BDZ GHD Structure Plan
•Download as PPT, PDF•
0 likes•303 views
The document outlines revised concept plans for developing 77 hectares of land owned by the South Buller Land Owners Group (SBLOG). Key points include: - Realigning the proposed Neighbourhood Connector road along the base of secondary dunes near clay flats to avoid overlooking and assist drainage. - Creating lots between 1,000-2,000m2 in size with panoramic ocean views, using a mix of residential and conservation zoning to maximize yield while respecting existing buildings and infrastructure. - Designating clay flats and areas mentioned in the local planning scheme as public open space, to provide visual focus and meet open space contribution requirements. - Incorporating pedestrian/cycle paths
BDZ GHD Structure Plan
- 1. SOUTH BULLER LAND OWNERS GROUP 77 Ha SBLOG - BDZ PLANNING PROCESS
- 11. Road noise... Commercial ? best views Quiet building design? Detailed area plan with lot layout (talk to DoP, how to maximize yield) Road location to give buffer to tourism (areas?) approved Tourism / Housing. Large lots (4 lots per lot) 1500m2 - 2000m2 Any school site should go here. Carpark & small shops to align with coastal hub Hwy access to service pre-approved was an “island” created by conservation area Meander road behind houses Large conservation lots (as small as possible) Large lots Res. HD Will drop density to avoid school & infrastructure. (staged 2,000m to smaller when sewer goes through) Workshop Notes by GHD consultant for SBLOG Area NORTH
- 15. SBLOG - Revised Concept Plan - 22th Nov. Realignment of the Neighbourhood Connector to the base of the secondary dunes along the edge of the clay flats avoids overlooking and assists drainage. Hybrid R5/CZ Residential lots with building envelopes in the green zone for land with ocean views. Suggest a service road realigned that would reclaim some of the most valuable near beach land on Lot 10 and Lot 1891. Views up and down the coast would be possible if the Service road could follow the 98m coastal setback line as shown here. In exchange for the use of some of the existing coastal POS with best views, a strip of the clay flats adjacent the Connector road to be used for POS that will form a visual backbone for the entire SBLOG area. POS Access to NWCH located on the boundary of Lot 9 & 10. If the northern part of BDZ was slow to develop, this service road could be extended down the hill to meet the Neighbourhood Connector and hence form a fire escape for residents in the SBLOG. Swale Vegetation Service road on Lots 8, 7 & 9 realigned approx 75m to 100m from NWCH to create 4 or 5 x 2,000m2 lots per existing Lot Hybrid R5/CZ lots created with a mix of R5 land and lower density conservation / residential land. This enables 3 or more lots across each exising lot. More flexible & easier to incorporate existing buildings. Hybrid R5/CZ Residential / Tourism lots with building envelopes on the West area (shown green) to be created with a mix of R5 land and lower density CZ residential land. This enables 20m to 30m lot width. CZ R5 R5 R5R5R5R5 R5 R5 POS Drainage & POS CZ R5 Service Road to be realigned for better yield. This area NOT be R15 but low density (R5) to avoid the need for sewer/ school/shopping precinct etc R5 POS to cover the area of Swale Sea Heath mentioned in TPS 2 on Lots 7 & 9. Counts towards the 10% POS contribution needed for Lots 8,7,9 &10. Coastal Node Pedestrian/cycle Path along existing sand track Pedestrian/cycle Path along edge of POS R5 POS CZ Agree with GHD entry point for NC road but intersection will need detailed design input as existing road is a wide radius curve. R5
- 17. SBLOG - Revised Concept Plan - 22nd March 2014 Realignment of the Neighbourhood Connector to the base of the secondary dunes along the edge of the clay flats avoids overlooking and assists drainage. R5+ Residential lots. Lots larger than 2,000m2 with excellent panoramic views Service Road approximately follows the 98m coastal setback line. Clay Flats suggested as POS with final area determined by drainage and clarity around how much of the coastal POS will count towards land owner contributions. Clay flats adjacent the Connector road to be used for POS that will form a visual backbone for the entire SBLOG area. POS Access to NWCH located on the boundary of Lot 9 & 10. Alternative fire escape for residents in SBLOG. Swale Vegetation Service road on Lots 8, 7 & 9 realigned approx 75m to 100m from NWCH to create 1,000 to 2,000m2 lots depending on views and existing infrastructure Hybrid R5/CZ lots created with a mix of R5 land and lower density conservation / residential land. This enables 3 or more lots across each exising lot. More flexible & respects existing buildings and infrastructure. Hybrid R5/CZ Residential lots with building envelopes that generally align with existing DA footprints This enables 20m to 30m lot width. CZ R5+ R5 or R10 R5R5R5 R5 R10 POS R5 This area R10. Elevated lots will have ocean views down roads R10 & R5 POS to cover the area of Swale Sea Heath mentioned in TPS 2 on Lots 7 & 9. Counts towards the 10% POS contribution needed for Lots 7,9 &10. POS north of the Swale area may be reduced subject to clarity around Coastal Reserve and/or POS calculations. Coastal Node Pedestrian/cycle Path along existing sand track Pedestrian/cycle Path R5 POS Southern section of the NC road excavated to approx 4- 5m level and sand used to raise adjacent lots East of the NC road to enhance view lines R5 R5 R10 R10 R10 R10 R5 R5R5
- 18. SBLOG - Revised Concept Plan - 24th March 2014 Realignment of the Neighbourhood Connector to the base of the secondary dunes along the edge of the clay flats avoids overlooking and assists drainage. R5+ Residential lots. Lots larger than 2,000m2 with excellent panoramic views Service Road approximately follows the 98m coastal setback line. Clay Flats suggested as POS with final area determined by drainage and clarity around how much of the coastal POS will count towards land owner contributions. Clay flats adjacent the Connector road to be used for POS that will form a visual backbone for the entire SBLOG area. POS Access to NWCH located on the boundary of Lot 9 & 10. Alternative fire escape for residents in NW part of SBLOG. Swale Vegetation Service road on Lots 8, 7 & 9 realigned approx 75m to 100m from NWCH to create 1,000 to 2,000m2 lots depending on views and existing infrastructure Hybrid R5- R10/Conservation lots created with a mix of R5 land and lower density conservation / residential land. This enables 3 or more lots across each exising lot. More flexible & respects existing buildings and infrastructure. Hybrid R5-R10 /Conservation Residential lots with building envelopes that generally align with existing DA footprints. Flexibility to move envelopes to maximize biodiversity outcome This enables 20m to 30m lot width. DAP R5+ R5 or R10 R5R5R5 R5 R10 / R15 POS R5 This area R10 or R15 where sewer conection is feasible. Elevated lots will have ocean views down roads R10 & R5 POS to cover the area of Swale Sea Heath mentioned in TPS 2 on Lots 7 & 9. Counts towards the 10% POS contribution needed for Lots 7,9 &10. POS north of the Swale area may be reduced subject to clarity around Coastal Reserve and/or POS calculations. Coastal Node Pedestrian/cycle Path along existing sand track Pedestrian/cycle Path R5 POS Southern section of the NC road excavated to approx 4- 5m level and sand used to raise adjacent lots East of the NC road to enhance view lines R5 R5 R10 R10 R10 R10 R5 R5R5 DAP
- 19. Realignment of the Neighbourhood Connector to the base of the secondary dunes along the edge of the clay flats avoids overlooking and assists drainage. R5+ Residential lots. Lots larger than 2,000m2 with excellent panoramic views Service Road approximately follows the 98m coastal setback line. Clay Flats suggested as POS with final area determined by drainage and clarity around how much of the coastal POS will count towards land owner contributions. Clay flats adjacent the NC to be used for POS that will form a visual backbone for the entire SBLOG area. POS Access to NWCH located on the boundary of Lot 9 & 10. Could be upgraded to NC standard if SBLOG area develops before northern BDZ roads are built Alternative fire escape for residents in NW part of SBLOG. NC status if required (as above) Swale Vegetation Service road on Lots 8, 7 & 9 realigned approx 75m to 100m from NWCH to create 1,000 to 2,000m2 lots depending on views and existing infrastructure Hybrid R5- R10/Conservation lots created with a maximum R5 density in DAP area. This enables 3 or more lots across each exising lot. More flexible & respects existing buildings and infrastructure. Hybrid R5-R10 /Conservation Residential lots with building envelopes that “generally align” with existing DA footprints. Flexibility to move envelopes to maximize biodiversity outcome. This enables 20m to 30m lot width. DAP R5+ R5 or R10 R5R5 R5 R5 R10 / R15 POS R5 This area R10 or R15 where connection to existing sewer is feasible. Elevated lots will have ocean views down roads R10 & R5 POS to cover the area of Swale Sea Heath mentioned in TPS 2 on Lots 7 & 9. Counts towards the 10% (15%?) POS contribution needed for Lots 7,9 &10. POS north of the Swale area may be reduced subject to clarity around Coastal Reserve and/or POS calculations. Coastal Node Pedestrian/cycle Path along existing sand track Pedestrian/cycle Path R5 POS Southern section of the NC road excavated to approx 4- 5m level and sand used to raise adjacent lots East of the NC road to enhance view lines R5 R5 ONLY R10 R10 R10 R10 R5 R5R5 / R10 DAP SBLOG - Revised Concept Plan - March 2014 © Tecta Pty Ltd 2013 All rights reserved