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The proposed development sits over one of the largest contiguous areas of private landholdings in the Greater Darwin region, which means it can be brought to market sooner.
It is well serviced, close to existing infrastructure, and our investigations suggest that vast sections of the land are ideal for multiple types of development.
Noonamah Ridge will be designed in a way that is sympathetic to existing development at its boundaries. All possible efforts will be made to minimise and avoid inconvenience to local residents.
Intrapac plans to create a village lifestyle within Noonamah benefiting those who live directly within the community and surrounding areas. Importantly, residents will over time be able to access new parks, community facilities and other amenities as they roll out during the development.
The proposed planning scheme amendment is for a change of zone from Zone R (Rural) and Zone RL (Rural Living) to a Specific Use Zone. The Specific Use Zone is intended to guide the extent of further investigations, before the land can be developed. If the studies find in favour of development, the Specific Use Zone will then facilitate and manage the development of two rural activity centres surrounded by rural lifestyle housing sites.
A Specific Use Zone is used when normal zones do not provide enough guidance on the use of an area, usually because of particular constraints on the land.
For this proposal, the proposed Specific Use Zone establishes guidance and the need for extra investigations to demonstrate how the land could be developed. These studies must be done prior to any subdivision and development. This includes the need to identify a sustainable water supply, and the need to connect the land to reticulated services (the pipes and wires for electricity, water
The applicant has proposed the Specific Use Zone to ‘lock in’ the work they have to do to support
the eventual development. If the land is rezoned as proposed, it would give the developer certainty
that they will be allowed to proceed with development IF all the matters set out in the Specific Use Zone are addressed to the satisfaction of the Development Consent Authority.
The Specific Use Zone requires a masterplan for the entire site prior to any development. The masterplan must identify how the essential infrastructure and services, like roads, water supply, schools and community facilities will be provided, and how areas of environmental significance will
be protected and managed into the future.
The Development Consent Authority will be responsible for exhibition and endorsement of the
A Specific Use Zone was previously proposed for this area and has since been revised by the applicant. Exhibition of this proposal to amend the NT Planning Scheme to introduce the Specific Use Zone will give the community the opportunity to comment on the revised proposal which:
has the potential to increase housing choice in the region;
will reduce the impacts of further unserviced rural development on ground water in the
will improve the economic viability of local facilities including shops, schools and community
halls to meet the needs of existing and future residents;
accords with policy for the future development of the Darwin Region as established by the
Darwin Regional Land Use Plan and the Litchfield Subregional Land Use Plan.
Development will be focused around two activity centres and will include:
urban lots of a minimum of 800 m2 around commercial and community facilities and services in defined activity centres;
rural residential lots of a minimum of 4000 m2 immediately around the activity centres;
rural residential lots of a minimum of 1 ha in areas further away from the activity centre but still relatively close to an activity centre or to open space or community facilities; and
rural living lots of a minimum of 2 ha and rural lots of a minimum of 8 ha as a buffer to adjoining established rural lifestyle localities.
The intention is also to provide:
an industrial / enterprise area to create local employment opportunities; and
a significant open space and natural areas network 875 ha to create amenity for residents and protection for areas of environmental significance.
It is worth noting that such a development vision can only be achieved if the studies required by the Specific Use Zone find in favour of this approach.
The Specific Use Zone does not permit the establishment of more than 4200 residential lots.
Any lots less than 2 ha must be connected to a piped water network and will not rely on bores. The strategy to supply that water will depend on approval from relevant authorities including Power and Water Corporation and the Department of Natural Resources and the Environment. Approvals will only be granted if there is minimal impact on the groundwater resource.
The proposal will minimise the impacts of future subdivisions that could create larger lots which rely on bores by introducing smaller lots that are connected to the piped water network.
The specific use zone requires the developer to demonstrate that any lots larger than 2 ha are able to access a sustainable supply of groundwater.
It is not either / or.
The focus of regional planning is to accommodate growth in undeveloped areas to minimise the
impacts of growth on established areas.
In the long term, growth in the Darwin region will be directed to urban areas at Holtze, Murrumujuk and the new city of Weddell, and also to transition areas in the Hughes / Noonamah locality.
Development of transition areas contributes to diverse lifestyle choices to allow for a range of lot
sizes in communities that are smaller than the future city of Weddell.
As required by the Planning Act 1999, the Northern Territory Planning Commission (NTPC) will invite all submitters to a hearing and provide a report to the Minister on the issues raised in the submissions.
The Minister will consider the submissions and the report from the NTPC before making a decision and providing the public with written reasons for that decision.
The NT EPA does not actually issue an approval.
The NT EPA assessment report concluded that the project can proceed with acceptable impacts on the environment provided that certain recommendations of the report are put in place.
The Specific Use Zone includes the necessary controls to implement the recommendations proposed by the NT EPA to minimise potential environmental impacts.
The Specific Use Zone requires exhibition and endorsement of a masterplan prior to any development. Any future amendment to the masterplan will also require exhibition.
Each stage of the subdivision will require exhibition and normal planning processes will provide the opportunity for submitters to be heard by the Development Consent Authority.
A decision about the Specific Use Zone will be made following consideration of all the issues raised during exhibition.
Under the current zoning, the land could be subdivided into a number of 2 ha and 8 ha lots with consent from the Development Consent Authority.