South East Queensland Regional Plan RTI 089 - Part 3 · • Recycled water and rainwater tanks with 15% water saving devices; and • Recycled water and rainfall tanks with 25% water

RTI Document No. 401

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SOUTHERN REDlAND BAY INVESTIGATION AREA WATER INFRASTRUCTURE ASSESSMENT

1. INTRODUCTION

-] Cardno were commissioned by Redland Shire Council's (RSC) land Use Planning Group {LUPG} to undertake a Water Infrastructure assessment for the Southern Redland Bay Investigation Area (SRBIA). The SRBIA has been identified in the SEa Regional PlanoJ as an area for future residential development. The area is located in the southern part of the Redland Shire and is anticipated to be home to up to 10,000 residents.

l Redland Water & Waste, the water business of RSC, have not previously included development of this land in their long tenn planning for the region. As such they wish to obtain an understanding of the possible impacts of this development on the existing water network infrastructure and the proposed Eastern Pipeline Interconnector. --] The H20Map hydraulic model developed for the Eastern Pipeline Interconnector Planning Report (Cardno, 2007) was used for this analysis. Augmentations to the water supply infrastructure required to maintain Redland Shire Councils adopted Standards of Service] with the addition of the proposed SRBIA development were identified.

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SOUTHERN REDlAND BAY INVESTIGATION AREA WATER INFRASTRUCTURE ASSESSMENT

2. BACKGROUND

The SRBIA is located at the southern extremity of the Redland urban area. The SEQ [ Regional Plan has identified this area near Serpentine Creek Rd for future residential development. The site is sUbject to a range of constraints and is not anticipated to proceed until 2010-2015. ['. Redland Water and Waste have not previously allowed for any significant development in this area in their long term planning. This report assesses the existing and future water infrastructure to determine the impact of the SRBIA. Several water cycle scenarios have r been considered for this analysis:

• SEQ water savings targets for new houses; L • Recycled water and rainwater tanks with 15% water saving devices; and

• Recycled water and rainfall tanks with 25% water saving devices. [ The report also addresses the effect of the proposed Eastern Pipeline Interconnector, which will deliver 22MUd from a new borefield on North Stradbroke Island to Logan City Council via their storage reservoirs at Kimberley Park. [

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I RTI Document No. 403

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SOUTHERN REDLAND BAY INVESTIGATION AREA WATER INFRASTRUCTURE ASSESSMENT

l ! 3. DEVELOPMENT AREA

The SRBIA comprises 309.5ha of land extending south from the comer of ClevelandRedland Bay and Serpentine Creek Roads. This rural area has large undeveloped blocks zoned "Investigation Area" and "Mixed Zone". The area generally slopes downwards from the western boundary (with a high point of approximately 34m AHD) to the coastline in the east.

Existing water mains in Serpentine Creek, Scenic and Orchard Roads service the mix of existing fannland and large housing blocks. It is estimated the total population currently served is 75-100EP. There are approximately 70 extra properties outside the south east border of the SRBIA which are also serviced by the existing water reticulation mains. Figure 1 and Figure 2 provide an overview of the SRBIA.

A number of water cycle scenarios for the development area have been investigated in this report. Details of these proposed scenarios and the corresponding water demands are ] noted in sections 5 and 7.

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[SOUTHERN REDLAND BAY INVESTIGATION AREA VVATERINFRASrRUCTUREASSESSMENT <.r~ Cardno r4. REDLAND SHIRE COUNCil WATER NETWORK

Water is supplied to Redland Shire Council from two Water Treatment Plants. Capalaba L WTP supplies the northern part of the shire via the major storage reservoirs at Alexandra Hills. The southem part of the shire, including Russell and MacJeay Islands, is supplied from the North Stradbroke Island (NSI) WTP via a 750mm dia submarine rising main. The [major reservoir storage in the south is at Heinemann Rd. Figure 3 provides an overview of the water network.

NSI WfP supplements the northem part of the Shire through the Bunker Rd North PRV. rGenerally, the PRV is operated on a daily basis depending on levels in Heinemann Rd and Alexandra Hills reservoirs.

L 4.1 NSI Water Sources

The two water sources supplying NSI WTP are Herring Lagoon and the Northern and [ Southern borefields (named after their physical location relative toNSI WTP). Both sources are fed from the NSI groundwater cell, though Herring Lagoon is also supplemented by surface water from the northem part of the Island. [ A new borefield site has been identified east of Ounwich to supply an extra 22MUd of water as part of the Eastem Pipeline Interconnector project. Section 4.5 provides further details on this project. [

4.2 North Stradbroke Island WTP [ The NSI WTP was constructed in 1990 as a filtration plant In 1999 two OAF units were added. A fire at the plant in 2004 caused extensive damage and it has since been rebuilt [and repaired. The plant currently has a capacity of 55.4 MUd (based on 24hr operation of the OAF treatment plant). There are two distinct process streams designed to treat the two quite different raw water sources. [ 4.3 Treated Water Delivery [Treated water from NSI WTP is delivered to clear water storage tanks on site, through 26.8km of 750mm trunk main to the Heinemann Rd reservoir in Mt Cotton. This submarine pipeline has two off-takes at Russell Island and Serpentine Creek Road, before discharging into the Heinemann Rd Reservoir complex. [ Normally, treated water from the clear water storage tanks (TWL 111 m AHD) gravitates to the Heinemann Rd Reservoir complex (TWL 88m AHD) at an average flow rate of 480 [520Us. A control valve at Russell Island is operated remotely to control the delivery to Heinemann Rd Reservoir. This valve is operated automatically based on the levels in Clear Water Storage 1 (CWS1) at the plant To prevent overflowing of the reservoir, a manual (non telemetered) f10atlball valve at Heinemann Rd shuts automatically when the level in L the reservoir reaches the 10.3m level (95% full).

Booster pumps at the WTP can operate to deliver waler at a higher rate of 8S0Us @ 64m, Land are triggered by a low reseNoir level at Heinemann Rd. .

The 750mm dia water main traverses the northern tip of the development site. There is an existing 450mm dia trunk main connection which feeds the Serpentine Creek Rd PRV. L

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[ RTI Document No. 405

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4.4 Existing SRBIA Water Infrastructure

] The Serpentine Creek Rd PRY feeds north and south of the 750mm dia trunk main from a

:l 375mm trunk main branch. The PRV has a downstream set point of SOm (HGL 72.75m AHD) and feeds eXisting 150mm and 200mm dia water mains south down Serpentine Creek Rd, servicing existing properties within the SRBIA To the south east, reticulation mains service an area outside the SRBIA. Figure 1 identifies the existing SRBIA water infrastructure.

] 4.5 Proposed Eastern Pipeline Interconnector

Under the recently passed Water Amendment Regulation (No.6) 2006, Redland Shire :1 Council (RSC) are reqUired to take all necessary steps to prepare for. and construct, the Eastern Pipeline Interconnecror, to supply 22MUd by 31 December, 2008. This initiative is part of the State Govemmenfs ·Water Grid" which will connect water supplies between ] major urban centres in South East Queensland.

The proposed Eastern Pipeline Interconnector (EPI) comprises separate key components combining to achieve the delivery of the additional 22MUd from NSI WfP to Kimberley ] Park Reservoir in Shailer Park (Logan City Council). They are:

• New borefield on North Stradbroke Island - location identified in the EHA 2005 .J report;

• Delivery from the new borefield to NSI WTP - new pipeline required;

] • North Stradbroke Island WTP - augmentation works required;

• Delivery from NSI WTP to Heinemann Rd Reservoir - utilising the existing 750mm submarine main;

.J • Heinemann Rd Reservoir complex - new reservoir NO.3 required; and

] • Delivery from Heinemann Rd Reservoir to Kimberley Park Reservoir - new pipeline

. required.

Figure 3 shows an overview of the works associated with proposed EPI project.

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SOUTHERN REDLAND BAY INVESTlGATlON AREA WATfR INFRASTRUCTURE ASSESSMENT

I 5. WATER CONSUMPTION SCENARIOS L

Three scenarios have been developed in conjunction with RSC to represent different L potable water demands from the SRBIA. The scenarios have been based on an assumed household water balance and a range of anticipated water conservation mechanisms to provide a basis for the preliminary identification of infrastructure requirements for each of [these scenarios. Further detailed analysis would be required to determine exactly how these scenarios could be achieved within the SRBIA and to refine the specific infrastructure requirements for the preferred scenario. [ The three scenarios considered in this analysis are:

• SEa water savings targets for new houses; [ • Recycled water and rainwater tanks with 15% water saving devices; and

• Recycled water and rainfall tanks with 25% water saving devices. [ Each of the scenarios have been developed using the RSC Average Day consumption of 295UEP/d, and are discussed below. [ 5.1 Scenario 1 • SEQ Water Savings Target for new houses

[The QLD government have introduced mandatory water savings targets that will apply to all new houses approved for construction in SEQ from 1 January 2007. Under the targets, households have to achieve water savings of 70kUyr (68UEP/d for 2.8EP/ET) by means of ['"one or more of the following options:

• Rainwater tanks; [• Dual reticulation (recycled water);

• Communal rainwater tanks; or

• Stormwater reuse. L These savings do not include those realised by household water saving devices such as water efficient appliances and shower roses, which are estimated to provide an additional [10% saving on the current per capita demand. Based on the 295UEP/d Average Day (AD) water demand for Redlands Shire Council, the total potable water demand under this scenario would be 197.5UEP/d as outlined below:

RSC average water consumption

Less Water savings (10%)

Less Household savings target

Total Average Day Potable Demand

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-29.5 [ -68

197.5UEP/d L L L [

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5.2 Scenario 2 - Recycled Water & Rainwater Tanks with 15% Water Conservation

] The introduction of recycled water in conjunction with rainwater tanks to supplement household consumption will realise further savings in potable water usage. Water Conservation devices such as low flow shower roses and water efficient appliances have

J ] been assumed to provide a saving of 15% or 44.3UEP/d under this scenario. With potable

demand reduced to 68UEP/d, the total potable demand for this scenario represents a 77% reduction compared to the Average Day demand of 295UEP/d for Redland Shire Council.

The household water balance adopted for this study has been based on the Pimpama Coomera Waterfuture Master Plan (GCW, 2004), and adjusted in consultation with RW&W. The percentage of potable water usage includes provision for the trickle top up of rainwater] tanks during low rainfall periods. Further detailed analysis would be required to develop an appropriate water balance and peaking factors specific to RSC.

J The average day household water usage breakdown for this scenario is shown in Table 5-1. The various elements of this scenario are described further below.

] 5.2.1 Recycled Water

Recycled water supplied via a purpose built reticulation system can supply some of the

] non-potable water requirements for households. The recycled water can be used for external use and toilet flushing. For this scenario, 123.9UEP/d (42%) of the daily household usage is supplied by recycled water.

5.2.2 Rainwater Tanks

Rainwater from onsite tanks can supply water to the laundry and hot water systems for a typical household. Queensland Health policy (QH, 2006) requires hot water systems supplied by rainwater tanks to be heated to a minimum of 60°C and the fitting of tempering devices to ensure water temperature does not exceed 500C at point of delivery to reduce the risk of scalding. A preliminary study by RWW (2006) indicates that 59UEP/d can be reliably supplied by rainwater tanks in the RSC area. This study takes into account rainfall patterns, roof areas and onsite tank storage volumes. This average daily rainfall volume represents a shortfall in the 73.BUEP/d (25%) designated rainwater usage for this scenario. Mains (potable) supply will have to supplement this shortfall.

Table 5-1 Recycled Water & Rainwater Tanks -15% Water Conservation

Drinking Water Cold Water Taps to Bathroom & Kitchen

18% 53.1 ./

Extemal Usa e Garden 1m alion 32% 94.4 ./ Intemal non- otable Toilet flushin 10% 29.5 ./

Internal non-potable Laundry & HotWater stem#

25% 73.8*./ ./

Water Conservation 15% 44.3 Total 100% 296

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] * Only 59L1EP/d available from rainwater tanks. Supply is supplemented with potable water. # Hot water systems supplied by rainwater have been adopted in the Pimpama Coometa WaterFuture Master Plan (GCW. 2004)

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rSOUTHERN REDLAND BAY INVESTIGATION AREA WATER INFRASTRUCTURE ASSESSMENT

['The total Average Day potable demand for this scenario is:

Drinking Water 53.1 f: Plus Laundry & Hot Water System 73.8

Less RSC Rainwater Yield -59 [ Total Average Day Potable Demand 67.9UEP/d

L 5.3 Scenario 3 - Recycled Water & Rainwater Tanks with 25%

Water Conservation [ As with the previous scenario, recycled water and rainwater will supplement the mains (potable) demand. The projected savings from water conservation (25% under this scenario) are very aggressive and would require the installation water efficient devices rinside the house and water conservation measures (such as water efficient gardens) outside the house.. The total potable demand under this scenario would be 53UEP/d. Table 5-2 shows the water usage breakdown. [ Table 5-2 Recycled Water & Rainwater Tanks - 26% Water Conservation

Drinking Water Cold Water Taps to Bathroom & Kitchen

External uSa e Garden Irri ation 27% 79.7 '" Internal non- otable Toilet f1ushin 10% 29.5 '" Internal non-potable 22% 64.9* '"

Laundry & Hot Water em

*Only 59UEP/d available from rainwater tanks. Supply is supplemented with potable water.

Water Conservation 25% 73.8 Total 100% 295

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[The total Average Day potable demand for this scenario is:

Drinking Water 47.2 [Plus Laundry & Hot Water System 64.9

Less RSC Rainwater Yield -59 L Total Average Day Potable Demand 53.1UEP/d

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SOUTHERN REDLAND BAY INVESTIGATION AREA ~,.., Care/noVVATERINFRASTRUCTUREASSESSMENT

6. DESIGN CRITERIA

The following design criteria have been adopted for this study:

6.1 Demand and Peaking Factors

• Average Day (AD) Consumption scenarios for SRBIA are:

• Scenario 1 = 197.5UEP/d

• Scenario 2 = 68UEP/d

• Scenario 3 = 53UEP/d

• Mean Day Max Day/Average Day (MDMM/AD) = 1.45

• Maximum Day/Average Day (MD/AD) =1.99

• Maximum Hour (MH) = 4.2

The peaking factors used are consistent with those identified by RWN for potable water planning purposes. GCW have identified specific peaking factors for a range of water cycle scenarios as part of their most recent Desired Standards of Service (GCW, 2006). These include adjustments to the conventional potable peaking factors to account for the use of· rainwater tanks.

Further investigation would be required to establish the method of supply to the rainwater tanks and any affect it may have on these peaking factors within the Redlands Shire context For scenarios involving rainwater tanks and recycled water within the GCW DSOS the potable water peaking factors increase for the MD:AD ratio (2.47 vs 1.96), but decrease slightly for MH:AD (4.15 vs 4.66). For the purposes of this assessment RW&Ws standard peaking factors have been adopted as they generally provide a conservative estimate of the infrastructure reqUirements.

6.2 Fire Fighting

• Fire Flow =15Us

• Minimum Residual Pressure =12m

6.3 Residual Pressures

• Minimum pressure =22m

• Maximum pressure =60m


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6.4 Hazen-Williams Coefficient

The following Hazen Williams Roughness Coefficients were adopted in accordance with the DNR&M Guidelines:

120

110

130

125

135>600

>100 -150

>150 -250

>250 -400

>525-600

>400 -525

6.5 Diurnal Pattern

The residential diurnal pattern used for the development demand is illustrated below (factors are relative to peak hour demand).

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(;j~~ ..t';;~ n!J~f;'::; t;.'>~ ros:;,~ "'\,?f;'::; ~s:;,~ ~~ n·~ 'S~ ~~ ro~ co-t$J CfJ~ ...~ rr,~ ~ ~v ~ ~ ~ ~ ~ ~ ~

Hours from Midnight

Figure 6-1 Diurnal Pattern for Maximum Day

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7. DEVELOPMENT POPULATION AND FLOW

The SRBIA comprises 321.65ha of land designated by the SEQ Regional Plan for residential development. Based on a density of 30EP/ha, the total EP for the site is equivalent to 9,649. For the purposes of this report a figure of 10.000EP has been adopted.

7.1 Scenario Water Supply Demands

Based on the demand scenarios outlined in Section 6, Table 7-1 below shows a summary of the estimated water supply demands for the different modelled scenarios.

Table 7-1 Estimated Water Supply Demands

1r~~;~;-;·~:M_:;;~~;~:'~~4¥>¥;7;-~~:,-:;:;·:Hi~~~~~~P.\1;n,~r;t~,..:.-~~;~~~:~~ t·~~:?~::;~~_~~~~_*~~~i~ @~,;.:~:~:~~ ~ ;{~~,J:: "- .t.? i l J ' ~lr<;:;';i.::-~_-,1-~~~ ..~ ttf ,j;t

:H'~,.Vj;~ .' J'1'.-,I. ,-~, T ,J.;-,,_. -, '1:~:;"-~\.ll::"':; '-, '.' ,-I '* 'Ij>['j":';';; II ,"ni': (, 'n' -"-C' "it ft{ I r.riy."r(J.:~'l.~~:&~~h±_:.~'S:(lc::~:~~:~~~~1~]~';=t:;~:..~~~d-_:.:--:.~jh~~--::'::i~~i::~,,:t~jj~~~::::.:/iif!

1 197.5 10,000 22.9 33.1 45.7 3.9 96.0

2 68 10,000 7.9 11.4 15.7 1.4 33.0

3 53 10,000 6.1 8.9 12.3 1.1 25.8

7.2 Water Supply Demand Nodes

A broad distribution loading representing the whole of SRBIA was applied to four water supply demand nodes in the hydraulic model as shown in Table 7~2. The node locations are identified on Figure 4.

Table 7-2 Nodal Demand Points

31909 Existing 200mm oPP 275-323 Serpentine Ck Rd 2500 31897 Existing 200mm 0PP 194-214 Serpentine Ck Rd 2500 120 Proposed 200mm in 325-395 Serpentine Ck Rd 1250 118 150mm opp 325-395 Scenic Rd 3750

Total 10,000


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t"8. HYDRAULIC ANALYSIS

This section details the water supply infrastructure required to maintain Redland Shire [Councils adopted Standards of Service (50S) with the addition of the proposed SRBIA development.

[The H20Map hydraulic model developed for the Eastern Pipeline Interconnector Planning Report (Cardno, 2007) was used as a basis for this hydraulic analysis. Maximum Day nodal demands supplied by RVI/W for that report represent the Ultimate Population (2025) demands across the whole network. Refer to Appendix B, Table 81 for the nodal loading details and Figure 4 for locations.

The modelling results are based on a Maximum Day scenario over a 72 hour period. The t-following settings were used for the hydraulic model simulation:

Heinemann Rd Reservoirs

NSI Clear Water Storages

Serpentine Creek Rd PRV

Initial level10.30m (95% Full) r Initiallevel4m

Setting 60m L 8.1 Extemal Infrastructure [ Modelling indicates the external infrastructure is adequate to service the SRBIA for all scenarios. The proximity to the 750mm dia trunk main from NSI WTP and the relatively '· small demand from the SRBIA means that there is no significant impact on the HGl ..

upstream of the PRV in Serpentine Ck Rd. f For all scenarios. with and without the EPI. Heinemann Rd Reservoirs did not empty after a three day MD model simulation. [

8.1.1 NSI WTP Delivery L The delivery rate from NSI WTP for the Existing and EPI scenarios was established in the EPI Planning Report (Cardno, 2007) as being the maximum volume through the 750mm dia submarine main over 20 hours with the average 'pumping rate from the NSI WfP booster [ pumps (850Us).

The delivery rates for the existing scenarios were adopted based on the minimum [requirements for each scenario are shown in Table 8-1.

Table 8-1 NSI WTP Delivery Rates [.

Redland Shire CounCil M:I7ll3S-65IWClttNe' ~watIIJr Inkastrucbre RepoIt Y3.doc

Existin 1 197.5 44.5 2 68 40 3 53 40

Existin +EPI 1 197.5 61.2 2 68 61.2 3 53 61.2

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16.69 15 24.32 12.03 120

34562 o 50.16 15 18.83

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No consideration has been given in this report to the availability of treated water from NSI WTP. A second borefield has been identified on North Stradbroke Island to supply the extra 22MUd to Logan City Council required as part of the Eastern Pipeline Interconnector ] project. Water from this borefield may be available for the eXisting scenario to supply SRBIA.

.1 It should however be noted that there are potential issues associated with increasing

J supply from NSI WTP. inclUding concerns regarding the reliability of supply from Herring Lagoon. These issues are discussed in the Eastern Pipeline Interconnector Planning Report (Cardno, 2007).

8.2 Internal Infrastructure ~]

The internal infrastructure to service the SRBIA is influenced by the delivery from the Serpentine Ck Rd PRV and the water demand from the SRBIA. The introduction of the EPI does not alter the HGL in the 750mm dia trunk main significantly and so the internal "1 infrastructure is only affected by the different water demand scenarios and the setting at the PRV. No changes to the PRV setting were made in any of the hydraUlic simulations.

'J Augmentations are required for the existing mains in Serpentine Ck Rd, Scenic and Orchard Roads to meet 50S as shown in Figure 4, and are detailed in Table 8-2 below.

] Table 8·2 Water Main Augmentations

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197.5

68 53

Serpentine Ck Rd PRV to Cnr Serpentine Ck 200 2150

and Scenic Rd's

Scenic Rd 150 436

Orchard Rd 100 717

Orchard Rd 100 717

Orchard Rd 100 717

Scenario 1 (197.5UEP/d)

The existing 150 and 200mm water mains in Serpentine Ck Rd acting as distribution mains

J for the proposed SRBIA require augmentation under this scenario. Augmentations are also required in Scenic and Orchard Roads to achieve the reqUired fire fighting SOS. Table 8-3 is a summary of the critical nodes. The nodes are identified on Figure 4.

] Table 8-3 Critical Node Summary - Scenario 1

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8.2.2 Scenarios 2 and 3 (53 and 68UEP/d) r For the lower water demands for Scenario's 2 and 3, the eXisting 150 and 200mm water mains have sufficient hydraulic capacity to act as distribution mains to service the SRBIA. [' Augmentation of part of the long length of 100mm dia main in Orchard Rd is however required to meet current fire flow standards at the end of the main. Table 8-4 below is a summary of the critical nodes for Scenario's 2 and 3. The nodes are identified on Figure 4. [ Table 8-4 Critical Node Summary - Scenario's 2 and 3

L 15 19.7 [

15 15 15

23.2 15 20.51 f"

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68 120 4.13 29.17 66 34562 0 55.46 53 120 3.22 31.33 53 34562 58.620

Nodes Exceeding Maximum Pressures

Three nodes identified at the lower elevations to the South and South West of the SRBIA exceed the maximum pressures of 60m stipulated in the SOS. These nodes, summarised in Table 8~5, fail for all scenarios. [ Table 8-5 Nodes within SRBIA Exceeding MaxImum Pressures

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Given the topography and location of the area and the fact the standards are only [exceeded by less that 10%, it is considered that works are unnecessary.

8.2.4 Properties outside the SRBIA [ The 70 or so properties outside the SRBIA in the south east comer meet minimum pressures for fire flow and peak demand conditions for all scenarios. There are, however [maximum pressures above 60m for the area due to the lower elevations.

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9. CONCLUSIONS

From this investigation, the following conclusions can be drawn:

• A range of water cycle scenarios have been considered to identify the infrastructure requirements to service the SRBIA. The scenarios are based on a range of assumed water conservation mechanisms. Detailed analysis would be required to quantify specific measures required to achieve these savings.

• The network infrastructure external to the SRBIA is adequate to service the development under all scenarios, with and without the EPI.

• No assessment was made on the capacity of existing and future water sources to supply the additional water demand required by the SRBIA. The impact of the SRBIA on water sources over and above that defined for the EPI will need to be addressed.

• The internal infrastructure is not affected by the introduction of the EPI. This is assuming the NSI WfP can deliver the additional treated water required to service the SRBIA and the EPI.

• Scenario 1 will require augmentation of the existing water network in Serpentine Ck, Scenic and Orchard Roads.

• The lower water demands for Scenarios 2 and 3 will require some augmentation in Orchard Rd.

• Maximum pressures are exceeded for nodes within the south and south West of the SRBIA for all scenarios.

• The area outside the south east corner of the SRBIA will also have higher maximum pressures above 60m for all scenarios.

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r 10. REFERENCES t.

[, 1. Cardno (2007), "Eastern Pipeline Interconnector- Planning Report", January 2007

2. Gold Coast Water (GCW) (2006) ·Desired Standards of Service Summary·, Final Report prepared by KBR, March 2006 ['

3. Gold Coast Water (GCW) (2004) nPimparna Coomera WaterFuture Master Plan" March 2004 C'

4. R\flNIJ (2006), "Redland Household Water Use Model- Version 1", June 2006

5. Queensland Health (QH) (2006) "Managing the Use of Rainwater Tanks", 2006 L r: ['

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FIGURES

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Figure 1

Figure 2

SRBIA - Water Infrastructure & Aerial Photos

SRBIA - Zoning and 5m contours

Figure 3 Redland Shire Council ~ Water Network and proposed EPI

Figure 4 SRBIA - Water Main Augmentations for Ultimate Population

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'--. ,----, r-- r---o: r;. r--; ,..-. r--"I r; I""'-'i ~ ;---'lIr--. . .. r:-' r-'1 ~ ~

Figure 1

SRBIA • Existing Water Infrastructure

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Table A-2

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Hydraulic Modelling Results - Scenario 2 (68UEP/d)

Hydraulic Modelling Results - Scenario 3 (53UEP/d)

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SOUTHERN REDLAND BAY INVESTIGATION AREA - COMMENT REVIEW REPORT

Southern Redland Bay Investigation Area - Public Comment Review Report.

The Southern Redland Bay Investigation Area [SRBIA] - Planning Study Volumes 1 & 2 were pUblicly displayed from the 19 November to 14 December 2007. A total of thirty three [33] comments were received during this public display period. Eighteen [18] comments were received supporting the findings of the Planning Study and fifteen [15J comments were received from thirteen [13J parties in objection. All comments have been reviewed with recommended responses presented in this report.

In responding to the public comments it is firstly important to understand that the purpose of the Investigation Area designation of the SEQ Regional Plan was to identify potential land banks for medium to longer term urban development to accommodate population growth. Prior to any urban development occurring within the SRBIA a detailed planning study was reqUired. In terms of the scope of the planning stUdy for the SRBIA the SEQ Regional Plan 2005-2026 identified the following specific criteria:

• optimum and most suitable use of the land; • form and intensity of development; • impact on the adjacent areas of scenic and conservation value; • protection and full public access to the coastline and the bay; and • impacts on external infrastructure.

The purpose of the Planning Study is to assist the State Government in deciding if and when the SRBIA will be developed as a new community and included in the Urban Footprint. The State Government will make this decision as part of the SEQ Regional Plan review process in 2009/2010. Should the Investigation Area be included in the Urban Footprint a further detailed structure planning process will be then undertaken by Council in partnership with the State Government and the community.

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,OqrrimJJnt. 'o~ .. . Officer .···Ooml11·ent·:Summ·ary· .Qffi'qir::QQtt1ment •."·1. ·\'No:~:··""· .R,commendation

1.0 COMMENTS FROM OBJECTORS

1.1 Supply of Infrastructure and Community Facilities:

'Expansion of the urban footprint into Southern Redland Bay will further reduce Redland Shire Council's capacity NO.28. to provide adequately for the current population of the Shire; the Shire is moving beyond a desirable critical mass'.

In general objectors highlighted in inadequacy of No.13, 15,16, infrastructure in the south of the Shire and the additional 28,8,10,4, pressure 10,000 people would place on existing services. 19,1,Key issues included:

The adequacy of water supply to meet future IThat the submitters note • The current water crisis and the capacity for existing population growth within SEQ is a State the Officers' comments.

supplies in SEa to cater for expanding population; Government issue. The State Government will • The longer tenn health and viability of Stradbroke need to consider water supply to service a new

Island and impacts associated with draw down in urban community in the SRBIA as part of the water supply. SEa Regional Plan review process in deciding

whether this area is developed as a new urban community. The Planning Study has proVided a range of expected water consumption scenarios to assist the State Government in its consideration of the area.

The Planning Study also explored the necessary water reticulation infrastructure required to support a new urban community within the

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SOUTHERN REDLAND BAY INVESTIGATION AREA- COMMENT REVIEW REPORT

• Adequacy of exiting sewer treatment systems in the shire and the need for additional facilities and where these would be located;

SRBIA. The Planning Study found that water infrastructure can be provided at reasonable cost to the area from the existing water reticulation network.

In addition, the Planning Study also identifies the need to adopt best practice to minimise water consumption. Should the SRBIA be considered suitable for urban development an Integrated Urban Water Management [IUWM] plan will be undertaken at structure planning stage to further minimise water consumption and examine the opportunities for re-use and rainwater harvesting throughout the SRBIA.

Further details are provided in section 8.4 The water cycle water supply of the Planning StUdy.

The Planning StUdy identifies a number of potential effluent treatment options from utilising existing plants to investigating options for on-site treatment. A more detailed evaluation and a preferred option would be identified should the SRBIA proceed to structure planning.

Further details are proVided in section 8.5 The water cycle sewerage treatment of the Planning Study.

That the submitters note the Officers' comment.

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• The shortage and increasing demand for recreation. sporting and community facilities;

• Open space requirements should not be taken from conservation areas and;

Council acknowledges the need to provide a range of community facilities in the growing suburbs in the south of the Shire. Through projects such as the Place Project and the preparation of a Redlands Community Infrastructure Plan, Council is currently working in consultation with the community to identify the community infrastructure requirements in the southern Shire.

The Planning StUdy identifies the need to prOVide a new primary school in the SRBIA as well as a library/meeting rooms, seniors, youth, community centre and areas for of active open space to support the preferred conceptual land use option. Suitable locations for these facilities will be identified should the project proceed to structure planning.

Further details are provided in section 8.9 Social service infrastructure and approach of the Planning Study.

The Planning Study proposed to locate active open space areas outside conservation areas. Only limited passive recreation opportunities will be located inside conservation areas that are consistent with conservation management objectives such as walking and cycling paths.

That the submitters note the Officers' comment.

The submitters note the Officers' comment.

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IThe submitters note the • Lack of infrastructure plans to support the proposed In accordance with the SRBIA criteria detailed in development and; the SEQ Regional Plan the scope of the Planning Officers' comment.

• That the cost of providing extensive infrastructure Study was to investigate the impacts on the and community facilities will be transferred onto the external infrastructure rather than prepare a end user which will compromise housing detailed infrastructure plan. affordability.

A detailed infrastructure plan {inclUding infrastructure funding arrangements] will be developed should the SRBIA proceed to structure planning.

1.2 Road Infrastructure:

'Moving traffic from such a distant area of the Shire is I No.13, 10, both an inefficient and ineffective means of dealing with population growth, It will generate unsustainable levels of greenhouse gas emissions and undermine the quality of life for many residents, due to traffic congestion, degradation of air quality and increasing noise. '

A number of objectors raised concerns for the increase in traffic volume associated with the proposed population of the SRBIA. These objections included:

• Overdevelopment of the site causing major traffic The draft Redlands Priority Infrastructure Plan The submitters note the congestion; has considered the establishment of an urban Officers' comment.

• The financial implications in catering for increased population within the SRBIA as part of whole of volume of traffic through necessary road upgrades; Shire traffic modelling. Accordingly, required road

upgrades to support an urban community in the SRBIA will be provided if required ensuring the road network continues to function efficiently.

In addition, a road and traffic analysis was undertaken as part of the Planning Study identifying that the capacity of Serpentine Creek Road would likely need to be increased from the

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current 2 lanes to 4 lanes to support a new urban community. The costs of providing such an increase in capacity on Serpentine Creek Road if required would be addressed through a detailed infrastructure plan and agreement prepared as part of a structure plan.

In addition, the Planning Study identified a preferred conceptual land use option that is public transport supportive and the need to provide bus services earty in the development. These measures will provide travel choice for future residents reducing car dependency.

Further details are provided in section 8.2 Road traffic and development impacts of the Planning Study.

• Impact on fauna especially the Koala associated with increased traffic volumes; and

A detailed ecological assessment undertaken as part of the Planning Study identified the need for four fauna crossings treatments along Serpentine Creek Road. Additionally. external Shire roads to the RBSIA will be provided with fauna crossings treatments as identified by the Redlands Action Plan to Reduce Koala Mortality on Roads and future revisions.


Further details are provided in volume 2 of the Planning Study: Appendix 3: Redland Bay South Investigation Area - overview ofecological

- constraints.

The Planning Study identified the need for an

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• Associated impacts on noise and air quality throughout the shire.

1.3 Public Transport Infrastructure:

There were real concerns that the proposed population in the SRBIA would be reliant on private car use due to the lack of any public transport services in the area. Comments included encouraging a number of future bus routes and the exploration of a light rail to Loganlea.

1.4 Walking and Cycling Infrastructure:

A number of objectors commented on the need for high quality walking and cycling links throughout the SRBIA and to neighbouring communities. These included:

• The need for pedestrian and cycle links from the SRBIA to Logan and;

• The provision of pedestrian and cycle connections to the German Church Road Integrated Employment Centre.

No.14,

urban development form that supports public transport and includes an integrated pedestrian and cycle network to encourage sustainable travel behaviour. These measures will provide travel choice for future residents reducing car dependency.

Additionally I Council will continue to regulate development in accordance with the Road and Rail Noise Impact Overlay of the Redlands Planning Scheme to manage noise impacts on residential areas.

Refer to Officers' comments for 1.2 Road Infrastructure.

Further details are provided in section 10.3 Public Tnmspolt ofthe Planning study.

The Planning Study identifies the need to provide a pedestrian and cycle network connected to the wider Shire network. The identified pedestrian and cycle network within the SRBIA includes:

• A pedestrian/cycleway along the Moreton Bay foreshore to Redland Bay township;

• A separate pedestrian/cycleway adjacent to Serpentine creek Road;

• Pedestrian/cycleway between neighbOUrhoods, a town centre and a new primary school.


The submitter note the Officers' comment.


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1.5 Ecological:

'It represents a serious threat to the Koala Coast koala NO.14. popUlation due to increased traffic and encroachment upon koala habitat'.

'Creeks and watelWays are degraded with Redland Shire No.28. receiving an 'F' rating for all its creeks and waterways in the 2007 Healthy Wafetways survey'.

A number of objectors raised concems about the impact The protection and enhancement of the The sUbmitters note the of the proposed development on the ecological health of ecological values ofthe SRBIA has been a Officers' comment. the SRBIA and greater regional values. In particular, significant consideration of the Planning Study objectors commented on: with particular attention paid to koalas. As part of

the Planning Study a detailed ecological • The viability of the Koala Coast population and the investigation was undertaken which reviewed

impact of the proposed development on a species previous ecological studies of the area, identified already experiencing extreme pressures; existing koala habitat and significant ecosystems,

• Increasing urbanisation encroaching on Koala and opportunities to protect and significantly habitat representing a serious threat to Koala enhance these values. The ecological study populations; recommended the establishment of an integrated

conservation network within the SRBIA which habitat;

• Uncontrolled and continued destruction of Koala includes a continuous foreshore conservation area with east-west conservation corridors linking

development; • The long term compatibility of koalas and urban

the foreshore conservation area with the extensive conservation areas to the west and south. In total, approximately 40% or 115 hectares of the SRBIA is identified for the establishment of an integrated conservation network.

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SOUTHERN REDLANO BAY INVESTIGATION AREA - COMMENT REVIEW REPORT

• The impact of the proposed development on the Wallum Froglet (erinia tinnula) a species listed as vulnerable;

• The dam south of Scenic Road is currently habited by a number of bird species listed under both state and federal legislation, and also supports large aggregations of swans;

In addition, urban development within the SRBIA would be designed in accordance with fauna friendly urban design principles including the restriction of dogs in close proximity to conservation areas.

It should also be noted that the SRBIA is located outside of the koala conservation areas.

Further details are provided in volume 2 of the Planning Study: Appendix 3: Red/and Bay South Investigation Area overview of ecological constraints.

The existing wallum froglet population was The submitters note the identified by the Planning study and is proposed Officers' comment. to be protected through inclusion within the conservation network.

Further details are provided in Section 7.2.2 Nature Conservation Act 1992 and Nature Conservation [Wildlife] Regulation 2006 of the Planning Study Volume 2.

Further ecological assessment will be undertaken The submitters note the through a structure planning process to Officers' comment. determine the ecological health and conservation importance of the farm dams throughout the SR81A.

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• The importance of protecting adjoining mangroves to prevent coastal erosion;

• Issues associated with the potential for declining water quality in a location adjoining a proposed Green Zone as outlined in the draft Moreton Bay Zoning Plan;

• Increasing pressures on Moreton Bay have resulted in depleted fish stocks and declining quantity and quality of seagrasses;

Stormwater management is recognised as a critical consideration for urban development in this location given its direct connection with the Moreton Bay Marine Park.

To manage water quality and quantity the new urban community would be designed in accordance with the principles of water sensitive urban design. This will include measures to minimise stormwater quantity [Le. stormwater harvesting} and manage stormwater quality through measures such as re-vegetation of all terrestrial waterways entering Moreton Bay and inclusion within the conservation network.

The foreshore areas which include mangrove communities will be protected by the foreshore conservation area. The foreshore conservation area is identified as a minimum 100 metres wide. This measure will ensure protection for the sensitive foreshore vegetation communities and ecological processes that are supported.


1.6 Health and Safety:

'Council has a responsibility for the health of new No.18 residents in its decision making about where people should live.'

Objectors raised the following issues in regard to health and safety:

• Unknown risks associated with exposing a large Risks associated with biting insects [i.e. The submitter note the population to mosquito borne diseases induding mosquitoes] will be managed through Council's Officers' comment. Ross River Fever" existing mosquito management programs.

Page 10 of 20

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• Associated risk of the potential increase in the occurrence of mosquito borne diseases with the impacts of climate change; and

• The safety of 'seven hills stretch', a well known section of Serpentine Creek Road where a number of fatalities have occurred.

It is acknowledged in the Planning Study that Serpentine Road will require upgrading. Safety issues will be considered and addressed through any upgrade.


1.7 Population and Density;

A number of objectors raised concerns for regarding the potential overdevelopment of the SRBIA. The issues regarding POPul~tion and density included:

• The proposal is considered to be an overdevelopment of the SRBIA leading to more urban sprawl;

The evaluation of a number of conceptual land use options in the Planning Study identified the importance of establishing sufficient population in the SRBIA to allow for a high level of self containment to ensure the provision of essential services [i.e. community facilities, retail and commercial development and quality public transport]. It should also be noted that the preferred land use options identified apprOXimately 40% of the RaSIA to be established as an integrated conservation area.


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• There is no proof that the development of the SRBIA The preferred land use option contains a mix of The submitter note the will improve social justice with respect to housing housing choice to provide a diverse range of Officers' comment. affordability; dwelling types to assist with housing affordability.

However, housing affordability is an issue that cannot be wholly addressed by Council and requires a much broader approach across all levels of government and the development industry. In accordance with State Planning Policy 1/92 Development and Conservation of Agricultural Land, any loss of good quality agricultural land to urban development must demonstrate that an overriding need exists in the public interest.

1.8 AgriCUlture and rural Landscape Values: The RBSIA has been found to be required for urban development to meet projected population

There is concern for the loss of good quality agricultural growth to 2026 in Redland Shire. Accordingly, lands, and one of the last remaining farmland areas in the there is an overriding need for urban Shire. Objections included concern for: development in the area to meet expected The submitter note the

population growth in the public interest. Officers' comment. • The destruction of the semi-rural way of life; • Compromising coastal rural values; Further details are provided in Section 5: Supply • Loss of fertile farming areas and; and Demand of Urban Land of the Planning

Study• Loss of the Shire's farming heritage.

The Planning StUdy however identifies the need to recognise the farming heritage of the area through the establishment of a communal market garden. It is likely that this community facility would be integrated with other community or educational facilities.

1.9 Administrative Issues

A number of objectors raised issues in relation to administrative elements of the SRBIA These issues

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included:

No.28 The purpose of the newsletter was a consultation The submitter note the biased and misleading and will sway residents

• The contents of the 2nd project newsletter where tool to inform the community of the Planning Officers' comment.

towards the plan; Study and the opportunity to view more detailed information and provide comment. The

Community Reference Group; • Not all landowners are represented on the

information within the newsletter outlined the findings of the Planning Study which is based on

developers were included in the Community • Only landholders with vested interests and

a planning process which involved a number of reference Group; detailed background studies and conceptual land

use option development and evaluation. • The investigation process does not reflect the views of the wider community; Redlands residents were

The role of the Community Reference Group was not widely invited to participate in the process and; to provide community input at key stages of the Planning Study and provide a means of liaison between the wider community and Council. Additionally, this public display period provided further opportunity for the wider community to make comment direcUy to Council on the findings • The public comment period was held at a difficult of the study. time of year. close to Christmas and the end of year

and people were therefore not give the best The recent public display period was provided to opportunity to comment. allow wider community comment prior to submission of the Planning Study to the State Government as part of the SEQ Regional Plan review process 2009/2010. Further opportunities for community comment are likely to be provided. For example, community comment to the State Government as part of the SEQ Regional Plan review process 2009/2010. Similar1y if the SRBIA is structure planned. further opportunities will be provided for pUblic comment.

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2.0 COMMENTS IN SUPPORT OF INCLUDING SRBIA IN THE URBAN FOOTPRINT

2.1 Supply of Infrastructure and Community Facilities:

'This part of the shire is under-serviced and isolated from the rest of the community. it is important that the SRBIA I No.7 development be self contained with employment, shops, cafes, schools, doctors, dentists, clubs etc all being contained within the development in order to reduce traffic and environmental impacts. '

'For too long we have had average development in the shire and I look forward to a properly master planned I NO.23 development with employment and community facilities. '

Comments in support of the SRBIA outlined the limited availability of infrastructure in the Southern extent of the Shire and were in support of higher density development options to ensure the efficient provision of new services in the area. Comments included the foRowing issues:

• The southern extent of the shire has limited access The comments in support are noted by Council. IThat the submitter notes to infrastructure and community facilities and the Please see response 1.1 for detailed response to the Officers' comment. development wOl bring these much needed services the supply of infrastructure and Community to the area; Facilities.

• The development is needed to provide a means of establishing these much needed services in the area and;

• The planning of the whole area instead of smaller developments is the best way to improve the

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amenities of the area.

2.2 Road Infrastructure:

No.321IWth more people in Southern Redland Bay we will get better roads and more frequent public transport.•

That the submitter notes The comments in support are noted by Council. the Officers' comment. Comments in support of the SRBIA outlined the poor Please see comment 1.2 for detailed response to condition of road infrastructure and were in favour of high the provision of road infrastructure.density development options to ensure the upgrading of Serpentine Creek Road.

2.3 Public Transport Infrastructure:

The comments in support are noted by CounCil. IThat the submitter notes Comments in support of the SRBIA outlined the lack of Please see comment 1.3 for detailed response to the Officers' comment. public transport in the south of the shire and were in No.6 the prOVision of public transport infrastructure. favour of high density development options to ensure the

upgrading of Serpentine Creek Road.

2.4 Walking and Cycling Infrastructure:

Comments in support of the SRBIA outlined the importance of high quality pedestrian and cyclist

The comments in support are noted by Council. infrastructure with particular reference to accessing: That the submitter notes Please see comment 1.4 for detailed responses No.6 the Officers' comment. to the prOVision of walking and cycling facilities.

• Moreton Bay and foreshore areas; • Employment areas in Logan and; • The proposed German Church Road Integrated

Employment Centre.

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2.5 Ecological:

'It is also clear that with the plan to fe-vegetate 40% of the I land as well as the removal of farms that there will be a_ net environmental gain. '

No.8.

Comments relating to the ecology of the SRBIA outlined the importance of the ecological corridors within the proposed open space and conservation network. Comments included:

The comments in support are noted by CounCil. Please see comment 1.5 for detailed responses to ecological issues.

That the submitter notes the Officers' comment.

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Enhancing koala habitat through the planting of koala food trees on currently cleared fannland to increase habitat areas and; Proposed conservation and open space network would significantly improve the current condition of the ecology throughout the SRBIA.

2.6 Population and Density:

'It is appropriate to promote higher density development which will have easy access to the bay, providing recreational opportunities for the greatest number of people.'

'Development of the entire area for traditional low density housing would not achieve efficiencies of infrastructure, including land, physical and social infrastructure, which the site could ultimately contain. '

No.31

No.31 The comments in support are noted by Council. That the submitter notes

the Officers' comment.

Support was indicated regarding the suitability of the area for higher density populations to assist in securing a

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range of high quality infrastructure and community facilities, that may be accessed by residents in the south of the Shire, the Islands and by future populations in the SRBIA.

2.7 Agriculture and Rural Landscape Values: The scope of the Planning StUdy does not allow

Comments were made by landowners outside the No.21 for the expansion of the boundaries of SRBIA. That the submitters note investigation area requesting that their neighbouring land The appropriate mechanism to comment on the the Officers' comment. be included within the investigation area. boundaries of the SRBIA is the SEa Regional

Plan 2009-2010 review process.

2.8 Administrative Issues.

'I have seen properly master planned communities in No.24 other areas which deliver far better results for the residents and the members of the existing community that conventional urban sprawl. '

'If the development is knocked back or postponed by the No.6 QLD govt it is likely that this land will be sold off and That the submitter notes calVed up and that in tum we will finish up with a typical The comments in support are noted by Council. the Officers' comment.disjoin9d housing estate In the future'

'Based on the options presented the Redland Bay Site is I No.31 the earliest development area available In South East Queensland, based mainly on existing infrastructure and location to adjoining urban area'

Comments in support of the SRBIA project administration favoured the holistic planning approach to the area, and as a result of this process the more efficient provision of

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infrastructure, open space areas, community facilities and public transport services. Comments included:

• Support for a master/structure planned approach for the entire subject site as opposed to piecemeal development lot by lot. It was considered that this would result in an improved compact and highly functional urban form;

• Support for the Community Refemnce Group and a further widening of this group to inclUde additional land holders and surrounding land owners and;

• Support for a coordinated effort between the State and local government to assist in the provision of infrastructure.

2.9 Mapping and Urban Design Issues

Comments in relation to mapping and design issues noted the following:

• The preferred conceptual land use options do not No.2 Comments supported. The conceptual land use accurately reflect an area constrained by flooding as option mapping will be depicted in the constraints mapping. amended to align with

the constraints mapping NO.3• Include additional area into the integrated incorporating the areas

conservation network to accurately reflect the highlighted in the map constraints mapping and accommodate a natural below in Section 3 within drainage line. the integrated

conservation network

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• Some of the conservation corridor widths exceed 150 meters and are not centred on drainage lines. The corridor should be reduced in width to total 150 meters and centred on drainage lines.

NO.3 The land use option mapping is conceptual in nature. The discrepancies identified are very minor and does not reqUire amendment as the required width is clearly stated in the report and the exact extent of these areas will be subject to more detailed structure planning if required.


• Comment noted that the proposed location of the town centre shown on preliminary design options was not ideal, stating that the town centre should be located with good pedestrian access to the Bay, associated with higher density residential opportunities to encourage sustainable and liveable communities.

NO.31 The preferred town centre location allows for strong pedestrian access to the Bay and is proposed to include, and be surrounded by higher density residential development The preferred centre location is also on an elevated position with views over the Bay.


3.0 Proposed Mapping Changes

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Area sUbjecUo flooding constraints to be included'in the integrated Conservation and, Open'Space Network,

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Redland Shire Council has undertaken a planning study for the Southern Redland Bay Investigation Area. This study will help the State Government decide if and when the area should be included in the SEa Urban Footprint and developed as a new urban community.

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"il1gfor the future of the Redlal1d Bay South Investigation Area The Redland Bay South Investigation Area, The Regional Plan recognises that these sites covering roughly 300 hectares is found at provide a potenlialland bank for future medium the southem extremity of the urban Redland to longer tenn urban development if: Bay between the coastline and the koala • a detailed study of the relevant site Is con&elV8lion area, undertaken 10 determine potential

development opportunities and constraints

The South East Queensland Regional Plan • the proposed development Is consistent with [2005] Identifies southern Redland Bay as the intent of the Regional Plan one of several investigation areas across the • there Is a dearly demonstrated public need region. for the development

• significant environmental values, open space corridors and interurban breaks are Identified and protected

• major transport and infrastructure corridors are Idenlified and protected

• land for the proposed development is formally incorporated Into the urban footprint regional land use category. wtth the balance area included in suitable regional land use categories

• structure plans are developed, setting outthe overall Intent of the proposed development

• suitable State Infrastructure Agreements are finalised

• Redlands Planning Scheme is amended and development approvals are gained.

In addition, the Regional Plan identifies issues that need to be resolved for the Redland Bay South Investigation Area. specifically:

• best and most suitable use of the land

• form and intensity of development

• impact on the bordering areas of scenic and conservation value

• protection and full public access to the coastline end bay

• impacts on extemal infrastructure.

The Regional Plan also states that Ifsuitable. development In Southern Redland Bay Is notexpected until 2010-2015.

To address all of these concerns Redland Shire Council in partnership wIth the State Govemment has recently started planning investigations ofthe study area.

If all the Issues and crlterta are satisfied and sustalnable development Is to take place In southern RedJand Bay, then the Regional Plan and the Redlands Planning Scheme will need to be amended.

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• Planning for the Future • The planning process L • How to get involved

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How can I get involved? Community Reference Group (eRG)

Council has set up a CRG to consider preliminary findings and issues as they arise. CRG members are listed on the project web page and you can contact them if you wish to express your views through this forum.

Project web page

A project specific web page will be available shortly on www.redland.qld.gov.au with CUlT9nt and relevant information. There wHI also be updates on the project milestone achievements and information on opportunities to comment on the stUdy.

Newsletters

Further newsletters will be available throughout the Redland Bay South Investigation Area study to ensure the community is informed with the progress of this study.


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Newsletter 2 - November 2007 .~-- _-~------_..._-_._--_.__ ---_..- __.__._-_._-----_..-.- _ _-_._-_ __.__ _ _ __ _-_._.__..--_._-_.- ..

@lUJlR{ redLands•••@lUJ[K{ future RTI Document No. 451

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Koala conservation As protection of koalas was a key consideration of the planning study, Council engaged independent organisation Biolink Ecological Consultants to provide expert advice. The planning study includes their key recornrnendation to provide a network of conservation open space to expand native habitats and re-establish wildlife corridors between the bay and koala conservation areas to the west This will more than double the area's koala habitat Other fauna friendly measures included are safe koala road crossings and dog and cat management

The investigation area is separated from Redland Bay Township by nJral holdings and has a two kilometre bay frontage. Land to the west Is heavily vegetated and forms part of a broader area ofintact bushland identified 88 a Koala Consel"'Jatlon Area in the State Government Koala Plan (2006). To the south Is a mixture of rural fanning and estuarine weUands associated with the mouth of the logan River.

Regional context_._..._.__....._.. __....-.-.__.-.._-_.._-.-..._._...._._...-~.

The SEQ Regional Plan Identifies eight residential investigation areas to accommodate future urban population growth In SEQ, with the Southern Redland Bay Investigation Area being identified for eartiest potential development (2010-2015). The planning study found that it compares favourably with other Investigation areas in tenns of Inherent attractiveness for living and lifestyle and proximity to existing Infrastructure and services.

Community need.-.-._ _-_ ,_._.- _ _.-.-.__..__ _ _ _.~

A recent analysis by Urbis JHD, Council and the Office of Urban Management (State Government) into residentlalland availability found that the existing supply of land for greenfield residential development is Insufficient to meet forecast popUlation growth to 2026. To meet the Redlands' share of regional population growth to 2026, unconstrained land in the Investigation area is required.

Detail on the whole of Redlands response to expected population growth to 2026 is contained within the Redlands local Growth Management Strategy (lGMS).

Planning opportunities and constraints Th;·pia-nni~-g;hidy·f;~~-a-;;~~ber·~f ..---·_··· constraints.suggesting that certain areas should be Included within a network of open space and preclUded from residential developmenlldentlfied constraints include f1ood-prone land: land subject to acid sulphate soils, buffers to Moreton Bay and waterways entering the Bay and habitat for 'vulnerable' species and remnant regional ecosystems.

The planning study also explored opportunities for the enhancement of native flora and fauna. It identified opportunities to re-establish a continuous network of oPen space along the Moreton Bay foreshore, which could be connected by three major eastlwest open space corridors to the significant bushland to the west and south of the investigation area.

It was found that approximately 40% of the investigation area should be included within an open space network and that opportunities exist for urban development on land located outside the open space network.

Engineering and sodal infrastructure .................._...... ....._._._. ..._.__....._4_._n__.__... The development of a residential community in the Southem Redland Bay Investigation Area is not expecled to incur undue public cost when compared with other SEa greenfield locations, with the main public cost being a new primary school. Other social and engineering Infrastructure should .. be provided by the development where directly related to It


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Water supply will not require substantial augmentation provided that water conservation measures including raInwater tanks and recycling of stormwater are employed. The type of sewerage system Is uncertain at this slage and will requIre detailed evaluation during structure planning for the site.

Traffic movement from and to the site on Serpentine Road will be divided between northbound destinations (Victoria Point, Cleveland & Capalaba) and westbound destinations (Pacific Highway). Upgrading to four lanes WIll be required for higher density options.

Bus services will be needed to reduce traffic demand and will require developer subsidy in the earty years. The development of a major employment area at German Church Road (3.5 kilometers to the n.orth) would provide employment opportunities for 2,000 to 2,500 people and a strong on-site employment strategy would also help reduce the number of longer coll'UTluling trips.

Land use options and evaluation St;g-;·h;;·d·th;··plan~i;;g;t;:;dY·i~:;;~i;;d-tti·;-·

development and evaluation of potential land use options.

The following options were assessed against a range ofenvironmental, social and economic criteria:

1. continuation ofexisting land use;

2. lower density suburban community - mainly detached housing on larger blocks;

3. 'urban village' community - with a mixture of housing types and densities and a s1rong town centre;

4. 'urban Village' community with no development on the northern part of the land; and

5. a higher density 'urban village' oommunlty capitalising on the bayside location.

Option three, which incorporates sustainable principles and the latest energy saving and water recycling technologies, was considered most suitable. It provides for the optimal use of the land given its setting on Moreton Bay and its proximity to existing urban development and employment areas of Brisbane, the Gold Coast and the Pacific Highway corridor.

Total population under this option would be between 8,000 and 10,000 persons with over 2,000 jobs/employees.

Development of the land as a more traditional low density housing estate was found to be a poor development option given the land's position and potential as a living and working environment and would fall to deliversustainability and conservation objectives.

How does this relate to the Local Growth Management Strategy (LGMS) for Redlands? ..._.._._._ _ -._-_._ _ -.- - _ -.., _ .. Once completed the Redlands Local Growth Management Strategy (LGMS) will form part of the South East Queensland Regional Plan 2005-2026 (SEQ Regional Plan). The LGMS will demonstrate how the desired regional outcomes of the sea Regional Plan will be implemented at

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[ Shire level. The LGMS outlInes strategies for areas of the Shire were future planned pop'ulatlon growth and urban development [ will be contained (the urban footprint). The plan also looks at Investigation areas and the relationship with those parts of the [Shire outside the urban footprint (regional landscape and rural production areas of the SEa Regional Plan). [The draft LGMS, still to be released for public notification, identifies the Southern Redland Bay Investigation Area as a future major greenfield area potentiany [, accommodating a population of between 8,000 and 10,000 persons. Urban development ofthe area Is expected to commence between 2010 and 2015 and be guided by a detailed structure plan.

Any comments made on Southern Redland Bay Investigation Area will be considered In L. finalising the LGMS.

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Land Use Options

Comment - Would the poultry farm buffer that radiates from an existing poultry farm outside of the investigation area reduce the viability of the development of the site for urban purposes?

Response - The continuation of the poultry farm to the north of the site may constrain the area of land potentially available for urban purposes within the Investigation Area. Other uses for the subject land may be more suitable in the long-term which maintain an inter-urban break and also do not constrain development of the investigation area. This matter need to be further considered in the planning process.

Comment - Should the land directly adjoining the investigation area to the north be included in the investigation?

Response - This area of land is within the Regional Landscape and Rural Production Area [RLRP] designation under the SEQ Regional Plan. It is recognised that as part of this planning process for the Investigation Area consideration must be given to the relationship of this land with adjoining land to the north outside the Investigation Area. In this regard, the State Govemment has confirmed that any planning consideration of this area to the north of the Investigation Area be consistent with the intent of its RLRP designation and that no urban uses will be considered in this area.

Accordingly, all supporting land requirements to support an urban village need to be located and prOVided on land included in the Investigation Area or the existing urban footprint. It is possible planning investigations may recommend that the area to the north within the RLRP designation may be best suited for non-urban uses in the longer-term that maintain an interurban break and satisfy a community need such as sporting or educational faclliUes.

Where to from Here?

The State Wortdng Group will meet to review and provide comment on the ecological and preliminary opportunities and constraints investigations undertaken.

Additional studies into transport, water and effluent treatment infrastructure will be finalised.

Drafting will commence on a concept plan and urban design principles based on the urban village concept.

The 3rd eRG meeting will be organised following completion of these studies and concept plan and is expected to occur in April 2007.


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Agenda The main purpose of the 2nd CRG meeting was to present the findings studies undertaken into ecological values and preliminary findings into opportunities and constraints for the Study Area. The following agenda guided the 2nd CRG meeting:

1. Welcome and apologies 2. Confirm previous minutes 3. OveNiew of ecological values

- Dr Stephen Phillips 4. Preliminary opportunities and constraints

- Peter Cummings 5. Where to from here

Overview

The 2nd CRG meeting involved two presentations on the following matters • OveNiew of Ecological Constraints - Dr. Stephen Phillips • Preliminary Opportunities and Constraints - Mr. Peter Cummings

Following each presentation members of the CRG was given the opportunity to discuss the material presented. The following is a summary of these discussions:

Issues Raised

Ecological Study

Comment - Are the restrictions on domestic animals [cats and dogs} proposed across the entire site?

Response - Ideally to provide a higher level of protection for native fauna from cats and dogs such a restriction would be proVided across the entire site. It may however be more realistic to prohibit cats and dogs from residential areas in closest proximity to ecological areas and the ecological areas themselves. It was recognised that such a restriction would require further investigation.

Comment - What is the extent of exclusion fencing recommended by the report?

Response - Exclusion fencing is only recommended at key locations along Serpentine Road and possibly at key locations along high traffic internal roads. Exclusion fencing is considered Inappropriate along the entire length of serpentine Road or habitat corridors.

Comment - VVhat type of uses are suitable of land adjoining habitat corridors?

Response - A perimeter road with appropriate speed restrictions should be established where practicable between all habitat corridors, riparian and/or foreshore areas and residential areas.

Comment - Should the site have been assessed for its ecological significance in the broader regional context recognising diminishing areas of open space along the coastline. Would this approach have produced different results?

Response - The study would have recognised the same level of ecological value on the site and would have presented very similar findings with respect to enhancing the ecological values of the site.

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• • • • •• • •• •• •• •••• • ••

• • • •Redland SHIRE COUNCIL

2nd Community Reference Group Meeting

22nd February 2007

6:00pm - 8:30pm

MEETING SUMMARY

On Thursday 22nd February 2007 the second community reference group meeting for the Redland Bay South Investigation Area was held at the Council administration building. The following eRG members and Council officers attended the meeting.

Attendees Redland Shire Council Local Government Representation Elected Representative Divisional Councillor Cr. John Burns

local Interest - Land Owners Mrs. Margaret Small Mr. Paul Sattler Mrs. Anne Palmer Mr. Gordon Wilson

local Interest - Developer Groups Organisation Representative Fox & Bell Mr. Greg Bell & Mr. Gary Hargraves Fiteni Homes Mr. Ross Campbell

Project Consultant Mr. Peter Cummings Urban Systems Pty Ltd. Dr Stephen Phillips Biolink pty Ltd. Ecological Consultants

Council Officers Mr. Wayne Dawson Manager - Land Use Planning Group Mr. Stephen Hill Senior Advisor - Local and Regional

Planning Mr. Michael Beekhuyzen Strategic Planning Advisor

1 RTI Document No. 457

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necessary consideration to determine the suitability or otherwise of the site for urban purposes.

Studies Undertaken Studies undertaken as part of the previously submitted development application were outlined [see attached project planl. The need to undertake the following additional studies was discussed:

• review of the flora and fauna partiCUlarly koala impacts and opportunities • water cycle opportunities, sewer servicing and reuse options • transport impacts and opportunities • urban design study.

Proposed Community Engagement Community engagement measures that inform and prOVide opportunity for broader community involvement in the project were discussed. These measures include a series of project newsletters and the establishment of a project webpage. More fonnal community comment will be sought following finalisation of an Investigation Area Study Report.

Aspirations Aspirations for the Investigation Area were outlined including an emphasis on "Urban Village" as opposed to suburbanisation, hIgh self-sufficiency, vibrant community. design philosophies, provision of mixed housing types, an open space system with foreshore access, pedestrian connectivity, and transportation infrastructure.

Conservation aspirations included the conservation of significant flora and fauna, indigenous planting of watercourses, Fauna links from the foreshore to bushland to the west, and the protection and enhancement of koala habitats.

Future Directions

The 2nd eRG meeting was proposed to be held following the completion of additional background studies. It was expected to occur in February 2007.

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Agenda The main purpose of the 1st CRG meeting was to introduce the project to the CRG members and clarify the role of the CRG. The following agenda guided the 18t CRG meeting:

1. Welcome and introductions 2. Role of the Redland Bay South Investigation Area Community Reference

Group 3. Review of the Project Plan including project inception, objectives and

timetable 4. Report on studies already undertaken for the Investigation Area and

surrounds and additional studies 5. Proposed community engagement for Investigation Phase 6. Aspirations for the Redland Bay Investigation Area 7. Next meeting

Overview

Welcome and Introduction Cr. Bums provided a general overview of the area and the opportunities it presented to enhance and support the community at Redland Bay.

Role of the eRG The primary role of the CRG in reviewing preliminary findings at key stages of the investigation was clarified. Key stages for CRG review include:

• The Project Plan [undertaken at 1st CRG meeting] • Preliminary findings of additional studies • Land use options and recommendations for the Investigation Area • Draft development and conservation guidelines for Redland Bay South

Project Plan The following key elements of the project were outlined at the meeting:

• Background to the Project • Project Aims and Objectives • Project Methodology • Formal Project Reports • Community Engagement

See attached project plan for further details on these stages.

Comment was made in relation to the specific set of issues identified by the SEQ Regional Plan for the Investigation Area. In particular, comment was made that consideration of issues relating to the optimum and most suitable use of land and the form and intensity of development are premature and assume the suitability of the area for urban purposes.

It was highlighted that these issues have been identified by the Office of Urban Management and have been incorporated into the Project Plan to ensure Mure investigations satisfy the QUM's requirements. In addition, these matters are

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•• •• • • • •• • • • • • • • • • • •• • •

Redland SHIRE COUNCIL

1st Community Reference Group Meeting

14th November 2006 6:00pm - 8:00pm

MEETING SUMMARY

On Tuesday 14th November 2006 the first community reference group meeting for the Southem Redland Bay Investigation Area was held at the Council administration building. The following CRG members and Council staff attended the meeting.

Attendees Redland Shire Council

Local Govemment Represantation Ejected Representative

Divisional Councillor Cr. John Bums

Local Interest - Land Owners

Mrs. Margaret Small

Mr. Paul Sattler

Mr. Gary Cooper

Mr. Gordon Wilson

Local Interest - Developer Groups

Organisation Representative

Fox & Bell Mr. Greg Bell

Fiteni Homes Mr. Rob Bennett

Project Consultant

Mr. Peter Cummings Urban Systems Pty Ltd.

Council Staff

Mr. Stephen Hill Senior Advisor -local and regional planning

Mr. Michael Beekhuyzen Strategic Planning Advisor

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Documents

South East Queensland Regional Plan RTI 089 - Part 3 · • Recycled water and rainwater tanks with 15% water saving devices; and • Recycled water and rainfall tanks with 25% water