6.2 Planning proposals

Planning proposals are more commonly referred to as rezoning requests. They are required to formally consider the rezoning of land and are a critical first step towards delivering residential release areas. The level of information provided at lodgement of a planning proposal should be sufficient enough, and be proportionate to, the complexity of the proposed amendment. The planning proposal should contain enough information to enable assessment of the merit of the proposal, and demonstrate that relevant environmental, social, economic, and other site specific matters have been identified, and if necessary, that any issues can be addressed with additional information and/or through consultation with State agencies and the community. Planning proposals are to be based on the whole of a planning precinct and include entire lots. A primary purpose of this approach is to ensure the coordinated delivery of residential release areas among multiple landowners particularly for infrastructure (roads, intersection treatments, drainage infrastructure etc). It is also beneficial for cost-sharing for supporting studies and assessment fees and the administration of the LEP. To facilitate the efficient assessment and rezoning of land in Medowie the following is generally required:  A planning proposal prepared in accordance with the format of the NSW Department of

Planning and Environment's A guide to preparing planning proposals;  A flora and fauna report (including: site survey; determination of the likelihood of any critical habitat or threatened species, populations or ecological communities, or their habitats; assessment against the CKPOM; indication of potential offsetting requirements in accordance with NSW policy and guidelines; related consideration of bushfire protection requirements/asset protection zones);  Preliminary or concept level reports on: traffic and transport; flooding and stormwater management; bushfire; reticulated sewer and water servicing; Aboriginal heritage; aircraft noise & safety;  For planning proposals within the Grahamstown Dam Drinking Water Catchment: – water quality modelling that demonstrates neutral or beneficial effect on water quality (provided post gateway determination);  For planning proposals seeking a commercial zoning - a preliminary economic assessment addressing supply and demand (provided at lodgement); and  For planning proposals seeking a site-specific additional permitted commercial use – an economic assessment (provided post gateway determination).  A development control plan may also be required. Clause 6.3 of the LEP requires the preparation of a development control plan for urban release areas prior to development consent being granted. The objective is to ensure that development occurs in a logical and cost-effective manner, in accordance with a staging plan, and only after site-specific development controls has been prepared. Preliminary or concept level reports need to indicate that relevant issues can be satisfactorily resolved if a planning proposal proceeds. Further information may be required after initial review by Council and further as part of any conditional gateway determination. A preliminary concept plan may be requested as a separate attachment to the planning proposal (refer to the EP & A Act s117 Direction 6.3 Site Specific Provisions).

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