Case Study 7 - Strategic Land Use and Intrastructure Planning Issues

OUR WATER FUTURE
Discussion Paper: A Conversation with Territorians
CASE STUDY 7
Strategic Land Use and Infrastructure Planning Issues
(Berry Springs)
Demonstration of
Strategic Policy Priority
5: Ensure resilient water
supplies and sanitation
The Berry Springs
Dolostone Aquifer currently
provides drinking water for
rural residents, supports
the iconic Territory Wildlife
Park and Berry Springs Recreation Reserve and is
utilised by economic activities in the area including
tourism and irrigated horticulture. The long identified,
but largely undeveloped Berry Springs District
Centre overlies the aquifer. The majority of the land
in the locality is currently included within Zones R
(Rural), RL (Rural Living) and H (Horticulture).
Zone R provides for a range of rural activities,
including residential, agriculture and horticulture, on
lots of a minimum of 8 ha. Existing subdivided lots
within Zone R accommodate a range of commercial
horticulture activities as well as rural living where
the larger lots provide the separation from activities
on adjoining lots. Large lots with Zone R are the
subject of current interest in rezoning to RL to
allow subdivision to 2 ha. There are concerns that
a significant increase in unregulated stock and
domestic use associated with smaller lots may
threaten the sustainability of the aquifer. There
are also concerns about the possible impacts of
commercial horticulture on lots within Zone R.
Current provisions which require consent for the
clearing of more than 1 ha of native vegetation
provide an opportunity to identify and take account
of the potential impacts on water resources.
Zone RL is intended to provide for rural living and a
range of rural activities. The majority of land within
Zone RL in this locality is vacant Crown land and
remains undeveloped.
Zone H provides for commercial horticulture and
applies to areas characterised by good soils with
access to water.
There is increasing interest in the development
of appropriately serviced Rural Activity Centres to
provide increased housing choice in the rural areas,
to increase the economic viability of the required
service infrastructure and to improve the provision
of local facilities and services to the residents in the
broader rural area. The draft of the Darwin Regional
Land Use Plan 2014 endorses the concept of Rural
Activity Centres. Infrastructure investigations to
inform more detailed planning for these centres are
currently in progress.
In addition to the benefits of activity centres
identified above, in the Berry Springs locality
there are additional constraints and opportunities
associated with such development. There are
a number of subdivided sections adjacent to the
long identified centre that are subject to current
rezoning interest to facilitate 2 ha subdivision. Such
subdivision is of concern for a number of reasons
including:
•
the potential for the unregulated stock and
domestic use of ground water associated
with 2 ha lots to detrimentally impact on the
sustainability of the groundwater
•
the limitations on the potential for future
subdivision to create smaller lots provided with
reticulated water and the associated potential
impacts on the economic viability of the service
infrastructure to support development of the
activity centre
•
the assessment of cumulative impact of
onsite wastewater disposal upon the receiving
environment and protection of ground waters
is difficult to evaluate without modelling at the
regional level.
Current infrastructure investigations will identify
options for the provision of the necessary service
infrastructure and inform an Area Plan to establish
the framework for future development. The
constraints and opportunities associated with both
ground and surface water will also be a significant
influence on the Area Plan.
The preliminary thinking is that smaller rural
residential lots provided with reticulated water will
minimise the potential impacts on groundwater
which may be associated with Rural Living lots of 2
ha or agricultural or horticultural use on rural lots.
•
Size of houses relative to potential treatment and
disposal area footprint
•
On-site wastewater system, i.e. primary,
secondary or tertiary treatment
Smaller lot sizes on unsewered subdivisions will
result in an increased density of on-site wastewater
systems thus risking the integrity of groundwater
supplies. . The actual minimum land requirements
to allow for construction of sustainable on-site
waste disposal options is reliant upon site based
constraints such as soil type and may not allow
for a mandated minimum lot size. The provision of
reticulated water is a critical factor, however the
minimum lot size for unsewered subdivision must be
determined on a case-by-case basis that considers
a range of factors pertinent to on-site wastewater
management, including:
•
Density of onsite wastewater treatment may
place further limitations on the ability to cluster
residential lots together.
•
Location to drinking water catchments, i.e.
Surface or groundwater
•
Provision of reticulated water
•
Location to sensitive receiving environments
•
Hydraulic loadings of soil
•
Topography including runoff and groundwater
migration directions
www.lands.nt.gov.au/planning/overview-of-planningin-the-nt
•
Soil type and groundwater depth
•
Setback buffer distance, especially between onsite wastewater systems and bores
•
Provision of primary and reserve areas
For further information:
For more information contact: Water Resources Division
P: 08 8999 4455 | E
: [email protected]
www.nt.gov.au/water