PART FIVE – PLANNING ACTIONS
Rutherford Industrial Investigation Area
Physical Description
The Rutherford Industrial Investigation Area is bounded by the railway line
in the south, by properties fronting Winders Lane in the west, and by the
existing Rutherford Industrial Estate in the east. It includes the site of the
Rutherford Aerodrome and provides a flat, contiguous area of around 450
hectares, as shown in Figure 23 Rutherford Industrial Investigation Area.
Existing Development
The boundaries of the Investigation Area have included the whole of the
Rutherford Aerodrome, despite the existence of runways and buildings
used by the Royal Newcastle Aero Club. This does not imply that the Aero
Club will cease operations or that industrial development will be
undertaken across the whole of the Investigation Area. However, it will
be necessary to consider the relationship between any proposed industrial
development and the Aero Club.
Assuming that the Aero Club remains, the potential for industrial
development is likely to be limited in the area to the north of the
Highway. Nevertheless, it is possible that industrial development could
coexist with the Aero Club on an on-going basis. Considerations will
include noise impacts and attenuation and obstacle limitations.
To the south of the Highway, the Investigation Area contains a few
existing dwellings with frontage to the New England Highway.
The
Investigation Area also adjoins dwellings with frontage to Winders Lane
and the New England Hwy. These dwellings are situated above the site
and any future industrial development will therefore be visible from the
dwellings. Potential impacts such as noise and odour will also need to be
considered.
The future of existing uses on Kyle Street, including local motorcycle clubs
and the stock saleyards will need to be considered in the context of future
industrial development as well as access and environmental outcomes for
the area.
Access
Access points to the New England Highway will need to be limited and
should not include direct access to industrial buildings. The standard of
the New England Highway will also be a key consideration.
Access between the existing industrial estate and new industrial
development will need to be considered to avoid the need for traffic to reenter the New England Hwy on local trips.
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Visual Impact
The Investigation Area straddles the highway at one of the major gateway
entries to the City. It is therefore imperative that the visual impact of
development in the area is coordinated and designed so as to present a
positive image of the City. The design of a new visual gateway should
also consider potential to incorporate compatible improvements for
existing development in the existing Rutherford Industrial Estate.
Environmental
A local catchment analysis will be required, including assessment of the
potential for impacts on water quality and quantity and land degradation
issues such as salinity and acid sulphate soils. Impacts on native flora
and fauna will also need to be assessed. This includes an area of Hunter
Lowland Redgum Forest, an endangered vegetation community, which has
been mapped by Council (Hill; 2003) within the study area.
The Investigation Area includes native vegetation with linkages to
vegetation in the north and south and has been identified as an
opportunity corridor in Council’s Greening Plan.
The status of this
vegetation and the potential to retain linkages will be a key consideration
in future investigations. The integration of buffers within the area to
supplement existing vegetation may be an appropriate outcome from a
range of perspectives, including visual and environmental (e.g. water
quality).
Flooding
Flooding will need to be addressed for the site including local overland
flows and the availability of flood free access.
Conclusion
The Rutherford area displays the clearest opportunity for planning for
future expansion of employment lands within the Maitland LGA. Regional
supplies of industrial land and the changing nature of industrial activities
will have an effect on the demand for additional industrial land.
It is therefore proposed to stage the release of land in the Rutherford
Investigation Area so that adequate supplies are available to meet the
short-term demands for employment land, with options for land releases.
The Category 1 area has a yield of approximately 60 ha of industrial land.
Anambah Preliminary Investigation Area
The Anambah area covers approximately 428 hectares to the west of
Anambah Road, as shown in Figure 24 Anambah Preliminary Investigation
Area. The approximate boundaries of this area are defined by natural
water features and flooding in the south and west, and by topographical
features (i.e. 50m contour) in the west and north.
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The 50 metre contour coincides with the approximate limit of native
vegetation on the visually significant ridgeline that extends North- South
from Gosforth, via Windella to Winders Lane. This ridgeline provides the
backdrop for the area and will help to ensure that any future development
is not overly dominant in the landscape.
The Anambah area is almost totally cleared of vegetation due to a history
of low intensity grazing. There are a number of drainage lines throughout
the undulating terrain, which show signs of erosion and potential for
rehabilitation in conjunction with any future development.
Land uses within the Anambah area include grazing, viticulture, tourist
activities and equine establishments.
Investigations will include the relationship to the Maitland Aerodrome, the
provision of flood free access and the impact of development within the
local catchment.
The Anambah area is currently not serviced by reticulated water or
wastewater, and the provision of these services will be essential for any
residential development.
Council will therefore commence early
consultation with the Hunter Water Corporation.
Early indications suggest that there could be capacity for a sustainable
future community in the Anambah area and that Council should begin to
consider the long-term future of the area in consultation with other
stakeholders. However, given the extent of zoned land nearer to existing
urban services and the recommended timing of investigations elsewhere
in the City, the Anambah area should only be viewed as a long-term
growth option with the possibility that detailed investigations may occur
outside of the period of this strategy.
Lochinvar Fringe Preliminary Investigation Area
The Lochinvar Structure Plan identified the need to address the interface
between the existing urban areas on the eastern front of Lochinvar and
the expansion of Lochinvar into the rural fringe area in the west. A
Preliminary Investigation Area is shown in Figure 24A Lochinvar Fringe
Preliminary Investigation Area.
In the east, land between the proposed urban expansion of Lochinvar, the
proposed expansion of Rutherford Industrial area, and the existing rural
residential estate of Windella, comprises small rural lot development. The
future zoning and expected land uses within this area are not known and
will be investigated in conjunction with a review of Council’s Citywide LEP.
It is likely that parts of this area are suited to small rural lot development
to maintain appropriate buffers between the urban interfaces, taking into
account the proximity of the industrial land development and the local
aerodrome.
Noise constraints from the New England Highway and
maintaining appropriate setbacks and buffers will be a key consideration
for future development.
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Land to the north of the New England Highway in this location is to
address the visual impacts of development on the site and its effect on the
approaches both into Lochinvar and into Rutherford.
A small area of land on the western front of Lochinvar has been identified
incorporating land already identified in the Settlement Strategy, existing
small lot development along Windemere Road and following topographical
features linking this area to the St Helena development on the southern
side of the highway. The land is constrained by flooding, drainage to the
Hunter River, visually significant corridors, and heritage issues. Kaludah
House is located on the adjoining lot, and part of the Investigation Area is
located within the visual catchment of this regionally significant heritage
item. This matter must be considered in any investigations.
The intersection to be provided at the St Helena site is on the crest of the
basin defining the urban built up area of the Lochinvar township. Any
development of this area needs to be considered in its context as the
gateway entry to Lochinvar.
A number of properties identified on the limit of this investigation area
may only achieve limited development potential in the immediate time
frame or may not proceed. Land beyond this boundary to the west is
defined by the Greta escarpment and undulating to the flood plain. As
such, development further west cannot be included or considered until
such times as a review of the land capabilities and the housing demand
has been reassessed for the current study area. Access from the New
England Highway in this location is currently restricted and as such relies
on access through properties fronting Luskintyre Road.
It is proposed to further investigate both these precincts in conjunction
with a review of the Rural Lands Strategy for the western rural area of the
LGA, to ensure the proper management and protection of rural lands. A
review of Heritage Items in rural areas is also to be undertaken to provide
guidance for appropriate land use zoning and planning controls to ensure
the accurate identification, protection and management of both the
buildings or items and their cartilages. These will have implications for
the expansion of development west of Lochinvar.
Maitland Vale Preliminary Investigation Area
Initial constraints analysis has identified land north of the Bolwarra/ Largs
locality as a potential long-term investigation for the future urban
development of Maitland. The Maitland Vale Preliminary Investigation
Area is defined by the North Coast rail line, flood prone land, existing
development, topographical limitations and areas of significant vegetation
coverage. A Preliminary Investigation Area is shown in Figure 25 Maitland
Vale Preliminary Investigation Area.
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It is unlikely that residential development at Maitland Vale would be
necessary during the lifespan of the Settlement Strategy, however, if a
high population growth is sustained, initial investigations may be
commenced in the next 10 years. This Preliminary Investigation Area has
been included in the Settlement Strategy to give an indication of Council’s
long-term growth patterns and to inform land use activities in the Maitland
Vale area over the next 10 years.
Whilst the land is currently not serviced by adequate infrastructure to
support urban development, the Investigation Area is adjacent to the
Mindaribba train station and Paterson Road, and will be serviced by the
third crossing of the Hunter River.
Investigations at Maitland Vale may also warrant a re-examination of land
development within the Bolwarra/ Largs area.
Infill development areas
A review of residential approval statistics over the five year period
between 2001 and 2005 shows that a number of dual occupancy and
medium density housing proposals are relatively small as a proportion of
the total approvals for residential buildings. The greatest concentration of
medium density development is in the Eastern Sector, especially in East
Maitland and Raworth. In recent times, Council has approved number of
multi unit development within the CBD area which indicate a growing
interest in this type of development within the LGA.
Urban consolidation helps to lower the need for new physical
infrastructure, utilises existing facilities more efficiently, and reduces
urban sprawl into agricultural areas and areas that might otherwise
become conservation areas.
The Settlement Strategy has identified a number of existing urban areas
where consolidation should be investigated. These areas have been
identified as preferred sites for consolidation and redevelopment as they
are located around transport nodes and have a possible surplus capacity
for human and physical services.
It is initially suggested to focus higher density development and redevelopment in centres at Rutherford, East Maitland and Thornton, as well
as the commercial areas of Greenhills and Central Maitland. Careful
planning is required to determine a coordinated suite of urban design
criteria, infrastructure and service provision and suitable development
objectives and incentives. It will be necessary to prepare a structure plan
for each infill site prior to major new development. Council will determine
the priorities for the infill sites based on demand and resources. A target
of 3,000 dwellings is set for the six infill sites.
Five infill areas have been identified and are shown in Figures 26, 27, 28,
29 and 30.
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