Starting the Discussion: Building Back Better

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Consultation has concluded

This consultation has now concluded.

REVIEW OF LISMORE’S LAND USE MANAGEMENT STRATEGY

The Lismore Growth Management Strategy 2015-2035 (GMS) is a key strategic planning document that identifies land for future residential, commercial and industrial use. It was due to be reviewed in 2022 and incorporated into the Local Strategic Planning Statement (LSPS) (also known as ‘Inspire Lismore 2040’) which is a relatively new document required under the Environmental Planning and Assessment Act and adopted by Council in 2020.

But the floods of February and March necessitate a complete rethink about how we plan to rebuild a regional city located at the convergence of two rivers.

Council has released a discussion paper that presents some broad brushstrokes for how Lismore could build back better. Some of the strategic objectives identified for consideration include:

  • A planned retreat of the most high flood risk areas of North and South Lismore. Council will advocate for a State and Federal Government funded land swap arrangement to allow residents to move to higher ground but remain close to existing social networks and jobs.
  • Protection of the CBD and land on the eastern side of the Wilsons River through flood mitigation measures.
  • Investigations into expanding the industrial precinct at Goonellabah.
  • Preliminary design and feasibility work to establish whether a new commercial or mixed-use precinct could be located on the golf course land at East Lismore.
  • New medium density zoning and increased height controls for strategically located flood-free sites.
  • Ensuring affordable housing is included as part of Lismore’s growth by introducing an Affordable Housing Contributions Scheme (AHCS) for all land identified for future residential rezoning or a change in LEP controls to allow for greater density. An AHCS is a mechanism in the Environmental Planning and Assessment Act that allows Council to collect developer contributions for the purpose of providing new affordable housing.
  • Review of the Infrastructure Delivery program to identify how we can fast-track infrastructure to new land releases outside of flood affected areas.

The aim of this review is to agree on a strategic direction for growth and rebuilding in Lismore and to ensure that in the long-term there is a suitable supply of land available for new and existing businesses and a suitable supply of flood-free residential land. The discussion paper also identifies land that is available in the short to medium term and where growth has occurred since the GMS was adopted in 2015.

Following feedback from the community, a report with final recommendations will be considered by Council and put out for further comment. Once adopted by Council, maps identifying future growth areas and any related recommendations will be added as an addendum to the Imagine Lismore 2040 LSPS.

Submissions closed Friday, June 10, 2022.

Valuable community feedback has now been presented to Councillors and staff. The feedback is uploaded to this page in 'Community Feedback Overview'.

This consultation has now concluded.

REVIEW OF LISMORE’S LAND USE MANAGEMENT STRATEGY

The Lismore Growth Management Strategy 2015-2035 (GMS) is a key strategic planning document that identifies land for future residential, commercial and industrial use. It was due to be reviewed in 2022 and incorporated into the Local Strategic Planning Statement (LSPS) (also known as ‘Inspire Lismore 2040’) which is a relatively new document required under the Environmental Planning and Assessment Act and adopted by Council in 2020.

But the floods of February and March necessitate a complete rethink about how we plan to rebuild a regional city located at the convergence of two rivers.

Council has released a discussion paper that presents some broad brushstrokes for how Lismore could build back better. Some of the strategic objectives identified for consideration include:

  • A planned retreat of the most high flood risk areas of North and South Lismore. Council will advocate for a State and Federal Government funded land swap arrangement to allow residents to move to higher ground but remain close to existing social networks and jobs.
  • Protection of the CBD and land on the eastern side of the Wilsons River through flood mitigation measures.
  • Investigations into expanding the industrial precinct at Goonellabah.
  • Preliminary design and feasibility work to establish whether a new commercial or mixed-use precinct could be located on the golf course land at East Lismore.
  • New medium density zoning and increased height controls for strategically located flood-free sites.
  • Ensuring affordable housing is included as part of Lismore’s growth by introducing an Affordable Housing Contributions Scheme (AHCS) for all land identified for future residential rezoning or a change in LEP controls to allow for greater density. An AHCS is a mechanism in the Environmental Planning and Assessment Act that allows Council to collect developer contributions for the purpose of providing new affordable housing.
  • Review of the Infrastructure Delivery program to identify how we can fast-track infrastructure to new land releases outside of flood affected areas.

The aim of this review is to agree on a strategic direction for growth and rebuilding in Lismore and to ensure that in the long-term there is a suitable supply of land available for new and existing businesses and a suitable supply of flood-free residential land. The discussion paper also identifies land that is available in the short to medium term and where growth has occurred since the GMS was adopted in 2015.

Following feedback from the community, a report with final recommendations will be considered by Council and put out for further comment. Once adopted by Council, maps identifying future growth areas and any related recommendations will be added as an addendum to the Imagine Lismore 2040 LSPS.

Submissions closed Friday, June 10, 2022.

Valuable community feedback has now been presented to Councillors and staff. The feedback is uploaded to this page in 'Community Feedback Overview'.

CLOSED: This discussion has concluded.
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    Could we possibly look at using our creative community to build flood friendly housing ie 3d printed homes with Domes instead of boring boxes that cost lots of money and are set in a way that is not good social housing.

    Marion Conrow asked 4 months ago

    Hi Marion, 

    The Northern Rivers Reconstruction Corporation is a development corporation established following the 2022 floods across Lismore and the Northern Rivers. This formally comes into effect from 1 July 2022. This corporation will manage the rebuilding of our community and make these decisions. 

    Regards

    Community Engagement Team

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    Why did Lismore City Council say no to writing a letter to relevant departments to help find relocating our homes?

    Marion Conrow asked 4 months ago

    Hi Marion, 

    This was discussed at the June Council Meeting, if you would like to watch the discussion between Councillors the meeting is recorded and itemised here https://webcast.lismore.nsw.gov.au/archive/video22-0614.php

    The item you are referring to is 10.2.

    Regards

    Community Engagement Team


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    If the CSIRO has a solution to reduce the effects of floods through mitigation on North Lismore as well as those east of the CBD will that have any effect on council plans to protect the eastern side of the river at the expense of North and South Lismore because it’s council who allowed houses to be built and collected rates from houses in north and south Lismore

    GeoffEverson asked 4 months ago

    The timeframe for the CSIRO study is unknown and it is unlikely any measures could ever protect all areas from future flooding. The concept of a planned retreat is that you relocate the most vulnerable areas if you cannot remove the risk. Most houses in North and South Lismore were built well before any planning approval was required. No new residential buildings have permitted in areas classified as ‘floodway’ or ‘high flood risk’ for many decades now.

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    The CBD is also a high flood risk area. I have a friend who lives in Little Keen street Lismore and has been flooded three times : in 2017 to the ceiling of his house ground floor/ first floor of the upstairs flat. In February 2022 the whole house downstairs and upstairs went under. In March 2022 the water came up to grand floor ceiting again. Surely he should be eligibl=le for re-location. Why are only south and north Lismore residents being considered in the proposed land swap management scheme? it seems really unfair that CBD residents are left out

    Catherine Montigny asked 4 months ago

    The discussion paper recommends protecting the CBD and land on the eastern side of the Wilsons River through flood mitigation measures.

    However, if Council is able to secure support for land swaps and/or buybacks of dwellings in the most high flood risk areas, the criteria for this would have to be determined and other areas outside of North and South Lismore may be considered.

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    I would like to know as part of this strategy has a map of all effected properties and data been collected for council. If Yes it will show that Residents on the eastern side of the river have also been serverly impacted in exactly the same way as North and South. The recommendation not only looks at land swaps, but house lifting and building back better but only for North and South. I find it very unfair that the rest of Lismore is not factored into the submission for State and Federal funding of these more tangible and likely to happen sooner action. We are in East Lismore and would love the opportunity to be given the option of flood free land. To say that the CBD will be protected through mitigations it is clear there is no timeframe or urgency on that, how can we invest to rebuild on the hope that something might get done. With no real action plan or timeframes. Please include all flood impacted properties Lismore in land swaps, house raising because we all have been impacted the same.

    Crystal asked 4 months ago

    The SES have provided detailed data and mapping of all damaged properties from the February 28 flood and North and South Lismore are the most severely affected areas and all flood modelling indicates they will continue to be so, even with floods well below the 14.4m level that we experienced. Hence the recommendation for a planned retreat of residential buildings from these areas.

    Having said that, Council’s advocacy for a land swap scheme for the most at risk flood areas will be subject to a set of criteria that are yet to be determined and it is possible that there could be several categories that could be implemented in stages. This will ultimately be up to the body that is funding and managing the process.

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    22 days ago , in reply to an Eden Street resident's query, we were told that the recommendation is that preliminary design and feasibilty work is undertaken to establish whether a new commercial or mixed use centre could be established on the golf course in the lpnger term (20 +/_ years). We were told it is far too early to say what may/ may not occur in the future. We were also told actual development in this precinct is likely to be 20 + years away. Now that this precinct is being considered as a site for much needed pods to house our displaced residents, this will inevitably involve development of road access, power , water, sewer connection. Does this mean the timeline for commencement of site development has been brought forward?

    Di asked 4 months ago

    No. The use of the golf course land for temporary accommodation is separate to any longer term planning for the site. As indicated in a response to a question from somebody else, there is no timeline as at this stage it is just an idea for further investigation and subject to the support of the community, councillors and funding from State and Federal governments.

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    We are very aware that the residents who have been so tragically impacted by these recent events must be relocated to higher ground and fully support this action. We are also aware that this must be done with some haste. We do have some concerns that there are many issues that warrant detailed assessment and we would hate to see something rushed though without these issues being properly addressed. If the land on the golf course is deemed feasible: •  Where will the access point to this proposed development be, please?  • What measures will be put in place to ensure the impact of increased traffic is given due consideration so as not to become problematic? • Can you please fully explain what is meant by mixed development? • Will there be any consideration of preserving some greèn area to continue to accommodate wildlife needs in this area? • How will the certain impact of increased run off from signicant rain events, which appear to be on the increase, be dealt with in order to limit flooding in nearby streets in East Lismore , and the East Lismore shopping precinct, already being innundated by this run off? • Will there be a detailed investigation into the already shocking drainage issues in Girards Hill on the Golf Course side, where unreigned stormwater from houses above is allowed to flow freely onto and through properties below?        This already resulted in a small landslip in                    Showview St on Feb 28th. this year. • How will you ensure this flawed approach is not repeated in the new development? • Will there be kerb and guttering?  • When is this development likely to be commenced and is there a timeline on construction? • During flood events, our power, although we remain well out of flood reach, is seriously impacted as we seem to share the same feeder line as inundated areas below. Will there be consideration given so the new development can remain on a separate feeder line so it can avoid this invconvenience and subsequent associated losses? Many thanks for giving these issues some consideration.

    Di asked 4 months ago

    (a)  Where will the access point to this proposed development be, please? This will need to be determined through a detailed design and master planning process.

    (b) What measures will be put in place to ensure the impact of increased traffic is given due consideration so as not to become problematic? A detailed assessment of traffic impacts will need to be undertaken. It is likely that a new east-west road link would need to be created and potentially another river crossing. However this level of detail will be determined through the detailed design and master planning process. A strategic objective for the development of any new commercial or mixed use precinct would be to limit vehicle movements through design initiatives such as ‘park and ride’ areas and proving a high level of walking and cycling infrastructure.

    (c) Can you please fully explain what is meant by mixed development? A development that contains both residential and commercial land uses. It could also include community facilities such as schools, libraries, gallery etc.

    (d) Will there be any consideration of preserving some green area to continue to accommodate wildlife needs in this area? Yes definitely. Again as part of any future design and master planning work, the retention of mature trees for both amenity and wildlife would be identified as a strategic objective.

    (e) How will the certain impact of increased run off from significant rain events, which appear to be on the increase, be dealt with in order to limit flooding in nearby streets in East Lismore , and the East Lismore shopping precinct, already being inundated by this run off? This would also need to be considered as part of the design process.

    (f) Will there be a detailed investigation into the already shocking drainage issues in Girards Hill on the Golf Course side, where storm water from houses above is allowed to flow freely onto and through properties below? This already resulted in a small landslip in Showview St on Feb 28th. this year. Yes – all infrastructure needs including roads, electricity, sewer, water and storm water would need to be addressed in the design and master planning phase.

    (g) How will you ensure this flawed approach is not repeated in the new development? – As above. Any future development will by necessity be limited by the constraints of the site and the ability to provide suitable infrastructure. It is well understood that storm water drainage in parts of East Lismore is in need of renewal and upgrades. A master plan for the whole area would provide the detail of what is required to service the higher densities that are currently being considered.

    (h) Will there be kerb and guttering?  Most likely. To be determined in the detailed design phase.

    (i) When is this development likely to be commenced and is there a timeline on construction? There is no timeline as at this stage it is just an idea for further investigation and subject to the support of the community, councillors and funding from State and Federal governments.

    (j) During flood events, our power, although we remain well out of flood reach, is seriously impacted as we seem to share the same feeder line as inundated areas below. Will there be consideration given so the new development can remain on a separate feeder line so it can avoid this inconvenience and subsequent associated losses? I’m not sure what is meant by feeder lines, but certainly the intent is to create a new precinct that is not impacted by future flood events.

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    Properties opposite and around Lismore Shopping Square up to Diadem st.were heavily impacted by flood water. Mine was completely inundated and everything inside including all internal doors and walls etc.were destroyed as was internal fixtures etc.Mine is one of many properties on the CBD side of town. Are our houses and homes being considered as to any strategies that include the North, South and CBD areas?

    Denis. asked 4 months ago

    At this stage the priority areas for relocation will be North and South Lismore. Once future flood mitigation measures are determined and the level of protection they provide for land on the eastern side of the Wilsons River is understood, there may need to be further consideration of what is considered to be a high flood risk area.

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    Will flood effected parts of lower East Lismore be included in the land buy back scheme? If you build multiple commercial village type sites within Lismore, will you have public transport options ie light rail / electric buses connecting the different areas?

    Rebecah Watsford asked 4 months ago

    At this stage the priority areas will be North and South Lismore. Once future flood mitigation measures are determined and the level of protection they provide for East Lismore is understood, there may need to be further consideration of what is considered to be a high flood risk area. And yes – any future master planning for the sites identified for future commercial or mixed-use development will need to consider transport options with making these areas accessible by public transport and suitable for walking and cycling a key planning objective and priority.

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    I own two properties in South Lismore. One owner occupied and one rented. Tonight I heard there is door to door consultation happening. We are displaced and if there is door to door knocking happening, we aren’t there. Can you please advise how we will be consulted given we are not in our home and may not be for some time.

    Michelle Brown asked 4 months ago

    Lismore City Council (LCC) do not have the staff resources to do door-to-door consultations. The speaker at the forum said they believed Resilience NSW were doing this and suggested LCC could ask them to undertake engagement on our behalf regarding the proposal for a planned retreat from North and South Lismore. If we are able to secure support from the State and Federal Governments for a buy out and/or land swap scheme, a set of criteria will need to be established followed by an expression of interest process. This will be widely advertised through all of the available channels including a letter sent to affected landowners.