Serious concerns have been raised over the Byron Shire Residential Strategy 2041 by the 12 Byron Shire-wide associations that make up Community Alliance for Byron Shire (CABS).
These concerns include flooding, infill, infrastructure and loss of food security in rezoning agricultural land for housing.
CABS representatives recently met with Council staff to discuss issues arising from the Housing Options Paper, a document that will help ‘refresh’ the Byron Shire Residential Strategy 2041.
Photo Mullum Residents Association social media page
Flooding
‘CABS cited flooding as one of the community’s biggest fears, yet Council policy includes building in flood zones,’ a CABS spokesperson told The Echo.
‘Houses already on floodplains need protection from fill and require stilts or piers, other aspects include safety and health. These factors compound, and need to be reviewed together before finalising a good housing plan. The residential strategy requires 2022 flood study figures, not outdated ones.’
Council has applied for a grant to reassess North Byron catchment and have made it clear that nominated residential sites on floodplains need thorough investigation for suitability and impact on surrounding areas.
Council staff told CABS in response to their concerns over flooding, ‘The North Byron flood study assessed, for the first time, impacts of fill over time and identified fill exclusion zones. The new flood study needs to look at fill holistically rather than at development application level.’ They also highlighted that the North Byron Flood Assessment will have to be updated before this strategy is adopted.
Infill
The state government target for infill development to supply 40 per cent of future housing is one area that needs to be carefully considered say CABS.
Historically the Byron Shire has fought to keep building heights low, currently at 9m for the majority of the Shire, to ensure that the unique character of the area is retained. This has seen developers regularly push the height limits particularly in Byron Bay.
Council has received state grant funding to assess increased development density south of the Byron Bay town centre. The interface with the environmentally sensitive national park will be part of this study. In Brunswick Heads, the ‘old Bruns’ heritage may or may not be saved from demolition in favour of holiday flats.
Concerns from CABS around the push for infill include ‘decreased lot sizes, increased height limits to 11.5m enabling three storeys, increased floor/space ratios; effects on loss of amenity and village character; loss of outdoor space, solar access and privacy; impacts on over-stretched infrastructure; impacts of stormwater, runoff and domestic animals on neighbouring environmental conservation areas and biodiversity.’
The infill process includes community consultation, planning control considerations, revised character statements and capacity assessments which provides space for the community to contribute to the process.
Is the infrastructure up to the task?
Infrastructure which includes everything from the supply of safe drinking water to sewage treatment are key elements that must be addressed if the Byron Shire is going to be in a position to accommodate a significant increase in residential dwellings and businesses.
‘CABS concerns include: environmental effects of Council’s plans to move Ocean Shores sewage to Vallances Road,’ explained the CABS spokesperson.
‘The declining Brunswick River water quality requires monitoring before more sewage is added. There is a lack of augmentation capacity at Vallances Road sewage plant while the Mullumbimby infiltration problems cost ratepayers $500,000 a year, yet sewerage pumps flash after 60mm of rain. The undersized stormwater system will not cope with infill development while roads, schools, hospitals, sportsgrounds, recreational needs and more must also be accounted for.’
It’s understood that when the state government endorses Council’s strategy, capital works will be reviewed to inform if existing infrastructure can be upgraded or needs replacing. A NSW Department of Planning audit will determine the support required to deliver housing, with consultants identifying priorities and needs.
Food security
‘The need for housing both across the state and Australia in general is an issue for all levels of government, so is the need for regional food security and ensuring fertile lands are not lost to housing to detriment of the broader community’, CABS say.
Council staff told CABS, ‘Investigation areas need more detailed studies, including updated flood data, to determine if overall improvement can be delivered. Rezoned agricultural land will retain a component for food security’.
‘Concerns have been raised around the ‘loss of food security in rezoning agricultural land for housing; rezoning residential areas from R2 low density to R3 medium density; how council can benefit from capital gains acquired through rezoning; feasibility of low-income housing on expensive land; and prevention of “land banking”’, say CABS.
Council staff told CABS, ‘In rezoning new release greenfield sites, Council will capture a percentage of land for “affordable housing” held in perpetuity, pending property owner agreement. Rezoning areas to medium density will permit the construction of residential flats. Changes to future Local Environment Plans could include sunset clauses to prevent the state-wide problem of land banking.’
CABS say, ‘It remains to be seen if the residential strategy includes room for genuine compromise between Council and community. Joining your local community association ensures your views are heard. If you’d like to contribute to the future direction of our Shire, sign up now!’.
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