303 Blackhead Road, Hallidays Point NSW 2430

• The development as a ‘gated community’ is not what is required in Tallwoods. We are an open community and don’t want an ‘us and them’ situation to develop.
• Where is the nearest Gateway Lifestyle development and can residents of Tallwoods visit it before Council makes a decision on the DA?
• The block sizes are too small when compared to Tallwoods Village where the average block is almost 4 times larger. Such small blocks will not promote ‘open space’ living.
• Will the developer agree to complete the construction of all homes within a 12 month period to minimise the disruption to Tallwoods residents?
• There should be an open space area for each 10 blocks.
• Will the ‘Community Club’ be open to all Tallwoods residents?
• Will the road system ultimately link up with Lake View Way?
• What is the expected completion date for all works shown on the submitted DA?
• Will Council extend the cycleway to Black Head Beach during the construction period?
• Will the developer provide ‘under street’ access to the golf course for those who want to drive their golf carts to the existing course?
• Will the ‘Community Club’ include a café or restaurant?
• Will the bowling green, pool etc. be available to Tallwoods residents?
• Why are the existing mature trees not being preserved in this proposal?

Gateway Tallwoods.

Just another degradation of the real estate values for the current Tallwoods home owners, who have built quality homes on sizeable blocks of land and in keeping with the surrounds of the estate.

The Gateway exercise is not in keeping with the quality surrounds of the area.

The Boulevard, is the only formal exit joining the main thoroughfare Blackhead Rd for all Tallwoods Estate residents. It seems little or no thought has gone into the future traffic management, with an extra 202 homes from the planned Gateway Estate to use this common exit plus the planned caravan park opposite the Boulevard on Blackhead road and no plans to address what is to become a major intersection of traffic.

During the holiday periods with the normal Tallwoods residents use, access onto Blackhead Rd can be quite difficult, then throw into the mix an extra 202 homes also using the Boulevarde plus the exiting traffic from the proposed caravan park opposite and it will be a total mess with the possibility of many incidents/accidents.

I agree with everything that mr Les Burke has written regards this development, also why can,t we have a public meeting with a council rep, just for a start........
Very dense development Area is already well developed and traffic into and out of Tallwoods is increasing as new homes are built.
Roads are very narrow traffic parking, Small number of visitor car parking bays. Traffic could spill out onto Coastal View Drive,
Main entrance is onto Coastal View drive at the bottom of a very steep hill. This is also where traffic from the approved DA for Golf accommodation is to enter Coastal View Drive.
The manufactured homes do not comply with BASIC building codes that apply to other residential dwellings.
Council does not receive rates from individual owners, only one rate from the Park as a whole. Extra strain on resources, with only a small increase in revenue.
Will affect housing values in a negative way
The development as a ‘gated community’ is not what is required in Tallwoods. We are an open community and don’t want an ‘us and them’ situation to develop.
Where is the nearest Gateway Lifestyle development and can residents of Tallwoods visit it before Council makes a decision on the DA?
The block sizes are too small when compared to Tallwoods Village where the average block is almost 4 times larger. Such small blocks will not promote ‘open space’ living.
Will the developer agree to complete the construction of all homes within a 12 month period to minimise the disruption to Tallwoods residents?
There should be an open space area for each 10 blocks.
Will the ‘Community Club’ be open to all Tallwoods residents?
Will the road system ultimately link up with Lake View Way?
What is the expected completion date for all works shown on the submitted DA?
Will Council extend the cycleway to Black Head Beach during the construction period?
Will the developer provide ‘under street’ access to the golf course for those who want to drive their golf carts to the existing course?
Will the ‘Community Club’ include a café or restaurant?
Will the bowling green, pool etc. be available to Tallwoods residents?
Why are the existing mature trees not being preserved in this proposal?
Not against a housing Development, but it should be in keeping with surrounding area.
Further questions that should be asked of Council are listed below
Plans attached to the DA cannot be read because they have been reduced to a small scale. Will council make full size plans available? Where and when?
Why is there no plans for a typical house attached to the DA?
How will residents in one home accommodate more than one car?
202 homes could mean 50 visitors. Where will they park?
Are the streets wide enough for a car to pass if there is a stationary car on each side of the road/
Will the homes meet current Council requirements for set back, and distance between homes? If not, why not?
Will council call a public meeting with representatives of the development in attendance?

• This is an unnecessary development as the plans for Happy Hallidays and the new Hallidays Point Caravan Park opposite the entrance to Tallwoods will have sufficient manufactured homes sites for this location.
• What is the maximum number of manufactured home sites allowable under existing Council or State Government legislation? Is this maximum only on a per site basis or as a percentage of the local resident population? If not, it should be legislated.

I feel the community and residents of Tallwoods must be in consultation with council and Gateway before any approval is given. This proposed development would severly impact traffic on Coastal View Dr and the Boulevard, defiantly devalue the homes in Tallwoods. An over 50's lifestyle village like Laurieton residential village would be more in keeping with the area and possibly more acceptable to the community. 202 dwellings is ludicrous on 25 acres.

If a Retirement Village concept is to be built in this area, why doesn't it have to comply with the same building restrictions that residents of Tallwoods have had to comply with? Tallwoods Estate has always had strict building codes and residents take pride in its aesthetic appearance. Why would Council lower the standard of an already established estate by allowing what would look like temporary, overcrowded accommodation? Surely Gateway should be made to comply with the existing Council initiatives and the codes that the residents of Tallwoods have complied with and not be given special dispensation to build cheap housing which would be highly visible at the entrance of an already established Estate? These dwellings should be in keeping with the houses they adjoin.

Why should Gateway be given dispensation when it comes to construction? Gateway should be subject to the same rules that other residents of Tallwoods are and the constructions should be conducive with the surrounding environment.

If the Retirement Village is to go ahead, there needs to be more than one entrance/exit. Coastal View Drive will not cope with the extra traffic. Coastal View Drive was designed to accommodate the traffic from Tallwoods Village and even now struggles at times to cope with the construction industry and their trucks due to the number of new constructions in the recently released blocks.

Further Blackhead Road, in its current condition, is not capable of coping with another 200 dwellings. The road is too narrow and is always full of potholes. The road would need to be widened to cope with the extra traffic both from Hallidays Point and from The Lakes Way.

If Council sees fit to approve the Retirement Village, there needs to be provision made for a second entrance/exit from Blackhead Road or Lakeview Drive for the convenience of the occupants and the residents of Tallwoods Village. One small entrance into a residential street, as proposed, is untenable.

What is the intention of the Developer 'Gateway Lifestyle' with this application?
- 202 off site manufactured homes with amenities building and a managers residence
Is this an extension of the present caravan park opposite Tallwoods, which is even not
finished?
Tallwoods is a 4star well established development with 'open space' and still blocks
available.
A dense development like the proposed one ruins the attractions of Tallwoods.
Is that in the interest of the Council?
Traffic on Black Head Road will be a problem - Traffic into and out of Tallwoods is
increasing as new homes are built.
- Not against a housing Development, but it should be in keeping with surrounding area

Cheap and dense housing means in my opinion just more social problems and creates crime and their is no need for it in a nice development like Tallwoods.

As a long term resident of Tallwoods Village, November 1999 we shifted in, I have enjoyed the village life & togetherness of this development. There was a lot of thought and planning that went into Tallwoods so that it's residents could enjoy their life here and now we find that Gateway Developments have taken advantage of the hard work and money spent by the developers of Tallwoods to denigrate what Greater Taree City Council used to say was the Gem of their ratings area.
I think Council would be mad to even consider this development because they will be losing money as it will only be rated as a single development not like Tallwoods where each dwelling is rated individually. If Council has that much money that they can afford to give away rates on 202 dwellings then I think our rates should be lowered as well.

As a long term rate payer to Greater Taree City Council I hereby am lodging my objections to the proposed Gateway Development next to Tallwoods Village on the following grounds:
1) The total unsuitability of the development which will be associated with Tallwoods due to the entry via The Boulevard.

2) It will further devalue the existing properties within Tallwoods estate for example, my property has gone from a VG of $142K to $84K in a period of 10 years at a time when prices are supposedly on the increase. There are some existing properties in Tallwoods valued at over $1M what would this development do to their value in the future.

3) Traffic through the intersection of The Boulevard and entry to the newly constructed Caravan park opposite will change the said intersection into one of the busiest in the area. Also the increase in the volume of traffic including large caravans turning into the park will require some type of traffic control, i.e. a large roundabout (more expense for the Council) or traffic lights in the future.

4) There are, at the moment, limited medical facilities for permanent residents, 1 Pharmacy, 1 part time GP which is inadequate even now.

5) Is the Gateway Development going to be for permanent residents, holiday lettings or will it be a retirement village?

6) Will Gateway be rated as a single unit paying only a discounted rate on 202 dwellings whilst those of us who chose to build & live here pay their share as well as our own?

7) There have been some local residents on acreages that have had their DA's not allowed when they applied to Council to subdivide their properties and now we see that Council is considering allowing this much denser type of development.

8) In my opinion there is no reason why there could not be an entry to the Gateway property off Blackhead Road at the developers cost as was the case with Tallwoods.

There are a lot more points against this application that could be made both on Social & Economic grounds. I can only hope that, that rare thing such as common sense will prevail.

Sir. I wish to lodge my very strong objection to the proposed D/A application by Gateway Lfestyle Development for 202 houses to be built on such a tiny block off Coastel View Drive.
This block is currently zoned to accommodate 80 residential blocks which is in keeping with the open space development of Tallwoods the proposed D/A is not in keeping.
Coastal view drive could not possibly cope with the extra traffic. Most houses these days have two cars even allowing for an average of one and a half cars per house that's an extra 300 cars , plus visitors cars.
Should any development be allowed the entrance must be into blackhead road. The reason being because the Boulevard is the pick up point for lots of school children both morning and afternoon and could put them into danger with the extra estimated 300 cars using Coastal view drive and subsequently The Boulivard
Why should we have to devalue our houses so that Gateway can capitalise on the cheap block that they have bought.

Sir/Madam,
I wish to lodge my objection to the proposed development by 'Gateway Lifestyle' on the following grounds:
1. At capacity the development would have significant impact on local traffic. This poses significant issue along Both Blackhead Road, The Boulevard and Coastal View Drive. An example of this is the significant issues caused by the currently occurring roadworks at the intersection of Blackhead Road and Diamond Beach Road.
2. Car Parking on the site. The plans tendered expose the area to significant issues arising from parking availability shortfalls within the development. This will inevitably result in increased parking pressures on surrounding streets.
3. Given the housing density of the proposal and the limited choices available with pre fabricated dwellings, there is a significant risk that the proposed dwellings will not fit in with the remainder of the Tallwoods estate.
4. Given the change in the surface structure of the allotment, during periods of heavy rain , there is a potential for storm water inundation of both the Boulevard and Blackhead Road. This is not addressed in the Development Application.
5. Intensity. The development application potentially significantly increases the intensity of housing in the area and once more is out of character with the remainder of the district let alone the Tallwoods Estate.
6. Visual Bulk. The proposed development will significantly impact upon the visual bulk of surrounding dwellings and the Tallwoods estate as a whole.
8. Loss of property value: this development and its intensity will inevitably result in significant property valuation downgrades of all dwellings within the Tallwoods Estate and Hallidays Point as a whole.

Living in Sydney all our lives my wife and I chose to retire to a semi rural area, we were looking for a location that provided space, trees, quite and a pleasant outlook on life and this is the reason we chose to live at Tallwoods. We believe that the prososed development of 202 prefab homes would not only destroy the ambience of Tallwoods and the openness of the area, it would also decrease the value of all the homes in Tallwoods.

As you are aware Happy Holidays already has permanent and holiday housing a kilometre or two from Tallwoods and opposite the entry to Tallwoods progress is well underway of a new Caravan Park.
Traffic in and around Tallwoods is continuely on the increase due to the increasing number of homes being built, the opening of the caravan park and holiday traffic. In saying that the new homes that are being built or will be built in the future will be in keeping with current homes, building 202 prefab demountables in Tallwoods diminishes the lifestyle of all the residents as we moved/built here for the open plan living and the peace and quite of this rural area.

Black Head road is in a state of disrepair, it is to narrow and has numerous potholes along its length,therefore major upgrades must be carried out before any development is approved.

The Boulevard is the only location in Tallwoods where children are dropped off of a morning to go to school and picked up after school, by adding another 202 plus cars to The Boulevard endangers all these children as you will not allow an entrance off Black Head Rd to the proposed site.

Currently the view from our balcony at the front of our house shows us native trees and views of the mountains, We would most definitely prefer to keep this view rather than having a view of 202 roofs of prefab demountables.

Also there appears to be no consideration for the wildlife that inhabits the proposed location, what is to happen to them.

Thanking You

Anthony and Greer Bowcock

I wish to lodge my strong objection to Gateway Lifestyle's proposed Manufactured Home Estate Appn. 407/2017/DA
Tallwoods has always been known for its good quality low to medium density development.
Gateway's development will certainly lower the integrity of the estate and property values which also reduces council's rateable income.
Hallidays Point, Black Head, Red Head and Diamond Beach will also suffer because of the 'blight on the hill' that will be seen from Blackhead Road.
The Traffic Impact Statement is very poor as it uses current low traffic volumes and not the future much higher volumes for when the estate is fully developed.
Does not consider the impact of school buses in The Boulevard.
Does not consider the Caravan Park being developed on the south side of Blackhead Road.
Also there is an approved 51 lot low density development immediately to the east of the proposed development.
This high density development in the middle of the existing and future low density development will be totally out of place.

My husband and I moved to Tallwoods just over 12 months ago. We were willing to pay the price for a property in an area where we did not feel overcrowded and which had a high standard of building codes. Tallwoods gave us everything we wanted.
First of all we are extremely disappointed that the Development Application has progressed so to this level without any consultation with the residence of Tallwoods. According to the Planning Act it states that “If a development is located in an established area you are strongly encouraged to consult with you neighbours during the design stage” and “Even though neighbour consultation is not statutory it is encouraged and should occur before a DA is lodged with the Planning and Land Authority”
I feel that Community Consultation was warranted for such a development and this has not occurred. This confirms that the developers have no consideration for the residence of Tallwoods and the adverse and compounding effects on our community. We feel that with the Lifestyle village Gateway will devalue our property as it is not complying with the “Terms and Restrictions of the Use Of Land” set by Tallwoods Pty Limited as were stated in our contract when purchasing in Tallwoods.
The following outcomes of the Gateway Lifestyle Development Application raise questions and concerns for us as follows:
Traffic Impact Statement
2.2.2 Roadworks – “No known roadworks other than routine works by council” "NO ISSUE"
Given the current degraded state of Blackhead road I regard this a serious issue with the additional traffic.
2.3 Traffic Flows – “Traffic Movement Survey was carried out on the 23rd February” “NO ISSUE”
This Survey does not reflect or take into consideration the influx of people to the area during holiday times which occurs several times per year. This also has not taken into consideration or mentioned the new Caravan Park under construction adjacent to Tallwoods entrance which would result in increased Traffic Flows.
2.6.2 Bus Stops and Associated Facilities – “Existing bus routes and services on Blackhead Rd currently servicing Halliday’s Point….”
"NO ISSUE"
This survey only addresses Public Transport to Hallidays Point and does not take into account the School Bus service which picks up and drops off School Children on The Boulevard morning and afternoon weekdays.
2.6.3 Pedestrians – “No specific existing pedestrians facilities or demand”
"NO ISSUE"
The volume of school children (pedestrians) morning and afternoon being dropped off and picked up on The Boulevard is definitely an issue needing to be addressed with the additional traffic resulting from the new Development (Refer 4.1).
3.4 Parking 3.4.1 Authority Parking Requirements – states that there will be “….ample street parking available on The Boulevard and Coastal View Drive”.
"NO ISSUE"
This parking made available to the Gateway Lifestyle residents and guests will impact on the ability for parents to park and drop off and pick up children from the School Bus on The Boulevard.
4.1 Traffic Generation – “202 Lots will generate 20 vehicle movements in the weekday peak hour under senior’s lifestyle living demands and daily trip generation is expected to be 425 vehicle movements”. "NO ISSUE" Given the current degraded state of Blackhead road and with no planned upgrades scheduled, this additional traffic will further degrade the roads in the area.
Conclusion and Recommendations – “The public road cul-de-sac from Coastal View Drive and the carpark pf the Lifestyle Village Gateway and the carpark will be signposted as “No Standing” or No Stopping"
Apart from one proposed “No Stopping” or “No Standing” sign there are no other recommendations proposed as a result of the Traffic Impact Statement.

In addition to our concerns we have addressed above, we support and are in agreeance with other resident’s comments and concerns posted on the Council Website regarding the Lifestyle Village Gateway Development Application. We look forward to Council resolving some serious issues raised by Tallwoods residence or preferably not allowing the Development to proceed.

THIS IS A DEVELOPMENT THAT TAKES, AND GIVES NOTHING BACK TO THE LOCAL TALLWOODS VILLAGE COMMUNITY - CONSENT SHOULD NOT BE GIVEN
As a resident of Tallwoods Village, I am opposed to this development for the following reasons:
1. The Development is not consistent with the surrounding locality of Tallwoods Village, the village atmosphere, or the original intent by which Tallwoods Village was formed.
Tallwoods Village is a Golf Estate consisting predominantly of free standing modern family homes and an open friendly village atmosphere. There are no closed estates or pre-manufactured homes within Tallwoods Village
2. The land immediately adjoining Tallwoods Village Estate should be subdivided for residential uses as per the Voluntary Planning Agreement and be consistent with development within Tallwoods Village if access from Tallwoods is required.
3. TALLWOODS VILLAGE ROADS INFRASTRUCTURE SHOULD NOT BE UTILISED TO ACCESS A BLACK HEAD ROAD PROPERTY. I object to Tallwoods Village roads and infrastructure being used to provide access to a Black Head Road property containing 200+ sites without any consideration to the additional traffic added to the Tallwoods Village Main Entry. The SES makes no consideration or assessment to the additional traffic to Tallwoods Village Main Entrance Road. There is no consideration to the safety impact the additional traffic will cause at the local school bus stop.
Traffic and Access: Tallwoods Village roads and infrastructure at the main entrance were designed and sized to provide access to the entire Tallwoods Village estate. A medium density of 200+ manufactured homes to this lot was not ta
3. Gated Facilities: Tallwoods Village is an open community. This development is a closed community which takes advantage of the natural open community of Tallwoods Village, but closes off its recreational and communal facilities to its own residents and contributes nothing to the local village community.
4. The SES does not address the development conditions or community atmosphere within Tallwoods Village. They development wants to use Tallwoods Village infrastructure but not adhere to the village conditions.
5. Koala Habitat and threatened fauna species: Koala habitat is present in this locality and the development does not adequately address Koala corridors and how they can move between habitat areas with safety. A number of existing trees contain hollows and two threatened species are present including the Little Bentwing-Bat and Large-footed Myotis. The SES does not adequately address the impact on numbers to these species.
6. The LEP does not address Manufactured Homes Estates. With the LEP silent on Manufactured Homes Estates, Council can not know the impact on this type of development without considerable research and consultation with the community. Permissible consent should not be given.
7. Availability of land is not an issue in the Hallidays Point locality. Take a look around, there is plenty of land. There is not need to increase housing densities in the area, it only adds to the developer's bottom line, higher densities give nothing to our community, they only take from what is here.
8. Discharge of stormwater to the existing drainage connections: There has been no assessment of whether the existing BlackHead Road drainage connections can take the additional stormwater from the site and the impact downstream.
9. Social Impacts: A closed gated community does not provide a positive social impact to the surrounding community. Gates and fences isolate, both physically and mentally. If the development wants to add a positive social impact provide facilities for everyone to enjoy like the rest of the community does.

I wish strongly to express my objection to the application in its present form. I agree totally with other residents on the issues raised.
My concerns relate to the increase traffic flow and also in particular around school drop off time.
The present state of Blackhead Road will not in its present state cope with extra traffic and also with the development across the road from the Tallwoods entrance.
Does council have extra funds for the road works that will follow.
Also has thought been given to what happens on garbage collection day. The truck usually arrives at our place around 2pm or later. From a logistical view with 200 homes in the proposed development that would mean 400 extra bins for collection each week. How will the truck cope and the effect on the surrounding homes at this time.
I note that the traffic study was completed on 23 February 2017. A report being based on one day out of 365 in a year and for only a short time frame. A development such as this that is not in keeping with the area tends to devalue properties in the area.

Dear Sir,

We wish to lodge our very strong objection to the proposed Development proposed by Gateway Lifestyle Development for 202 houses to be built on the small piece of land off Coastal View Drive. Please take into account the flowing negative aspects of the proposed development when the application is reviewed:

• I understand that this block is currently zoned to accommodate 80 residential blocks, which is in keeping with the open space development of Tallwoods, the proposed Development is not in keeping and unacceptable.
• The land is low lying and subject to high levels of run off water, this surely has to be of concern. Health of any potential residents should be considered, people don't need to live in the “swamps”.
• Coastal view drive could not possibly cope with the extra traffic. Most houses these days have more than one car even allowing for an average of one and a half cars per house that's an extra 300 cars, plus visitors cars. Surely an entrance onto Blackhead Road would be more appropriate, the safety of our school children catching the school bus is our primary concern.
• Why should we allow a part of Tallwoods Village to become what I think could be described as a potential slum when compared to the wider Village, there are so few well kept residential areas - Tallwoods Village should be cherished and protected. It sets an example to many other communities. Please look after it!!

Trust you will consider the many negative aspects associated with this application and come to the only sensible conclusion – do not grant authority.

Many thanks

Traffic Analysis
Concerns around the development include:
• The Boulevard – described in the DA submission as “a generous 2 lane 2 way standard. (Sufficient width for 2 travel lanes and 2 parking lanes.). The road pavement is 11m wide.
The Austroads Guide to Road Design Part 3: Geometric Design clearly states in Section 4.2.5 that a standard traffic lane width of 3.5m is desirable in urban areas. Further, in figure 4.46 it identifies that in a parallel parking scenario that the width required for the parking lane and the adjacent travel lane is 6.3m (Section 4.10.2 identifies a need for 0.5m clearance for the parking, Figure 4.45 identifies parking requires 2.3m  6.3m width). That gives a total pavement width required of 12.6m.
This clearly exceeds the existing 11m width and is thus not a generous 2 lane 2 way standard.
• The Boulevard is a designated bus route, with buses utilising the route throughout the day and especially in the morning and afternoon peaks. The compromised pavement width introduces a high level of risk to the operation of this bus route that will be further compromised by an increase in vehicle traffic generated by the development that would be expected to significantly increase the traffic movements along this stretch of the road network.
• The Boulevard, that portion that will be utilised to access the developed property, is utilised for parking by several different types of users. These include parents picking up and dropping off school kids at the bus stop in this section of the road network, customers of the adjoining commercial gym and physiotherapy clinic, and commuters who car pool. The capacity of the parking in this portion of The Boulevard is stretched on several occasions during the day. This was obviously not observed by the developers consultant when they visited the site for their traffic flow analysis as they stated that “very low existing parking demand observed on the approach road network”. The public historically utilise only one side of the street for parking due to the lack of width of the road, however during busy periods both sides are utilised and the risk of accidents are increased. The increase in traffic from the development will further increase the risks of an accident occurring in this location. Council also needs to consider the future development of the sports field located between The Boulevard and the development that on occasions will have parking overflow the available off-street capacity and fill the on-street parking. The consultant also didn’t observe the existence of a bus stop on The Boulevard.
• The Boulevard is the only route for cyclists to gain access to the local road network and any future cycleway network. The MidCoast community does have a high level of bicycle use for fitness with cyclists regularly being observed to utilise that portion of the rod network servicing the network. The road width has not been designed to cater for cyclists and has been adequate to date due to the fact that a reasonable proportion of the blocks of land within Tallwoods is yet to be developed. Once Tallwoods is fully developed and the develop is fully operational the safety of cyclists would be significantly compromised due to the road network not being designed to cater for cyclists.
• Coastal View Drive at the entrance to the development does have sight distances in both directions, however vehicles heading in a westerly direction past the entrance to the development have travelled down a very steep decline and the resulting average speed of these vehicles at the entrance to the development will be higher than would normally be experienced. This increases the risk considering the very large volume of vehicles entering exiting the development to service both the residents and the on-site commercial oeprations.
• Traffic generation from the development will be significant for the land area of the development, because of the density of the development. It will consist of residents visiting local shops and services, staff working at the development to support the residents, deliveries to the development, and visitors to the development. The level of traffic generation will exceed that of adjoining land because of both density and land use type. This increase in traffic development will have a negative impact upon the road network through Tallwoods which was not designed or constructed to handle it.
• Controls that should be considered to minimise the impact upon existing residents of Tallwoods if the development was to proceed would include:
o Construction of a footpath along Coastal View Drive and The Boulevard to the existing bus stop, including the construction of a pedestrian refuge to cross The Boulevard.
o Limits placed upon the ownership of vehicles within the development, i.e. car parking not to be allowed on any of the individual lots set aside for the manufactured homes. That is vehicles limited to the official parking spots provided throughout the development, i.e. 20 car parking spots.
o If limits on vehicles isn’t implemented there needs to be a strong consideration on construction a special intersection treatment at the entrance to the development.
o Upgrading of the bus stop on the Boulevard.
o Upgrading of the road pavement from Blackhead Road through to the development to match the new road volumes generated by the development. It should be noted that the pavement is unlikely to survive the extended construction period of the development due to the use of heavy vehicles and the condition of the pavement currently.
o Parking restrictions to be implemented along The Boulevard with these restrictions to be offset by the construction of additional off-street parking – ensuring that such constructions doesn’t place limitations upon the future functionality of the sporting fields and it’s required parking arrangements.
o Construction of a cycleway along The Boulevard through the choke point at the entrance to Tallwoods.
o Construction of an all-weather cycleway/footpath to Hallidays Point commercial precinct, that is also suitable for mobility scooters.
o It is highly likely that a major drawcard for residents to the development to utilise the adjoining golf course and their highly likely to utilise golf carts. An off road access route for golf carts needs to be provided between the development and the golf course. This would be achieved through the construction of an underpass for Coastal View Drive.
o Increases in bus services should be strongly considered because of the extra patronage generated by this development.
o The pathway along the site frontage to Blackhead Rd is currently proposed to be 2m wide which is inadequate for a shared path with cyclists. Width needs to be increased to cater as a shared path.
o Upgrading of the construction access of Blackhead Road is to be such that when delivery of homes is undertaken that stoppage of traffic along Blackhead Road does not last longer than 2 minutes for each delivery and that such deliveries are to be away from peak morning and afternoon periods.
Stormwater Analysis
Concerns around the development include:
• The development is proposing that each allotment will utilise a 1kL rainwater tank to minimise peak volumes of stormwater discharged when combined with stormwater quality treatment storage devices. The density of the development is such that utilisation of the rainwater tanks would be realistically limited to indoor use. The nature of the residents is that this use would be limited and any sustained rain event would quickly cause overflows from the this on-site storage system.
• The property is currently vegetated with minimal to no hardstand areas onsite, thus maximising the infiltration capabilities of the system. Construction of the development will convert almost all of the property to being impenetrable, thus generating significantly more stormwater than currently being experienced. Observations to previous rainfall events has shown that the capacity of downstream drainage structures are close to capacity already during such rain events. The construction of this development would likely exceed the capacity of the downstream system. The existing Tallwoods stormwater detention system’s capacity is exceeded during current rainfall events.
• During current rainfall events the stormwater system in the vicinity of the proposed sports field is exceeded. Observations confirming this includes overland flow coming off the sports field and entering the kerb and gutter between the gymnasium and the entrance to the Tallwoods along The Boulevard. This storm water has pushed the kerb inlet pit(s) to capacity with water ponding onto the road pavement. The developers water sensitive design strategy clearly identifies that when the internal storage systems are exceeded that the stormwater will be discharged onto the adjacent playing fields.
• Considering the observations of the existing capacity of the stormwater system, redirection of stormwater from the development onto the sport field should not be allowed to occur. An alternative system should be constructed to take this excess volume of stormwater to the southern side of Blackhead Road via a stormwater pipe network.
General amenity and impact upon local residents:
• The development proposes to construct a high density gated community, lot sizes typically around 230m², adjacent to urban residential lots typically closer to 1,000m² and larger. This disparity is significant and creates a negative impact upon local residents. The proposal from the developers provides no offsets for such a large negative impact.
• The MidCoast community in recent surveys clearly identified that the major attractant for people to come to and stay in the area is the natural environment. The environment around Tallwoods is enhanced by the retention of a large amount of remnant vegetation and the addition of significant landscaping, predominantly native. The development proposes a screen of vegetation around the boundary and a few small trees through the development, the density of vegetation will be significantly lower than adjoining properties within Tallwoods. The resulting visual impact will be significant in a negative way, especially from those properties within Tallwoods that overlook the development. This impact can only be reduced by reducing the density of the development and increasing the landscaping within the development.
• Sustainability is now being recognised as an important element of any development. This development by proceeding with such a high density will create a significant heat well due to the construction of the road network and the high amount of roofing throughout. There is minimal ground able to absorb the heat. This will cause properties needing to run their air conditioning more. The nature of the manufactured homes is likely to see less investment in solar generation as well.
• Staging of the works and dedication of the sports field for Council purposes. It is noted that the developer proposes to not finalise the dedication of the land until the last manufactured home is installed. Such a proposal could be manipulated in the developers favour and see a significant delay in the dedication. An alternative of the dedication occurring prior to issue of a CC for the last stage should be considered.
• The developer proposes that the construction of a cycleway along their front boundary is sufficient to offset their contribution towards HP10 and 11 of the old GTCC S94 plan. This is insufficient considering it won’t result in the cycleway being connected to Hallidays Point. This development, with resident using mobility scooters is likely to be a large generator of demand for such a connection to be constructed and should contribute to construction of such a piece of infrastructure and not be limited to the development frontage.
• The developer’s submission identifies that they historically cater for the over 50’s market, there is no indication that there is any restrictions to the age of people purchasing homes within the site. As evidenced by the concerns raised by other members of the public about the social impact this development may have upon the local community, if it is to go ahead the concerns may be tempered by requiring that only people aged over 55 be allowed to own a site within the development. The resulting internal community may be more amenable to the local community.
• As witnessed by the responses to the DA to date, the local residents don’t perceive the development as complementing the existing community that exists around Tallwoods Village. Allowing the development to proceed will cause considerable public angst. The developer also doesn’t recognise how vastly different their development is to that that already exists. In the first instance the development should be rejected, if this is not possible, sufficient controls should be implemented to reduce the impact upon the existing community and some additional works to offset the negative impacts experienced by existing residents.

I wish to register my opposition to the Gateway proposal for the land adjacent to Tallwood Village.

I have read the comments from similarly concerned persons and fully endorse the matters raised by them.

Effectively, as I see it, the application is one made by a foreign multi-national organisation which seeks to alter the appearance and ambience of the Tallwoods Village complex in a way that can only be seen as regressive and detrimental not only to the residents of Tallwoods itself but to all persons who reside in the Hallidays Point area. The proposal to place pre-fabricated medium density housing in this area is inconsistent with the existing residential landscape which is typically free standing dwellings erected by professional tradesmen on good sized blocks of land. This will inevitably have a negative impact on the ambience of the area and it is my view that there will also be a corresponding negative effect on residential values in the surrounding area. If realised, those affected by these resultant trends are entitled to feel abandoned by Council particularly when these possibilities are brought about by an entity which appears to have financially contributed little, if anything at all, towards the local infrastructure and council services upon which it will rely to service the proposal.

It also a matter of concern that a proposal which may potentially have such a profound impact on so many appears to have surreptitiously journeyed through Council's processes. An application of such significance and magnitude should surely have received more widespread publicity and rate payers more thoroughly consulted to ensure a greater level of transparency than seems to currently be the case.

I would like to add my voice to the many others that have raised concerns about this proposal going ahead in what is at present a precinct of quality built homes on blocks that are seen in this country as of a size to allow privacy and the appearance that we are not desperately short of land on which to construct housing. To cram hundreds of budget dwellings into this landscape makes one consider what the benefits are and who are the beneficiaries. As is the fact in many controversial cases one needs only to follow the money. To denigrate the area in this way for dollars would be, in my opinion, an act of vandalism, but unlike most vandalism this could not be repaired or painted over. The many others who have raised concerns have highlighted numerous worries and I find them compelling arguments as I sincerely hope the council do.

I wish to lodge an objection related to benefits or the lack of benefits offered to the community as a result of this proposed development. I was unable to find any evidence that this development would contribute the the quality of life enjoyed by current residents. In fact such a concentrated development can only detract from the lifestyle chosen by the existing residents of Tallwoods. I see no mention of any community enhancements to offset the development. At the very least the development should include provision for a safe public walkway/cycleway from Tallwoods to Blackhead beach. Access should not be via Tallwoods estate unless a large round about is built on Blackhead road.
I'd also like to suggest we hold a public meeting for residents of Tallwoods to discuss the proposal and form a residents interest group. If you are interested please contact Sandii on 0419939940

Hello,
I have been reading with interest the various comments on the proposed development. Although I do not live in Tallwoods Village, I am a resident of Black Head and would also object to this proposal which I believe would increase traffic and take away the village atmosphere of Black Head. My main concern is the seemingly secrecy of this development and lack of consultation with the general community. I would be happy to become involved in a community consultation and perhaps a petition to the Council objecting to this development going ahead. It would also be interesting to know the identity of the developers.

I have been reading with interest and agree to the above stated objections to the proposed development on Coastal drive Tallwood's village, my personal strong objection is based on the facts that increased traffic would create a lot of traffic congestion - due to parking on streets, heightened traffic on Blackhead road would not be coped with, due to its state of disrepair. The increased level of street traffic would deplete our beautiful village atmosphere, which is the very reason why tourists visit this area

I would like to add my voice to the many residents of Tallwood's village and the surrounding area, about the proposed development on Coastal drive Tallwoods village. My objection is based on what is at the moment a very tranquil and beautiful place in which to live, it attracts a lot of birdlife and koalas ,which I believe would be taken away from this area due to the removal of trees and other habitats , not to mention the tourist appeal would be also taken from this place, therefore the tourist input would decline. My added concern is the exclusion of the local community opinion.

I have lived in Tallwoods since 2005, I strongly object to this development , and agree totally with all the other comments and concerns of my fellow residents. This development would be detrimental to all not just Tallwoods Residents but to all surrounding areas, Diamond Beach, Redhead, Blackhead , Hallidays Point . Gateway is already changing the Big 4 caravan park to more low density housing , no camping, and less sites for tourists , we do not want more low density housing.

I would like to add our strong objection to this proposed development.
I can not see how a development of this style would be of any advantage to anyone other than the developer and of course council.
How such a dense development could possibly be considered in such a open beautiful area such as Tallwoods is beyond comprehension.
Wherever there is vacant land you always expect development of some sort, however this development is in no way in keeping with the initial building, development restrictions that were enforced on all of Tallwood Village residents, restrictions that have resulted in a wonderful estate.
We totally agree with all comments regarding traffic, access for the development extra traffic. Blackhead road is already in desperate need of repair, something council doesn't seem concerned about.
I hope in this instance council considers every objection to this development and listens to its existing rate payers, rather than looking to approve an unnecessary, unwanted overdevelopment of this beautiful area.

I do not believe that the current development proposals by Gateway are appropriate to Tallwoods Village. If Gateway wish to develop the land they have purchased and use Costal View Drive as there access point they should be following the model already created in Tallwoods Village for medium density housing. The two areas I am talking about are Hilltop Grove and Lakeside. Gateway needs to modify its plans so the properties being built are permenant structures rather than moveable dewellings. This properties should have the same amount of space around then as the current medium density developments plus swimming pools and tennis courts as Hilltop Grove and Lakeside do. I do not see the need to create another lifestyle park in the area considering Halidays point has one and two other toured ts parks in the area are in the process of being converted.

I object to the proposed development because the Tallwoods Village residents would be seriously downgraded from such a high density low quality project that would back off existing infrastructure and services.

The increase in population density is very high compared to the surrounding Tallwoods estate, potentially overloading existing services such as;sewer, electricity, phone exchanges and roads. Tallwoods would became too congested and cheapened from the addition of hundreds of prefab-portable style dwellings.

The development zoning should only allow for residential development similar to the existing Tallwoods Village type.

I have only just (18th May 2017) become aware of this DA. My wife and I have lived at Tallwoods for 17 enjoyable years, a lovely quiet well laid out development.

I totally agree with the many comments already recorded that this DA does not fit in with the existing design. The traffic problem it poses cannot be overstated.

There is nothing to be added to the comments of concerned residents of Tallwoods,They all make valid and sensible comments as to why the proposed development should not proceed. Absolutely absurd that existing residents should have to object against such a proposal that will only destroy the lifestyle that we worked and paid for.

Hi,
After very recently purchasing a block located on the Bridle Path and addressing numerous members of council to uncover any underlying development/ change to the estate I was told that nothing was in the pipeline.. so I went ahead and settled on the block. ( to build my dream home in a rural, low density area safe and welcoming to raise a family)
Now.. I am very concerned with the traffic level, distribution and noise that this will cause.
With my property backing directly onto this monstrosity - the native wildlife, peaceful surrounds and quality buildings that drew me to purchase in tallwoods will all not exist. As a growing population there is evidently need for growth but I believe this can be achieved with a) a seperate entry that does not utilise our entry way, a smaller number of dwellings, a higher quality of home.

How can you have so many strict guidelines on one side of the fence and so many poor quality out of place dwellings on the other ? ..

I would like to add our strong objection to this proposed development, and agree totally with all the other comments and concerns of my fellow residents.
We moved here 4 years ago to enjoy the lifestyle in this lovely quiet and well laid out area.
This development would be detrimental to all of Tallwoods Residents and surrounding areas, it would appear it doesn't fit in with the existing area plus the traffic problem it would cause.

Thank you.

I agree with the comments/objections already posted. I wish strongly to express my objection to the application.

Tallwoods is a well established development with 'open space' and still blocks
available.
A dense development like the proposed one will ruin the attractions of Tallwoods and devalue existing properties. People who bought or built a house in Tallwoods did not envisage manufactured homes in closed gated communities in the village.

I wish to join the chorus of objection to the proposed development. Many of the objections above voice the true concerns of people in the Hallidays Point area and in particular the residents of the adjoining Tallwoods Estate. It is obvious surely that this development is out of character with other residential developments that have occurred in Blackhead area. I will not cover the already mentioned concerns and objections from the community members above but rather ask why? Why is Council determined to undermine the amenity of the area by allowing such developments that further diminish the capital investment that both young and older residents have entered into to live in a beautifully well organized community setting? Tallwoods already has a mix of low density and medium density development (Lakeside and Hilltop) on site, the later of which was approved and built sympathetically to the master plan for the estate, the proposed adjoining development undermines that original concept due to its' close proximity. The caravan/ mobile home/horse riding park being built opposite is an example of ill conceived planning that will do nothing to enhance the appeal of the area. The majority of residents in Tallwoods and Halliday Shores and to a lesser extent in other residential developments in the area are older citizens, retirees generally whom have moved to the area because of the natural beauty and open lifestyle living. This development works directly against that ethos. Or, does the feeling of the existing community mean nothing to Council?
Finally, Council has derived substantial income through fees and statutory charges from the original development of the Tallwoods Estate, from the sale of each block of land and then from property rates each year from each site whether occupied or not. But, it appears to be a one-way street, Council gives little back to residents.
It is about time Council meet it's civic responsibility and maintain the areas amenity through a more considered approach to development and in the interest of the community it serves.

We have retired here in Tallwoods, as it is just what we wanted, especially the Village atmosphere. I agree with all the reasons that my neighbours and residents have put forward to not allow this Gate way project to be built.
we would like to know who the applicant is for this development.
I would only support developments in this area which are in keeping with the currant value's and standards that are enjoyed by myself and my neighbours.

I strongly agree with all the comments above about this proposed development for all of the reasons listed already.

1. Traffic would need a separate entrance and exit from from Blackhead Road. Coming from Coastal View Drive would be a serious bottleneck and dangerous as it is at the bottom of a steep hill.

2. This crowded complex would create a slum in our area. The open spaces, trees and lifestyle we all moved here for would be no longer. Far too many homes in this size area. I am not against development of this area but surely, could be less homes and far more attractive. What sort of people do we want to attract?

3. This will also devalue all the values of existing properties where they are already struggling to meet the prices of Forster and Tuncurry.

4. I strongly object to such a development and voice the concerns of other fellow Tallwoods residents above.

We moved to Tallwoods Village to escape high density housing ! What is the point of living in the middle of nowhere like we do and have people crammed in like sardines ...
If this gets let through developers will have a field day with any little acreage they can get their hands on . Don't set a precedent here . Keep it one block one house . We need master built homes to keep our local economy afloat , not manufactured 'elsewhere' dwellings .
If this development does proceed I will have to look elsewhere for my slice of paradise and seclusion .

I almost bought land in Tallwoods Village because of the atmosphere. I did my research and decided not to do it because of the change that will come with that kind of development. (BTW Thank you very much for all your comments).

What is the intention to that? Jobs for an already underemployed area or less impact to the environment?

I guess many potential buyers or new "real" home owners look somewhere else if they going to find out about the development. As I do. Sad.

Having lived in Tallwoods for 14 years and enjoyed the peaceful environment. It comes as a total shock that some greedy company is planning to build a "ghetto" at our door step. We hope sense prevails and council will not approve this development as this would be environmental vandalism and should be challenged in court!!

I am in total agreement with all comments mentioned above and therefore choose to voice my absolute disapproval of the application submitted by the Coastplan Group Pty Ltd to erect Manufactured homes within Tallwoods Village.

I agree with other sentiments posted here.
If the current zoning is for 80 residential blocks then it should stay that way and would be in keeping with the rest of the Tallwoods Village estate. That number of Manufactured homes are not ideal in this estate and would devalue the Tallwoods Estate and also cause traffic problems! The roads around this area are already not well maintained.

Barbara & Malcolm Fraser
We would like to add our support to all the other comments by people as we would deem
this a disgrace to our neighborhood. We moved into Tallwoods 7 years ago because it
was an excellent outlook with restrictions on green space & the quality homes surrounding us. If this plan had been in place then we definitely would NOT have
considered living here. It could end up no better than a caravan park were we would
not want to live. So we hope council can give this serious thought so as not to ruin
owes and other lives in the area.

As long time residents of Tallwoods Village we would like to add our strong objections to this proposed development. We are in total agreement with other sentiments posted above. This development as proposed is contrary to the theme of previous councils. Hallidays Point is a green area and is a mixture of various villages.

The extra traffic entering The Boulevade when there is a council approved School Bus Stop just inside Tallwoods Village entrance is of great concern. How is the council going to deal with the extra traffic coming out of The Boulevade onto Blackhead Road and at the same time , especially during holiday periods, having caravans turning right into the caravan park??

We encourage Council to give all the objections serious consideration.

As with previous statements I strongly object to this DA application by Gateway Lifestyle, when was council going to advise residents of Tallwoods Village of this development application?
We feel the council is trying to push this DA through without proper public consultation.
( ie: to Tallwoods Residents )
There should be a public meeting scheduled and all residents shouldget a personal invitation to attend same.
Access from Coastal View Dr to the proposed development is asking for an accident .
The property address is 303 Blackhead Rd. HALLIDAYS POINT, not Tallwoods Village,
So the entry and exit should be from Blackhead Rd, NOT Coastal View Dr.

We can't see how Council can approve this proposal.
We are living in the country, not a congested city.
We live in an area where nature is preserved and respected.
This development goes against Council's plan for the Hallidays Point, Blackhead and Redhead area.
Why do we need this development?
It will overcrowd and over congest the region.
The pressure on Coastal View Drive and The Boulevard together with the entrance to Tallwoods Village (and the caravan park opposite) cannot be sustained.
We fully agree and support all submissions already made to council.
Why would council even consider such a proposal?

.I would like to voice my concern over the GHETTO style development at 303 Blackhead road Hallidays Pt. I'm not against future development in the area I welcome it, but development 303 in not in keeping with the building codes and general structure of Tallwoods Village.
My concerns are there will be only one main access for cars entering and leaving Tallwoods, which will increase dramatically during holiday periods plus a caravan park will soon be online opposite the main entrance to Tallwoods, which will cause further congestion. We agree with Graeme and Kay Seymour, that the address is 303 Blackhead road not 303 Coastal View Dr. We are totally against this application as it stands, 202 houses is far to many.
We moved here because it was peaceful and tranquil, and we are now suffering from noise pollution from residents who can't control their barking dogs. Does this mean we are going to have around 200 more barking dogs and more noisy cars, [maybe we should change the name to ''Tallwoods Caravans and Kennels''.]
Garry and Susan Myers

Graham & Emily Wood
WE would like to add our disapproval of this DA for 303 Blackhead rd.
1) This da application does not fit in with the Tallwoods village development and is out of character with the open plan development the tallwoods (not a high density development )
2)Koala Habitat and threatened fauna species: Koala habitat is present in this locality and
the development does not adequately address this.
3)We moved tallwoods for the open space that it has.
4) this development should not be part of Tallwoods and Should have its own. ( entry & exit from Blackhead rd)((AS THE DEVELOPER IS ONLY TRYING TO CUT COST AND MAKE MORE PROFIT BY USING THE TALLWOODS NAME AND ROAD NETWORK))
Graham Wood

I would like to voice my STRONG DISAPPROVAL of this development at 303 Blackhead Road Hallidays Point.

I echo the comments of fellow residents above. Planning does not allow for the 202 ghetto style homes which would create social issues and loss of open space. WHY IS THERE NO CHILDRENS PARK OR RECREATION AREA - this seems like a great place to put this. There is currently no open space provided for recreation.

Potential accidents with increased vehicle movements, particularly with cars coming down Coastal View Drive towards where you have the access in Coastal View Drive.
Currently there is only one access to Tallwoods because the Tallwoods Drive road is unsealed, full of potholes and if this development goes ahead, WE WOULD REQUIRE TALLWOODS DRIVE TO BE SEALED TO PROVIDE A SAFER ALTERNATIVE FOR RESIDENTS TO ACCESS LAKES WAY.

I would hope that Council will call a public meeting with invitations to Tallwoods residents as it seems obvious there is widespread disapproval of this proposal.

This development does not fit the open and peaceful environment of Hallidays Point. It introduces a traffic regime prone to congestion and noise. There is no thought to ensuring the current residents retain the basis of an open and natural living area as it was when Council approved the Tallwoods Village plan. Why is Council even contemplating turning the delightful Hallidays Point area into a congested city area.

I wish to object to this proposed development. I agree with all the points listed above and this type of high density development will destroy the ambiance of Tallwoods Village. As stated above there are enough caravan/manufactured homes in Hallidays Point. Tallwoods is a golf course development and was planned to be a beautiful and spacious place to live.

Perer and Lynette Ridgewell.

We strongly object to this application of 202 low cost housing and agree with the comments of all other residents of Tallwoods.
We moved from the central coast to tallwoods due to its rural aspect and would be devastated if this extension of the caravan park would encroach to totally devalue all properties of tallwoods Village.
Please let common sense prevail and cancel this ludicrous application.

Kevin & Julie Bate
We agree with all the objections to this proposal that have been mentioned above.
The volume of traffic along Blackhead Rd in particular needs to be looked at very carefully, with the condition of this road deteriating on a daily basis. To fix the road would be a very expensive cost for council and may lead to increases in rates.
Also the roads in Tallwoods Village would have to be widened to cope with extra traffic movements, and exiting to Blackhead Rd will be more difficult when caravan park is completed.
Also if this development which is non compliant with current zoning regulations, be passed, could council be faced with legal challenges based on reduced values of existing properties in Tallwoods Village.

We would also like to object to the proposal for 202 dwellings to be built proverbially back to back in a very small gated area. I can not see how this will benefit the existing residents of Tallwoods or the property values. I agree with all comments from the residents above but am also concerned with the lack of infrastructure in this area with minimal public transport and no structure for the young. We are too far from the beach., too far from the shops, no children's playground, parks, footpaths or bicycle way. There are some beautiful blocks still available in Tallwoods, the residents pride themselves on the appearance and upkeep of their properties. Council has just been approved for another rate increase, so expect residents to pay extra.....shame!

The development is certainly not in the 'public interest' at all. I note the following extract:

"Residents of Gateway Lifestyle estates are typically over 50 years of age and are retired or work part time, and commonly are volunteers for local services (RFS, SES, Marine Rescue etc). • The proposal provides an alternative affordable housing form and encourages a diversity of community members. "

It is a comment not supported by evidence. If this was the case, why is the development not a retirement village or a development for persons above a certain age? It can be said that this comment, along with the "volunteer" proposition can be diregarded - it has no degree of verisimilitude attached to it and is a mere tactic aimed to deceiving. What we will see is "affordable housing" for persons of lower socio-economic status in a development which will increase crime in the local area. Given the the nearest police station is over 20 minutes away, it is certainly not in the public interest to have such a large scale development in an area such as Tallwoods Village. Public safety will be put at risk.

What must also be taken into account is the access from Coastal View Drive. Since Tallwoods Village is subject to construction standards under a covenant (to ensure a high amenity standard), to have a 202 lot low standard housing complex adjoining it makes no sense whatsoever. It will be an eye-sore and lower housing prices. The construction site will not benefit the Tallwoods Golf Course at all, namely because this housing development is targetting a lower socio-economic class of individuals.

We do not want the character of Tallwoods Village to be altered which will be the inevitable conclusion if this development is approved.

We wish to agree with the comments posted here and wish to reiterate the comments made by P Brabant, I hope you don't mind Peter, yours as a lot of others was well penned: see below with additions.

Peter Brabant

THIS IS A DEVELOPMENT THAT TAKES, AND GIVES NOTHING BACK TO THE LOCAL TALLWOODS VILLAGE COMMUNITY - CONSENT SHOULD NOT BE GIVEN
As a resident of Tallwoods Village,we are opposed to this development for the following reasons:
1. The Development is not consistent with the surrounding locality of Tallwoods Village, the village atmosphere, or the original intent by which Tallwoods Village was formed.
Tallwoods Village is a Golf Estate consisting predominantly of free standing modern family homes and an open friendly village atmosphere. There are no closed estates or pre-manufactured homes within Tallwoods Village
2. The land immediately adjoining Tallwoods Village Estate should be subdivided for residential uses as per the Voluntary Planning Agreement and be consistent with development within Tallwoods Village if access from Tallwoods is required.
3. TALLWOODS VILLAGE ROADS INFRASTRUCTURE SHOULD NOT BE UTILISED TO ACCESS A BLACK HEAD ROAD PROPERTY. I object to Tallwoods Village roads and infrastructure being used to provide access to a Black Head Road property containing 200+ sites without any consideration to the additional traffic added to the Tallwoods Village Main Entry, THE DAMAGE THAT WILL BE DONE TO THE CURRENT ROAD SYSTEM, HAS THIS BEEN ADDRESSED?. The SES makes no consideration or assessment to the additional traffic to Tallwoods Village Main Entrance Road. There is no consideration to the safety impact the additional traffic will cause at the local school bus stop.
Traffic and Access: Tallwoods Village roads and infrastructure at the main entrance were designed and sized to provide access to the entire Tallwoods Village estate. A medium density of 200+ manufactured homes to this lot was not ta
3. Gated Facilities: Tallwoods Village is an open community. This development is a closed community which takes advantage of the natural open community of Tallwoods Village, but closes off its recreational and communal facilities to its own residents and contributes nothing to the local village community.
4. The SES does not address the development conditions or community atmosphere within Tallwoods Village. They development wants to use Tallwoods Village infrastructure but not adhere to the village conditions.
5. Koala Habitat and threatened fauna species: Koala habitat is present in this locality and the development does not adequately address Koala corridors and how they can move between habitat areas with safety. A number of existing trees contain hollows and two threatened species are present including the Little Bentwing-Bat and Large-footed Myotis. The SES does not adequately address the impact on numbers to these species.
6. The LEP does not address Manufactured Homes Estates. With the LEP silent on Manufactured Homes Estates, Council can not know the impact on this type of development without considerable research and consultation with the community. Permissible consent should not be given.
7. Availability of land is not an issue in the Hallidays Point locality. Take a look around, there is plenty of land. There is no need to increase housing densities in the area, it only adds to the developer's bottom line, higher densities give nothing to our community, they only take from what is here.
8. Discharge of stormwater to the existing drainage connections: There has been no assessment of whether the existing Black Head Road drainage connections can take the additional stormwater from the site and the impact downstream.
9. Social Impacts: A closed gated community does not provide a positive social impact to the surrounding community. Gates and fences isolate, both physically and mentally. If the development wants to add a positive social impact provide facilities for everyone to enjoy like the rest of the community does.
BLACK HEAD HAS A FULLY FUNCTIONING BOWLS CLUB, WHY GO INTO COMPETITION WITH FACILITIES THAT THE COMMUNITY HAS.

Having retired to Tallwoods Village for the peaceful atmosphere, green spaces, quality housing and friendly village atmosphere, we were shocked to learn of the proposed development, and feel is would diminish the lifestyle of Tallwoods and lessen the values of existing properties. We agree with and would like to add our support to all the other comments by Tallwoods residents.

Dear Sirs,
Surely when a property owner regularly pays their rates without question they are in fact entering an agreement, a contract, with their council to have that property serviced plus its situation and quality maintained.

It is a fact of life that some people pay more than others to live in the areas they choose-surely it is part of your duty to respect that and pass by-laws to help maintain the situation?

To place this proposed development of 202 manufactured homes adjacent to/within Tallwoods Village area would be a pure slap in the face to those of us who have a great deal of pride in our area and constantly work to keep it attractive.

Such a development could not fail to degrade what already exists: you would be traitorous to allow it to happen-obviously our values would decrease purely by your decision.

By continuing with this project you would be breaking your contract with us, please do not continue with it and put your existing ratepayers first.

Hi Folks, I am very disappointed that my strong written objection to this proposed Development Application has not been acknowledged by Council, and I have not been advised of any updates, or a proposed public meeting to discuss this by Council and the developers. All seems very underhanded to me, and there are more than enough objections to warrant further investigation by Council of the justified concerns of residents of Tallwoods. PLEASE EXPLAIN! Thank you for your consideration, and I am confident all residents look forward to a public forum for this matter to be discussed in full detail. Sadly, Tallwoods is so named for a very good reason - the beautiful tall timbers throughout the estate, and this Development Application would seem intent on cutting down virtually every tall tree on the proposed site.

I totally agree with Anne Mayne and quote the #1 objective in DCP part N - Landscaping requirements:

“Maintain or improve the overall image and character of the area by ensuring that new development does not intrude on its surroundings and that an aesthetically pleasing environment is created for all”

The objectives in DCP section H for residential developments make it even clearer:

- Ensure new housing integrates with the surrounding scale and character of the locality
- Ensure that the impact of new housing on the amenity of surrounding properties is minimised

The new development is the complete opposite and should not be approved as it was submitted

DCP: taree.cc/build-and-develop/your-resource-centre/planning-laws/development-control-plan/

The proposed development of 202 manufactured homes in a closed gated community within Tallwoods Village is totally inappropriate.
Manufactured homes are small in size and common in design with each home located only a few metres from the other. These clusters of homes are linked with a pattern of narrow width roads with little vegetation.
Tallwoods Village in comparison is unique having been planned around a central golf course which has provided an open green belt, lovely vegetation and a healthy lifestyle. The existing homeowners have invested much time and money in architecture and the gardens are well established providing a beautiful environment, quite different to today's normal suburban housing estates. Of note is the absence of power poles and wires, antennas and few boxed in fences. This is why Tallwoods has attracted many people from far afield to come and settle here and enjoy such a picturesque landscape.
Having been a designer for the past 40 years, I would like to think that if the appropriate
Council employees and Councillors were to come and visit Tallwoods Village and note the quality of investment in homes and gardens that typifies this beautiful environment, they would understand our community's concerns regarding this proposed development.
This development in such close proximity to residents of Tallwoods Village will have a negative impact on the residents as well as the environment and as such is totally inappropriate.

Halliday's Point encompasses 4 villages, all of which contribute to make Halliday's Point the great environment it is. As an example, I live in Diamond Beach, on acreage but Tallwoods Village was an important and integral part of my decision to settle here.
This proposal fails on almost any measure for quality planning!
It denigrates that environ hugely - infrastructure is grossly lacking and with hundreds of vacant blocks in that village still to be built on this development is a disaster , certain to happen.
Socio-economically, the development is unsuitable.
The rating system for such developments denies MidCoast Council 200+ council rates which are desperately needed in what is already a destitute Council.
By all means consider division of the land in a style similar to Tallwoods - at the same time look at separate access to such a development, but do not proceed with this totally unsuitable, by any planning measure, development.

This application is totally inappropriate and will cause many problems for the local area, not just what has been stated below in regards to Tallwoods Village, but to the entire district of Hallidays Point. The local infrastructure of the Hallidays Point area would be under crisis should the development proceed as there are limited facilities in the area at present and definitely not enough to cope with the influx of up to 202 families in what could only be called basic, poor quality housing. There are at present only limited services in the areas of education, transport, medical and dental facilities, and what is currently available would only be placed under considerable stress. Therefore, we strongly disagree with this proposed development application.

I feel the community and residents of Tallwoods must be in consultation with council before any approval is given.
I am against this application.

I am amongst a growing number of Tallwoods – and Hallidays Point – residents who have major concerns over this proposal.
The proposal appears to have overlooked or gilted over several areas which need to be further considered.
 First and foremost, the proposal requires Council to approve construction of a high density, “manufactured home” estate on land previously zoned rural and latterly changed to residential.
 The proposed development is totally out of keeping with the area, which is low/medium density residential – and the reason why many residents chose and choose to come to Hallidays Point to live.
 The amount of demountable homes proposed – 202 – is excessive and will completely over populate the area concerned.
 Contrary to the conclusion that the Boulevard and Coastal View Drive are adequate for the increased traffic flow generated by the proposed development, there is considerable building currently taking place in Tallwoods Village, with a great deal of land still being/to be developed. Once developed, these existing blocks within Tallwoods will result in heavier traffic flow from Blackhead Road and on the Boulevard and Coastal View Drive. I would imagine this heavier traffic flow from potential Tallwoods properties was taken into account when Tallwoods was initially constructed. The acknowledged future increases from the amount of buildings in Tallwoods when it reaches total capacity should be taken into account when considering this new application.
 Approval has already been given for development of tourist accommodation on golf course land opposite the proposed development. Access to this site will also be from Coastal View Drive.
 There is a caravan park under construction directly opposite the entrance to Tallwoods which will result in heavier traffic in the immediate vicinity.
 The bus stop in Tallwoods is utilised by school buses and there is considerable traffic flow in the mornings and afternoons with parents depositing and collecting their children. It is not uncommon for cars to be parked all the way along the Boulevard whilst parents wait for the school bus.
 There is a golf practice area currently provided on the area bordered by the Boulevard and Coastal View Drive. There are golf carts and cars therefore accessing the area.
 There are cars often parked in the Boulevard from persons accessing the gymnasium in the Boulevard.
 The lack of public transport in the area requires residents to have vehicles. The parking facilities allocated in the proposed estate appear insufficient.
Depending on the number of persons permitted to reside in each mobile home, there is a distinct possibility that parking for two or more vehicles will be required for some homes.
 33 visitor car spaces for a development of this magnitude appears inadequate.
 Caravan parking / storage – what exactly is envisaged for this? Is it going to become a general dumping ground for rubbish that residents don’t want to get rid of but no longer have a use for? How open to general view will this proposed area be?
 What safeguards are in place to protect the proposed development from becoming a ghetto in the event the developers decide to opt out of their commitment to maintain the development and “sell off” the mobile homes? It has already been seen what has happened to the Tallwoods Estate, now that it is no longer privately maintained. The pathways are often overgrown with 2m grass in many areas, the easements are overgrown, there is a lack of Council manpower available to adequately maintain the estate.
 Lawn bowls green – the community of Hallidays Point has an excellent lawn bowls facility at Blackhead which is always in need of more members. Having a bowls green in the development will take away much needed business from local facilities.
 It is unjustified to claim that there is sufficient public transport in the area to cope with such a dramatic increase in population. One bus into Forster in the morning and one back in the afternoon does not constitute “sufficient”.
Whilst acknowledging that increased development in the area will, hopefully, result in better facilities and services for Hallidays Point as a whole, this proposal for such high density development is totally inappropriate and out of keeping with the lifestyle and benefits for those living and planning to live in this community.

I received a letter from Council today in response to my previous submissions advising that any further submissions must be made by 3 August 2017.

Further reports have been submitted by the Developer and can be viewed on Council's site.

I have made the following further submissions:-

"Having viewed the final reports of the developers, I now wish to comment further:

1. The developer's main aim is to make money. Cramming 202 unit sites into this area when there is an abundance of vacant land around is obviously not for anyone else's benefit but the developer.

2. I hope that Council will consider the ambiance and layout of the Tallwoods area currently and see how this development will completely detract from the Tallwoods Estate. It will decrease any further land purchases and construction.
What would be the attraction to potential home buyers or builders to build a new home in Tallwoods when there is cheap getto style housing at the entrance? Surely there is some planning initiatives Council have to keep areas exclusive in their design and construct sympathetic buildings to the surroundings.

3. What Council would gain from this development in monetary value, they would lose in future development of Tallwoods.

4. Council must have a duty of care to the current residents of Tallwoods and not be swayed by the greed of a large developer. We who pay rates expect some sort of protection and consideration from the body charged with looking after us and I know that this will be your ultimate consideration.

5. The area is currently zoned for 80 residential blocks. It would be perfectly in keeping with the area to develop a retirement village/ over 55's residences with 80 buildings on it - not squashing in 202 which basically makes the whole area an extension of the caravan park across the road.

6. Has anyone taken into account the traffic problems once the caravan park is operational? Large vehicles and caravans and the associated vehicles will add to the mayhem that will be the entrance to Tallwoods.

7. I note the report from the developers has been commissioned conveniently in autumn/winter. Traffic is always busier in this area in summer. Extra traffic to the beach, markets, golf course, holiday apartments in Tallwoods, caravan park (Happy Hallidays) and then throw the new caravan park into the equation.
A further traffic assessment should be undertaken in peak time (summer) and I am sure the results will be very different.

8. This proposed construction is not walking distance to any amenities. The developer should construct this site within walking distance to the local shopping centre and amenities listed - tavern, doctors etc. There is no public transport to those amenities from Tallwoods. If you are concentrating on low cost housing, there are many in that category who cannot afford to run a motor vehicle. There is one bus per day to and from Tuncurry and the residents are basically isolated if they do not have a motor vehicle. Surely Council's initiative should be to place low cost housing in areas where the residents can walk to shops, etc. There are plenty vacant blocks
closer to the shopping village and tavern which would afford this convenience. High density living should be close to amenities or at least on a bus route.

9. The Busways Timetable supplied by the developer lists "Hallidays Point Lakes Way Turn Off" as the public transport method. Lakes Way Turnoff to Tallwoods is approximately a 4km walk! There is no pavement and it is not feasible to walk from there to Tallwoods, so that timetable is of no use.

10. Eggins Buses have one service per day to and from Tuncurry and Hallidays Point. There is a service in the morning to Hallidays Point and then Tuncurry and no return service until the afternoon. Certainly not convenient to attend the shops at Hallidays Point or doctors. It would be an all day affair and there is certainly not enough to do at Hallidays Point shops for a whole day!

I know that you will consider all aspects of this application and I am sure that common sense will prevail and this development in its present form will be rejected."

I oppose this application with every fiber of my being.

202 manufactured homes with rent to be $160 a week for a perpetual lease? This will attract persons not conducive to the current residents of Tallwoods.

Look at other similar recent constructions in the Taree area, such as the Gill Avenue apartment complex and the Bruntnell Street apartment complex which were beautiful upon construction and are nothing more then an eye-sore a bare few years on. These were also portrayed as 'downsizing' and not exclusive to over 55's as is this DA.

If approved this 'estate' will be nothing more then an eye sore and slum built into one of the most tranquil and beautiful localities in the Councils area. But a direct quote from the DA; "A public reserve in the south west corner of the site will be created and dedicated to Council". So it's easy to see how the system works.

A study of a similarly built estate in Parklea created a slum with all manner of criminal offences sky-rocketing.

The DA social impact statement relates solely to the residents being catered for and their perceived 'positive' demand on local services but does not at any point touch on the current residents and how they will be affected.

Current residents have not been consulted and are going to be negatively affected by a decrease in their housing prices and their quality of life. It seems the current residents of Tallwoods and the locality of Hallidays Point in general have been forgotten and hung out to dry.

Any possible negatives in the DA are fobbed off putting the onus back onto the current infrastructure stating it will 'likely' increase over time. Public transport consists of one bus running per day from a bus stop four kilometres away? DA states it'll just increase over time.

Increased demand on the one part time doctor in the Hallidays Point area? More doctors will come over time.

Increased strain on the current emergency services? They'll just increase over time.

I can only concur at EVERY other comment made by persons on this application who appear united in their opposition of this DA. Councils will be happy to continue to increase rates but have little caring for the community they will burden.

G. Crowe.
Already the amount of traffic currently using Blackhead Road makes it extremely difficult for all residents who live in this area to exit and enter any of the estates along this road. There are not enough facilities in our area to cope with another 202 homes. The roads would become full of pot holes and be degraded even more quickly than they already are.

If people in Hallidays wanted high density living they would move to the city. The Hallidays Point area is fast becoming an environmental disaster area, with no thought given to the lack of infrastructure that is in this area.

The fact that they market this housing as 'over 55's' does not mean that it will be 'over 55's' living there. It is cheap, high density, pre-manufactured homes that will have every low income or unemployed person living in them. There is enough of this housing in the Taree area eg. Gill Ave, Taree - now known to those who live there as 'the ghetto.'

How about Council build this complex next to the Council building and see if they are happy with their decision. At least there is public transport, Doctors, Hospitals and supermarkets to support this large amount of population. And a Police Force that is within reach that can enforce the law.

I strongly object to Development Application No.99/2019DA, to pack over 202 cheap, demountable homes onto Lot 303 Blackhead Road, Hallidays Point.

The development is totally inappropriate and is not inkeeping with this area in any way. It will destroy the amenity of beautiful Tallwoods Village. Our road infrastructure was not designed for the volumes of traffic this development will generate. This will put children catching the school buses at the entrance to Tallwoods Village, and also put other motorists and people walking around the village, in danger.

Council has previously rejected an almost identical Development Application stating that it was not in the public interest on the basis of:-

* negative impact on water and sewerage infrastructure
* unsatisfactory asset protection zone
* inequitable increased financial burden on ratepayers
* insufficient local infrastructure
* inadequate provision for koala movement
* impact on visual amenity and lack of fire prevention measures and emergency evacuation.
* extreme over-development and over-concentration of undesirable dwellings

These are surely still valid grounds upon which to reject this latest application.
When we purchased our first block of land in Tallwoods Village 11+ years ago we did so paying a high price as we were attracted by the low crime rate and the peaceful and beautifully natural amenity of the area. For these reasons we choose Tallwoods Village to live in to start our family. This ‘development’ will spoil the amenity of the area for all residents of Tallwoods Village.

Tallwoods Village Covenant/quality of housing - Tallwoods Village is also covered by a Covenant that ensures (so we thought) that only quality houses are built and with this in mind we were led to believe that our substantial financial outlay for our home would be safe.

Higher density development - The 2 previous areas of higher (medium) density development within Tallwoods Village (fronting the Boulevard and Hilltop Parkway) have been developed in such a way to fit in with surrounding high quality dwellings and with the general amenity of the area – bricks and mortar high quality permanent construction. Aspects severely lacking in the proposed development.

Devaluing of Properties - This development, without doubt, will devalue the properties within Tallwoods Village.

Public Transport/Essential Services - Tallwoods Village has extremely limited public transport, and is situated a long drive from doctors, dental and more importantly a hospital. When we purchased in Tallwoods Village we took this into consideration and decided to pay the premium price to live in this beautiful safe village.

Crime and Safety - It is a fact that these kind of developments have a massive impact on the crime rate of an area and the safety of the residents in its surrounding area.

Rates - the amount of rates this development would contribute is not in any way commensurate with the effect it will have on local infrastructure ie, roads etc. This is not just taking into account an average of 1 and most often 2 vehicles per dwelling but also the heavy vehicle movements require for the transport of the prefabricated dwellings and all of the associated vehicles etc cement trucks, semi trailers, gravel trucks, cranes etc.

I ask that our elected members of Council reject the application and take steps to ensure that the loop-hole that attracts developers to submit applications such as these is closed immediately so no other community has to endure the anxiety and turmoil that this Development Application has presented to Tallwoods Village Residents.

This development DOES NOT fit into Tallwoods Village - it is totally out of character. Demountable/prefabricated dwellings DO NOT have a place in Tallwoods Village. The development proposes a total overdevelopment of the site.

I strongly object to Development Application No.99/2019DA - proposed manufactured home estate.

The reasons for my objection are as follows;-

1. The fact that 202 new residences are to be built over a relatively small area of land causing overcrowding and congestion at the entrance to Tallwoods. The entrance/exit to Tallwoods is already complicated and compromised by the caravan park opposite which has yet to begin trading. How can the traffic flow be assessed when it is not yet at capacity without adding a further 200 plus motor vehicles to the mix?

2. The housing type does not fit with the current Tallwoods design. The current entrance to Tallwoods is impressive and sets the tone for the estate. Once the manufactured homes are at the entrance, it completely changes the ambiance. Further, as there is only one entrance and exit to Tallwoods, in the event of a fire it would be pandemonium.

3. It is unsuitable to put low socio economic residents in an area with no support. There is no public transport, apart from one bus per day, no shops within walking distance, one part-time doctor, no police station, no fire station. There is nowhere you can walk to from Tallwoods. The distances between places is too great and there is no footpath or cycle track in any event. Therefore, if a resident lives there without a motor vehicle they have no way out. Further, there is no employment in the immediate area therefore it would require residents to travel to Taree, Forster and Tuncurry. Without transport it therefore makes it an impossibility.

4. The block of land designated for the MHEs is low lying. At various times flooding has occurred at the bottom of Coastal View Drive, making the area impassable. The only way out of Tallwoods at that time was to circumvent the Village and come out through the Boulevarde. This is a big enough problem when you have a car but without transport you would be a virtual prisoner.

5. There are many other reasons why this application is unsuitable and have been mentioned by other residents on this web site. The fact that it would devalue the properties in Tallwoods is another strong contention.

I trust the Council will consider this matter and reject the application as they did on the previous occasion.