Environment and Planning Assessment Scope within Dubbo City - Case Study Example

Environmental & assessment planning University’s Name Submitted by Names: Tutor: Date: Introduction This report aims to outline the environment planning and assessment within Dubbo city for future land release of a neighborhood. The neighborhood is to cater for an additional capacity of 4250 people by January 2017.The planning team has an outlined criterion that they have to adhere to as part of carrying out a detailed assessment of the existing environment to be able to accommodate the given proposal (Dubbo City Council’s, 2014). The assessment is required to give an initial framework for the Local Environment Plan to be displayed during September and October 2015 on public exhibition. The area to be released is contained within the Land Department Orthophotomap named P6425-5. Environment and planning assessment scope The report will assess environment, and planning matters and engineering infrastructure requirements. This will assist in selection of a suitable neighborhood site. This planning process will consider four main categories in respect to the planning constraints which include social, economic, physiographic and biological. This is because the initial assessment will base discussions on water quality and hydrology, biodiversity and ecology that is the flora and fauna, geology and soil composition, cultural heritage for example aboriginal heritage, noise, wildfires ,traffic and lastly the quality of air based on the levels of air pollution (Dubbo City Council’s, 2014). Initial assessments regarding the engineering infrastructure requirements of the neighborhood will entail; slope analysis, utility requirements and the residential capacity. To determine what the land is capable to accommodate for future development, prevalent constraint in the geographical site are considered in this report through Sieve analysis. The objective of this analysis aims to achieve optimum levels of social benefits at the least minimum cost (Dubbo LEP 2011). See through over layers have been prepared for the environmental planning and engineering infrastructure constraints. This process entails preparing maps that showed environmental constraints such as, slopes, rivers, vegetative areas, and drainage and soil types. Then followed by assessing which of these constraints are barriers to development. For example very steep land at 25% proves to be a constraint towards development. The overlay map indicates areas with extreme constraints and those with lesser constraints hence low cost values that are suitable for development (Dubbo City Council’s, 2014). SITE BACKGROUND The site lies on the lower central slopes west of the city of Dubbo. The site is flat gradually sloping northwards toward the creek. Dubbo is located along Macquire River. It is one of the largest inland cities supporting vast urban populations in New South Wales. Main activities within the region include; education, government administration, agriculture, healthcare, construction and tourism (Dubbo LEP 2011). One of the major rivers running via the area is Macquarie River. Economic activities Eulomogo in Dubbo city is established within a city filled with modern facilities, tourist attraction sites, universities and both retail and manufacturing social economic activities. Infrastructures existing include a regional airport, major highways, railway road and an efficient local network road system. Tourism in the area is guaranteed in the area with destinations such as the zoo located west of the Taronga plains. Dubbo has well developed social amenities and infrastructures such as golf courses, art galleries, historic museum, clubs, hotels and vast sporting activities. This will provide an attractive and comfortable lifestyle for the additional population at Eulomogo. Key economic drivers with the site rea include retail, health care, tourism and education interest in Dubbo. Agriculture on the other hand makes a small percentage of the local economy (Dubbo City Council’s, 2014). Environmental assessment In accordance with the protection of the Environment Administration act 1991, it is crucial to assess the proposed neighborhood. Careful assessment need to be conducted so as to avoid irreversible damage to the environment where practical. Enhanced biological diversity and conservation considerations are made during allocation of the additional population. This is to improve the valuation of the proposed lot sizes and incentive mechanisms. For the purposes of environmental and economic integration, effective decision making processes are set up for implementation of such programs. Geology and soil composition Soil composition of the Eulomogo region includes yellow solodic soils with a geological region covered with ballimore sandstone. The area has gently undulating rises. The land slopes between 2-7 % (Murphy & Lawrie, 1998).Other soils found with the region include brown soils found in the mid slopes, shallow soils on crests, gravel red earths. Brown clay soils and pockets of block earth are found in the depressions of soil landscapes. These soils are prone to high erosion which can be hazardous when put under cultivation. They are low in fertility and water holding capacity hence can barely support agricultural activities. The soils are weekly structured. The above suggest that the planning team for proposed land release site need to incorporate techniques which will maximize vegetation cover in order to curb soil erosion (Murphy & Lawrie, 1998). Biodiversity Biodiversity conservation aims to protect the natural heritage as well as maintaining sustainable landscapes. The introduction of the environment and biodiversity conservation act aims at protecting ecological communities. The objectives observed and outlined in the report include, prevention of threated populations for example the aboriginals and other ecological communities from extinction. In relation to the land release site there has been no citing of aboriginal evidence or place at the site (Dubbo LEP 2011). A search undertaken at the Environmental and Heritage conservation website shows no aboriginal recordings in the Eulomogo area. Flora and fauna With the land release for the future neighborhood, ground breaking activities such as land clearing have displaced local fauna species from their settings and habitat within the Eulomogo region. Degraded vegetation is found along the banks of rivers shown in p64257 of the sieve analysis map. The native vegetation comprises of river red gum and river she -oak. Endangered species like the Boroolong frog is will soon come to extinction as their habitats are located under huge rock boulders beside the water courses (Dubbo City Council’s, 2014). The adjacent creek is important to the ecological land release site and its environs. This is because it acts as a buffer zone to protect environmental surrounds within the region. Proper planning can address earlier issues that prevent land use through incorporating reforestation of indigenous trees and plants along the escarpments of the creek (Murphy & Lawrie, 1998). The creek provides the opportunity to buffer such areas and similarly increase environmental suitable areas the can act as habitats for native fauna. Water quality and flooding This aims to ensure that disturbance of water course is minimized; this is because during the construction, the water quality received in other areas may be degraded. The proper outline to be made is ensuring that land form is stabilized in order to control erosion. Using the blue book for managing storm water in urban areas personnel are able to plan effectively to control this. This system is designed in a manner that optimal removals of water pollutants are removed before being discharged into nearby water courses. Water pollution controls are developed in order to minimize the harmful effects to the environment (Dubbo City Council’s, 2014). These environmental plans minimize the hazardous impact of run off surface waters that compromises the quality of water. The nearby creek configuration and vegetative cover are techniques easily to be employed in the planning system so as to reduce run off water. This curbs pollution travel. Sensors within the neighborhood are important to control watering systems (DCP 2013). The land release site has very few vegetative cover and trees. Erosion will be prone their banks with the removal of vegetative cover during construction of the neighborhood. Water quality has reduced from top and sub soils entering into water courses where vegetative buffers have been cleared (DCP 2013). Water table will be getting higher than normal with the clearing of the little vegetation cover that absorbs excess water during wet seasons. The issues are that high water tables are related to problems caused by dry land salinity (DCP 2013). With the land release for the proposed development of the neighborhood, rehabilitation plans coupled with reforestation practices ought to be encouraged. Such rehabilitation plans will revive flora and fauna back into the neighborhood. This will in turn reduce erosion and increase the quality of water. Issues related with saline soils will reduce. Wild fires Elaborate searches regarding the land release on the Dubbo City Council website revealed that the site is not prone to such fires. There are no records relating to bushfires. Noise Mitchell Highway is a major road network that splits the Dubbo region into two. Traffic noise would have to be controlled not to affect the neighborhood. This could be done by placing acoustic along designated buffer zones. To avoid any noise nuisance clubs and pubs within the neighborhood, they will be restricted to specific operations hours. The operation of commercial activities surrounding the residential area will not exceed requirements as stated in the Protection of the Environment Act 1997.The development plan should encompass strategies to minimize offensive noise that could be generated. Noises from sources such as garbage collection and parking areas should be minimized by acoustic treatments (DCP 2013). Air quality During the construction and clearing of the site, the quality of air will be temporarily affected through exhaust discharges from construction machinery. Dust is a significant factor to easily pollute the air as it is easily generated through excavation, re -grading and piling of materials. Dust prevention measures such as dumping may suppress level of dust during operation areas. Such measures need to be mitigated as per the Dubbo city council construction practices (DCP 2013). Sieve analysis From the mentioned constraints, sieve analysis maps indicate good areas for development. This is shown in the map; the area to be released is contained within the Land Department Orthophotomap named P6425-5. Environmental assessment and planning summary The area to be released is suitable for accommodation of the 4250 people. The land is enough to adequately support ecological development as in accordance with the legislative state and environment policies. From the assessment there are vast opportunities to improve the present landscape scenes. For example more vegetative cover could be planted. This in turn would benefit the residents already and those expected to live in the area once the project is completed. Engineering infrastructure capabilities With completion of the environmental assessment and planning, the selected sites p64255 and p64257 have to be investigated to understand their abilities to cope with the proposed 4250 new residents that will be accommodated there. The proposed layout of the site is shown in the Land Department Orthophotomap named P6425-5 and p6425-7. The following topics provide the reasoning and engineering concepts applied into the sites designs. Densities and rezoning The General Residential zone in the land release area range from 50 to 90 people per hectare. In the low density area, allotments range for 600 to 800 m2. Allotments for the medium density zone range typically from 800 t0 1200 m2 with detached dwelling houses and dual occupancy. Allotments for higher densities are 1200m2 to 5000m2 which will have one and two storey levels. Also villas and townhouses are included. The General Residential area will include an additional 10% of the area to be allocated to public Recreation (Dubbo City Council’s, 2014).The proposed land release area to accommodate 4250 residents is adequate as in the table shown below. zone Area (ha) density Percentage Residents/ha Minimum lot sq. m Number of lots Residents General residents 42 8 6 Low Medium High 70% 20% 10% 60 70 80 600 800 1200 700 100 50 2520 560 480 Sub total 56 3560 Large Residential lots 70 70 Low Medium 50 50 3 7 22 22 210 490 Sub Total 140 700 Total 196 4260 Topography The land release site comprises of alluvial plains and terraces. From the sieve analysis, the elevations seem to vary from 260 t0 460 meters above the sea. A slope analysis conducted with the assistance of the sieve analysis suggests that slopes are very gentle with an inclination of 0 to 3 % (Murphy & Lawrie, 1998).These findings give good positioning for the development of the site. The neighborhood dwellings will be easily constructed and will provide suitable sustainability for business development. Since the slope is fairly stable minimal earthworks will be required (Murphy & Lawrie, 1998). Suburban lifestyle The land release area aims to attract a suburban lifestyle market segment into the area. The site will be able to accommodate full services and all community based amenities. The terrain and slope is suitable for to support suburban structures as per the Dubbo City Council practices and standards (DCP 2013). The design applied is desirable as it provides a sense of community hence it is family focused. Also the neighborhood unit provides accommodation for all life cycles, from the young professional to the old retirees. Problems likely to arise with this additional population is the strain on public transportation sector, high servicing and energy costs will be experienced. Environmental issues such as untreated water draining into nearby water courses. Zoning in Dubbo takes place in two major ways; normal lots typically falling between 600-1200 meters squared (Dubbo City Council’s, 2014). Dubbo has the ability to sustain an ever increasing demand for housing over the next 20 to 50 years (Dubbo City Council’s, 2014).This suburban lifestyle provides for majority of the residents which is uniquely experienced in Dubbo. Normal and mixed zones give places to bring up families away from cities to purely residential neighborhood (DCP 2013). The site takes into account mistakes made in the past where community based neighbor hoods lacked identity. This is incorporated into the Dubbo 21 plan, strategy 6 (DCP 2013). Service utilities The planning assessment and engineering infrastructure aim to consider existing abilities of the area to cope with the additional 4250 people. The two proposed areas in relation to this were considered because of already existing infrastructures nearby. A search of the Eulomogo region in the GIS data with focus on sewerage and portable services gives detailed information on the recommended capacity required before any land release that had taken place. Other services include; electrical and telecommunications capabilities of the land release area (DCP 2013). Considerations need to be done to the development areas P64255 and P642567. Existing amenities and facilities need upgrading so as to cope with the additional 4250 people .This could prove expensive for the Dubbo city council to provide. Funding from development aid contributions may offset such upfront expenses that were to be incurred with the staging of the land release. Other developers may contribute into the construction of the infrastructure but solely when under the city councils supervision (DCP 2013). Storm Water management The report outlines the significance to provide both minor and major drainage systems to the neighborhood so as to adequately protect the residents. This is to be done with focus on cost effective ways and reducing levels of risks to acceptable standards altogether. Proper drainage systems positively enhances and impacts nearby water catchment areas. The recommended criteria and solution as per the Dubbo city council requirements entail; absorption trenches need to be incorporated into the road network design. In parts of the neighborhood with high salinity, infiltration techniques will not be used (DCP 2013). The system has to allow safe vehicle movements within the land release site. Vehicles need to travel at reduced speeds along roads affected by storm water. The drainage engineered infrastructure needs to ensure no flow paths that would result in increased risk to property and people (Dubbo LEP 2011). Infrastructure engineering summary The initial plan for the proposed land release site is to develop a neighborhood that has been best suited and designed to accommodate 4250 residents. The selection of the site has been mitigated from the environmental assessment of constraints that surround the land release and use for population densities within existing engineering infrastructure developments. Through the combination of the Residential areas, Business Development, Neighbourhood Centers, Recreational areas and the development of new linking road networks, the assessment and planning aim to deliver increased benefits such as amenities and sustainable lifestyles to the additional residents and visitors (DCP 2013). Conclusion The planning procedures as outlined in this report, for choosing suitable land to accommodate additional residential growth, applied the following factors, Environment Assessment and planning and infrastructure engineering requirements. The settlement of 4250 people by January 2017 under land release needs to be sustainable. Several factors influence the success of the proposal; I recommend that appropriate analysis has been carried out in accordance with the State environmental planning process policies, local environment plans and development control plans. The preliminary assessment plan is required to give an initial framework for the Local Environment Plan to be displayed during September and October 2015 on public exhibition. In addition to be subjected for further professional review, investigations and consultations. References Dubbo City Council.2014. Dubbo Urban Areas Development Strategy. . Online Dubbo LEP 2011, Dubbo Infrastructure Strategy. Online DCP 2013, Section 2.5 Heritage Conservation.Online DOE 1992, Ecologically Sustainable Development, Australian Government - Department of the Environment, online. Dubbo City Council’s,2014. Section 94 Contribution Plan for Open Space and Recreation Facilities, Urban Roads and Storm water Drainage. online Dubbo City Council’s,2014. Section 64 Contribution Policy for Water and Sewerage.Online Geoscience 2009, 'Geo Map Surface Geology 1:1 million scale', in A. Government (ed.)Australian Government, Australia, online . Murphy, B.W. & Lawrie, J. W. 1998, Soil landscapes of the Dubbo 1:250 000 sheet-Department of Land & Water Conservation Read More