilities throughout the Shire. These community facilities provide space for community members and local groups and organisations to meet, and for the delivery of a range of community support services, programs and activities which address the social needs of the community. Community facilities play an important role as a focal point for community activities and for building a sense of community. There is much evidence, from Australia and elsewhere, that community facilities improve people’s quality of life. “Investing in new and improved community facilities is important because such facilities help build communities, keep people healthy and happy and provide opportunities for individuals to improve and learn” (Montgomery, 2005) (WSC, Draft Community Facilities Strategy). 4.2.1 Baseline Community Services and Facilities The concept of a ‘baseline’ level of community services and facilities is broadly accepted across NSW as a reasonable and practical guide in determining the number and type of facilities per head of population. This concept has been applied to both the local neighbourhood level facilities and the broader district level of provision. The standard for a local/neighbourhood centre is 1 facility per 3,500 to 6,000 people, and the standard for a district facility is 1 facility per 10,000 to 20,000 people (Wyong Shire Council Guidelines for the Planning and Provision of Community Facilities June 2000, see Briggs 1992, Nesbitt/Donahee 1992, and the Human Service Planning Kit, South Australian Urban Land Trust 2nd Edition 1994). These standards have been developed by many local governments in Australia based on recommendations from government departments such as the Department of Community Services and the Department of Planning. Providing a network of community facilities is one way which Council can have an impact on the social problems of the Shire. While a community facility will not solve the social issues of the Shire, it goes some way to addressing the infrastructure needs of the growing community. 4.2.2 Specific Analysis of the Warnervale / Wadalba Area In 1999 Wyong Shire Council and state government human services agencies identified the need to prepare and implement a Community Support and Human Services Strategy for Warnervale/Wadalba. The purpose of this strategy was to develop a planning framework to strengthen neighbourhood and community networks and to co-ordinate the planning and timely provision of human facilities and services in the Warnervale/Wadalba Social Planning District commensurate with population growth. The strategy, completed in 2002, identifies the advantage of a hierarchy of community facilities based on ‘local’ and ‘district’ facilities. The project was carried out under the auspices of the Central Coast Regional Co-ordination Management Group (RCMG), established by the NSW Premier’s Department. A Human Services Planning Team (HSPT) has created and delegated responsibility for implementing the strategy. The HSPT has representation from the core state government agencies that provide human services for the region and Wyong Shire Council. In 2002, consultant Paul Van Reyk was engaged by the HSPT to prepare a feasibility study and develop a business case for Integrated Service Provision. The study recommended three community facilities be included in the WTC; these being a Community Development/ Learning Centre, an Integrated Family Centre and a Youth Centre. In 2003 a Community Facilities Study was undertaken to plan the provision of human services and community facilities within the WTC in further detail. The proposed facilities underwent further analysis and assessment throughout this process.
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 100 -
Decisions were made on the basis of delivering an integrated approach to planning and provision of human services and took the following points into account:
the research and recommendations in the Paul van Reyk report;
the philosophy, assessment of demand and implementation strategies as documented in the Community Support and Human Services Strategy;
population projections for the area that the WTC will potentially service;
benchmarks and population thresholds;
extensive consultation;
service mapping and data analysis results;
trends in service delivery and policy;
access and equity issues for key target and minority groups; and
reference material for service requirements. The following six community facilities were identified in the 2003 study as being core to the WTC:
Community Art and Cultural Facility;
Knowledge / Learning Centre / Government Transaction Centre;
Indoor Aquatic and Recreation Centre;
Integrated Child and Family Centre;
North Wyong Primary Care Network (no longer required); and
Youth Space. The requirements for each of the above facilities have been continually reviewed and updated by the HSPT since 2003 in response to:
location of the WTC – Continual change in location of the WTC and the location of community facilities within the WTC;
the final determination by State Government for the WTC at ‘The Top of the Hill’ on Woolworths land has impacted to some extent on the original plans for the community facilities (for example: due to the compact nature of the TC location there is a requirement for community facilities to locate within multi storey premises);
the provision of a GP Super Clinic and associated health care facilities within the boundary of the WTC (to be delivered by private operators) means that the North Wyong Primary Health Care facility is no longer required and will not be funded through this plan;
lack of space within the WTC to provide all the required elements of a facility. This has resulted in elements from the other proposed facilities that are able to be delivered being incorporated in the Library/ Community Centre;
changes in legislation and Section 94 funding availability, resulting in a decision to construct 1 facility only in the WTC known as the Library/ Community Centre; and
the provision of a GP Super Clinic and associated health care facilities within the boundary of the WTC (to be delivered by private operators) means that the North Wyong Primary Health Care facility is no longer required and will not be funded through this plan.
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 101 -
A description of the Library / Community Centre is detailed below. 4.2.3 Library / Community Centre The Library/ Community Centre will be a focal point within the WTC. The aim of the facility is to provide a mix of government, non-government and community initiated activities. The facility has distinct components being a library, a community centre, a café and commercial kitchen, arts and cultural spaces, creative enterprise retail pods and a government transaction centre. In the short to medium term the Knowledge Centre is intended as a Stage 1 facility, to be constructed and fitted out to the full 2,700m2 and integrated with the retail and commercial functions of the WTC. Due to the lack of Section 94 Funding availability, the key elements and functions of the Integrated Child and Family Centre, the Youth Space, and the Arts and Cultural Centre will be permanently incorporated into the Library/ Community Centre. Library The Guide for Public Library Buildings in NSW was used as the reference document to assess need and service requirements:
10 years population 18,006 justifies a 710 square metre library;
20 years population 32,219 justifies a 2,244 square metre library. The benchmark for libraries includes areas for telephones, foyer, lobby, toilet and restrooms; all of which will be located within the attached Learning and Community Centre. In 10 years the Learning and Community Centre will house a 710 square metre library. The remaining 1534 square metres not used by the library within the next 20 years will be allocated to the Learning and Community Centre and other uses. The library will expand to it’s full size commensurate with population growth Community Centre The aim of the Community Centre component is to provide a mix of government, non-government and community initiated activities. The Learning and Community Centre will comprise internet access islands, computer training rooms, various meeting and activity rooms, main activity and function rooms, and telecommuting rooms. Government Transaction Centre A number of government agencies have identified the need to have a central location within the Shire. Many have identified Warnervale as the most appropriate location. This will increase people’s access to government services and enable people to access all three levels of government in one place to ask questions, pay bills etc.
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 102 -
Café and Commercial Kitchen The café and commercial kitchen will operate under a social enterprise model and will be staffed by young people undertaking hospitality courses to provide vocational training opportunities. Arts and Cultural Spaces These spaces within the Library/ Community Centre will be part of a network of Arts and Cultural facilities in the Shire. These components are based on providing public spaces for community members to learn new skills, as well as public exhibition space, both representing major gaps in the Northern parts of the Shire. Creative Enterprise Retail Pods Allocation of these spaces provide real opportunities for young people to put their skills, training and passion into practice. The aim of the pods is for young people to start up small businesses in the pods, utilising their creative skills and gain on- the- job business skills with support and mentoring by the local business sector. 4.2.4 Section 94E Direction Council has reduced the community land and facilities that have been identified as being required to serve the projected population in the various studies and in accordance with the various community standards. This has action has been undertaken in order to meet the objectives of the NSW Government in regard to making residential development more affordable. The NSW Government’s policy position is that Greenfield sites should be limited to $30,000 per dwelling/residential allotment.
Att
ach
men
t 1
Dra
ft W
arn
erva
le T
ow
n C
entr
e C
on
trib
uti
on
s P
lan
- 10
3 -
4.2.
5 W
orks
Sch
edul
e Ta
ble
19 s
how
s th
e es
timat
ed c
ost o
f com
mun
ity a
nd c
ultu
ral f
acili
ties
to b
e de
liver
ed u
nder
this
con
trib
utio
ns p
lan.
Ta
ble
19
Land
Cos
ts fo
r Co
mm
unit
y Fa
cilit
ies
Ite
m N
o.
De
scri
pti
on
Are
a (m
2)
Ow
ne
rV
alu
atio
n S
ou
rce
Rat
e/ m
²E
stim
ate
d L
and
V
alu
eA
cqu
siti
on
C
ost
sT
ota
l Co
stA
pp
ort
. to
W
TC
To
tal
Ap
po
rtio
ne
d
Co
st
Co
mm
en
t
1Li
brar
y/K
now
ledg
e C
entr
e2,
400
WS
CM
JD V
alu
ers
(1
9 M
ay
20
10
) -
Site
127
5$6
60,0
00$1
0,00
0$6
70,0
0030
%$4
41,0
00
Incr
ease
d fro
m 2
,000
m2
to
acco
mm
odat
e A
rts
& C
ultu
ral
Fac
ility
, C
hild
& F
amily
Cen
tre
&
You
th C
entr
e. T
o be
loca
ted
on
Hill
top
Par
k
2C
hild
and
Fam
ily C
entr
e2,
000
MJD
Va
lue
rs (
19
Ma
y 2
01
0)
- S
ite 2
265
$530
,000
$530
,000
30%
3Y
outh
Spa
ce1,
000
MJD
Va
lue
rs (
19
Ma
y 2
01
0)
- S
ite 4
270
$270
,000
$270
,000
30%
4A
quat
ic R
ecre
atio
n C
entr
e10
,000
MJD
Va
lue
rs (
19
Ma
y 2
01
0)
- S
ite 3
60$6
00,0
00$6
00,0
0030
%
To
tal
$1,4
70,0
00$4
41,0
00
Del
eted
to
com
ply
with
DoP
$3
0,00
0 ca
p fo
r gr
eenf
ield
site
s
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 104 -
Table 20 Capital Costs for Community Facilities
Description AmountApport. to
WTCTotal
Total Apportioned
Cost
Warnervale Knowledge Centre (incorporating the HACC Centre)
$20,250,000 30% $20,250,000 $6,075,000
Integrated Child and family Centre
Youth Precinct
Arts & Cultural Centre
Aquatic and Leisure Centre $26,145,078 30% $7,843,523
Total $46,395,078 $28,093,523 $6,075,000
Incorporated into Knowledge Centre
Deleted to comply with DoP $30,000 cap for greenfield sites
Comments
Expanded to accommodate a range of facilities
4.2.6 Apportionment The total cost of community facilities (land & works) attributable to development in the WTC is apportioned between residential development and non-residential development. The cost is apportioned between residential and non-residential development on a ratio of 8:2. The 80% apportioned to residential development will be apportion on the basis of projected population, with the 20% apportioned to non-residential development being apportioned on gross floor area. Table 21 illustrates the apportionment of the costs between residential and non-residential development. The levying of community facilities contributions on non-residential uses is in recognition that there will be significant benefits derived from the provision of such facilities by business. These benefits are associated with the future use of community facilities by employees and commercial patrons that reside elsewhere. This applies in particular to the knowledge centre that will be accessible to employees and patrons. Table 21 Apportionment between Residential and Non-Residential Uses
% splitTotal Land
CostsTotal Land Costs
Residential 80% $352,800 $4,860,000
Commercial 20% $88,200 $1,215,000
TOTAL 100% $441,000 $6,075,000
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 105 -
4.2.7 Calculation of the Contribution Rate Residential Development (NDA) Residential development within R1 Residential zone (precincts 1, 2, 3, 4 & 7b) will be levied on a NDU basis, while residential development in the B2 & B4 zones (precincts 5, 6a, 6b & 7a) will be levied on a DU basis. The determination of the Precinct NDA rate for community facilities (land & works) and the monetary contribution payable for a development is as follows
CostPrec ($) = Costtotal ($) x Popprec Poptotal Contribnda ($) = Costprec ($) NDAprec Contribtotal ($) = Contribnda ($) x Areadev
Where: Costprec is the total cost of community facilities (land & works) attributable to the projected residential population for the selected precinct Costtotal is the total cost of community facilities (land & works) attributable to residential development in the WTC Popprec is the total projected residential population for the selected precinct Poptotal is the total projected residential population for the WTC Contribnda is the total contribution payable in the selected precinct for community facilities for every hectare of net developable area proposed to be developed NDApre is the Net Developable Area within the selected precinct Contribtotal is the total contribution payable in respect to a development proposal Areadev is the area proposed to be development in hectares Table 22 applies the formulas above to calculate the contribution rates for community facilities land and works on a per hectare of NDA for each precinct.
Att
ach
men
t 1
Dra
ft W
arn
erva
le T
ow
n C
entr
e C
on
trib
uti
on
s P
lan
- 10
6 -
Tabl
e 22
Co
ntri
buti
ons
for
Com
mun
ity
Land
and
Fac
iliti
es (
ND
A) R
esid
enti
al D
evel
opm
ent (
Prec
inct
s 1,
2,3,
4 &
7b)
To
tal P
op
% o
f to
tal P
op
Are
aA
pp
ort
. of
lan
d c
ost
s
Co
mm
un
ity
Fac
iliti
es
Lan
d
con
trib
uti
on
pe
r h
a o
f N
DA
Ap
po
rt. o
f C
om
mu
nit
y fa
cilit
ies
wo
rks
cost
s
Co
mm
un
ity
Fac
iliti
es
con
trib
uti
on
pe
r h
a o
f N
DA
Pre
cin
ct 1
481
12.1
%7.
013
$42,
736.
14$6
,094
$588
,712
$83,
946
Pre
cin
ct 2
893
22.5
%13
.039
$79,
455.
02$6
,094
$1,0
94,5
33$8
3,94
6
Pre
cin
ct 3
737
18.6
%10
.757
$65,
552.
18$6
,094
$903
,015
$83,
946
Pre
cin
ct 4
217
5.5%
3.17
2$1
9,33
1.99
$6,0
94$2
66,3
08$8
3,94
6
Pre
cin
ct 7
b27
87.
0%4.
051
$24,
685.
94$6
,094
$340
,061
$83,
946
Su
b t
ota
l 2,
606
65.7
%38
.032
$231
,761
$3,1
92,6
30
Pre
cin
cts
5, 6
a, 6
b &
7a
1,36
134
.3%
11.5
89$1
21,0
39n
/a$1
,667
,370
n/a
To
tal
3,96
710
0%49
.621
$352
,800
$4,8
60,0
00
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Figu
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Co
mm
unit
y, C
ultu
ral a
nd S
ocia
l Fac
iliti
es
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 108 -
Residential Development (DU) Residential development in the B2 & B4 zones (precincts 5,6a, 6b & 7a) will be levied on a DU basis. This approach has been taken in recognition that the mixed commercial /residential nature of this zone, which makes the use of the NDA methodology potential inequitable. The determination of the DU rate for community facilities land and works and the monetary contribution payable for a development is as follows:
Contribper ($) = Costprec ($) Popprec Contribdu ($) = Contribper ($) x Occdu Contribtotal ($) = Contribdu ($) x DUprop
Where: Contribper is the total contribution payable for community facilities (land & works) per person Costprec is the total cost of community facilities (land & works) attributable to the projected residential population for precincts 5, 6a, 6b & 7a Popprec is the total projected residential population for precincts 5, 6a, 6b & 7a Contribdu is the total contribution payable for community facilities (land & works) for a development unit Occdu is the occupancy rate per DU i.e. 2.92 persons per dwelling Contribtotal is the total contribution payable in respect to a development proposal DUprop is the number of DU’s proposed Table 23 provides the contribution per person, which is the first step in determining the DU rate. Table 23 Contributions for Community Facilities (per DU)
popApport. of land costs
Land Cost per person
Apport. of Works costs
Works per person
Total 3,967 $121,039 $31 $3,192,630 $805
Table 24 illustrates the relative DU value for various types of dwellings and the corresponding contributions for community facilities.
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 109 -
Table 24 Contributions per NDA for Precincts 5, 6a, 6b & 7a
No. of Development Units (DU's)
assumed occupancy
rate
Community Facilities Land Contribution
Rate (DU)
Community Facilities
Works Contribution
Rate (DU)
1 bedroom unit/dwelling 0.52 1.5184 $46.33 $1,222.02
2 bedroom unit/dwelling 0.73 2.1316 $65.04 $1,715.53
DU RATE - 3 bedroom unit/dwelling/ residential allotment
1 2.92 $89.09 $2,350.04
4 bedroom unit/dwelling 1.28 3.7376 $114.04 $3,008.05
DU rates contained in red edged box Non-Residential Development (GFA) Non-residential development will make a small contribution towards community facilities on the basis of the gross floor area that is proposed. The determination of the GFA rate for community facilities land and works for non-residential developments and the monetary contribution payable for a development is as follows:
Contribgfa ($) = Costnon-res ($) GFAtotal Contribtotal ($) = Contribgfa x Devgfa
Where: Contribgfa is the total contribution payable for community facilities (land & works) per GFA Costnon-res is the total cost of community facilities (land & works) attributable to the projected non-residential uses GFAtotal is the total projected GFA for non-residential use in the WTC i.e. 62,000 m2 Contribtotal is the total contribution payable in respect to a development proposal Devgfa is the GFA proposed by a development Table 25 provides the contribution rates that apply to non-residential development
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 110 -
Table 25 Contributions per Rate per GFA of Non-Residential Uses
Total project commercial floor
space
Total Land Costs
Community Facilities Land Contribution -
cost per m2 GFA
Total Works Costs
Community Facilites Works Contribution -
cost per m2 GFA
64,000 $88,200 $1.38 $1,215,000 $18.98
4.3 Roadworks and Traffic Management 4.3.1 Strategy Details The additional traffic generated from the development of an urban release area, without responding investment in roads and intersection upgrades, reduces the safe and efficient operation of an existing road network. Development in the Warnervale / Wadalba District, including the WTC, will require a significant investment in the road network in terms of:
new intersections and upgrades to existing intersections;
new and upgraded road links that meet the needs of the release areas as a whole (i.e. only the extra pavement width attributable to higher order roads outside the WTC is funded via development contributions).
The approach to establishing road and intersection requirements for the Warnervale / Wadalba District and the WTC has been to:
identify existing road hierarchy and traffic flows;
predict future road hierarchy and traffic flows generated by all development including the proposed development in this plan area;
identify road and intersection improvements / upgradings necessary to cater for these predicted flows;
identify additional road and intersections required to cater for these predicted flows;
apportion costs of improvements based on assessed daily vehicle trips for different land use types and development precincts.
This plan seeks a contribution from all development within the WTC for the additional cost over and above the normal road costs for signalised intersections and major roundabouts within the WTC, half road construction for the road along the great northern railway line, full road construction for roads that cross open space land, and several roads and intersections external to the WTC where there is a direct nexus. Private development will be responsible for the dedication of land and full width construction of all other roads within the WTC, including full road construction adjacent to open space (with the exception of the roads crossing the Environmental Corridor).
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 111 -
4.3.2 Works Schedule Council has assessed the cost of upgrading intersections and providing new and widened roads to meet the demands from projected residential and non residential development across the Warnervale / Wadalba District. Developments in various precincts in the Warnervale / Wadalba District contribute to the demand for the works, namely:
Retail/commercial development*;
Bulky goods development*;
Catholic School and GP Super Clinic*;
Warnervale Town Centre Residential*;
Warnervale Town Centre Residential above Commercial*;
Warnervale East/Wadalba NW (7B & 8A);
Wadalba 8B;
Wadalba 8B1;
Wadalba 8C;
Warnervale 7A;
Employment Corridor;
WEZ Precincts 11 & 13 North;
WEZ Precincts 11 & 13 South;
WEZ Precinct 14;
Warnervale University;
Bruce Crescent Residential;
Bruce Crescent Employment;
Grammar School;
North Wyong Industrial Area. * Development addressed by this contributions plan. Within the works program, there are road and intersection works that relate to the development within a precinct (local works), and roads that are demanded by anticipated development throughout the Warnervale / Wadalba District (district works). Local works costs are to be fully met by development in the respective precinct. District works costs are to be met by development across the entire Warnervale / Wadalba District, with the respective precincts’ share of costs being determined by the predicted daily vehicle trips attributable to the anticipated development. Demand attributable to regional traffic growth has been accounted for in calculation of apportioned costs. Regional traffic demands on the network are assumed by this plan to be met by the Road and Traffic Authority of NSW. Table 26 provides a summary of the roadworks and intersections costs covered by this plan.
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Tabl
e 26
Su
mm
ary
of th
e W
ork
Cost
s
Lan
d
Wo
rks
To
tal
Pro
pose
d R
oad
Wor
ks$2
,281
,212
$17,
967,
992
$20,
249,
204
Pro
pose
d In
ters
ectio
n W
orks
$1
4,84
4,87
5$1
4,84
4,87
5
To
tal C
ost
$3
5,09
4,07
9
Sche
dule
s sh
owin
g an
est
imat
e of
the
cost
of r
oad
wor
ks to
be
deliv
ered
und
er th
is p
lan
are
show
n in
Tab
les
27 a
nd 2
8.
Tabl
e 27
Pr
opos
ed R
oadw
orks
Ref
eren
ceR
oad
Proj
ects
D
escr
ipti
on o
f Pr
ojec
tTo
tal L
and
Cost
Tota
l Wor
ks C
ost
Tota
l Pro
ject
Co
st
%
App
orti
oned
to
WTC
Land
Cos
t A
ppor
tion
ed t
o W
TC
Wor
ks
App
orti
oned
to
WTC
Tota
l WTC
Sha
re
R1Li
nk R
oad
New
road
linki
ngW
atan
obb
ian
dW
arne
rval
e$3
0,98
5,09
5$3
0,98
5,09
527
.9%
$8,6
31,3
75$8
,631
,375
R3D
istr
ict E
ntry
Rd
Add
it co
st to
pro
vide
off
-ro
ad c
ycle
way
$40,
000
$40,
000
55.8
%$2
2,30
2$2
2,30
2
R4H
iaw
atha
Roa
dH
alf R
oad
ad
jace
nt to
Ope
n S
pace
$5
51,4
72$5
51,4
7267
.4%
$3
71
,81
4$3
71,8
14
R6H
akon
e Rd
Hal
fR
oad
adja
cen
tto
Ope
nS
pace
+V
ehic
ular
Brid
geo
ver
Rai
lway
Line
+D
iff in
co
st w
ith o
ff-r
oad
cyc
lew
ay$
2,4
13
,60
0$
12
,66
2,5
33
$15,
076,
133
46.7
%$
1,1
27
,65
3$
5,9
16
,03
6$7
,043
,689
R16
Spar
ksRd
(Ped
estr
ian
Faci
litie
sat
Railw
ay O
verp
ass)
Spa
rks
Rd
(Pe
dest
rian
Fac
ilitie
sat
Rai
lway
Ped
estr
ian
Cro
ssi
ngo
fR
ailw
ayO
verp
ass)
$416
,667
$416
,667
52.9
%$
22
0,4
56
$220
,456
R19
TC2
To
wn
Cen
tre
R2
-1/2
Ro
ad a
djac
ent t
o
railw
ay li
ne
$6
13
,44
0$
68
2,7
19
$1,2
96,1
5910
0%$
61
3,4
40
$6
82
,71
9$1
,296
,159
R20
TC3
To
wn
Cen
tre
R3
- 1/2
Ro
ad a
djac
ent t
o
railw
ay li
ne
$4
54
,40
0$
50
5,7
18
$960
,118
100%
$4
54
,40
0$
50
5,7
18
$960
,118
R29
TC9
Ful
l Wid
th (e
quiv
alen
t)$
53
,30
0$
1,2
72
,88
0$1
,326
,180
100%
$5
3,3
00
$1
,27
2,8
80
$1,3
26,1
80
R41
TC23
Ful
l wid
th$
32
,41
9$
34
4,6
92
$377
,111
100%
$3
2,4
19
$3
44
,69
2$3
77,1
11
TOTA
L$
2,2
81
,21
2$4
7,46
1,77
6$
51
,02
8,9
35
39.7
%$2
,281
,212
$17,
967,
992
$20,
249,
204
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 113 -
Table 28 Proposed Intersection Works
Reference Intersection Total Project Cost RTA ShareBalance of
Project cost% Apportioned
to WTCWTC Share
I1 Mataram Road/Hiawatha Roads $256,499 $256,499 69.0% $176,949
I3Town Centre Entry Road andResidential Signals
$739,486 $739,486 69.0% $510,143
I4 Road Type 3B Signals $2,848 $2,848 57.0% $1,624
I5 Road Type 8A/Road Type 10 Signals $2,848 $2,848 57.0% $1,624
I6 Pacific Highway/Chelmsford Road $2,464,955 $1,331,076 $1,133,879 56.0% $634,417
I7Chelmsford Road/Arizona RoadRoundabout
$3,081,194 $3,081,194 56.0% $1,723,958
I8Arizona Road/Hakone RoadRoundabout
$3,081,194 $3,081,194 55.1% $1,697,847
I9Hakone Road/Waterside DriveSportsfield Signals
$1,848,716 $1,848,716 55.1% $1,018,708
I10 Hakone Road/Hiawatha Road Signals $1,232,477 $1,232,477 68.7% $846,130
I11Hakone Rd/Allinga Rd ExtensionSignals
$410,399 $410,399 55.1% $226,144
I17 Minnesota Road Diversion/s ports $616,239 $616,239 68.7% $423,065
I19Link Road East Signals (west of railwayline)
$1,848,716 $1,848,716 55.1% $1,018,708
I20Link Road West Signals (west ofrailway line)
$1,848,716 $1,848,716 55.1% $1,018,708
I21 Link Road/Railway Station Signals $2,464,955 $2,464,955 55.1% $1,358,278
I31 Entry Road/Road Type 8A Signals $410,399 $410,399 70.3% $288,506
I32 Mataram Rd extension/Minnesota Rdextension signals
$616,239 $616,239 75.6% $466,009
Cycleway 3.09 Km & 8 Bus stops with Shelters
$799,882 $799,882 100.0% $799,882
I49 2 Sparks Road/Minnesota Road Signals $4,560,167 $4,560,167 42.3% $1,928,163
I49 7 Minnesota Rd/Warnervale Rd $2,077,805 $2,077,805 34.0% $706,012
$28,363,734 $1,331,076 $27,032,658 52.3% $14,844,875TOTAL
The location of the proposed road works and intersection works are provided in Figures 6 and 7 respectfully.
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Figu
re 6
Ro
adw
orks
and
Inte
rsec
tion
s w
ithi
n th
e To
wn
Cent
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Att
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Figu
re 7
Ro
adw
orks
and
Inte
rsec
tion
s Ex
tern
al t
o th
e To
wn
Cent
re
Att
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Tabl
e 29
Pr
ojec
ted
Resi
dent
ial V
ehic
le T
rip
Gen
erat
ion
Pre
cin
ctD
we
llin
gs
To
wn
Ho
use
s/
Att
ach
ed
Ap
art
me
nts
Ge
n r
ate
To
tal
Tri
ps
% o
f to
tal
trip
s
Pre
cinc
t 1
Res
iden
tial
8884
5 or
71,
039
12.0
%
Pre
cinc
t 2
Res
iden
tial
164
156
5 or
71,
932
22.3
%
Pre
cinc
t 3
Res
iden
tial
136
129
51,
594
18.4
%
Pre
cinc
t 4
Res
iden
tial
4038
547
05.
4%
Pre
cinc
t 5
Res
iden
tial
3643
539
54.
6%
Pre
cinc
t 6a
Res
iden
tial
9110
65
985
11.4
%
Pre
cinc
t 6b
Res
iden
tial
9210
75
992
11.5
%
Pre
cinc
t 7a
Res
iden
tial
5969
564
17.
4%
Pre
cinc
t 7b
Res
iden
tial
5149
5 or
760
06.
9%
To
tal
479
735
324
8,64
910
0.0%
TO
TA
L D
we
llin
gs
1,53
8
Ta
ble
30
Proj
ecte
d N
on R
esid
enti
al V
ehic
le T
rip
Gen
erat
ion
Lan
d u
seG
FA
m2 f
rom
D
CP
trip
s p
er
100
m2
tota
l tri
ps
% o
f to
tal t
rip
s
reta
il as
pe
r D
CP
25,0
0063
15,7
5056
.8%
com
me
rcia
l as
pe
r D
CP
15,0
0012
1,80
06.
5%
bu
lky
go
od
s as
pe
r D
CP
8,00
027
.22,
176
7.8%
Pro
vis
ion
fo
r ad
dit
ion
al N
on
-Re
sid
en
tial
T
rip
16,0
0050
8,00
028
.9%
TO
TA
L64
,000
27,7
2610
0.0%
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 117 -
4.3.3 Apportionment of Roads Costs based on Vehicle Trips The apportionment of the total cost of upgrading the road network to accommodate the projected growth in the WTC is based on the projected daily vehicle trips. Residential trips are based on projected dwelling numbers in each precinct. The WTC DCP provides floor space projections for business uses that comprise retail, commercial and bulky goods retailing in Precinct 6a. There are no projections for business uses outside Precinct 6a. This plan assumes that the upper limits for business floor space for Precinct 6a specified in the DCP will be reached. Given that there is a further 7.8 ha of land zoned either B2 or B4 outside of Precinct 6a, as well as other areas that may be developed for non-residential use, this plan assumes an additional non-residential 8,000 daily trips when the WTC is fully developed. Tables 29 and 30 provides the methodology for determining the projected daily vehicle trips for the projected residential and non-residential development respectfully. Table 31 provides a summary of the total daily vehicle trips generated by the projected residential and non-residential development within the WTC when it is fully developed. This table is used to apportion the total cost of road works to each proposed land use, in particular the cost of works that is attributable to residential development. Table 31 Total Projected Trips
Traffic Generators Total trips % of Total TripsApportionment
of Trips
Residential 8,649 23.8% $8,344,750
Retail (25,000m2 GFA) 15,750 43.3% $15,195,193
Commercial (15,000m2 GFA) 1,800 4.9% $1,736,594
Bulky Goods (8,000m2 GFA) 2,176 6.0% $2,099,349
Additional non-residential 8,000 22.0% $7,718,193
TOTAL 36,375 100% $35,094,079
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 118 -
4.3.4 Calculation of the Contribution Rate Residential Development (NDA) Residential development within R1 Residential zone (precincts 1, 2, 3, 4 & 7b) will be levied on a NDA basis, while residential development in the B2 & B4 zones (precincts 5, 6a, 6b & 7a) will be levied on a DU basis. The road costs attributable to residential development is apportioned to each of precincts 1,2,3,4 & 7b on the basis of that precinct’s proportion of the total projected residential vehicle trips. The contribution rate per hectare is calculated by dividing the costs attributed to a precinct by the Net Developable Area of that precinct. The determination of the Precinct NDA rate for road works for residential development in precincts 1, 2, 3, 4 & 7b and the monetary contribution payable for such development is as follows:
Costprec ($) = Costtotal ($) x Veh Tripsprec Veh Tripstotal Contribnda ($) = Costprec ($) NDAprec Contribtotal ($) = Contribnda ($) x Areadev
Where: Costprec is the total cost of road works (land & works) attributable to the projected residential development within the selected precinct Costtotal is the total cost of road works (land & works) attributable to residential development in the WTC i.e. $9,167.545 Veh Tripsprec is the total projected residential vehicle trips for the selected Precinct Veh Tripstotal is the total projected residential vehicle trips for WTC Contribnda is the total roads contribution payable within the selected precinct for every hectare of net developable area that is developed NDApre Net developable area within the selected Precinct Contribtotal is the total contribution payable in respect to a development proposal Areadev is the area proposed to be development in hectares Table 32 provides the cost per net developable area for each precinct using the formulas above.
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Tabl
e 32
Ro
ads
Cont
ribu
tion
for
Resi
dent
ial D
evel
opm
ent (
ND
A)
Pre
cin
ctTo
tal T
rips
% o
f tot
al t
rips
Re
sid
en
tia
l A
pp
ort
ion
me
nt
by
trip
sA
rea
(h
a)
ND
A -
co
ntr
ibu
tio
n r
ate
p
er
ha
Pre
cinc
t 1
1,03
912
.0%
$1,0
02,7
197.
013
$142
,980
Pre
cinc
t 2
1,93
222
.3%
$1,8
64,2
5513
.039
$142
,980
Pre
cinc
t 3
1,59
418
.4%
$1,5
38,0
5210
.757
$142
,980
Pre
cinc
t 4
470
5.4%
$453
,587
3.17
2$1
42,9
80
Pre
cinc
t 7b
600
6.9%
$579
,207
4.05
1$1
42,9
80
Su
bto
tal
5,63
665
.2%
$5,4
37,8
1938
.032
n/a
Pre
cinc
ts 5
, 6a
, 6b
& 7
a3,
013
34.8
%$2
,906
,931
11.5
89n/
a
To
tal
8,64
910
0%$8
,344
,750
49.6
21
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 120 -
Residential Development (DU) Residential development within the B2 & B4 zones (precincts 5, 6a, 6b & 7a) will be levied on a DU basis. This approach has been taken in recognition that the mixed commercial /residential use of this zone, which makes the use of the NDA methodology potential inequitable. The determination of the DU rate for road works for residential development within precincts 5, 6a, 6b & 7a and the monetary contribution payable for such development is as follows:
Costtrip ($) = Costtotal ($) Tripstotal Contribdu ($) = Costtrip ($) x Tripsdu Contribtotal ($) = Contribdu ($) x Tripsno
Where: Costtrip The cost per daily vehicle trip with administration charge Costtotal is the total cost of road works attributed to the WTC Tripstotal Is the total projected daily vehicle trips Contribdu is the total contribution payable in respect of on DU Tripsdu is the number of daily vehicle trips for a DU, i.e. 7 trips Contribtotalt is the total contribution payable for residential development in precincts 5, 6a, 6b & 7a Tripsno is the total number of projected daily vehicle trips for non-residential development The cost per trip is calculated as per Table 33, which the first step in determining the DU rate. Table 33 Vehicle Trip Cost
Total Cost of Road Works apportioned to WTC
$35,094,079
Total projected vehicle trips 36,375
Cost per Trip $965
plus 0.4% administration charge $969
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 121 -
Table 34 provides the application of the trip rate provide the DU rate and part there of for small sized dwellings. Table 34 Road Contribution for Residential Development by Bedroom Size in Precincts 5, 6a, 6b &
7a
assumed daily trips
DU RateRoad
Contribution per DU
1 bedroom unit/dwelling 4 0.57 $3,874.53
2 bedroom unit/dwelling 5 0.71 $4,843.17
DU - 3 bedroom unit/dwelling/ residential allotment
7 1 $6,780.43
4 bedroom unit/dwelling 7 1 $6,780.43
DU rate contained in red edged box Non-Residential Development The total road costs attributable to non-residential development will collected by calculating the cost per trip and apply that cost to the number of trips each development proposal generates. For the purpose of this plan non-residential development will apply to all development except residential development that involves permanent occupation such as dwelling, townhouses, permanently occupied units, nursing home etc. The determination of the contribution for daily vehicle trips for road works for non-residential development and the monetary contribution payable for such development is as follows:
Costtrip ($) = Costtotal ($) Tripstotal Contribtotal ($) = Costtrip ($) x Tripsno
Where: Costtrip is the cost per daily vehicle trip with administration charge Costtotal is the total cost of road works attributed to the WTC Tripstotal is the total projected daily vehicle trips Contribtotalt is the total contribution payable for residential development in precincts 5, 6a, 6b & 7a Tripsno is the total number of projected daily vehicle trips for non-residential development The method for determining the number of non-residential daily trips shall be by reference to the current Roads and Traffic Authority “Guide to Traffic Generating Developments”. Where a development type is not listed, the daily trip generation shall be determined by Council having regards to the standards applicable to like uses and/or other substantive research. Table 35 provides a compilation of land use trip generation rates from the RTA guidelines.
Attachment 1 Draft Warnervale Town Centre Contributions Plan
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Table 35 Land Use Trip Generation Rates
Development type Daily Trips Unit
Child minding facility 3.7 Enrolment
Primary school 1.4 Enrolment
High school 1.4 Enrolment
TAFE college 1.8 Enrolment
Shopping Centre 1-10,000 m2 121 100 m² GLFA
10,000-20,000 m² 78 100 m² GLFA
20,000-30,000 m² 63 100 m² GLFA
30,000-40,000 m² 50 100 m² GLFA
Garden centre not included in Shopping Centre 40 100 m² retail area
Hardware not included in shopping centre 80 100 m² GLFA
Mixed retail showroom 40 100 m² GLFA
Furniture showroom 10 100 m² GLFA
Office ( professional centre) 16 100 m² GLFA
Major Offices (including government) 12 100 m² GLFA
Medical centres & dentists 50 100 m² GLFA
Doctor’s surgery 50 100 m² GLFA
Retail tyre outlets 10 100 m² GLFA
Motels 3 Per unit
Taverns, hotels 110 100 m² GLFA
Restaurant 60 100 m² GLFA
Fast food not included in shopping centre 60 100 m² GLFA
Retail market 20 100 m² GLFA
Recreation - Squash 45 Court
Recreation - Tennis 45 Court
Recreation - Gymnasium 50 100 m² GLFA
Factories covered by light industry 5 100 m² GLFA
Warehouses 4 100 m² GLFA
Hospitality facilities 50 100 m² GLFA
Licensed clubs 100 100 m² GLFA
Motor showrooms 5 100 m² GLFA
Road Transport Terminal 5 100 m² GLFA
General heavy industry 1.5 100 m² GLFA
Mixed industrial park 7 100 m² GLFA
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 123 -
4.4 Stormwater Management 4.4.1 Background The Porters Creek Wetland is the largest remaining freshwater wetland on the Central Coast and one of the last of its kind in NSW. Porters Creek Wetland contains large areas of extensive Endangered Ecological Communities (EECs) and significant areas of habitat for a number of threatened species which are protected under the Threatened Species Conservation Act, 1995 (TSC Act) and Commonwealth Environment Protection and Biodiversity Act, 1999. Porters Creek Wetland was also recognised as a wetland of State significance when it was gazetted as a State Environmental Planning Policy No 14 - Coastal Wetland (SEPP 14 – Coastal Wetlands) in 1999. Council has a responsibility under the TSC Act and SEPP 14 – Coastal Wetlands to protect this wetland and to properly manage the effects of planned developments within its catchment. WTC is situated in the upper catchment of Porters Creek and therefore development and associated stormwater runoff from WTC will have an impact on Porters Creek wetland unless it is managed appropriately. Porters Creek Wetland is exhibiting signs of stress from altered drainage and hydrology from previously approved development within the Porters Creek catchment. Impervious surfaces such as roads, roofs and car parks increase stormwater runoff which poses a significant threat to the long-term viability of the wetland. Increased runoff from additional development in the catchment, if left unchecked, will result in loss of significant areas of EECs and a consequential reduction in habitat values and natural water quality improvement capacity. Further information explaining the impacts of urban development on Porters Creek wetland are contained in AECOM 2010 (refer Appendix A). 4.4.2 Stormwater Management Strategy Details An Integrated Water Cycle Management (IWCM) Strategy was formulated in 2006 to mitigate impacts on the Porters Creek Wetland associated with development of the Wyong Employment Zone and WTC. The aim of the IWCM Strategy was to capture and treat urban runoff and to divert excess stormwater around the Porters Creek Wetland and into Wyong River. This is achieved primarily through the Regional Stormwater Harvesting Scheme. The justification for the Scheme is provided in the Risk Assessment undertaken by AECOM, 2010. Modelling shows that the IWCM Scheme would significantly contribute to maintaining the wetland in its pre-development condition. Construction of treatment and storage areas together with a piped diversion around the Porters Creek Wetland will also permit a valuable resource to be tapped whilst permitting further development in the Porters Creek catchment to occur in a sustainable manner. The aims of the original 2006 IWCM Scheme were amended by Council in 2009 to reflect a change in the operating parameters i.e. reduction in the required stormwater storage and pump rate. Certain elements of the scheme were also removed. Council adopted a revised scheme in February 2010 (Wyong Shire Council Report, 2010) as shown in Figure 8. The main elements of the revised IWCM scheme as explained in the Ecological Engineering Report 2006 (refer Appendix A), are:
Attachment 1 Draft Warnervale Town Centre Contributions Plan
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Water quality requirements mainly provided by artificial wetlands (in areas outside of WTC), but also by allotment and streetscape works. These are designed to reduce the sediment and nutrient load from runoff prior to it entering the Porters Creek Wetland or before being diverted to the regional stormwater harvesting scheme. These elements are to be provided by Developers at no expense to Council. Water diversion works consisting of storages, pump stations and pipelines designed to divert stormwater around Porters Creek Wetland to Wyong River. The discharge point into Wyong River is at the Wyong River Weir, which provides the option of discharging stormwater either upstream of the weir for use in directly supplementing the town water supply, onto the weir for use in environmental flow substitution thereby indirectly supplementing the town water supply, or downstream of the weir without contacting the town water supply. Table 36 outlines the main elements of the revised IWCM scheme. Figures 8 and 9 show the location of the various elements of drainage and stormwater management. Table 36 Main Elements of the IWCM Scheme
Water Cycle Management Element Precinct Scale Elements (to be
delivered by developers)
Regional Scale Elements (to be
delivered by Council and funded
by s94)
Demand Management (ie. AAA+ fixtures, dual flush toilets, waterless urinals, water efficient industrial practices)
Rainwater Tanks (supply non-potable demand (toilets, washdown, cooling etc. and/or irrigate an allotment landscape zone (equivalent to 20-25% of allotment)
At Source, Streetscape and Precinct Scale Stormwater Treatment
Constructed Wetlands (provide best practice treatment of stormwater before entering Stormwater Storage)
Stormwater Storages (active storage sized in combination with rapid drawdown pump rate of 36 kL/ha/day to preserve wetland hydrology)
Stormwater Transfer Pipeline and Pumps (diverts excess stormwater around Porters Creek Wetland to Wyong River)
4.4.3 Work Schedules Schedules showing an estimate of the cost and staging of the stormwater management facilities to be delivered under this strategy plan are shown in Appendix B of this plan. This is taken from The Porters Creek Catchment IWCM Technical Report (refer Wyong Shire Council, 2011 in Appendix A). The total estimated costs of the various components of the revised IWCM scheme are detailed in Tables 37 and 38.
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Tabl
e 37
D
rain
age
Land
Cos
ts
IDL
and
Are
asA
rea
(m2)
Val
uat
ion
so
urc
eR
ate
/ m²
Acq
uis
itio
n
Co
sts
To
tal
with
in 4
1N
1A3,
360
MJD
Va
lue
rs (
19
Ma
y 2
01
0)
- S
ite 1
0n/
a$1
0,00
0$1
0,00
0$2
0,00
0
with
in 4
9N
1B1,
975
MJD
Va
lue
rs (
19
Ma
y 2
01
0)
- S
ite 1
213
$25,
675
$20,
000
$45,
675
with
in 6
1N
2A3,
510
MJD
Va
lue
rs (
19
Ma
y 2
01
0)
- S
ite 1
310
0$3
51,0
00$2
0,00
0$3
71,0
00
with
in 5
7N
2B2,
037
MJD
Va
lue
rs (
19
Ma
y 2
01
0)
- S
ite 1
412
5$2
54,6
25$2
0,00
0$2
74,6
25
140
SE
24,
530
MJD
Va
lue
rs (
19
Ma
y 2
01
0)
- S
ite 9
80$3
62,4
00$2
0,00
0$3
82,4
00
133
&12
4S
W1
10,1
40M
JD V
alu
ers
(1
9 M
ay
20
10
) -
Site
16
25$2
53,5
00$2
0,00
0$2
73,5
00
To
tal
25,5
52$1
,257
,200
$110
,000
$1,3
67,2
00
Tabl
e 38
D
rain
age
Wor
ks C
osts
IDW
ork
Co
de
Sto
rmw
ate
r S
tora
ge
Ba
sin
sC
ost
of
wo
rks
- P
um
pin
g S
tati
on
s
Sto
rmw
ate
r R
eti
cula
tio
n
Co
nst
ruct
ion
Sto
rmw
ate
r R
eti
cula
tio
n
Ea
sem
en
tT
ota
l
with
in 4
1N
1A$4
74,7
10$4
6,19
2$7
4,96
3$3
8,81
0$6
34,6
74
with
in 4
9N
1B$2
32,6
21$4
6,19
2$7
4,96
3$3
8,81
0$3
92,5
85
with
in 6
1N
2A$2
26,0
04$7
0,99
2$5
5,85
1$4
1,87
7$3
94,7
24
with
in 5
7N
2B$1
67,5
64$6
4,05
4$4
0,72
8$4
5,63
3$3
17,9
79
140
SW
1, S
W2
&
SE
1$1
,378
,608
$129
,059
$348
,574
$240
,314
$2,0
96,5
55
133
&12
4S
E2
$340
,429
$74,
461
$414
,890
To
tal
So
uth
ern
Ca
tch
me
nt
$171
903
7$2
0352
0$3
4857
4$2
4031
4$2
511
445
To
tal
$2,8
19,9
36$4
30,9
49$5
95,0
79$4
05,4
43$4
,251
,407
Attachment 1 Draft Warnervale Town Centre Contributions Plan
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Table 39 Cost of Works – Diversion Pipeline
Total CostBasis for
Apportionment
total coast attributable to
WTC
Diversion Pipeline (including easements)
$1,806,407% of NDA
benefiting from Pipeline
$785,324
Investigation costs $1,500,000WTC - 11.2% of
catchment $167,331
Total $952,655
4.4.4 Apportionment The total costs associated with managing stormwater within the WTC that comprise stormwater land costs and stormwater works costs will be apportioned over the net developable areas within the WTC. The proportion of the cost of the proposed trunk main costs and investigation works attributable to the WTC will also be apportioned over the net developable area within the WTC. The balance of the Trunk Main and investigation works is paid for by development in Precinct 7a and the Wyong Employment Zone. 4.4.5 Calculation of the Contribution Rate The determination of the NDA rate for stormwater land, stormwater works & trunk main and the monetary contribution payable for a development is as follows:
Contribnda ($) = Costtotal ($) NDAtotal Contribtotal ($) = Contribnda ($) x Areadev
Where: Contribnda is the contribution payable for stormwater land, stormwater works and trunk main for each hectare of net developable area proposed to be developed Costtotal is the total cost of stormwater land, stormwater works or trunk main attributable to the WTC NDAtotal is the total net developable area within the WTC Contribtotal is the total contribution payable in respect to a development proposal Areadev is the area proposed to be development in hectares Table 40 applies the formula above to provide the rate per hectare of NDA that applies to the development of land for any purpose.
Attachment 1 Draft Warnervale Town Centre Contributions Plan
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Table 40 Contribution Rates for Stormwater Management NDA
NDA in WTC
(ha) total land costscontribution per
ha of NDAtotal land
costscontribution
per ha of NDAtotal costs of
Workscontribution per
ha of NDA
54.039 $952,655 $17,629 $1,367,200 $25,300 $4,251,407 $78,673
WORKSLANDTrunk Main
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Figu
re 8
D
rain
age
Catc
hmen
ts a
nd L
ocat
ion
of S
torm
wat
er S
tora
ges
and
Reti
cula
tion
Fi
gure
9
Port
ers
Cree
k Re
gion
al S
torm
wat
er H
arve
stin
g Sc
hem
e
Att
ach
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ow
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on
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Attachment 1 Draft Warnervale Town Centre Contributions Plan
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4.5 Contributions Plan Studies A number of studies were carried out to establish the type and extent of works and land acquisitions to address the demands generated by development of the WTC. These studies relate to ecological investigations, water quality, drainage, integrated water cycle management, roads and land valuations. Table 41 shows the nature of the studies carried out. This plan aims to recoup Council’s costs for that portion of the cost of the studies that has been deemed to be attributable to Section 94 and the WTC. 4.5.1 Apportionment Table 41 shows the nature of the studies and the percentage share of the costs to be apportioned to development within the WTC. Table 41 Studies Relating to Studies / Investigations
Description Cost% Share to
WTCWTC Cost
Integrated Water Cycle Management Study $114,769 28% $32,632
Ecological Investigations 1999 $139,981 3% $4,662
Roads $28,285 100% $28,285
Aquatic Centre Feasibility Study 3% $0
2006 Land Valuations $62,058 50% $31,029
2010 Land Valuations (May 2010 value) $16,188 100% $16,188
Future Land Valuations (every 5 yrs for 15 yrs) $48,000 100% $48,000
Total $126,246 $160,796
The total cost of studies will be shared by all development within the WTC and apportioned on the basis of the total net developable area. 4.5.2 Calculation of Contribution Rates The determination of the contribution rate per ha of NDA for studies / investigations and the monetary contribution payable for a development is as follows:
Contribnda ($) = Costtotal ($) NDAtotal Contribtotal ($) = Contribnda ($) x Areadev
Where: Contribnda is the contribution payable for studies/investigations for each hectare of net developable area proposed to be developed
Attachment 1 Draft Warnervale Town Centre Contributions Plan
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Costtotal is the total cost of studies/investigations attributable to the WTC NDAtotal is the total net developable area within the WTC Contribtotal is the total contribution payable in respect to a development proposal Areadev is the area proposed to be development in hectares Table 42 applies the formulas above to calculate the contribution rate for studies/investigations on a per hectare rate. Table 42 Contribution for Studies / Investigations
Administration Costs $160,796
Total Developable Area 54.039
Contribution rate per hectare $2,975.56
Attachment 1 Draft Warnervale Town Centre Contributions Plan
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4.6 Contributions Plan Administration The costs to be recovered under this plan include:
the salary and operating costs over a 5 year period for the coordination of the development contribution process;
a salary component over a five year period for other Council officers who are directly involved in preparing plans and carrying out other development contribution functions;
on-costs, vehicles and award increases over a 5-year period. Table 43 provides details of the administration costs to be recovered under this plan. 4.6.1 Apportionment of Costs The effective administration and management of the development contribution process is crucial to achieving the objectives of the Section 94 process. To ensure that contribution funds are managed effectively and that services and facilities are provided within a reasonable time, Council has a number of staff that are directly involved in the contribution process. The administration and management costs to be recovered under this plan only partly cover the full costs of the process; however the Department of Planning recognises that these costs are a legitimate cost able to be recovered under Section 94. The administration costs will be included in all of Council’s contributions plans. An estimate of the likely cost of administering this plan has been prepared and is provided as follows in Table 43. Table 43 Administration Cost
DescriptionTotal Salary & On
Costs for 5 year Period
Percentage to be Recovered
by S94
Amount to be Recovered across All Contribution
Plans
Amount to be Recovered by this
Plan Based on 10% of Total Costs
Development Contributions Section Staff $1,423,661 100% $1,423,661 $142,366
Accounting Staff $429,605 20% $85,921 $8,592
Development Design Staff $2,456,104 35% $859,636 $85,964
Subdivision Supervision Staff $1,397,045 20% $279,409 $27,941
TOTAL $5,706,415 $2,648,628 $264,863
Attachment 1 Draft Warnervale Town Centre Contributions Plan
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4.6.2 Calculation of the Contribution Rate Contributions will be collected from residential and non residential development in the WTC toward the cost of administering and managing development contributions. The most effective means of recouping the administration cost is by applying a percentage charge on the contributions. A 0.4% charge of the total contributions payable approximates the estimated administration costs shown in Table 44. The administration contribution is thus, 0.4% multiplied by all other contributions. The monetary contribution is calculated as follows:
Contribadmin ($) = Contribtotal ($) x Adminrate Where: Contadmin is the total administration charge Contribtotal is the total of all other contributions payable under this plan Adminrate is the rate of 0.4%
Attachment 1 Draft Warnervale Town Centre Contributions Plan
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Appendix A References The following references have been used to formulate this Plan. This document includes all documents prepared by or on behalf of Council to support this Plan. Other documentation such as the Practice Notes and CPI are available on the relevant website. AECOM 2010 Porters Creek Wetland and Wyong River Risk Assessment,
April 2010
Central Coast Regional Co-ordinators Managers Group (CCRCMG) and Wyong Shire Council 2002
Community Support and Human Services Strategy for Warnervale Wadalba, September 2002
Ecological Engineering 2006 Integrated Water Cycle Management Strategy Warnervale Town Centre, 2006
Heather Nesbitt Planning & Blight Voller Nield 2005
People Places: A Guide for Public Library Buildings in NSW, 2005
NSW Department of Planning 2008
Central Coast Regional Strategy 2006-31
Robertson & Robertson Consulting Valuers 2006
Valuation Report, Wyong Employment Zone, October 1 2006
Van Reyk, Paul 2002 Warnervale/ Wadalba Community Support and Human Services Strategy: Feasibility Studies for a Business Case for Integrated Service Provision, September 2002
Wyong Shire Council (Strategic Planning Department) 2000
Guidelines for the Planning and Provision of Community Facilities in Wyong Shire, June 2000
Wyong Shire Council (Strategic Planning Department) 2003
Warnervale Town Centre Community Facilities Study, October 2003
Wyong Shire Council 2010 Porters Creek Stormwater Harvesting Scheme: Concept Approval and Grant Funding (Report for Ordinary Meeting), 10 February 2010
Wyong Shire Council 2011 Porters Creek Regional Harvesting Scheme: Technical Report (yet to be produced)
Department of Planning 2011
Warnervale Town Centre Development Control Plan 2011
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App
endi
x B
Sche
dule
of
Wor
ks
Item
Des
crip
tion
Cost
Sum
mar
yTi
min
g /
Thre
shol
dsPr
iori
ty
1O
pen
Spac
e La
nd$1
2,56
0,23
0
1.1
Civ
ic S
quar
e$7
35,5
00Tr
ansf
erre
d as
par
t of d
evel
opm
ent o
f the
sur
roun
ding
resi
dent
ial a
rea
Hig
h
1.2
Ridg
e Pa
rk E
ast
$1,6
57,2
80Tr
ansf
erre
d as
par
t of d
evel
opm
ent o
f the
sur
roun
ding
resi
dent
ial a
rea
Low
1.3
Ridg
e Pa
rk W
est
$679
,257
Tran
sfer
red
as p
art o
f dev
elop
men
t of t
he s
urro
undi
ng re
side
ntia
l are
aLo
w
1.4
Hill
Top
Par
k$3
,602
,875
Tran
sfer
red
as p
art o
f dev
elop
men
t of t
he s
urro
undi
ng re
side
ntia
l are
aM
ediu
m
1.5
Ripa
rian
Cor
ridor
$845
,318
Tran
sfer
red
as p
art o
f dev
elop
men
t of t
he s
urro
undi
ng re
side
ntia
l are
aH
igh
1.6
Dis
tric
t Spo
rtin
g Fi
elds
/ C
ourt
s$5
,040
,000
Tran
sfer
red
as p
art o
f dev
elop
men
t of t
he s
urro
undi
ng re
side
ntia
l are
aH
igh
2O
pen
Spac
e W
orks
$14,
246,
205
2.1
Civ
ic S
quar
e$5
40,0
00Em
belli
shed
by
deve
lope
r as
part
of t
he d
evel
opm
ent o
f the
su
rrou
ndin
g re
side
ntia
l are
aM
ediu
m
2.2
Ridg
e Pa
rk E
ast
$1,4
55,5
52Em
belli
shed
by
deve
lope
r as
part
of t
he d
evel
opm
ent o
f the
su
rrou
ndin
g re
side
ntia
l are
aH
igh
2.3
Ridg
e Pa
rk W
est
$659
,257
Embe
llish
ed b
y de
velo
per a
s pa
rt o
f the
dev
elop
men
t of t
he
surr
ound
ing
resi
dent
ial a
rea
Low
2.4
Hill
Top
Par
k$4
,033
,299
Embe
llish
ed b
y de
velo
per a
s pa
rt o
f the
dev
elop
men
t of t
he
surr
ound
ing
resi
dent
ial a
rea
Med
ium
2.5
Ripa
rian
Cor
ridor
$1,5
58,0
97Em
belli
shed
by
deve
lope
r as
part
of t
he d
evel
opm
ent o
f the
su
rrou
ndin
g re
side
ntia
l are
aH
igh
2.6
Dis
tric
t Spo
rtin
g Fi
elds
/ C
ourt
s$6
,000
,000
Embe
llish
ed b
y de
velo
per a
s pa
rt o
f the
dev
elop
men
t of t
he
surr
ound
ing
resi
dent
ial a
rea
Hig
h
3Co
mm
unit
y Fa
cilit
ies
Land
$441
,000
3.1
War
nerv
ale
Know
ledg
eC
entr
e/
Com
mun
ityC
entr
e$4
41,0
00Tr
ansf
erre
d as
par
t of t
he d
evel
opm
ent o
f the
sur
roun
ding
de
velo
pmen
tH
igh
4Co
mm
unit
y Fa
cilit
ies
Wor
ks$6
,075
,000
4.1
War
nerv
ale
Libr
ary
/ C
omm
unity
Cen
tre
$6,0
75,0
00C
onst
ruct
ed a
s fu
nds
perm
itH
igh
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Item
Des
crip
tion
Cost
Sum
mar
yTi
min
g /
Thre
shol
dsPr
iori
ty
5R
oads
$20,
249,
204
5.1
R1 -
Lin
k Ro
ad$8
,631
,375
Cou
ncil
to c
onst
ruct
in th
e sh
ort t
erm
Hig
h5.
2R3
Dis
tric
t Ent
ry R
oad
$22,
302
Con
stru
cted
as
part
of t
he d
evel
opm
ent o
f the
sur
roun
ding
land
5.3
R4 -
Hia
wat
ha R
oad
$371
,814
Con
stru
cted
as
part
of t
he d
evel
opm
ent o
f the
sur
roun
ding
land
Hig
h
5.4
R6 -
Hak
one
Road
(inc
ludi
ng e
xten
sion
of H
akon
e Ro
ad to
Spa
rks
Road
and
Brid
ge o
ver R
ailw
ay L
ine)
$7,0
43,6
89C
onst
ruct
ed a
s pa
rt o
f the
dev
elop
men
t of t
he s
urro
undi
ng la
ndM
ediu
m
5.5
R16
- Sp
arks
Roa
d (P
edes
tria
n Fa
cilit
ies
at R
ailw
ay
Ove
rpas
s)$2
20,4
56C
onst
ruct
ed b
y C
ounc
il fo
llow
ing
esta
blis
hmen
t of t
he c
omm
erci
al
area
Med
ium
5.6
R19
- TC
2$1
,296
,159
Con
stru
cted
as
part
of t
he d
evel
opm
ent o
f the
sur
roun
ding
land
Hig
h5.
7R2
0 -
TC3
$960
,118
Con
stru
cted
as
part
of t
he d
evel
opm
ent o
f the
sur
roun
ding
land
Low
5.8
R29
- TC
9$1
,326
,180
Con
stru
cted
as
part
of t
he d
evel
opm
ent o
f the
sur
roun
ding
land
Med
ium
5.9
R41
- TC
23$3
77,1
11C
onst
ruct
ed a
s pa
rt o
f the
dev
elop
men
t of t
he s
urro
undi
ng la
ndLo
w6
Inte
rsec
tion
s$1
4,84
4,87
56.
1I1
– M
atar
am R
oad/
Hia
wat
ha R
oads
$176
,949
Whe
n ad
jace
nt d
evel
opm
ent p
roce
eds
Hig
h
6.2
I3 -
Tow
n C
entr
e En
try
Road
and
Res
iden
tial
Sign
als
$510
,143
Whe
n ad
jace
nt d
evel
opm
ent p
roce
eds,
ave
rage
del
ay e
xcee
ds 4
2 se
cs
or re
quire
d fo
r roa
d sa
fety
Med
ium
6.3
I4 –
Adj
acen
t to
Hill
Top
Par
k (n
orth
) 3B
Sign
als
$1,6
24W
hen
adja
cent
dev
elop
men
t pro
ceed
s or
requ
ired
for r
oad
safe
tyLo
w6.
4I5
– A
djac
ent t
o H
ill T
op P
ark
(sou
th e
ast)
Sig
nals
$1,6
24W
hen
adja
cent
dev
elop
men
t pro
ceed
s or
requ
ired
for r
oad
safe
tyLo
w6.
5I6
- P
acifi
c H
ighw
ay/C
helm
sfor
d Ro
ad$6
34,4
17A
vera
ge d
elay
exc
eeds
42
secs
or r
equi
red
for r
oad
safe
ty u
pgra
deLo
w
6.6
I7 –
Che
lmsf
ord
Road
/Ariz
ona
Road
Rou
ndab
out
$1,7
23,9
58W
hen
adja
cent
dev
elop
men
t pro
ceed
s, a
vera
ge d
elay
exc
eeds
42
secs
or
requ
ired
for r
oad
safe
tyLo
w
6.7
I8 –
Ariz
ona
Road
/Hak
one
Road
Rou
ndab
out
$1,6
97,8
47A
vera
ge d
elay
exc
eeds
42
secs
or r
equi
red
for r
oad
safe
tyLo
w
6.8
I9 -
Hak
one
Road
/Wes
t Ariz
ona
Road
Rou
ndab
out
$1,0
18,7
08W
hen
adja
cent
dev
elop
men
t pro
ceed
sLo
w
6.9
I10
– H
akon
e Ro
ad/H
iaw
atha
Roa
d Si
gnal
s$8
46,1
30A
vera
ge d
elay
exc
eeds
42
secs
or r
equi
red
for r
oad
safe
tyLo
w
6.1
I11
- N
ikko
Roa
d/Ra
ilway
Sig
nals
$226
,144
Whe
n ad
jace
nt d
evel
opm
ent p
roce
eds,
com
mut
er c
arpa
rks
(eas
tern
si
de o
f roa
d) a
re c
onst
ruct
ed o
r req
uire
d fo
r roa
d sa
fety
Hig
h
6.11
I17
– M
inne
sota
Roa
d D
iver
sion
/Spo
rtsf
ield
s$4
23,0
65W
hen
adja
cent
dev
elop
men
t pro
ceed
s or
requ
ired
for r
oad
safe
tyLo
w
6.12
I19
- H
akon
e Ro
ad E
xten
sion
Eas
t Sig
nals
(wes
t of
railw
ay li
ne)
$1,0
18,7
08W
hen
adja
cent
dev
elop
men
t pro
ceed
s or
requ
ired
for r
oad
safe
tyLo
w
6.13
I20
- H
akon
e Ro
ad E
xten
sion
Wes
t Sig
nals
(wes
t of
railw
ay li
ne)
$1,0
18,7
08W
hen
adja
cent
dev
elop
men
t pro
ceed
s or
requ
ired
for r
oad
safe
tyLo
w
6.14
I21
- H
akon
e Ro
ad E
xten
sion
/Nik
ko R
oad
Sign
als
$1,3
58,2
78W
hen
deve
lopm
ent p
roce
eds
on b
oth
side
s an
d ad
jace
nt to
the
railw
ay
line
Med
ium
6.15
I31
- En
try
Road
/Roa
d Ty
pe 8
A S
igna
ls$2
88,5
06W
hen
adja
cent
dev
elop
men
t pro
ceed
s or
requ
ired
for r
oad
safe
tyLo
w
Att
ach
men
t 1
Dra
ft W
arn
erva
le T
ow
n C
entr
e C
on
trib
uti
on
s P
lan
- 13
7 -
Item
Des
crip
tion
Cost
Sum
mar
yTi
min
g /
Thre
shol
dsPr
iori
ty
6.16
I32
- M
atar
am R
oad
Exte
nsio
n/M
inne
sota
Roa
d Ex
tens
ion
Sign
als
$466
,009
Whe
n it
mee
ts th
e RT
A’s
war
rant
or i
s re
quire
d fo
r roa
d sa
fety
Med
ium
6.17
Cyc
lew
ay 3
.09
Km &
8 B
us s
tops
with
She
lters
$799
,882
Med
ium
6.18
I49
2 –
Spar
ks R
oad/
Min
neso
ta R
oad
Sign
als
$1,9
28,1
63W
hen
exte
nsio
n of
Min
neso
ta to
the
nort
h is
con
stru
cted
Hig
h
6.19
I49
7 -M
inne
sota
Roa
d/W
arne
rval
e Rd
$706
,012
Whe
n ro
ad (m
id-w
ay b
etw
een
Virg
inia
Roa
d an
d M
inne
sota
Roa
d) is
co
nstr
ucte
d be
twee
n W
arne
rval
e Ro
ad a
nd S
park
s Ro
ad.
Med
ium
7Tr
unk
Pipe
line
$952
,655
7.1
Div
ersi
on P
ipel
ine
(pip
elin
e on
ly)
$785
,324
Prio
r to
the
first
dev
elop
men
t off
the
tow
n ce
ntre
Hig
h7.
2In
vest
igat
ions
$167
,331
Prio
r to
the
first
dev
elop
men
t off
the
tow
n ce
ntre
Hig
h8
Stor
mw
ater
Man
agem
ent
Land
$1
,367
,200
8.1
N1A
$20,
000
Tran
sfer
red
as p
art o
f the
dev
elop
men
t of t
he s
urro
undi
ng la
ndH
igh
8.2
N1B
$45,
675
Tran
sfer
red
as p
art o
f the
dev
elop
men
t of t
he s
urro
undi
ng la
ndM
ediu
m8.
3N
2A$3
71,0
00Tr
ansf
erre
d as
par
t of t
he d
evel
opm
ent o
f the
sur
roun
ding
land
Low
8.4
N2B
$274
,625
Tran
sfer
red
as p
art o
f the
dev
elop
men
t of t
he s
urro
undi
ng la
ndLo
w8.
5SE
2$3
82,4
00Tr
ansf
erre
d as
par
t of t
he d
evel
opm
ent o
f the
sur
roun
ding
land
Hig
h8.
6SW
1$2
73,5
00Tr
ansf
erre
d as
par
t of t
he d
evel
opm
ent o
f the
sur
roun
ding
land
Hig
h9
Stor
mw
ater
Man
agem
ent
Wor
ks$4
,251
,407
9.1
N1A
$634
,674
Con
stru
cted
as
part
of t
he d
evel
opm
ent o
f the
sur
roun
ding
land
Hig
h9.
2N
1B$3
92,5
85C
onst
ruct
ed a
s pa
rt o
f the
dev
elop
men
t of t
he s
urro
undi
ng la
ndM
ediu
m9.
3N
2A$3
94,7
24C
onst
ruct
ed a
s pa
rt o
f the
dev
elop
men
t of t
he s
urro
undi
ng la
ndLo
w9.
4N
2B$3
17,9
79C
onst
ruct
ed a
s pa
rt o
f the
dev
elop
men
t of t
he s
urro
undi
ng la
ndLo
w9.
5SW
1, S
E2 &
SE1
$2,0
96,5
55C
onst
ruct
ed a
s pa
rt o
f the
dev
elop
men
t of t
he s
urro
undi
ng la
ndH
igh
9.6
SE2
$414
,890
Con
stru
cted
as
part
of t
he d
evel
opm
ent o
f the
sur
roun
ding
land
Hig
h11
Cont
ribu
tion
s Pl
an S
tudi
es$1
60,7
9611
.1In
tegr
ated
Wat
er C
ycle
Man
agem
ent S
tudy
$3
2,63
2Lo
w11
.2Ec
olog
ical
Inve
stig
atio
ns 1
999
$4,6
62Lo
w11
.3Ro
ad S
tudi
es$2
8,28
5Lo
w11
.420
06 L
and
Valu
atio
ns$3
1,02
9Lo
w11
.520
10 L
and
Valu
atio
ns$1
6,18
8Lo
w
11.6
Futu
re L
and
Valu
atio
ns (e
very
yea
r for
the
first
5
year
s an
d th
en e
very
5 y
ears
for 1
5 ye
ars)
$48,
000
Low
$75,
148,
571
10Co
ntri
buti
ons
Plan
Adm
inis
trat
ion
$300
,594
Hig
h
TOTA
L CO
STS
$75,
449,
165
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 138 -
Appendix C Special Contributions Area
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 139 -
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 140 -
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 141 -
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 142 -
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 143 -
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 144 -
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 145 -
Attachment 1 Draft Warnervale Town Centre Contributions Plan
- 146 -