Point Samson Structure Plan Community & Stakeholder Workshop 3 Recommendations Presented by: Cardno 4 November 2014
Welcome and Introduction • Introduction • Housekeeping • City address and welcome Point Samson Structure Plan
Strategic Planning Framework What – Where – When - How Pilbara Planning & Infrastructure Framework (Region wide) What Local Planning Strategy (City wide) Where Karratha Point Samson Wickham Roebourne Dampier City of the North Structure Plan Structure Plan Structure Plan Structure Plan How City of Karratha Town Planning Scheme #8 When / $ ISP & Long Term Financial Plan Infrastructure / Facilities Schedule Point Samson Structure Plan
Time Item Duration Agenda 5:45 Registration 15 mins Opening 10 mins 6:00 Project Overview 5 mins 6:10 6:15 Coastal Processes 5 mins 6:20 Waste Water Options 5 mins Constraints Mapping 10 mins 6:25 6:35 Draft Structure Plan 5 mins 6:40 Focus Areas for Future Development 10 mins 6:50 Break 15 mins 7:05 Road Network 5 mins Precinct Plans 15 mins 7:10 7:25 Foreshore 10 mins 50 mins 7:35 Group Discussion Where to Next 5 mins 8:25 8:30 Close 30 mins Point Samson Structure Plan
Project Overview Point Samson Structure Plan
Project Purpose Prepare a structure plan to guide future growth of Point Samson to: • accommodate an ultimate population of up to 500 people, with the potential of up to 1,000 people, in a logical and staged manner that can meet demand as and when it arises. That means the plan will be: • Future proof (allows flexibility to respond to future conditions) …and Point Samson will be: • Development ready (no need for future rezoning if demand for development arises) Future development will need to be: • low impact • environmentally sensitive • allow for coastal processes/ predicted sea level rise • economically and socially sustainable Point Samson Structure Plan
Settlement Hierarchy Point Samson Structure Plan
Community Objectives From Workshops 1 and 2 (April and May 2014) – key directions: 1. Remain a viable small coastal node • sustainable tourism industry • marine focussed recreational opportunities • limited growth – about 500 – 1,000 people 2. Retain low key, coastal village character • low density – larger lots • low scale buildings 3. Environmentally sensitive response • topography • environment • coastal processes 4. Improved local amenity • streetscapes • open space • infrastructure Point Samson Structure Plan
Progress since Workshop 2 Point Samson Structure Plan
Since Workshop 2 • Further coastal processes investigation for specific parts of the coast within the Structure Plan area. • Investigation to assess the preliminary feasibility of different wastewater treatment options for the Structure Plan area. • Updated opportunities and constraints mapping. • Draft Structure Plan. • Draft Precinct Plans. • Reconciliation of foreshore management plans based on coastal investigations and environmental advice. Point Samson Structure Plan
Coastal Investigations • Site specific: • Stormbite modelling • Long term coastal processes assessment • Orientation • Landforms • Vegetation The State Coastal Planning Policy provides guidance for new development on the coast. It outlines criteria for use in determining the appropriate Physical Processes Setback (PPS). The criteria are very conservative. The PPS should provide a low level of risk to the development from coastal erosion over a 100 year planning horizon. Point Samson Structure Plan
Looked in detail at: • Northern Coastline • Town Beach • Mangroves • Southern Coastline These sections are adjacent to most likely future development areas. Point Samson Structure Plan
Comparison 2010 & 2110 AEP (Annual Exceedance Probability) is the chance of an event occurring annually. • Erosion - 1% AEP (1 in 100) • Inundation – 0.2% AEP (1 in 500) • Horizontal setback datum • Predicted erosion • Predicted inundation 2110 2010 Point Samson Structure Plan
Comparison 2010 & 2110 - Inundation 0.2% AEP (1 in 500 years) 2110 2010 Point Samson Structure Plan
Coastal Conclusions • Predictions very conservative as required by Coastal Planning Policy. • 100 year planning horizon • Point Samson is ‘macro - tidal’ - impacts generally likely to be less except when storm surge and high tide coincide • Proposed new development within identified vulnerable areas will require more detailed plan - coastal hazard risk management and adaptation plan (CHRMAP) – to demonstrate acceptability. Point Samson Structure Plan
Wastewater Investigations • Option A – Onsite Disposal • Option B – Centralised Sewerage System • Option for Potential Tourism Development (Vitenberg Drive) – onsite disposal Point Samson Structure Plan
Option A - Onsite Disposal Option A 1 - Traditional Septic Tanks Option A 2 - Aerobic Treatment Units 75m 2 area required per household 30m 2 area required per household • • Minimum lot size 1,000m 2 (Country Minimum lot size 1,000m 2 (Country • • Sewerage Policy) Sewerage Policy) • • Need to confirm presence/depth of Need to confirm presence/depth of aquatard layer – 1.2 m clearance aquatard layer required Point Samson Structure Plan
Option B - Centralised Sewerage Reticulated sewerage gravitating to pumping station then pumped to treatment plant outside town • Most of town could be served by one pump station • Some low points would require additional pump stations or remain on-site disposal • Between Mears Drive and McCourt Street - difficult to service • Retrofitting built up areas (infill) is costly • protect existing services, structures • restoration • disruption – very deep excavations (5 metres) • traffic management Point Samson Structure Plan
Centralised Sewerage Cost Estimate Infill and Expansion Infill Only • • Upfront $6,520,000 +/- 75% Upfront $3,720,000 +/- 75% ($16,800/lot) ($33,500/lot) • • Monthly ongoing $38,640/month Monthly ongoing $33,640/month ($100/lot/mo) ($303/lot/mo) • • Not costed: Not costed: • • Irrigation/disposal treated Irrigation/disposal treated wastewater wastewater • • Private connections Private connections • • Decommissioning and removal Decommissioning and removal septic tanks septic tanks Point Samson Structure Plan
Wastewater Conclusion • Low growth • High up-front and ongoing costs. • Costs would have to be recouped – owners and consumers. • A wastewater operator would be required. • Assumed unviable for planning purposes. • Assume on-site disposal will be necessary for future development. Point Samson Structure Plan
Option for Tourism Development Site Assumed site area 16,051m 2 – 80% • developable (20% driveways etc) • If no infill sewerage (likely) then how much development could be accommodated with on-site disposal? 25m 2 disposal area per unit required • Single storey (2,225m 2 disposal area) • – up to 184 units Double storey (3,200m 2 disposal • area) – up to 266 units Point Samson Structure Plan
Developable Area Constraints mapped: • Coastal processes (erosion and inundation 100 year horizon). • Steep slopes (>10%) – minimise need for cut and fill earthworks. • Areas visible from key vantage points (main approach routes). • Assumed viable sand mining buffer. • Conservation areas. Sieve map: • Areas not affected by these constraints assumed available for development • Helps define new development area/s Point Samson Structure Plan
Coastal • 2110 predicted storm event erosion • 2110 predicted storm event inundation Point Samson Structure Plan
Steep slopes • Land steeper than 1:10 generally unsuitable for development • Slope defines drainage catchments Point Samson Structure Plan
Viewsheds • Minimise impact of development on views on the approach to Point Samson • Mainly defined by outcrops on north side of road • Mangroves on south Point Samson Structure Plan
Conservation • Dunal complexes • Mangroves • Saltmarsh Point Samson Structure Plan
Sand Mine • “Temporary” constraint. Point Samson Structure Plan
Potential Development Areas • Relatively unconstrained areas that could be developed. • Not absolute but a good guide. Point Samson Structure Plan
Draft Structure Plan Proposed Zones and Reserves • Strategic Industry (Anketell Buffer) • Conservation, Recreation and Natural Resources • Urban Expansion • Future Investigation Area • Parks, Recreation and Drainage • Special Use Harbour and Tourism • Residential R10 • Tourism • Local Centre • State and Regional Road • District Road Point Samson Structure Plan
Focus Areas for Future Development • Future residential 1 R10 density (unsewered). • • Rezone from Rural to Area: 12.87ha approx • Development. Approximate lot yield: 102 • • Local structure plan to provide for Approximate population: 250 servicing, location of parks, etc. Point Samson Structure Plan
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