Rodney Stevens
The Northern Regional Planning Panel will meet tomorrow (Thursday June 29) to determine the fate of a controversial $33 million 336 lot staged subdivision at James Creek, a project Clarence Valley Council has stated it doesn’t support.
The application by MPD Investments for lot 104 James Creek Road, James Creek proposes 329 residential lots, one commercial lot, four drainage reserves and two public space open areas on the 33-hectare site, bounded by James Creek Road to the east, Austons Lane to the south and large rural lots to the north and west.
The 329 residential lots, range in size from 434 square metres to 1016 square metres, with the exception of a 3120 square metre multi-unit site.
In 2014 the site was rezoned from RU1 Primary Production to a mix of R1 Residential, R3 Medium Density Residential and E1 Local Centre.
As the project is a ‘regionally significant development’ worth more than $30 million, the Northern Regional Planning Panel NRPP, comprising three government representatives and two Clarence Valley Councillors, will consider the development application.
From the moment it was announced, the subdivision has been marred in controversy, with Clarence Valley Council receiving 100 submissions and one petition with 171 signatures against the development when it was on public exhibition three times in 2022 and 2023.
Issues raised in the public submissions included urban design, density, land use conflict, local character, lack of public consultation, impact on services, stormwater management, flood evacuation, lack of public transport, vehicular and pedestrian safety and access.
Council’s final assessment report for the NRPP recommends the proposed development is not supported.
The report states a Deed of Agreement with the adjoining owner granting permission for the proposed discharge of stormwater and necessary easements has not been obtained, therefore satisfactory arrangements for stormwater infrastructure have not been achieved.
“Insufficient information and assessment of Council’s existing sewer system has been provided for Council to accept the proposed gravity sewer network to service the proposal,” the assessment report states.
The assessment report also details traffic issues, land use conflict, urban structure, density and the sensitivity of the proposed design to the existing landform and surrounds.
“Following consideration of the matters under Section 4.15(1) of the Environmental Planning and Assessment Act 1979, the provisions of the relevant State Environmental Planning Policies, the Clarence Valley Local Environmental Plan 2011 and Clarence Valley Residential Zones Development Control Plan 2011, it is recommended that the proposed development is not supported,” the assessment report states.
“The issues of stormwater management, sewer infrastructure, traffic infrastructure and land use conflict are all significant environmental issues that have not been adequately addressed by the Applicant.
“It is possible that design amendments and the submission of additional information may resolve these issues, however, as these issues remain unresolved at this time, they contribute to the reasons for refusal.”
The NRPP will meet online via videoconference at 4.30pm and interested people can contact the NRPP and register to listen.