ROSNY HILL RESERVE, IS THIS GOOD URBAN DESIGN?
History of project to Date:
· Transferred management from Parks and Wildlife Service to Clarence City Council, in 2003 with assurances that the land status would remain the same and that any development would require the approval of the Parks and Wildlife Service.
· A Rosny Hill Master Plan designated two small areas for development including a viewing platform, parking and interpretation. This report is has for some time been available on the Clarence City Council web site.
· The Reserve is and has been a public reserve for many years. Its attributes include panoramic views of Hobart, the Derwent Estuary and the surrounding tree lined hills. The reserve includes remnant native bush, flora and fauna. Some plants have been identified as endangered and or threatened.
· Generally many residents believe some appropriate small scale development could be justified.
· The reserve is zoned Recreation under the Planning Scheme, and an attempt was made to submit an application to the council for re-zoning to an Environmental Management Zone.
The application by residents, including an initial 230 signatures was refused by council. The reasons being that the applicants had to have the approval of the owner (Parks and Wildlife Service) and the payment of a $17000. We then asked the council to assist us as ratepayers as they are managers of the land, this was also refused.
· Under the 2015 Interim Planning Scheme, the reserve incorporates overlay maps for a Natural Assets Code and a Bushfire- Prone Areas Code.
· The Threatened Species Section of DPIPWE has listed two threatened and endangered plants. These plants are located predominately in the area of the proposed large scale private commercial development.
· The Overlay code maps do not include all the relevant areas of threatened and endangered plants. To submit an application to upgrade the planning scheme to enable the Natural Assets Code to be an accurate record of the listed plants, as recorded by DPIPWE (the land owners) an application fee of $17000 is required from ratepayers. CCC planners advise that the overlay maps will not be automatically updated and the planning scheme will only take into account the current map information. Surely the land owner and the land manager can work together
· The council could be considered to be a co-developer, if so, is there a conflict of interest? It could be said that the intransigent council is not interested in the views of local residents.
· The latest version of the proposed privately owned commercial development threatens the local amenity of residents in a number ways. The buildings require extensive land clearing to open views from the complex and for bush fire hazard management.
· One of the greatest features of the existing panoramic views is the ability to view the estuary without the distraction of a foreground of suburbia. The existing natural vegetation provides an enhanced experience for a hilltop reserve.
· A large scale development of this type would provide a precedent for other tree lined hill tops that flank the length of the Derwent and make Hobart the special place that it is.
· 2015 Interim Planning Scheme:
Threatened and endangered plants have been listed by DPIPWE (the land owner)
These plants are predominately located at the site of the proposed development.
The Rosny Hill neighbourhood has traditionally been isolated with quiet streets. Over the years additional facilities have been provided that influence the traffic flow. Whilst these facilities are welcome, there comes a stage when the number of vehicles may be beyond the original street design. There are currently sporting, educational and cultural assets that contribute to traffic flows. The new development that includes restaurants, accommodation and a convention centre are expected to increase volumes through narrow residential streets.
The road entrance to the Rosny Loockout is expected to be a congested area and will have implications for the adjacent church and funeral chapel
Current visitors to the lookout can be heard by be heard by adjacent residents, especially in the evening. As the proposed development extends further down the hill slope, residents are likely to hear more noise.
Hours of operation:
The 2015 Planning Scheme requires hours of operation in a Recreation Zone, to be limited to 7.00am to 8.00pm Mondays to Fridays and 8.00an to 6.00pm Saturdays
There would appear to be a conflict with a restaurant operation.
The planning scheme requires a maximum height of 10 metres. This may be difficult in parts of the current design due the gradient of the hill where the south facing elevated lookout extends down the hill face.
· The elected council represent the residents, the public land belongs to the people, and yet the council won’t listen to the residents.