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Consultation Outcomes Report Lord Howe Island Powerhouse Precinct

Prepared for the Lord Howe Island Board

March 2012

ALL ABOUT PLANNING


Project Reference No: AAP LHI OP 2011-01

March 2012

Consultation Outcomes Report Lord Howe Island Powerhouse Precinct

Report Preparation

This report has been prepared by Michelle Chapman, Director ALL ABOUT PLANNING Pty Ltd and a

Certified Practicing Planner with particular advice and assistance from the following people:

Lord Howe Island Community

Lord Howe Island Board Members 2011, being Gary Crombie, Stan Fenton, Desmond Thompson,

Barney Nichols, Jeff Angel, Rob Pallin and Alistair Henchman

Chief Executive Officer of the Lord Howe Island Board (LHIB), Stephen Wills

Manager Environment & Community Development of the LHIB, David Kelly

Senior Electrical Officer of the LHIB, Greg Higgins

Community Development Officer of the LHIB, Lee Rogers

Manager Infrastructure & Engineering Services of the LHIB, Nicholas Holt

Photographs, Diagrams and Plans

The photographs, diagrams and plans within this report have been sourced from a number of places, as

detailed under the relevant figure description, if not from A.A.P’s own photographic and planning work.

Michelle Chapman Master Town Planning

Bachelor Urban and Regional Planning (Hons)

Certified Practicing Planner

Member Planning Institute of Australia

Director: ALL ABOUT PLANNING


Table of Contents

Executive Summary ................................................................................................................................................................. 6

1.0 Introduction ................................................................................................................................................................ 8

1.1 Objectives ............................................................................................................................................................... 8

1.2 Consultation & Report Methodology .............................................................................................................. 8

2.0 Existing Conditions ................................................................................................................................................. 10

2.1 The Local Context ............................................................................................................................................. 10

2.2 The Precinct and Study Area ........................................................................................................................... 10

3.0 Powerhouse Precinct Consultation .................................................................................................................... 15

3.1 Community Involvement ................................................................................................................................... 15

4.0 Analysis of Key Issues ............................................................................................................................................. 16

4.1 Key Issues ............................................................................................................................................................. 16

4.2 Opportunities and Constraints ....................................................................................................................... 17

5.0 Objectives, Recommendations and Implementation ...................................................................................... 18

5.1 Objectives ............................................................................................................................................................. 18

5.2 Placemaking Principles ....................................................................................................................................... 19

5.3 Specific Recommendations ............................................................................................................................... 19

5.4 Implementation.................................................................................................................................................... 22

6.0 Conclusion ................................................................................................................................................................ 24

ATTACHMENT 1: STAKEHOLDER CONSULTATION OUTCOMES ............................................................ 25

ATTACHMENT 2: COMMUNITY NEEDS ANALYSIS .......................................................................................... 31

ATTACHMENT 3: URBAN DESIGN ANALYSIS .................................................................................................... 43

ATTACHMENT 4: PRECINCT PARKING OPTIONS .......................................................................................... 51

ATTACHMENT 5: PRESCHOOL LOCATION OPTIONS................................................................................... 59

ATTACHMENT 6: COMMUNITY PROFILE ........................................................................................................... 62

ATTACHMENT 7: POLICY CONTEXT .................................................................................................................... 66

ATTACHMENT 7: PLACEMAKING PRINCIPLES ................................................................................................... 73

ATTACHMENT 8: SITE SURVEY ................................................................................................................................ 76

ATTACHMENT 9: OTHER PRECINCT PHOTOGRAPHS ................................................................................. 77


List of Figures and Tables

Figure 1 : Locality of Lord Howe Island (source: LHIB) ................................................................................................................... 10

Figure 3 : Aerial Photo of Precinct (source: NSW Land and Property Information and LHIB) ............................................. 12

Figure 4 : View of Lagoon and ‘The Pines’ area taken from intersection of Lagoon Rd & Ned’s Beach .............................. 13

Figure 5 : Precinct Plan compiled for Consultation Purposes ......................................................................................................... 14

Figure 6: Parcel Delivery Day at the Post Office on Neds Beach Rd ............................................................................................ 16

Table 1 : Consultation Comments.......................................................................................................................................................... 30

Figure 7: Urban Design Analysis OPTION 1 ....................................................................................................................................... 45



Figure 10: Analysis of Possible Preschool Locations within the Powerhouse Precinct by McFadyen Architects .............. 48

Figure 11: Existing floor plan of Community Hall, showing possible area for an extension .................................................... 49

Figure 12: Existing floor plan of post office provided by Stephen Sia ............................................................................................ 50

Figure 13: Parking OPTION 1 ................................................................................................................................................................. 52

Figure 14: View of driveway looking north, community hall to the left and The Anchorage to the right ........................... 53

Figure 15: View looking at The Anchorage, planter boxes and bicycle parking in foreground .............................................. 53

Figure 16: View looking north along Ned’s Beach Rd, planter boxes to the left. ...................................................................... 54

Figure 17: View looking at freestanding tourist information shelter ............................................................................................. 54

Figure 18: View looking north east at LHI Post Office...................................................................................................................... 54

Figure 19: View of existing public courtyard and seating area in front of Not Just A Salon and the Co-op....................... 54

Figure 20: Parking OPTION 2 ................................................................................................................................................................. 55

Figure 21: View looking south, down unformed road reserve, first building on left is the Co-op ........................................ 56

Figure 22: View looking south at existing angled parking in precinct on Neds Beach Road ................................................... 56

Figure 23: LHI Resident Bollard, Pedestrian Refuge and 90 Degree Parking Option ................................................................ 58

Figure 24: LHI Resident Bicycle Parking Option ................................................................................................................................. 58

Figure 25: Population Pyramid for Lord Howe Island 2006, Data Source: ABS Census 2006 .............................................. 62

Figure 26 and 27: Extracts from LHI LEP 2010 ................................................................................................................................... 67

Figure 28: The Place Diagram .................................................................................................................................................................. 74

Figure 29: Powerhouse Site Survey, May 2011 (source: Survey prepared for LHIB by Blairlansky Surveys) ...................... 76

Figure 30: View of Lagoon looking south, Powerhouse building to the left and community hall to the right. ................ 77

Figure 31: LHI Community Hall, looking north east at intersection of Lagoon Rd & Ned’s Beach Rd ................................ 77

Figure 32: View looking south along Lagoon Rd, Powerhouse to the left. .................................................................................. 77

Figure 33: View of existing powerhouse building from electrical workshop ............................................................................... 78

Figure 34: View of existing High Voltage Area with powerhouse building to rear. ................................................................... 78

Figure 35: View of end of Powerhouse Workshop and corner of Signal Office. ....................................................................... 78

Figure 36: View of Powerhouse Workshop Building with fuel tank in foreground ................................................................... 79

Figure 37: View looking north from Corner Lagoon Road and Neds Beach Road ................................................................... 79

Figure 38: View looking north at existing bicycle parking and planter box arrangement on Ned’s Beach Road .............. 79

Figure 39: View looking south into precinct from Neds Beach Road from Thompsons Store .............................................. 80

Figure 40: View looking south at existing angled parking in precinct on Neds Beach Road ................................................... 80


Figure 41: View looking north along Lagoon Road and at rear of electrical workshop ........................................................... 80

Figure 42: View looking south west from Lagoon Road to Lagoon and existing parking/turning area near boatsheds ... 81

Figure 43: View looking north from Lagoon foreshore to Powerhouse site. ............................................................................. 81

Figure 44: View looking north from Lagoon foreshore to Powerhouse site and community hall ......................................... 81

Figure 45: View looking north from Lagoon Rd to Powerhouse site ............................................................................................ 82

Figure 46: View looking south, down unformed road reserve, first building on left is the Co-op ........................................ 82

Figure 47: View looking south to Lagoon from Portion 44 with fuel tank filling operation .................................................... 82


Executive Summary

In September 2011 the Lord Howe Island Board engaged Michelle Chapman, a Principal Planner, Director

of All About Planning Pty Ltd and Consultant Town Planner for the Lord Howe Island Board, to undertake

community consultation and strategic planning in relation to the existing Powerhouse Precinct on Lord

Howe Island (LHI).

From the 19 to 22 October 2011 Michelle undertook consultation on the island with approximately 70

individuals from the community which was also then followed up with various others post her return to the

mainland. Consultation work took the form of group discussions, powerhouse workshop ‘walk in’

discussions with any interested persons and personal conversations, arranged meetings, personal telephone

calls, a review of completed Powerhouse Precinct Postcards and Plan feedback sheets.

The Powerhouse Precinct comprises the central ‘commercial’ and ‘community use’ area of the island,

incorporating the current powerhouse site and adjacent land uses and buildings including the Community

Hall, The Anchorage Restaurant, Larrups Clothing Store, Not Just a Salon and Shop, the Community Co-

op, the Signal Office and the Post Office. The Thompsons Store and the Lagoon Boatsheds are also key

relevant adjacent land uses.

The purpose of this consultation outcomes report is to:

Detail the Lord Howe Island community’s preferences and thoughts regarding future planning for

the Powerhouse Precinct.

Analyse the various ideas and opinions gleaned from the community and makes recommendations

regarding various identified options in an Outcomes Report to the LHIB.

To further assist the Board and Community some illustrated concept urban design/built form location

options have also been included covering key identified alternatives.

It is anticipated that this report will assist the Board in making informed decisions in the community’s

interest as they progress to the next stage of development and planning for the Powerhouse Precinct.

This information and advice is needed in light of the scheduled relocation of the diesel fuelled powerhouse

in 2012 and the planned demolition of at least some of the existing powerhouse infrastructure on the

subject site. This consultation and discussion is also relevant to an ongoing debate about appropriate

engineering and landscaping treatments to sections of Neds Beach Road and the underutilisation of some

key community assets within the precinct and the recent need to identify an alternate pre-school location.

This report collates and documents relevant background information about LHI and the subject Precinct. It

is anticipated that the information, evidence and analysis contained in this report will serve as a foundation

and subsequent reference point throughout the Precinct planning process, including for any future

consultants that may be engaged in the process.

Following on from the range of ideas and options identified, a community needs analysis, urban design

analysis and parking options analysis were also undertaken to kick start the next stages in this Precinct

Planning process.


Summary Key Community Consultation Themes

Reluctance to consider any additional/new commercial uses within the precinct.

Acceptance of the need for:

o Demolition of old powerhouse building and signal office.

o Removal of underground fuel tanks and remediation of site.

o Relocation of HV transformer.

o The under utilisation of the existing Community Hall within the precinct to be addressed.

o A larger Post Office and improved loading and unloading arrangements for this existing

precinct use.

o Creation of an open space area on at least part of the Lagoon Rd side of the powerhouse

site but with variations on this park theme being clearly evident in terms of the amount and

height of plantings within such a park and whether there was a need for inclusion of a

covered area or ‘structure’ for weather protection.

o ‘Vehicular ‘congestion’ in Neds Beach Road to be addressed, especially on parcel pick up

days at and around the Post Office.

o Need for provision of an ‘all day’ staff parking area for precinct business owners and staff

outside of the formal existing customer parking area on Neds Beach Road.

o Retention of the post office somewhere within the ‘village’ precinct.

o Retention of the electrical workshop building and renovation of this space for some broad

ranging community use/s.

o A new site to be identified for the community preschool, but which use did not have to be

in the powerhouse precinct, just ‘somewhere’!

o Any new use of the powerhouse site to not just favour one use or a specific interest group.

Any new community use of the site needs to be inclusive rather than exclusive.

In terms of concept options, the community identified the following potential design/use outcomes:

Relocate the post office into the Workshop building.

Use the existing post office building for some community purpose, such as a gallery and/or

community meeting space.

Alternatively, extend the current post office building and use the renovated electrical workshop for

some significant community purpose/s.

Create an all day parking area and rear service road within the unformed road reserve at the ‘rear’

of Portion 44, in between the existing Pines.

Renovate the existing community hall to make it more user friendly.

Remove the temporary planter boxes and replace with some attractively planted permanent garden

beds.


1.0 Introduction

In June 2011 the Lord Howe Island Board (LHIB) resolved to prepare a Concept Precinct Plan for the area

at the intersection of Neds Beach Road and Lagoon Road. In September 2011 the Board endorsed a

specific precinct plan process and allocated sufficient funding to commence steps one and two of the

process, this being the scoping and preparation of a consultation strategy and commencement of

consultation, including conduct of meetings with the LHIB and key stakeholder groups at the project outset.

It is understood that support for a Precinct Plan was given partly based on two separate but concurrent

issues which the Board recognised required further consideration, being:

The anticipated decommissioning and relocation of the existing Powerhouse to Portion 230.

Parking arrangements on the northern side of Ned’s Beach Road and associated traffic and safety

issues.

This Consultation Outcomes Report, including concept options, will contribute to the development of a

Powerhouse Precinct Plan for Lord Howe Island.

1.1 Objectives

The Board set out their primary objectives of the project, which are to prepare a Precinct Plan for the

subject site that:

1. Creates a sense of place which reflects the natural and cultural heritage of the Island;

2. Improves the visual and public amenity of the site;

3. Meets the everyday needs of Island residents and provides equitable access to business premises;

4. Enhances the experience for visitors to the Island;

5. Resolves conflicts between vehicles, bicycles and pedestrians;

6. Guides future use and / or development of the powerhouse site; and

7. Is sensitive to community values and aspirations and is consistent with the Islands low key vision;

island character.

Planning and design is to consider the landscape setting, character, seasonal use and purpose of the

Precinct.

1.2 Consultation & Report Methodology

Precinct Plan Process

The Board resolved to undertake the following key steps in developing the Precinct Plan.

1. Scoping, project plan and preparation of consultation strategy;

2. Commence Consultation: Conduct meeting with LHIB and key stakeholder groups at the outset of

the project;


3. Preparation of concept options;

4. Presentation of concept options to the LHIB and key stakeholder groups;

5. Preparation of Draft Precinct Plan

6. Presentation of Draft Precinct Plan to the LHIB and key stakeholder groups;

7. Public Exhibition: The Precinct Plan will be advertised in a draft form for the purpose of seeking

public comments prior to being finalised and placed on exhibition for a period of four weeks.

Following the public advertising period, all submissions will be documented and the plan modified as

required;

8. Plan approval: When finalised, the plan will be endorsed by the Board and sufficient funding will be

made available for its implementation.

The finalisation of this Consultation Outcomes Report represents the completion of stages 1 and 2 of this

process.

Consultation and Report Methodology

The following consultation and report methodology was applied to Stage 1 and 2 of the Precinct Planning

Project:

Identify the study area and surrounding context.

Analyse the state and local planning context.

Compile background documents to gather information to inform the content of this report.

Obtain demographic and statistical analysis to assist in assessing identified ideas, needs and options.

Undertake community consultation incorporating:

Meetings with individuals and key stakeholder groups organised by the Lord Howe Island

Board and Michelle Chapman

Individual and open ‘walk in’ consultation in and around the Powerhouse Precinct

Facilitation of an open invite community meeting at the LHI Museum

Follow up consultation from All About Planning’s mainland office

Review community feedback, including completed ‘postcards’ and ‘Plan feedback’ sheets.

Prepare a summary of community ideas and options.

Undertake an opportunities and constraints analysis of the study area to inform the themes of the

Precinct Plan.

Prepare a Consultation Outcomes Report.

Whilst not required in the brief for Stages 1 and 2 this report has included some illustrated ‘concept’

options and an urban design and community needs analysis.


2.0 Existing Conditions

2.1 The Local Context

Lord Howe Island is a world heritage listed volcanic remnant in the southwest Pacific Ocean, situated in the

Tasman Sea between Australia and New Zealand. The island is located approximately 600 kilometres east

of mainland Port Macquarie, 702 kilometres northeast of Sydney, and about 772 kilometres from Norfolk

Island to its northeast.

Although the Island is remote from the mainland it forms part of the State of New South Wales and is

administered by the Lord Howe Island Board.

Figure 1 : Locality of Lord Howe Island (source: LHIB)

The main island measures 11km long in a north south direction and between 2.8km and 0.6km wide and

has a total area of 1, 455 hectares.

2.2 The Precinct and Study Area

The subject Precinct is irregular in shape and incorporates Portion 44 (being approximately 5,050m2), an

adjacent unformed crown road, Portion 45 on the eastern side of Neds Beach Road and Portion 61 and

199 on the western side of Neds Beach Road ( refer Figure 2).

It should be noted that Portion 44 and 61 are managed by the LHIB, while Portion 45 and 199 are held

under Perpetual Lease. The area is collectively defined as the ‘Powerhouse Precinct’.

http://en.wikipedia.org/wiki/Tasman_Sea

http://en.wikipedia.org/wiki/Port_Macquarie

http://en.wikipedia.org/wiki/Sydney

http://en.wikipedia.org/wiki/Norfolk_Island

http://en.wikipedia.org/wiki/Norfolk_Island


Figure 2 : Study Area indicated in red circle (source: LHIB)


Figure 3 : Aerial Photo of Precinct (source: NSW Land and Property Information and LHIB)


This precinct comprises the following commercial and community uses:

Lord Howe Island Post Office

Community ‘Co-operative’

Clothing store (Larrup’s Boutique)

Gifts, homewares and hairdressing shop (Not Just A Salon)

Café / Restaurant/Bakery (The Anchorage Restaurant)

Existing Powerhouse building, electrical workshop and associated infrastructure, including four

underground fuel tanks, fuel pump and high voltage electricity transformers

Community Hall including detached public amenities and LHI Board notice boards

Freestanding shelter with tourist information and a free local phone for use by tourists,

A public telephone booth (adjacent to The Anchorage Restaurant) requiring a phone card

Immediately to the north of the precinct is the Thompson’s General Store (with Westpac Bank agency), an

historic Thompson family dwelling and south and west is the lagoon foreshore area known as ‘The Pines’,

which is zoned environmental protection and which contains a number of boat sheds (used for various

commercial marine based activities) and picnic / BBQ facilities.

Neds Beach Road itself currently contains 5 on street line marked car parking spaces, four temporary

planter boxes and approximately 40 bicycle rack spaces. Off road the area contains additional bicycle

parking adjacent to the Community Hall, The Anchorage and the Post Office building (approx. 20 spaces).

Following are some key images of the Precinct, with observations relevant to the current planning work

noted as considered relevant.

Figure 4 : View of Lagoon and ‘The Pines’ area taken from intersection of Lagoon Rd & Ned’s Beach


Figure 5 : Precinct Plan compiled for Consultation Purposes


3.0 Powerhouse Precinct Consultation

3.1 Community Involvement

Participation of the local community is fundamental to the development of the Precinct Plan and specifically

to this report, with involvement being essential to successful definition of the key issues, opportunities and

strategic priorities for the Precinct. These were articulated during a range of community and stakeholder

consultations.

On the ground consultations with a number of key stakeholders and the community was undertaken by

Michelle Chapman, Director of ALL ABOUT PLANNING with consultation support during this time also

being provided from David Kelly.

Consultation was held over three days during October 2011 on Lord Howe Island prior to the preparation

of this report, together with pre and post visit telephone conversations. Approximately 70 people were

personally contacted during the consultation period and who represented a wide range of island and

community interests and social demographic and which included some tourists.

At each consultation opportunity, the primary objectives of the project (outlined in section 1.1 of this

report) were outlined and discussed with the community group or individual.

Consultation with the following people was key to the planning advice contained in this report:

Business Owners within the study area;

Boat Shed Business Operators;

Key Community Hall Users;

Community Development Group;

Senior Citizens Group;

Traffic Management Committee;

LHI Tourism Association;

Lord Howe Island Board (Incl. appointed and elected members and staff).

In addition to the group consultations, residents and landowners of Lord Howe Island were invited to

attend two “open workshops” on 20 October at 10 – 12noon, 2.00 – 4pm and/or 21 October 10 –

12noon at LHIB’s electrical workshop on site at Portion 44. A discussion forum was also held at the

Museum on 21st October 3.00 – 4.30pm, which was open to any interested person. The focus of the

consultation and workshop groups was to gather information on what the community feel is important in

regard to proposed development in the subject Precinct.

In addition to personal dialogue, formal feedback was sought from interested persons by way of either

filling in postcards and/or a feedback plan to ensure everyone had the opportunity to record their views

and ideas on the subject Precinct.

The major conclusions and outcomes drawn from the open workshops, forum, group meetings and the

feedback forms are detailed below. Where comments mimicked others I have tried to only include these

once. As you will see, ideas have been grouped under identified themes and a reference number has been

added to aid discussion. Refer Appendix 1 for this summary of submissions.


4.0 Analysis of Key Issues

4.1 Key Issues

An analysis of relevant issues for the Precinct are discussed below. A detailed summary of key issues is

included at Attachment 1 of this report. Key issues include:

There is under-utilised existing community floor space in the Precinct.

The Precinct needs options for improved loading and unloading, vehicle access and short term and

all day parking in the area.

There is a need for a well located multi-purpose community centre on Lord Howe Island.

A significant number of people in the community do not support establishment of any new

commercial business in the precinct because they fear and anticipate that use will conflict with

existing businesses on the Island and fracture community relationships.

Existing powerhouse infrastructure, including the fuel tanks and High Voltage yard need to be

removed from the site to maximise public benefits from the relocation of the powerhouse building.

Significant and perhaps prohibitive costs to demolish and remove some of the existing electrical

infrastructure and rehabilitate site are anticipated by some (who were involved in construction of

the facility).

Should the Electrical Workshop be retained for adaptive re-use or demolished?

How can additional floor area for the post office be achieved to account for the significant growth

in the parcel post component of the mail processing?

Figure 6: Parcel Delivery Day at the Post Office on Neds Beach Rd


4.2 Opportunities and Constraints

Major constraints and opportunities which have emerged from the study area are detailed below and which

will require consideration in planning for the Precinct. In addressing these constraints and taking advantage

of opportunities, the potential of the precinct will be realised and opportunities within the precinct can be

built upon.

Opportunities

The precinct is strategically and centrally located within Lord Howe Island;

There is potential to develop a high quality pedestrian and cycle environment that also takes into

account the legitimate use of the road by vehicles;

No significant heritage constraints have been identified which would preclude demolition of existing

powerhouse infrastructure;

There are some interesting and valuable historical points of interest within the precinct, including

the electrical workshop, which was previously used by the NSW Department of Aviation.

There are a good number of mixed uses in the precinct – continue to encourage diversity of use

(both commercial and community);

Good mix of local employment opportunities in the precinct;

Electrical Workshop appears to be structurally sound and is located along the edge of Portion 44,

thus maximising potential recreational opportunities/open space on site, even if this building is to be

retained;

Revitalising and enhancing the Powerhouse site can improve user safety and amenity;

Significant opportunity to create new public open spaces, additional seating and to maximise

attractive lagoon views;

Constraints

Sloping topography both on Portion 44 and Neds Beach Rd.

In Neds Beach Rd the current slope of the road works against current line marking for parking in

Neds Beach Rd, heightening the risk of cars running into existing shops;

Existing underground fuel tanks which require remediation – soil testing and professional advice is

likely required to determine soil condition and rehabilitation requirements;

Significant costs are anticipated to remove existing infrastructure and remediate site;

Powerhouse infrastructure will need to be relocated to maximise site benefits to the community;

Reluctance from some in the community to consider potential for additional economic use of at

least part of the site;

If the Electrical Workshop is retained, it will be costly to upgrade and refurbish;

Existing public hall does not comply with disabled access requirements;

Existing hall is perceived to be dark and unwelcoming for community group meetings.


5.0 Objectives, Recommendations and Implementation

5.1 Objectives

In addition to the LHIB’s general objectives for this precinct planning project (refer Section 1.1), the

following more detailed objectives are also recommended as a guiding framework for future planning and

design work in the precinct.

These objectives are:

5.1.1 Access & Movement

Improve car parking areas through introduction of permanent planting, paving/footpaths, appropriate

lighting, and an increase or rearrangement in the number of car parking and bicycle parking spaces in Neds

Beach Rd.

Create an all day staff parking area within the precinct.

Maximise the precinct’s connections to adjacent land uses. This includes improving vehicular, pedestrian

and bicycle amenity and addressing parking and traffic issues as well as ensuring a clear pedestrian

connection is created to the Stevens Reserve track from Portion 44.

Resolve disabled access issues to key community facilities and existing commercial premises.

5.1.2 Community & Social Aspects

Reinforce the already strong sense of community that exists on Lord Howe Island and the strong

community links by incorporating appropriate community facilities and uses within the precinct and which

reflect existing community needs and anticipate the future needs of the community.

Provide quality street furniture and public toilets in functional and accessible locations.

Encourage the provision of a range of social and community services within the precinct and that

correspond with the size of the Island and its community.

5.1.3 Activities & Uses

Actively encourage and promote a variety of land uses and community activities within the precinct area.

Create a multi function community space within the precinct to support visitation by locals and tourists to

the area for social, business, employment and tourism opportunities.

Actively support the retention of businesses within the precinct, such as the post office and Co-op, by

ensuring future business growth needs are accommodated in the precinct.

5.1.4 Public Realm

Enhance the quality and provision of public spaces, creating a network of functional and relevant places

within the study area.

Protect and enhance views and vistas within Portion 44 and from Neds Beach Rd.


Ensure the creation of a vibrant public open space on Portion 44 and the existing courtyard in front of the

Co-op and Not Just A Salon which ‘reflects the heart of the community’ and which will increase public

amenity by providing quality places to gather in the heart of the island and to relax and interact with others.

The precinct should be a comfortable, inclusive, non-threatening and desirable place for all users.

Streetscape treatments must improve the aesthetic quality of the area, whilst also facilitating functional

access for vehicles, cyclists and pedestrians.

“The public realm is the shared meeting and living space within the community and includes road

reserves, public places, parks and even semi-public spaces such as public facilities and shops. These

spaces serve an important social function and also add to the character and sense of place of a

Precinct. It is important to define high-quality, well located public spaces within communities.”

Michelle Chapman, Director All About Planning

5.2 Placemaking Principles

In addition to the above precinct objectives I recommend a number of placemaking principles that should

be reflected in any new planning approach for the precinct. These principles are sourced from the Project

for Public Spaces (PPS) and/or from the ‘Place Focus’ website (which is an Australian Urban Design Firm).

These placemaking principles are discussed in detail at Attachment 7 to this report.

5.3 Specific Recommendations

The following specific recommendations are made to the LHIB after hearing many views and thoughts for

the precinct during and post consultation (refer Attachment 1 - which contains a summary of community

comments) and after having applied my professional experience to the various identified options.

I understand that not everyone will agree with the approach I have taken, as detailed below. Given the

diversity of views within the community, I expect consensus may not be possible on all of the following

items. Nonetheless, I hope that the following recommendations do generally reflect the majority of the

local community’s and Board members input to me as well as best practice in planning.

I have grouped the recommendations into Stages 1 to 6, to assist in clarifying what may be appropriate

steps in this planning and design process. Of course these stages are by no means set in stone and it is

open to the elected Board members and Board staff to analyse these and make their own determinations as

to what is in the best interests of the Lord Howe Island community.

Stage 1: Demolition of powerhouse and associated infrastructure (except workshop) and

create grassed open space

1. Seek development consent to demolish (subject to Development Consent) all existing powerhouse

infrastructure and buildings on site (including the High Voltage Electricity Yard, the existing fuel

tanks) apart from the Electrical Workshop building.

2. Undertake demolition of relevant existing infrastructure on Portion 44.

3. Remediate the site in accordance with the DA consent conditions and other relevant legislation.


4. Create a grassed community open space area on the corner of Neds Beach Rd and Lagoon Road

with some seating consistent with the existing lagoon foreshore area.

5. Consider removing some or all of the existing shrubs on site, to open up the site, especially when

viewed from Neds Beach Rd and ensure good views can be achieved from and through the

precinct.

6. That due to the significant number of persons that raised concerns regarding the current

consumption of alcohol within public areas of the precinct, that the LHIB consider creating an

‘alcohol free zone’ within the proposed public park and open space, Corner Neds Beach Rd and

Lagoon Rd.

7. Rather than construct paths over newly formed open space, leave the site following initial site

works and check the natural pedestrian ‘desire lines’ of the people accessing the site to ensure

paths are located where the people want to walk. These lines can then be incorporated into future

landscaping schemes for the site.

Stage 2: Undertake relevant Strategic Planning and required Rezoning

1. Prepare LEP and DCP development controls for the Powerhouse Precinct to inform new

development proposals once more detailed plans and concept options are resolved.

More detailed planning controls and objectives for this area will be needed, especially given the

opportunities that relocation of the current powerhouse will provide for new uses and activities in

this area.

A rezoning will be needed to permit an extension of the post office on the site.

Stage 3: Neds Beach Road and Associated Car and Bicycle Parking Areas

1. Remove the temporary planter boxes and bicycle parking areas within Neds Beach Rd.

2. Construct a permanent garden bed within the road along the frontage of the Anchorage

Restaurant with bicycle parking incorporated. The large garden bed must be installed with the

correct drainage and soil preparation and watering options as needed.

3. Open up and enlarge the courtyard area in front of the Co-op and Not Just A Salon and add

additional public seating in this location. Remove the old tank stand and lattice to create a through

connection into the southern area of Portion 44.

4. Consider either reorientating the tourist information shelter along the eastern wall of the existing

Post Office together with the free local phone to open up this courtyard area to Neds Beach Rd

and increase the prominence of the Co-op building OR relocate the tourist information shelter and

phone underneath an extended covered verandah space off the front northern covered verandah of

the Post Office, in conjunction with a proposal for the enlargement/upgrade of this building.

5. Create an additional bicycle parking area just north of Not Just A Salon within the existing grassed

area OR alternatively, the green house at the end of Not Just A Salon could be removed and

additional bicycle parking area provided there. If this option is preferred it is noted that provision

should also be made to incorporate some alternate landscaping or other treatment along that

exposed wall of Not Just A Salon.

6. Creation of a vehicle service lane within the adjacent unformed road reserve and which can also

serve as a future pedestrian path and cycle option in the precinct (if extended to Lagoon Rd).


This service lane should not necessitate the removal of any/many pines as the lane can be

positioned to wind between existing key trees.

This service lane should be designed to cater for existing and potential future rear loading and

unloading requirements for relevant businesses in the precinct.

Stage 4: Public Hall Upgrade

1. Identify what building works are necessary to bring the community hall and associated public toilet

facility (if this is to be retained and refurbished) into compliance with the “Disability (Access to

Premises - Buildings) Standards 2010.

2. In consultation with a heritage architect and access consultant and subject to development consent,

either:

a. Remove the common wall in the Community Hall between the existing ‘annex’ and the

storeroom to create an open sitting and meeting area and so that the existing window to

the storeroom also lightens the annex. Consideration should also be given to enlarging

this existing window to maximise light and ventilation opportunities.

b. Alternatively, if this wall needs to be retained for structural or heritage reasons, consider

replacing it with part or all framed glass which would achieve the same light effect within

the annex area but then the space could also double as a breakaway room for use during

conferences.

c. Consideration also needs to be given to ensuring a space for changing during plays in the

hall are provided and whether there is a need for an extension of the community hall to

create any additional breakaway and/or meeting rooms to further accommodate

conferences.

Stage 5: Post Office Upgrade

1. Retain the Post Office in its current location in a new or modified building which addresses Neds

Beach Road.

2. Obtain design advice as to how to achieve additional floor space and improved loading and

unloading area for parcels.

3. Obtain development consent for an extension to the existing building to double (if possible) the

existing post office floor area, whilst still retaining a pedestrian access from the Co-op’s ‘courtyard’

seating area to the Workshop/Community Centre.

There is potential to extend the PO to the rear and along the buildings’ southern side. Obtaining

professional design advice in relation to the details of this extension is recommended, especially

given the PO is currently being considered for heritage listing.

4. Reconfigure/relocate the existing post office ramp so that a wider public footpath can be achieved

along the eastern side of Neds Beach Rd.

Stage 6: Electrical Workshop Upgrade to create a Multi-function Community Space

1. Support an adaptive re-use of the Electrical Workshop for purposes of creation of a Multi-Function

Community Centre, incorporating both the lower and higher workshop areas, these two levels

being separated by bi-fold doors or similar so that the spaces can be either one or two.


a. A community shed for purposes of undertaking arts and crafts, painting, pottery,

woodwork and/or smaller group meetings could also be considered for part of this space.

b. I note that a ‘Place of Assembly’ is currently permissible within the Special Use Zone

applicable to Portion 44 with the consent of the LHIB.

2. LHIB obtain professional design advice in relation to the layout and fit out of the Electrical

Workshop building to facilitate creation of a multi-function area and which is accessible to the

disabled.

a. The workshop/new multi function community space will need a new kitchen and a disabled

access compliant bathroom and perhaps also a smaller meeting room space that also has

separate external access.

b. Professional design advice should include consideration of the potential to extend the main

Electrical Workshop area into the existing rear unformed road reserve directly behind the

workshop and incorporation of a fenced or walled open area to the rear to further

enhance the internal workshop/community space and provide additional and complimentary

outdoor opportunities for community use.

3. Obtain development consent for renovation works to the Electrical Workshop.

4. Renovate the Electrical Workshop Building in accord with professional design advice and conditions

of development consent.

5. The LHIB may like to consider calling for expressions of interest with respect to a renovated

workshop building within the precinct site and/or any new building space for the precinct. Calling

for an expression of interest would not have to commit the LHIB in any way but may raise some

further use and building options that have not yet been explored in this report.

a. I think that whilst some members of the community are fearful about fracturing the

community if additional commercial floor space is permitted in the precinct, an additional

commercially operated space within the precinct may actually prove to contribute

positively to the vibrancy of the area and compliment and benefit existing established

commercial uses, rather than compete with these.

6. The option of converting the workshop building into a public amenities and shower block also has

some merit if it is not to be used for some ‘higher’ community and/or commercial purpose.

5.4 Implementation

Implementation of the Precinct Plan will require engagement and collaboration from the Board, the

community and State Government and potentially the private sector. This process will be ongoing as new

opportunities, needs and constraints will be identified over time.

In order to motivate and give direction to this process, an implementation program for the next 5 years

should form part of the Precinct Plan.

As discussed, statutory implementation is also needed to translate key elements of the Precinct Plan into

the Lord Howe Island LEP 2010.


Identifying and securing funding sources for the various preferred works will also form a key part of the

implementation program.

Lastly, it is considered critical to develop positive strategic partnerships with key community and business

stakeholders to achieve success in relation to key precinct objectives.


6.0 Conclusion

During on the ground consultation, a strong sense of anticipation within the community was detected,

being that the Powerhouse site itself long occupied for various aviation or power related purposes, was

finally going to be opened up to the community.

This Report summarises community consultation outcomes in relation to the Lord Howe Island

Powerhouse Precinct. Details of stakeholder consultation responses are included at Attachment 1.

A substantial number of recommendations have been made for progressing the planning and redevelopment

of this precinct in the light of the anticipated and imminent relocation off site of the existing diesel

generated power station.

A preliminary community needs analysis, urban design analysis and parking options analysis has informed the

report recommendations, these being included at Attachments 2, 3 and 4.

It is noted that the issue of the location of the community pre-school will be determined as an independent

process to this report. Nonetheless, the Board may find the comments regarding location options useful in

considering the current proposal to use available space at the rear of the community hall.

In conclusion I would like to note again the words echoed by many community members who provided

feedback and input into this report and who said:

“The relocation of the existing powerhouse infrastructure represents perhaps a

once in a lifetime opportunity for the island.

This powerhouse precinct is located in the heart of Lord Howe Island and should

therefore reflect the heart of the island people.”


ATTACHMENT 1: STAKEHOLDER CONSULTATION OUTCOMES

The following summary of community comments and ideas has been compiled, being split into key themes,

for ease of reference. As you will note some issues/comments from the various individuals overlap and are

relevant to more than one theme.

Key consultation themes are:

Retain the existing workshop building and create multi-use space, but demolish all

other existing infrastructure associated with the existing powerhouse use

Summary of Comments and Community Ideas

When the powerhouse is relocated to the proposed site above Middle Beach Rd (which is subject to flooding) we would like

to see the workshop complex turned into a toilets, showers and change room facility for the convenience of all those who use

/enjoy the Lagoon Beach; in particular, those who make use of the area known as “the Pines”.

Retain workshop building but should consider catering for various uses within the one building

Part – historical displays, Part – gym / fitness area, Part – office space (eg. Signal) * But no more shops.

The old powerhouse workshop should be developed as an ‘open plan’ building, acting as the core centre for the ‘Lord Howe

Now’ Community Action Group, so that it can be flexibly utilised for a variety of functions. Eg workshops, meeting room,

gallery space, loan library. It should include an office to house the ‘Lord Howe Now’ Coordinator and the LHI Tourism

Liaison Officer. It could also be utilised for commercial purposes (eg. Conferences, wedding receptions etc)

The workshop should definitely not be developed in commercial competition with other existing businesses on the Island, ie as

a shop or café, restaurant or visitor information centre. This would weaken other enterprises on the Island, and create

antagonism to the redevelopment.

The industrial character of the building should be retained.

The existing (renovated) building would be greatly enhanced by developing a covered patio area at the rear, into which

activities could extend.

Ultimately this site would be a great location for a multipurpose community centre, but as the soil is potentially contaminated,

it may be a long time before that site can be used for any development.

I’ve revisited the 2010-2015 Lord Howe Island Community Strategy and through cross-referencing I would like to draw

attention to the numerous times a multi-purpose community facility was identified as a planning action and a key community

idea and wish to assist in attaining the Community Guiding Principles.

I believe that there are many other additional benefits of having a multi-purpose community centre here on LHI. There is

potential for it to be used regularly for the Art and Painting group, for yoga and other exercise or fitness groups. It could be a

central location for more structured social evening and/or for conducting educational classes and/or activities (eg. A meeting

place for book club, a craft and sewing group).

It could also be a smaller more intimate meeting place for the seniors and their activities eg housie. It if was large enough

there could be a pre-lined multi-purpose mini-indoor court, or attached a covered multi-purpose outdoor court like the

school’s Covered Outdoor Learning Area.

So maybe a large structure is a little unrealistic at this point in time, but I would really like the LHIB and Board Elect to

consider any possibilities for the preschool, at least, to be able to be erected somewhere in the near future. I believe that

throughout the extensive planning process to date there is enormous community support to see this educational and social

project for our children, present and future, to be strongly considered and implemented in our community.

Reuse Workshop – as a community venue; with an undercover outdoor area.

Could lease part of the workshop building and or possibly use this space as a post office.

The HV Transformer should definitely be moved.

Remove the old powerhouse building and the old Signal office.

Retain the electrical workshop building and within the Workshop:



Relocate signal office to one of the back rooms (eg. The existing computer room). Use Back storage room as multi

storage room with lockable cupboard, built in around space. Either remove existing office or use as new kitchen

area.

Use space as multiuse space for Senior Citizens, Playgroup, Other groups (book club, yoga etc).

Use space as multiuse space (existing lower workshop) by replacing wall (near stairs) and putting in newer doors

and windows, for craft/art/pottery groups/men’s and women’s fishing group.

Remove the concrete outside the workshop building and replace with turf to create an attractive play area for playgroup and

or outdoor area for senior citizens with tables and chairs.

Either move all the Powerhouse Infrastructure (building, fuel tanks, high volt area) or do not move anything.

Should the fuel storage area be retained on site?

Multi-use space options for the precinct are best.

The signal office doesn’t need to be accommodated in the precinct.

Majority of Portion 44 should be retained for use as a Community Park


The empty Powerhouse site should be turned into a passive recreation area; grassed; with colourful shrubs common on Lord

Howe Island, not necessarily native, enabling everyone to enjoy the view.

Portion 44 should not become an open sport area.

From a tourist’s point of view - Please leave the majority of the powerhouse site (once demolished) as an open area and just

use small features eg. gardens, shaded seating area’s etc to embellish.

Keep the structures on site relatively flexible so the community can change things if something they try doesn’t work.

There is already an abundance of historical information on the island so the site doesn’t need too much in the way of

information displays.

Keep the site simple, beautiful and open.

The old powerhouse site should be developed as a park with attractive seating with some weather-protected, covered

pergolas. The corner T intersection between Lagoon Road and Ned’s Beach Road, definitely needs to be left open (no more

buildings) to improve the visibility of pushbike riders, pedestrians and vehicular traffic in the vicinity of this intersection.

Demolish Old Powerhouse and make this area into landscaped open space.

Extend existing PO to create additional storage and access via new ramp to road.

Create an outdoor cinema with amphitheatre seating. (Free from Bindis’ of course.)

Demolish current powerhouse site and leave vacant for a year or so.

One way traffic access through the commercial district with a roundabout on Cnr of Neds Beach Rd and lagoon Rd and at

intersection of Unformed Rd and Lagoon Rd.

Revegetate Powerhouse site to include gazebo/bbq’s hibiscus and frangipani hedges.

Portion 44 could just simply be a functional recreational area, a BBQ/picnic spot with a few covered areas for the community

to enjoy on the ‘sun-setting’ western side of the Island.

Relocate small botanical garden from hospital grounds and also include additional Kentia Palm outlet for sale to visitors.

“No commercial business or community centre”.



All of existing powerhouse site facilities to become a garden area.

As long time visitors to the Island, it would be nice to see the power house site turned into a park, with some BBQs, tables.

Create a community park.

Enhance pedestrian and cycle connections to adjacent areas


Need to consider an appropriate connection point from the precinct to the Stephens Reserve track.

Retain tall pines in the unformed road reserve as they create an effective wind break and are an attractive visual element in the

precinct.

Make Neds Beach Rd a pedestrian access and delivery and emergency vehicles only precinct

Lots of endemic plants would be nice on site and possibly a small veggie garden patch. Anything that enhances the visitor and

local experience and which promotes education and enjoyment of local vegetation.

Ned’s Beach Road from Thompson’s Store to the Public Hall should become a mall for pedestrians and pushbikes with limited

access to vehicles for collection and depositing mail and for loading/unloading freight. Perhaps 3x5 minute parking bays could

be provided in front of Post Office, with the speed limit in the mall set at 5km/hr.`

Level paths on cleaned up site over ‘desire lines’ ie. Where people want to walk

Open up unformed road reserve for through (2 way). traffic and parking

Create bike track in unformed road reserve – to connect between Neds Beach Road and Lagoon Road.

Change traffic arrangements in Neds Beach Rd and provide an all day staff parking

area within the precinct, off Neds Beach Rd


Remove the Norfolk pines within the rear unformed road reserve.

Rather than open this existing unformed road (as a road) reclaim the road by clearing out vegetation and use this space as

additional parkland area behind the PO and existing Powerhouse at the Lagoon Rd end and put in an additional car parking

area at the northern top end (Neds Beach Rd end) behind the Coop.

Alternative vehicular transit should be facilitated as per Nick Holt’s plan by provision of a roadway connecting Neds Beach

Road and Lagoon Road behind the Co-op, Signal office and Powerhouse Workshop.

Alternative parking for vehicles should be provided along this new road, and behind the public hall and in the powerhouse

workshop parking area.

Where should precinct business owners park to reduce parking space pressure in Neds Beach Road.

Extend parking on Neds Beach Road north of Larrups shop – create more customers/staff parking.

Poor visibility of pedestrian, bicycle and vehicle traffic in Neds Beach Rd.

Need some 10 minute parking spaces in the precinct.

Construct a service road to the rear of Portion 44.



Could permit parking behind the community hall.

Number of vehicle movements in precinct is detracting from the tourist experience of the island and also generally creates

perception of traffic congestion.

All day car parking area behind coop (in unformed road) and possible loading area for Post Office.

Adopt and implement a permanent landscaping design for Neds Beach Rd


Get rid of temporary planter boxes on Neds Beach Road

The precinct needs a new and improved Neds Beach Rd bicycle, car and landscaping proposal

Cars should not rule in the Powerhouse Precinct.

Finalise new/improved bike parking and landscaping of Ned’s Beach Road.

Identify a new site for the Community Preschool


Put the Preschool into the workshop.

Pre-school and/or multi-purpose facility in the workshop building.

Where is the best location for the community pre-school?

Need for a Community Needs and Urban Design Analysis/Various Land Use Options


“This Precinct is the ‘Heart’ of Lord Howe Island – therefore Precinct should reflect the ‘heart’ of the Community.

Need to define what the potential development opportunities are in the precinct. Need to consider what the real community

needs are and analyse the available spaces to see what may be a good fit

This precinct planning represents a once in a lifetime opportunity for the community!

The LHIB could put out an Expression of Interest in the powerhouse workshop building for instance and see what comes of it

- ask people what they would be interested to do or develop on the powerhouse site.

Would like to see a eatery or coffee place on the powerhouse site.

Establish a Lord Howe Island Micro brewery on Portion 44.

Move the liquor store to the Powerhouse workshop building.

We could relocate the toilet block from behind public hall to where the electrical workshop is.

A shower and possible open gazebo for shade away from beach front would also be good as under the pines can become very

crowded.

The town area has become too congested. This area should not be developed with another building.

Once the power station moves, I think it would be an awesome venue for “the Powerhouse Bar & Grill”.



No commercial activity should be part of the redevelopment.

Apart from the electrical workshop, all other buildings on the site should remain as they are.

Café / Gallery : small art gallery for showing ‘locals only’ painting, photography, craft attached to an internet café (weekdays

only 10 – 3pm, requiring 1 employee) with three terminals – whole complex serving coffee only – verandah seating facing

lagoon and the rest should be parkland planted with local vegetation suitably labelled.

The café/gallery would bring in Board revenue to offset cost of an employee/s.

Drinking alcohol on the pontoon, Lagoon foreshore and Neds Beach Road is not supported– the precinct needs to be an

‘Alcohol Free Zone’

Comprehensive heritage signage guide should be developed for all buildings in the area under a title such as “lord Howe Island

Village Centre” (Thompson’s Store was the Island’ first shop, opened about 1927, the existing Post Office was the first

meteorological and flight service office, the public hall was the first genuine community hall on the Island – it superceded a

palm seed packing shed – The Anchorage sits on the site of another Post Office, and the Coop, Not Just a Salon and the

powerhouse workshops were all part of the Department of Civil Aviation establishment during the flying boat era. All this

information would add colour and interest to the area.

Build an exciting, partly transparent new multi-purpose public building in the area generally where the existing powerhouse

building is.

No current public seating area within the precinct (need a seating area).

LHI needs a public area with a spectacular view.

Could use powerhouse precinct/workshop building as a scientific research centre - perhaps with support from universities

who have an historical association with LHI.

Need to consider what land uses are compatible with what!

Extend Public Courtyard with thru access (to PH site) in front of Co-op and Not Just A Salon – more seating.

Retain industrial character of the Precinct

The book exchange is looking for a home.

Must support opportunities for tourism.

The islands younger people need a music space.

Permitting another commercial use on Portion 44 could fracture the community.

The powerhouse precinct is of historical significance to many who used to work on the site for Department of Aviation or

whose family previously leased the site.

Create a public courtyard and seating area in front of the Co-op and Not Just A Salon

Remove covered tourist information shelter and relocate within the public courtyard or under modified post office verandah

area.

More public seating is needed in precinct.

Existing Post Office needs to be expanded and alternate loading and unloading and

parking arrangements made


The PO needs more parking for customers.

Move post office to current Powerhouse workshop site due to the access and parking options this alternate area offers.

Should the Post Office be relocated to another alternative site within the Precinct?

Move PO into electrical workshop and fix parking issues



Assistance should be offered to other LHI Board tenants in the area (eg. Post Office/Coop) to improve their facilities.

Ex Post Office has ongoing and growing space problems – need larger, secure space, with loading area and customer parking

Move tourist information centre to Precinct – options: existing Post Office, Renovate workshop, Public Hall.

Consider where the tourist information centre best located


Separating the museum from the tourist centre would seem unreasonable for no significant gain.

A more interactive visitor centre would be good.

Should the visitor centre be relocated from the Museum to within the Powerhouse Precinct?

Build and/or attach a tourism info.centre to the existing post office.

If the tourist centre was relocated out of the Museum the cafe could be extended in to that area.

Current visitors centre is not central to the heart of the island, is not interactive and a 15% commission is charged on anything

sold at the Museum.

Upgrade/extend existing community hall


Could the existing community hall be extended at the rear to enhance the user experience and thus ensure this facility is more

regularly utilised?

Conference Centre in Public Hall - income generation opportunity.

Disabled access to Public Hall is needed.

Book exchange, toy exchange and library in either hall or workshop (also for book club).

Hall is currently cold, dark and uninviting.

Public Hall could be extended to the north west without too much trouble or negative visual impact.

The Community Hall could be extended for use as a preschool and also marketed further for conferences.

Table 1 : Consultation Comments


ATTACHMENT 2: COMMUNITY NEEDS ANALYSIS

A brief community needs analysis was undertaken by All About Planning Pty Ltd, due to a request from

Board members, despite this not forming a specific requirement of Stage 1 and 2 of the project.

Understandably, Board members are seeking to identify key community needs and the potential for such

needs to be satisfied within the subject Powerhouse Precinct area.

Community Needs Analysis

A community needs analysis of spaces as identified through the Lord Howe Island Community Strategy

2010 prepared by Peter Kenyon of the Bank of IDEAS has been undertaken as an Attachment to this

Consultation Outcomes Report. This analysis has been prepared with significant assistance from Lee

Rogers, the Board’s Community Development Officer. This analysis is detailed below.

The Lord Howe Island Community Conversation workshops conducted in 2010 by Peter Kenyon identified

a number of community wants and needs for the future growth and sustainability of the island community

and culture. Many of these perceived needs and wants would require suitable working and meeting spaces.

Whilst the community already has a number of existing buildings that may be suitable for housing some of

these purposes, a number of major spaces of a built nature were also identified which include a Pre -school

Facility, Aged Care Housing Options, an Arts Facility and a multi- purpose Sporting Complex. The

community also strongly identified the need for a multi use Community Space.

Given the transient nature of the population and the shifting demographics of the Lord Howe Island

Community the Board’s Community Development Officer has suggested that permanent type structures

and spaces be kept flexible and adaptable to meet shifting community needs and wants over time.

Community needs identified through the Community Strategy and which require spaces to operate include:

5. Child Services

5.1 Pre School Facility and Program

5.2 Toy Library

5.3 Community Playground

6. Youth Development

6.2 After School Children and Youth Activities

6.3 Career pathways Task Team

6.4 Youth Advisory Panel

6.6 Multi use Community Space

7. Positive Aging

7.1 Aged Care and Housing Options

7.3 Positive Aging Activities

8. Healthy Lifestyles

8.6. Train Locals in Counseling Skills

8.7 Additional Recreational Opportunities

9. Education and Lifelong Learning

9.1 Adult Education Programs

9.2 Community Library

11. Cultural Development and Heritage

11.4 Arts Facility

12. Sport and Recreation

12.2 Multi Purpose Sports Complex

12.3 Youth Project


Existing buildings that could accommodate some of these purposes include the Community Hall, The

Anglican Church Hall, The Seventh day Adventist Hall, the School and the LHI Bowling Club however many

of the usages identified would require a more permanent set up or at least substantial storage space for

key items eg. an Arts Facility and Pre-School.

The Community Hall has often been under utilized as a space and is mostly used for formal gatherings and

meetings.

Other activities that take place within the community that could benefit from space to operate include;

yoga, dance classes, music practice/jam areas, cooking classes, trade shows, art classes, pottery classes,

crafts, woodworking, metalworking, cabinet making, computer skills workshops, book club, library, book

exchange, youth meeting space, physiotherapy and positive aging activities.

The community has what has affectionately been dubbed ‘The Revolve’ which coexists within the Waste

Management Facility. Housing many pre-loved and used items ‘The Revolve’ is a popular way for members

of the community to acquire goods for re-use. ‘The Revolve’ is currently housed in an undesirable location.

At the moment most pre loved clothing is sent from the island to charity organizations as there is no space

available on the island for housing and re –distribution of pre loved clothing. Additionally many lodges and

resorts undertake their renovations over the winter months often updating used furniture and items.

Currently there is no space available for housing, redistribution or sale of these items within the

community resulting in items being shipped back to the mainland at great cost.

A flexible and adaptable multi- purpose community facility could accommodate many needs and wants as

identified within the Lord Howe Island Community Strategy.

The identified community needs and associated space and location analysis following on from the

Community Strategy is detailed in the following table.

Identified

Community Need

Space and Location

Planning Comment

Community Needs Analysis

1. Community

Hall

The existing community

hall (Cnr Neds Beach

Rd and Lagoon Rd) is

very well located, is an

attractive historic

building and a

reasonable size to

accommodate the island

school plays, the

occasional conference

and local public

meetings.

The existing community hall, despite its great location,

is acknowledged as being underutilized but nonetheless

is an important community facility for the island.

This is because there is no other alternative meeting

space suitable for large gatherings in a central and

neutral location.

The hall is perhaps currently underutilised because it is

perceived as being either expensive to hire or

unpleasant due to its relatively dark interior and

unwelcoming feel. A number of modifications to the

existing hall such as removal of the existing internal

storeroom wall common to the annex would open the

interior of the hall up and free up some floor area to

provide a casual and light filled sitting area.

The hall could also be extended to the north

(dependent on the current Pre-school proposal) to

create a couple of breakaway rooms or meeting rooms

to facilitate use of the hall by conferences/community

groups.


2. Conference

Facility

The Board’s CEO has

advised a minimum 120

seat capacity and that all

key conferences are

currently held in the

Community Hall.

A floor plan of the

existing community hall

follows this table and

confirms that the hall

has a total floor area of

approx. 230m2 and a

‘main hall’ area of 120m2

(including the projector

room space).

Feedback from a recent

conference identified

the need for some

attractive ‘breakaway’

room areas separate to

the existing annex to

the hall off the main

verandah.

I also note that the

projector room takes

up 5m2 valuable floor

space in the main hall,

which is no longer

needed due to

technological changes

since the room was first

installed.

In discussion with

Architect Peter

McFadyen, a 120 seat

conference facility

requires at least 1.25m2

floor space per person

which equates to a

minimum 150m2 floor

space for a 120 person

conference.

The main hall of the

community hall is only

120 m2 and is therefore

perhaps slightly small

The Board’s Tourism Manager has confirmed that the

recent ANU conference held on LHI attracted 120

delegates and approximately 200 visitors to the Island,

generating approximately $550,000 in revenue for

LHITA Members. On top of this amount the Island

received exposure in major news papers and a

documentary was filmed on the island featuring the

conference.

The conference was in the middle of August when

tourist bed occupancy on the Island can be as low as

10%.

The Board’s Tourism Manager has also advised:

“ LHITA strategic plan that was written independently of the

LHITA, suggests the need for further exploring the

possibilities of conferences on the Island. I anticipate that if

the LHITA could designate time and funding to this market

we could expect to see up to 4 big conferences on the

Island during the quieter tourism periods.

Feedback from ANU was very positive. The main requests

were for more pin boards, lighting (its rather dim), and

better quality seating — all very easily managed. We will

also need to upgrade the projector system in the near

future. The toilet facilities are a little run down and also

require attention, however, did not seem to cause any

problems with being located off the side of the building.

I have discussed the possibility of applying for a grant in the

future to cover this with the LHIB Community Development

Officer.

ANU have advised that they plan to hold another

conference on LHI in August 2013 and I have had several

requests for different conferences on the Island since. The

LHIB have confirmed that they will be holding a Small

Islands forum in May 2012 that is also expected to draw

120 delegates.

The option of having break out rooms would be very

welcome and would make holding a conference on the

Island much more appealing. If the community hall could

accommodate 150 delegates rather than the current 120 it

could open further opportunities for this market.

I do think that sharing the facility with a pre-school would

put off potential conference organisers and that the noise

would certainly cause a problem for conferences. Ultimately,

it could jeopardise the LHITA from successfully growing this

market in the future. I would support the Pre School


for a 120 person

conference but perhaps

this shortfall is

compensated somewhat

by the availability of the

open attached annex to

the main hall which is an

additional 90m2 in area.

utilising an existing building on the Island in an area that

would not restrict future tourism opportunities.”

The conference organizers and participants need a

functional and reliable space with good internal amenity

and a convenient and accessible location.

I also note that the existing community hall does not

have complying disabled access and due to its regular

community use and commercial conference use really

should be modified to comply with the current disabled

access standards. This access should extend from a

disabled street parking space and complying path of

travel to the public toilets and internal hall areas.

The LHI Tourism Association has also advised, the

conference market is identified as a focus growth area

in the Tourism Associations’ Strategic Plan 2010.

A ‘Build the Events’ sector and exploring opportunities

to target and build the conference market and incentive

travel market were key themes of the Tourism

Strategic Plan 2010.

Whilst the community hall is not used extensively it is

also used for community meetings, functions and

events. Any future uses of the hall must not

compromise current legitimate uses of this space as no

suitable alternative space is available on the Island to

conduct those activities.

It is considered likely that additional room/s or a multi-

use space could be constructed at the rear of the

existing hall and which could be useful in growing the

conference market.

Furthermore, the hall’s heritage listing should not

preclude a major addition to this building providing

specialist design advice is obtained from an experienced

heritage architect.

3. Pre-School

Facility

A reasonably accurate

understanding of likely

space requirements for

the LHI Community

Pre-school is possible

based on the recently

approved pre-school

facility at the Anglican

Church site.

140m2 of external

Whilst some additional area may be needed for

purposes of an access point design, it is considered

likely that the total 270m2 of area is reasonable for

purpose of assessing likely space requirements for a

new pre-school.

It has already been noted that the existing Community

Hall has approximately 230m2 of floor area of which at

least 150m2 is required to be retained for purposes of

conferences (unless an alternate conference space was


(including deck space)

was proposed and

approved.

130m2 of internal

(including staff room,

bathrooms, kitchen and

storage spaces) was

proposed and approved.

With respect to

location I note the

preschool use could be

located on any available

site on LHI provided:

the relevant

required design

elements and

internal and external

fit out can be

achieved.

The use is

permissible with

development

consent and such

consent is obtained.

The proposed

preschool can

demonstrate the

operation will not

unreasonably

interfere with the

established

character and

amenity of the area

in which it is

proposed to be

located.

An analysis of some

available sites has been

undertaken by Peter

and Jeff Mc Fadyen

following a briefing by

the LHI CEO with the

following sites being

considered.

proposed).

It is considered feasible that additional floor area could

be added to the rear of the existing community hall to

create a multi use space and that could also be used for

purposes of a pre-school and/or a breakaway space for

conferences outside preschool operating hours.

Any additional floor area would need to be designed

with advice from a heritage architect given the heritage

significance of the community hall.

Alternatively, the existing vacant space at the rear of

the hall is available space for construction of a new

preschool. It is noted in this regard the Board has

received an Owners Consent Application from the

Community Preschool to do just that.

An alternative location for the pre-school would be the

electrical workshop. The electrical workshop has an

existing floor area of approx. 230m2.

The Workshop has an attractive industrial character

however would clearly need substantial renovation and

work to create a suitable pre-school facility and which

could also be used as a more general community use

space outside preschool operating hours.

The permissibility of the pre-school and potential

contamination and conflicts with other legitimate and

established land uses are also highly relevant

considerations.

Regarding potential amenity impacts of locating a

preschool somewhere within the powerhouse precinct,

noise and traffic generation are considered to be the

most likely potential negative impacts.

It is conceivable that both tourists and locals who are

seeking to enjoy the lagoon view, who are seated in a

nearby local café and/or who are looking at the shops

could find the additional noise generated by a preschool

either unpleasant or distracting. A good design for any

new proposed facility has potential to address and

mitigate this noise impact.

It is relevant to consider if the LHI Preschool

Association and island children are best served by

adaptation of an existing building or a new building.

Use of an existing building runs the risk of preschool

needs being compromised by their operation being or


I note that neither of

the other existing

church halls is included

in this list.

becoming secondary to a dominant user/owner.

I note the Preschool have $300k for the purpose

of construction of a new preschool and therefore their

needs should be primary and any associated benefit to

an existing facility or use a secondary consideration.

In terms of location I note that the presence of a

preschool in the heart of the island would be

convenient to parents and would add to the activity

and diversity of existing uses in the centre, and which

also has potential positive spin offs for local shop

owners.

Traffic generation is not considered an insurmountable

issue to location of a pre-school facility on either the

Community Hall site or a renovated Electrical

Workshop space.

Peter and Jeff McFadyen’s comments on the potential

alternate pre-school sites that they were briefed on

have been discussed separately in this report, together

with some additional comment from myself.

4. Toy Library Undefined area

requirements however

location of toy library

could be nearly

anywhere on the island,

including in a shed.

No area for this use has been confirmed however from

personal experience some sizeable storage area is a key

element of a toy library, which needs to store both a

significant quantity and sometimes large toys for loan.

5. Community

Playground

An existing children’s

playground is located on

Lagoon Road between

Bowker Ave and Middle

Beach Rd.

A reasonable sized

space is needed for a

decent play ground

area.

It is considered unnecessary to construct a children’s

playground within the Powerhouse Precinct, given the

island already has an existing accessible playground and

given that the Lagoon foreshore is also directly

opposite the powerhouse site and which provides

excellent alternative recreational opportunities.

6. After School

Youth

Activities

Any larger multi use

available space is

potentially suited to this

use/activities.

A multi use community space within the Powerhouse

Precinct could be used or hired out as

required/available for after school or holiday youth

activities - see also comments below.

7. Multi Use

Community

Space

Uses within such a

space could include:

Yoga, dance classes,

music practice/jam

areas, cooking classes,

A multi use community space could be constructed

either within a revamped Electrical workshop area or a

revamped community hall.

The key with either location is to ensure a flexible, user


trade shows, art classes,

pottery classes, crafts,

woodworking,

metalworking, cabinet

making, computer skills

workshops, book club,

library, book exchange,

youth meeting space,

physiotherapy and

positive aging activities.

friendly and attractive space is achieved.

The electrical workshop is estimated to have an

existing area of approximately 228m2.

The community hall has an existing floor area of

approximately 230m2.

The electrical workshop space is well suited to a multi-

purpose community facility. The suggested alternate

other uses for this workshop space can be

accommodated elsewhere, for eg.:

Tourist Centre - There is current space

within the Museum to retain and perhaps

expand a tourist centre there and which

facilities could be improved in that location

subject to ongoing discussions with the

Museum operators

Preschool - alternate permissible locations for

a preschool have been identified

Tourist Information Centre - the existence

of a tourist information area and free local

telephone within the Powerhouse Precinct and

which could be remodeled

Post Office - the preference to retain the

Post Office in its current area fronting Neds

Beach Rd if possible, whilst still achieving an

expansion of that building’s floor area.

As Australia Post is not defined as a Public Authority

the Post Office may need to rely on existing use rights

to extend the existing premises within the Special Use

zone. Alternatively the Board may consider it best to

rezone at least part of Portion 44 as Settlement, which

is the only zone that permits ‘commercial’ uses such as

the post office.

Existing use rights provisions under the EP&A Act 1979

make a significant extension of the existing post office

difficult and also prevent the rebuilding of such a

premises elsewhere on Portion 44.

It is therefore recommended that this planning issue be

addressed by a rezoning of at least part of Portion 44

to ‘Settlement’ – which is the only zone that permits

such commercial uses as a Post Office, or the standard

LEP template equivalent.


The relevant extracts from Section 106 and 107 of the

EP&A Act 1979 are included below:

106 Definition of “existing use”

In this Division, existing use means:

(a) the use of a building, work or land for a lawful

purpose immediately before the coming into force of

an environmental planning instrument which would,

but for Division 4 of this Part, have the effect of

prohibiting that use, and

(b) the use of a building, work or land:

(i) for which development consent was granted

before the commencement of a provision of an

environmental planning instrument having the effect

of prohibiting the use, and

(ii) that has been carried out, within one year after

the date on which that provision commenced, in

accordance with the terms of the consent and to

such an extent as to ensure (apart from that

provision) that the development consent would not

lapse.

107 Continuance of and limitations on

existing use

(1) Except where expressly provided in this Act,

nothing in this Act or an environmental planning

instrument prevents the continuance of an existing

use.

(2) Nothing in subsection (1) authorises:

(a) any alteration or extension to or rebuilding of a

building or work, or

(b) any increase in the area of the use made of a

building, work or land from the area actually

physically and lawfully used immediately before the

coming into operation of the instrument therein

mentioned, or

(c) without affecting paragraph (a) or (b), any

enlargement or expansion or intensification of an

existing use, or

(d) the continuance of the use therein mentioned in

breach of any consent in force under this Act in

relation to that use or any condition imposed or


applicable to that consent or in breach of any

condition referred to in section 80A (1) (b), or

(e) the continuance of the use therein mentioned

where that use is abandoned.

(3) Without limiting the generality of subsection (2)

(e), a use is to be presumed, unless the contrary is

established, to be abandoned if it ceases to be

actually so used for a continuous period of 12

months.

8. Aged Care

Housing

It is generally desirable

for aged care housing to

be located in areas with

high accessibility to

shops and services, so

that low care aged

persons can easily

access these shops and

services for themselves.

The demand for Aged Care Housing on LHI will grow

over time but I am not convinced that at present there

would be sufficient interest and need for the Board to

facilitate such a housing alternative.

In most instances if given the choice, elderly persons

prefer to age in place rather than in aged care housing

alternatives.

Therefore it is recommended at this time that the

Board actively pursue and implement aged care

programmes and planning policy to support ‘aging in

place’ including the potential for private provision of

housing for aged persons.

Any new housing on LHI should be required to be of a

‘Universal Housing’ (adaptable) design to permit aging

in place and there are programmes that can be

investigated to retrofit many homes to assist aged

persons in their own homes.

Furthermore the Board and state agencies need to

ensure aging LHI residents have access to ‘in home’

nursing care as required.

9. Training Space Any training space has

specific fit out

requirements. Examples

of training programmes

included Counseling

Skills and Adult

Education Classes.

It is considered that such a training space would be

welcome and useful on the island. Such training

courses could be held in the community hall but would

benefit from some modifications to this space to

provide for:

a casual area for relaxing and for chatting in

training programme /conference breaks and

at least one well appointed breakaway room /

training room

The training space itself needs a data projector, suitable

screen and comfortable seating and other furnishings.

A training space should also preferably have access to a


separate tea and coffee facilities and an area for relaxing

during breaks.

10. Community

Library

It is considered likely

that initially a decent

sized library room

fitted out with book

shelves and a couple of

tables and chairs with

perhaps a lounge and

some floor cushions for

the kids would be a

welcome addition on

the island.

The library should also

have access to a

computer to record

books borrowed and to

permit book searches of

the Port Macquarie

library data base. Such a

room could also double

as a meeting space

when not being used as

a library.

The size of the space

would need to be a

minimum of 35 - 40m2.

Currently it is noted that the Co-op has a very small

book swap area within their premises. This is not

considered to be a formal library facility, but in the

absence of a library, serves a valuable purpose.

There is significant community benefit in facilitating

improved access to a variety of reading opportunities.

Furthermore, a library creates a great opportunity for

both formal and informal social interactions.

If a library space was provided within the powerhouse

precinct it may be possible for the Board to negotiate

with the Port Macquarie Library to receive a box or

two of books every fortnight and then for these to be

returned the following fortnight.

Given library books details are now available digitally

the Port Macquarie library could also potentially take

book requests from locals and include them in any

regular packages/book deliveries. Such a library facility

would need to be managed and staffed which has cost

implications for the Board as well as potentially for

Port Macquarie Hastings Council.

I think the idea of a library is worth pursuing due to the

clear community value of access to a well stocked

library resource.

11. Arts Facility Whilst an ‘arts facility’

could technically be

provided in someone’s

rear shed the reality is

artists would not want

to use such a space.

Being creative souls

they would be inspired

by the attractive setting

of the powerhouse

precinct and the

opportunity to socialize

with other artists in

such a setting.

It is estimated that the existing workshop has a total

area, including front awning area of 157m2 and total

dimensions of 7.5m x 21m, with the ‘smaller area’ with

the lower finished floor level having an area of 45m2.

If a multi-function community space or community

workshop area was created within part or the whole of

the electrical workshop building then such a space

could be used for periodic art workshops and ‘art days’

by local artists.

It is suggested that Artists would enjoy a comfortable

space to socialize with other artists and interested

community members. The concrete floor within the

workshop building could be polished and either way

would be quite durable and easy to clean.

A stand alone arts facility is not justified, however a

multi-function community space could certainly

incorporate use by local artists, provided the finishes of


this space were easy clean!

12. Multi Purpose

Sports

Complex

A multi -purpose sports

complex would be best

located near existing

sporting and recreation

facilities.

It is considered that such a sports complex would be

suited to Portion 38 adjacent to the bowling club and

oval area and where there is good access to off road

parking.

13. Youth Project

Space

During consultation

with some of the local

younger islanders, they

identified their desire

for a social gathering

space for music playing

etc and which is

relatively informal.

If a multi-function community space or community

workshop area was created within part or the whole of

the electrical workshop building then such a space

could be used by the local youth for various activities.

The space could also be used for running more formal

and targeted youth events and activities and including

after school and/or holiday youth programmes.

14. Tourist

Information

Facilities

Precinct consultation

identified that the LHI

visitors/tourist

information centre may

like up to 30m2 floor

space for various

interactive and multi-

media purposes.

In addition, I note there

is an existing open but

roofed tourist

information area

(directly off Neds Beach

within the Precinct and

just north of the

existing Post Office),

which is very well used

by tourists.

There were differing views expressed within the

community about the sufficiency and location of the

existing tourist information centre within the LHI

Museum. It is understood from consultation with the

Museum that they are planning to undertake

improvement works to the Museum, including the

entry area and the operators are quite open to making

improvements to the visitor information component

within the Museum.

The alternative to retaining the information centre in

the Museum is to relocate the centre into either the

Electrical Workshop building or the Post Office

Building.

I consider it would be desirable to retain the post office

in its current location if possible so I don’t support the

option of relocating the tourist centre into the existing

PO building or the electrical workshop.

15. Post Office The existing post office

area is approximately

54m2.

Consultation with Steve

Sia confirmed anecdotal

evidence from others

that additional Post

Office space is

desperately needed - I

would suggest double

current area would be

helpful in addressing

what is becoming an

The Post office is currently very well located and

contributes significantly to the powerhouse precinct.

The post office generates considerable pedestrian and

vehicle activity which is good for the area and which

provides opportunities for casual interaction between

local community members and which also provides an

important service to tourists.

The position of the post office on the eastern side of

Neds Beach Road is also significant combined with the

fact that this is the only building on this side that

addresses the street in a traditional way.

Other buildings on the eastern side of Neds Beach Rd


increasingly pressing

need for more space for

both parcel sorting and

additional retail area.

are offset from square (being the Co-op and Not Just A

Salon) and the old powerhouse building of course is

proposed to be demolished. As such the building is and

will be reinforced as a prominent structure within the

Neds Beach Rd and which adds to the diversity of uses

and activities within the small village centre.

Whilst there is an opportunity to relocate the post

office into the Electrical Workshop building my

preference is to retain the Post Office in its current

location provided adequate additional floor area can

be achieved in that location.

Additional floor area is needed to support the secure

processing requirements for Australia Post parcels.

Stephen Sia has advised that normally he would receive

up to 22 pallets of post in the peak Christmas season

however around the time of the precinct consultation

he had received 24 pallets on the last shipment and that

it wasn’t even that close to Christmas yet. Stephen

confirmed that the busiest postal day is a Monday after

the ship has come in. Stephen considers the internet

shopping trend will continue to grow and that the

existing Post Office space is too small. He would also

like to expand the range of goods sold in the PO.

Consequently Stephen would like to see either a new

PO space or an expanded existing space. He is

personally quite flexible in terms of where the PO

should be located. It is the size and security of the

space that is most relevant to him.

16. Co-op and

other retail

and café

premises in

precinct

Existing floor space

analysis:

Co-op & Not Just A

Salon = approx. 105m2

The Anchorage

= approx. 270m2

Larrups

= approx. 70m2

During recent consultation the Co-op confirmed their

interest in a very modest extension of their premises

to add a cool room where the existing concrete slab

off the southern end of the existing building is located.

No other existing retailers expressed the need or

desire for additional space or for an alternate location.

All retailers were consulted individually as part of the

precinct consultation work.


ATTACHMENT 3: URBAN DESIGN ANALYSIS

A preliminary urban design analysis has been undertaken by All About Planning Pty Ltd, despite this not

forming a specific requirement of Stage 1 and 2 of the project brief, due to a request during the

consultation stage from Board members and in response to key issues also raised by the community.

Understandably, Board members and the community are seeking to identify important urban design

objectives for the precinct and to understand the potential for good urban design to positively impact on

future community outcomes for the Powerhouse Precinct area.

Three (3) preliminary urban design approaches to the powerhouse precinct have currently been identified

and analysed. These approaches are detailed together with relevant illustrations.


OPTION 1 - OPEN CORNER WITH NEW BUILDINGS PERMITTED TO NORTHERN AND

EASTERN EDGE OF OPEN SPACE

Under this option, the old powerhouse building and associated infrastructure would be removed and any

new built forms located around the northern and eastern edges of a new open space area together with

construction of a rear service road incorporating all day precinct parking.

New buildings would be required to address this key open space area and pedestrian connections through

the open space to any new land uses will need to be well resolved.

This option could incorporate an extension to the existing post office building. A floor plan of the existing

post office building fronting Neds Beach Rd is included in this urban design analysis. As shown on the plan,

the existing Post Office has a floor area of approx. 54m2 with dimensions 6m x 9m.

An illustration of this option 1 follows together with an illustration of an option for possible expansion of

the existing community hall.

OPTION 2 - A MORE TRADITIONAL ‘MAIN STREET’ APPROACH

Under this option, the old powerhouse building and associated infrastructure would still be removed in

accord with the clear wishes of the majority of those who made submissions, but a new built form would

be permitted along the western side of Neds Beach Rd immediately south of the existing Post Office

building.

Locating an additional building/s on the western side of Neds Beach Rd will create a more traditional main

street. Locating a new building in this area will likely involve a reduction in potential views over the site

when viewed from Neds Beach Rd (compared with views that would be achieved under Option 1) and

therefore a reduced visual connection with the lagoon and foreshore area (compared with Option 1).

Any new buildings would be required to address both the open space area to the rear and Neds Beach

Road to their front. Again, pedestrian connection through to the internally located open space would need

to be well resolved. An illustration of this option follows.

OPTION 3 - OPEN UP THE CORNER BUT OTHERWISE LEAVE SITE GENERALLY AS IS

Under this option, the old powerhouse building and associated infrastructure would be removed. No

significant new buildings would be permitted on site, however the adaptive re-use of the existing electrical

workshop building could be pursued and perhaps a modest extension to the back of the existing post office

building.

Under this option it was also considered whether the electrical workshop building should be demolished. I

concluded that as the costs for renovating this building are not yet known it would be premature to

recommend demolition of this space without further costing and ongoing maintenance advice and Board

consideration of future community needs.

It is considered likely that this option will be most favoured by the majority of islanders as it involved the

least change from the status quo.

An illustration of this option follows.


Figure 7: Urban Design Analysis OPTION 1

OPTION 1 - OPEN UP

CORNER OF NEDS

BEACH AND LAGOON

RD AND PERMIT NEW

BUILDINGS TO

NORTHERN AND

EASTERN EDGE OF

NEW OPEN SPACE



OPTION 2 - A MORE

TRADITIONAL ‘MAIN

STREET’ APPROACH,

WITH KEY BUILDINGS

AND USES FRONTING

NEDS BEACH RD



OPTION 3 - OPEN UP

THE CORNER BUT

OTHERWISE LEAVE

SITE GENERALLY AS IS

WITH EXISTING KEY

BUILDINGS AND USES

FRONTING NEDS

BEACH RD


Figure 10: Analysis of Possible Preschool Locations within the Powerhouse Precinct by McFadyen Architects


Figure 11: Existing floor plan of Community Hall, showing possible area for an extension

Possible

location for

extended hall

facilities such as

conference

break away

rooms and/or

library or other

community

meeting space


Figure 12: Existing floor plan of post office provided by Stephen Sia


ATTACHMENT 4: PRECINCT PARKING OPTIONS

Car parking and associated landscaping options in Neds Beach Road were keenly discussed with the

community during the consultation period, with a diversity of ‘solutions’ being proposed. There was no

consensus of opinion other than that the current arrangements are unsatisfactory.

Due to the level of interest by Board members and the community, a preliminary parking options analysis

was undertaken by All About Planning, despite this not technically forming part of the current scope of

project works.

In Neds Beach Rd, which forms part of the Precinct, it was determined there was space for 15 nose in or

rear in parking spaces including 1 disabled space, provided no garden blister or on street bicycle parking

was provided,. Alternatively there is available space for 7 parallel parks, again with no garden blister or on

street bicycle parking.

Actual current marked street parking spaces in Neds Beach Road are 5, reduced from a previous 12 spaces

due to the introduction of temporary planter boxes and bicycle racks and associated manoeuvring space.

It has been observed that loading and unloading for the Post Office currently occurs from Neds Beach Rd.

It is also noted that an Owners consent application by the LHI Community Preschool has been received by

the LHIB since the community precinct consultation. This application seeks to use current vacant space

behind the existing community hall for purposes of construction of a new preschool. If this development is

approved that space will no longer be available as an informal parking area during Board meeting times.

The preliminary urban design analysis undertaken by All About Planning has identified a suitable convenient

alternate all day parking area which could be provided within the current unformed road reserve adjacent

to Portion 44.

A number of preliminary parking options for Neds Beach Road within the Precinct have been considered

with the following key ideas being identified and illustrated.


PARKING OPTION 1: Create one large garden bed in front of The Anchorage Restaurant

with 60 degree nose in for the rest of Neds Beach Rd within the precinct and retain 2 way

vehicle access

Figure 13: Parking OPTION 1

Parking Option achieves the following:

An increase in parking spaces within the key precinct area from 5 spaces to 8 spaces (not including

the 3 existing informal parallel bays in front of the post office and the informal disabled space

adjacent to the community hall which both of which could also be formalised.

A decent permanent garden bed that can be attractively landscaped and which will have the effect

of narrowing the pavement width and naturally reducing traffic speed.

This option removes the potential for cars to reverse into shops and exhaust fumes will not detract

from the dining experience due to nose in and the car parking angle works with the road contours.


The formal garden bed can incorporate bicycle parking at each end and adjacent to the existing

footpath, thus making provision for tourists and other local cyclists.

A pedestrian footpath on this side of Neds Beach Road can be retained because the garden is

positioned within the existing road reserve and not within the narrow footpath area.

This option can be coupled with provision of an all day parking area for precinct workers under the

pines within the unformed road reserve at the rear of Portion 44 to further increase parking

options for precinct workers and free up on road parking space for customers.

It is understood this option was previously considered by the Traffic Committee. There has been prior

discussion as to whether the RTA ‘prefers’ nose in parking arrangements, which of course involve vehicles

reversing into a traffic environment.

Based on All About Planning’s experience the RTA would not preclude a nose in parking arrangement,

especially in low speed (25km/hr or less), low traffic environments such as is the case for Lord Howe

Island. In any event, a change in parking arrangements on Neds Beach Rd will not need to involve

discussion with the RTA, who are now called NSW Roads and Maritime.

Figure 14: View of driveway looking north, community hall to the left and The Anchorage to the right

Figure 15: View looking at The Anchorage, planter boxes and bicycle parking in foreground


Figure 16: View looking north along Ned’s Beach Rd, planter boxes to the left.

Figure 17: View looking at freestanding tourist information shelter

Figure 18: View looking north east at LHI Post Office

Figure 19: View of existing public courtyard and seating area in front of Not Just A Salon and the Co-op


PARKING OPTION 2: Create one large garden bed in front of The Anchorage with parallel

parking in the rest of Neds Beach within the precinct and retain 2 way vehicle access

Figure 20: Parking OPTION 2

This Parallel Parking Option achieves the following:

A decent permanent garden bed that can be attractively landscaped and which will have the effect

of narrowing the pavement width and naturally reducing traffic speed in the precinct.

A wider pedestrian footpath at the northern end of the precinct or which could alternatively

provide additional landscaping and/or bicycle parking opportunities.

No loss of parking spaces from existing levels within the key precinct area, being 5 spaces (not

including the existing informal disabled space and the informal parallel bays in front of the post

office, which should be formalised through signage and line marking.

No problems with cars reversing into shops or exhaust fumes detracting from the dining

experience due to parallel parking arrangement and which is clear of the Anchorage Restaurant.

Formal garden bed can incorporate additional bicycle parking at end and adjacent to footpath.


This option could be coupled with provision of an all day parking area for precinct workers under

the pines within the unformed road reserve.

Figure 21: View looking south, down unformed road reserve, first building on left is the Co-op

Figure 22: View looking south at existing angled parking in precinct on Neds Beach Road


OTHER PREVIOUS IDENTIFIED OPTIONS BY LHIB:

A number of alternatives to address traffic issues on Neds Beach Road have been considered previously by

the LHIB, including:

1. Neds Beach Road One Way Only

Short Term - formalise existing bike parking area

Medium Term - Upgrade landscaping including paving and garden beds

Landscape bike parking area with pavers and garden beds. Improve access by removing kerb and creating

disabled access to shops

Long Term - Convert Neds Beach Rd into a one way street and construct a new two way road to

connect Lagoon Rd to Neds Beach Rd.

None of these options have been supported by the LHIB members to date.

2. Neds Beach Rd Pedestrian Mall - Close Neds Beach Road and redirect two way traffic down

what is currently the unformed road reserve.

In addition to the above options a number of community members during the precinct consultation raised

the idea of turning the precinct part of Neds Beach Rd into a pedestrian mall. From a planning perspective

I have reservations about any proposal to close Neds Beach Road to vehicular traffic. There are significant

shops in this precinct fronting Neds Beach Rd which generate activity that adds to the vitality of this area.

There are many examples of failed ‘mall style’ developments involving road closures, many of which are

now being opened up again to traffic in an attempt to attract people back in to these areas.

3. Bollards within garden

An alternative option to the initial three options presented, discussed and ultimately not supported at

previous board meetings was a proposal involving installation of bollards generally within existing garden

areas in front of The Anchorage and the Larrups store. This option proposed to retain a min. 8 on street

parking spaces, with a loss of only 2 spaces for purposes of bicycle parking and landscaping.

During consultation the following alternative parking option for Neds Beach Road also involving bollards

and 90 degree rear in parking was submitted by an island resident. This illustration is reproduced with

permission below.

Key features of this alternative are 90 degree to kerb parking to maximise parking space numbers in Neds

Beach Rd and installation of bollards to prevent future cars from entering adjacent premises and thus

improve safety. This option has also detailed some alternative locations for additional bicycle parking

within the precinct.

The key drawback with this option is that the public grassed footpath along Neds Beach Road would be

removed to provide for a garden and the exhaust fume issue for diners is not resolved.

Furthermore, this option does not involve any reduction in current road pavement width which could be

perceived as a negative outcome with respect to the safety of pedestrians and cyclists.


Resident Bollard, Pedestrian Refuge and 90 degree Parking Option:

Figure 23: LHI Resident Bollard, Pedestrian Refuge and 90 Degree Parking Option

Bicycle Parking Option:

Figure 24: LHI Resident Bicycle Parking Option


ATTACHMENT 5: PRESCHOOL LOCATION OPTIONS

A number of alternative options for location of the LHI Community Preschool were considered as a

component of this report. The following sites were identified by the LHIB and were subsequently analysed

by Peter McFadyen Architect and James McFadyen and with a planning comment also added as considered

necessary.

The results of this location analysis is included below.

1.0 Portion 44 - Powerhouse Offices

Zoned Special Use - Preschool permissible as an Educational Facility

Opportunities Appropriate size existing building that subject to layout may be able to be reused

Excellent location in central node with fitting context for proposed use

Compatible use with potential powerhouse reuse for civic and public art space

Good vehicle and pedestrian accessibility

Constraints

Potential issue of site decontamination and hazardous materials in building

2.0 Portion 32 - Off Lagoon Road near Police Station

Zoned Residential - Preschool permissible

Opportunities

Large site with potential for large open space, further community use and community garden

Constraints

Majority of site has topographic level below 1:100 flood level

Restricted buildable site location above flood level isolated from street frontage.

MC notes that this site is not located in close proximity to any existing dwelling and flooding is only

localised and a minimum 300m2 buildable site area for a dwelling has previously been demonstrated for

the site out of the flood level by the LHIB.

3.0 Portion 38 - Bowling Club


Opportunities

Potentially good location adjacent playing fields

Existing carpark providing good vehicle and pedestrian access

Positive location adjacent public school

Constraints

Existing substantial pine trees provide area context and potentially require removal

Potential detrimental impact of use located near tourist accommodation

MC notes that this site would be a good site for a future Multi-purpose Sports Centre, such need being


identified in the Community Strategy and therefore it is not a preferred site unless a multi-use space

shared between Pre-school and the sports clubs could be developed which will also satisfy future

sporting needs of the community.

4.0 Portion 26 - Old Quarry Site


Opportunities

Spectacular views from site

Constraints

Potentially difficult and expensive building site due to site levels and access requirements

Limited opportunity for future expansion due to restricted site size

Reasonable vehicle and pedestrian access only located on steep road

5.0 Portion 308 – Anderson Road (near intersection with Neds Beach Rd)

Zoned Residential

Opportunities

Good access for vehicles and pedestrians

MC notes that a Preschool is permissible with development consent on this site

Constraints

Potentially restricted site limiting extent of building (MC notes that there are some retained NDB

tower footings - but which should not be a significant impediment to future use for a pre-school)

Potential detrimental impact of use located near residences and tourist accommodation

6.0 Portion 61 - Community Hall


Opportunities

Excellent context and potential compatibility with adjacent uses in café and lagoon/pines

Potential for part use only of existing hall and annexe

Good external space with potential for views across lagoon

Good pedestrian and vehicle accessibility

Constraints

Access required to be safely provided due to adjacent uses

Potential restriction of part use of community hall

Potential for negative noise impacts on adjacent land uses.

7.0 Portion 152 – On Oceanview Drive Off Lagoon Road near Wharf


Zoned Recreation - Preschool currently NOT permissible

Opportunities

Large open site with potential for future further community use

Great views from site

Constraints

Slightly isolated access for vehicles and pedestrians

Potential detrimental impact from use being located near tourist accommodation

MC notes that Places of Assembly and pre-schools are not currently permitted in the LEP’s Recreation

zone.


ATTACHMENT 6: COMMUNITY PROFILE

Lord Howe Island supports a resident population of just over 350 people, many of whom can claim an

ancestry dating back to the island’s first settlement, and a peak tourist population of at least an additional

400 people at any one time. Up to 16,000 tourists visit the Island each year.

Community Profile

The statistics and data used to analyse the demographics on Lord Howe Island have been gathered from

Australian Bureau of Statistics (ABS) census data 2006. The data only includes those who are usually

resident in Lord Howe Island (Urban Centre Localities). Key ABS sourced statistics are outlined below.

Statistical details can also be sourced from the LHI Community Strategy 2010 - 2015.

Population Composition

In 2006, Lord Howe Island had a population of 347 with 49.6% males and 50.4% females. The population is

composed of 14.4% of people younger than 15 and 31.4% aged 55 years and over. The age group 25-54

years holds 46.7% of the population being the highest percentage.

The median age of persons living on Lord Howe Island is 44 years, compared with 37 years for persons in

Australia as a whole. Figure illustrates the population composition for Lord Howe Island based on age

groups and sex in a population pyramid.

Figure 25: Population Pyramid for Lord Howe Island 2006, Data Source: ABS Census 2006

During the week prior to the 2006 Census, 219 people aged 15 years and over were in the labour force.

Of these, 53.4% were employed full-time, 31.5% were employed part-time, 9.6% were employed but away


from work, 1.8% were employed but did not state their hours worked and 3.7% were unemployed. There

were 69 usual residents aged 15 years and over not in the labour force.

In the 2006 Census, the most common responses for occupation for employed persons were Managers

26.5%, Labourers 19.9%, Technicians and Trades Workers 15.2%, Professionals 14.7% and Community and

Personal Service Workers 12.8%

On Lord Howe Island, the median weekly individual income for persons aged 15 years and over who were

usual residents was $549, compared with $466 in Australia. The median weekly household income was

$1,006, compared with $1,027 in Australia. The median weekly family income was $1,130, compared with

$1,171 in Australia.

At the 2006 Census, there were 91 families on Lord Howe Island: 42.9% were couple families with children,

51.6% were couple families without children and 5.5% were one parent families.

Main Industries

The first settlement on Lord Howe Island supported itself by supplying the ships of the whaling industry

throughout the 19th century. Now the main industries on the island are the Kentia Palm Nursery and

Tourism.

Kentia Palm Nursery

The Kentia Palm business is a key island industry. The Board operated Nursery produces and cultivates

premium palm seedlings, germinated from palms indigenous to Lord Howe Island. All the seeds which are

planted and grown in the Lord Howe Island Board palm nursery are gathered from the natural forest, or

from plantations established as part of a program to return cleared areas to their natural state.

Tourism

Tourism in an essential part of the vitality and economic future of the Island. The tourism industry on the

Island makes a significant contribution to the local economy and has many positive benefits associated with

employment, diversity of cultural experiences and tourism opportunities and expanded infrastructure

(improved facilities, upgraded amenities, walking and bicycle tracks, environmental improvements etc).

Visitor numbers are limited to 400 tourists on the island at any one time (not including children aged 4

years or under). The Island contains 18 accommodation options, most of which are owned and operated

by islanders, numerous dining options and an extensive array of tourist experiences such as fishing, walking,

golf, bike riding, snorkelling and scuba diving.

The Lord Howe Island Board (LHIB)

The LHIB is a NSW Statutory Authority established under the Lord Howe Island Act 1953, which gives a

high level of autonomy to the community.

The LHIB reports directly to the NSW Minister for Environment and is charged with the care, control and

management of the island. Its responsibilities include:

protection of World Heritage values

development control

http://www.lordhoweisland.info/community/kentia.htm

http://www.lordhoweisland.info/accommodation.htm


administration of all Crown Land including the island’s protected area, the Permanent Park Preserve

the provision of community services and infrastructure

the delivery of sustainable tourism

The LHIB is comprised of seven members, four of whom are elected from the Islander community. The

remaining three members are appointed by the Minister for the Environment to represent the interests of

business, tourism and conservation. The full LHIB meets on the island every three months and, on a day-to-

day basis, the affairs of the island are managed by the LHIB’s administration.

Existing Facilities and Services

The local services and facilities provided within the island are central to bringing people together and

supporting a sense of community.

With fewer than 1100 people on the island at any time, facilities are limited. These facilities include three

general stores, restaurants, post office, museum and information centre, a police station, diesel generated

power station, airport and wharf facility.

Stores are shipped to the island fortnightly by the Island Trader from Port Macquarie. There is a small

four-bed hospital and dispensary. A small botanic garden displays labelled local plants in its grounds.

There is no public transport or mobile phone coverage, but there are a few public telephones, fax facilities

and internet access as well as a local radio station and newsletter, The Signal.

Tourist accommodation ranges from luxury lodges to apartments and villa units.

There are no camping facilities on the island and remote-area camping is not permitted. No pets are

allowed without permission from the LHIB. Islanders use tanked rainwater, supplemented by bore water

for showers and washing clothes.

History

Lord Howe Island was first discovered by Lieutenant Henry Lidgbird Ball, commander of the First Fleet

ship, Supply, in 1788, while en route between Sydney Cove and the penal settlement of Norfolk Island. Ball

named the uninhabited island after British Admiral Richard Howe and the sea stack to the south he named

Balls Pyramid, after himself.

The island was first settled in 1834, when three couples arrived from New Zealand. In the ensuing years,

Lord Howe acted as a provision station for ships travelling between Sydney and Norfolk Island and for

whaling ships.

During this time, whalers would often come in search of food and fresh water. The native fauna – which

had no fear of man – was easy to catch. Most of the island’s endemic birds were driven to extinction during

this period.

By the 1870s, whaling was on the wane and the islanders turned to the collection and export of Kentia

palm seeds to the European indoor plant market as the mainstay of the local economy. The Board of

http://en.wikipedia.org/wiki/Port_Macquarie


Control that was set up to manage the industry has evolved into the Lord Howe Island Board, which is still

responsible for the local government of the island today.

Tourists first came to the island around the turn of the 20th century by ship and visitation boomed post

World War II with the advent of the flying boats, which operated out of Rose Bay in Sydney. However, the

Catalinas and Sandringhams were unserviceable by 1974, when the new airstrip was opened and twin-

engined planes (currently the Dash 8 turbo-prop aircraft of QantasLink) began flying to the island.

The magnificent natural heritage of Lord Howe had long been recognised but remained unprotected – and

at risk from feral animals such as goats, pigs and rats – until the Lord Howe Island Regional Environmental

Plan was gazetted in 1986 and included a Permanent Park Preserve covering approximately 70 per cent of

the Island.

Lord Howe Island World Heritage Values

UNESCO’s World Heritage List recognises and protects sites that have outstanding universal value. On

December 14, 1982, The Lord Howe Island Group was inscribed on the UNESCO World Heritage list –

only one of four island groups to be listed to date.

The Australian Government’s National Heritage List recognises and protects our most valued natural,

Indigenous and historic heritage sites. The Lord Howe Island Group was one of 15 World Heritage places

included in the National Heritage List on 21 May 2007.

The Lord Howe Island Permanent Park Preserve and LHI Marine Park is of international and national

significance for its biological and landscape values, and of state and regional significance for its recreation

values. Locally, it has significant economic value, underpinning the Island’s two major industries, namely

tourism and the export of palms and palm seeds.

The Lord Howe Island Permanent Park Preserve Plan of Management provides more detail of World

Heritage values.


ATTACHMENT 7: POLICY CONTEXT

A range of State and Local Government policies will inform the development of the Powerhouse Precinct

and Plan.

Primary town planning objectives at both the state and local level provide for the fair, orderly, economic

and sustainable use and development of land.

The following section provides an overview of State Government and Local plans, policies and strategies

that influence planning outcomes on Lord Howe Island. Key identified policy issues are noted below.

KEY POLICY ISSUES:

Portion 44, being the current powerhouse site, is currently zoned (5) Special Uses. The

Community Hall is also currently zoned (5) Special Uses.

Existing commercial uses within the precinct on land zoned Special Uses may have existing use

rights but it is relevant to note that any larger scale addition to such uses may not be permissible

under the current town plan.

Therefore it may be relevant to seek a spot rezoning for Portion 44 dependent on the Board’s

preferred future direction for this site.

Use of the Hall for conferences may be able to continue provided such use is covered by the

definition ‘place of assembly’ which is a permissible use in the Special Use zone.

Building work on any Heritage Item such as the Community Hall will require specialist design input

from a heritage architect.

Additional advice is required from an Access Consultant or other qualified professional to identify

what building works are necessary to bring the community hall and associated public toilet facility

into compliance with the “Disability (Access to Premises - Buildings) Standards 2010.

Site remediation requirements and issues with respect to Portion 44 need to be further explored.

Relevant Planning Controls

The statutory and strategic planning instruments which guide this Planning Report are:

Environmental Protection and Biodiversity Conservation Act, 1999

Environmental Planning and Assessment Act 1979 (the Act)

Environmental Planning and Assessment Regulation 2000

Lord Howe Island Act 1953

Lord Howe Island Local Environmental Plan 2010

Lord Howe Island Development Control Plan 2005


The key planning controls relevant to the Powerhouse Precinct are briefly discussed below.

Environmental Protection and Biodiversity Conservation Act 1999

The Environment Protection and Biodiversity Conservation Act 1999 (the EPBC Act) is the Australian

Government’s central piece of environmental legislation. It provides a legal framework to protect and

manage nationally and internationally important flora, fauna, ecological communities and heritage places -

defined in the EPBC Act as matters of national environmental significance.

The objectives of the EPBC Act are to:

provide for the protection of the environment, especially matters of national environmental

significance

conserve Australian biodiversity

provide a streamlined national environmental assessment and approvals process

enhance the protection and management of important natural and cultural places

control the international movement of plants and animals (wildlife), wildlife specimens and products

made or derived from wildlife

promote ecologically sustainable development through the conservation and ecologically sustainable

use of natural resources

LHI Local Environmental Plan 2010

The LHI LEP 2010 identifies long term directions of land use and development, setting out strategic

planning objectives and underpins the land-use and development provisions.

The Precinct is located within Zone 5 Special Uses, and is surrounded by Zone 2 Settlement to the north

and east, and Zone 7 Environmental Protection to the west (see Error! Reference source not found.).

Figure 26 and 27: Extracts from LHI LEP 2010

http://www.environment.gov.au/epbc/protect/index.html

http://www.environment.gov.au/epbc/protect/index.html

http://www.environment.gov.au/epbc/protect/biodiversity.html

http://www.environment.gov.au/epbc/assessments/process.html

http://www.environment.gov.au/heritage/index.html

http://www.environment.gov.au/biodiversity/wildlife-trade/index.html

http://www.environment.gov.au/biodiversity/wildlife-trade/index.html


The objectives of Zone 5 Special Uses are as follows:

(a) to provide utility services that are essential to the community’ needs in a manner that is in

sympathy with the World Heritage values of the natural environment of the Island,

(b) to maintain efficient services (such as education, health and transport services and the

administration of the Island) and associated infrastructure.

Only the following specified development is permissible with consent in Zone 5 under the LHI LEP 2010:

(a) accommodation for seniors or people with a disability,

(b) airports,

(c) cemeteries,

(d) depots,

(e) dwellings, erected by or on behalf of the Board, for the accommodation of staff of the Board,

(f) education facilities,

(g) fuel storage depots,

(h) hospitals,

(i) places of assembly,

(j) premises of a public authority,

(k) public utility installations,

(l) public utility undertakings,

(m) roads,

(n) telecommunications facilities.

All other uses not listed above are prohibited within the Special Use zone under the LHI LEP 2010.

The objectives of Zone 2 Settlement are as follows:

(a) to provide opportunities for limited residential and commercial development that maintains the

dispersed housing pattern of the settlement area and is in sympathy with existing development in

relation to the following:

(i) setbacks,

(ii) building mass and style,

(iii) visual amenity,

(iv) landscaped character,

(b) to ensure that any development is only permitted in locations where, in the consent authority’s

opinion:


(i) the development will not involve unacceptable infrastructure costs for the Board or the

community of the Island, and

(ii) there is an adequate area available for the treatment or disposal of any effluent arising

from the proposed development by an appropriate effluent treatment or disposal system, and

(iii) the land is capable of supporting the proposed development and is suitable in terms of the

land’s physical constraints (such as vulnerability to erosion, slip or flooding), and

(iv) the development (including any effluent treatment or disposal system referred to in

subparagraph (ii)) will not adversely affect groundwater quality,

(c) to avoid or minimise environmental damage and protect areas that:

(i) comprise significant habitat for species of animals that are native to the Island, or

(ii) have significant native vegetation.

By contrast to the Special Use zone it is relevant to note that any development is permissible with consent

in Zone 2 under the LHI LEP 2010.

No Significant Native Vegetation (SNV) is mapped within the Precinct apart from a small group of trees

located within the southern end of the unformed road reserve immediately adjacent to Portion 44.

The LHIB has committed to undertaking a review of the current LEP in 2012 which will provide an

opportunity to modify current zones and controls that apply within the precinct if it is determined that they

are no longer in the public interest.

LHI Development Control Plan 2005 (DCP)

The DCP applies to all land on Lord Howe Island under the LHI LEP 2010. The DCP provides more

detailed guidance for individuals and the community to achieve the aims and strategies of the LEP 2010 in

relation to certain types of developments.

The objectives of this plan are:

(a) to encourage quality design of residential and non residential development;

(b) to assist in achieving the aims and strategies of the LEP 2010;

(c) to provides guidelines on appropriate, sustainable building design and locations;

(d) to promote design solutions which respect the Island character and minimise loss of amenity for

neighbours;

(e) to ensure that the scale and appearance of new development is compatible with the Island

character;

(f) to protect and/or re-establish environmental integrity;

(g) to encourage energy and water efficient designs;


(h) to require and maintain high quality landscaped areas;

(i) to promote a high level of protection from nature hazards in design for both current and future

residents; and

(j) to protect the community’s interests.

There is significant potential for the LHIB to consider either adoption of a site specific DCP for the

powerhouse precinct or an amendment of their current DCP to add precinct specific advice and to make

provision for more detailed planning controls and objectives for this area, especially given the opportunities

that relocation of the current powerhouse may provide for new uses and activities in this area.

Other Relevant Plans and Strategies

The following strategy is also pertinent for the development of this report and the Precinct Plan.

Lord Howe Island Community Strategy 2010-2015

Lord Howe Island Community Strategy 2010-2015

The Community Vision Statement as per the LHI Community Strategy is:

“A vibrant, inclusive, united and confident community which seeks to provide a quality lifestyle and positive

interaction between the needs and aspirations of our residents, visitors and environment”

Guiding Principles

The following community guiding principles provide the context for the Lord Howe Island Community

Strategy 2010-2015. They were identified and prioritised at the major community planning event of the

‘Community Conversations’ phase as the basis and context for the development of the Lord Howe Island

community. Any proposed community actions are to be measured against these values, namely –

Community Connection - supports and encourages each other in our daily lives as well as in

times of crisis.

Island Character and Heritage – retains and enhances our Island character, heritage, cultural

traditions, environment and lifestyle.

Environment and Sustainable Practices – respects our natural environment, and commits to

ensuring that the needs of the present are met without compromising the ability of future LHI

generations to meet their needs.

Safety and Freedom - retains our unique sense of safety and freedom.

United Community - fosters trust, tolerance and community inclusiveness.

Positive mindset – encourages community spirit, positive attitudes, hopefulness and a passion for

our community.


Community Involvement–values the contribution of all Island members, regardless of age or

length of residency, and generates opportunities for active participation by residents in community

planning and action.

Cultural and Recreational Opportunity-provides Island residents with relevant and diverse

cultural and recreational opportunities, facilities and programs.

Business Excellence and Collaboration- encourages a strong, innovative, profitable and

collaborative business environment.

Celebration – encourages pride and times of celebration relating to the Island’s heritage,

uniqueness, culture and achievements.

These guiding principles are relevant to the powerhouse precinct planning work and to any future

applications for development within this precinct.

Community Goals

The Lord Howe Island Community Strategy is ambitious in scale and is based on the achievement of the

following 18 community goals by the year 2015. These Community Goals were identified through the

various group dialogues during the “Community Conversations” program.

The agreed 18 goals are -

to build Lord Howe Island as an inclusive, cohesive and united community;

to implement actions which build a sense of place and community spirit, fosters local initiative, and

encourages active participation of the Island’s residents.

to retain and enhance the unique environment, heritage, character and culture of Lord Howe Island;

to increase the net number, quality and variety of employment and training opportunities for Island

residents;

to support and empower local young people, recognising their importance and contribution to LHI

and giving them the best start possible to their adult life, including the possibility to remain on, or

return to Lord Howe Island;

to retain and strengthen the unique marketing appeal and visitor attraction success of Lord Howe

Island as a tourism destination;

to identify and support the development of business diversification opportunities;

to enhance business performance, service and collaboration;

to strengthen the Island’s organisational and leadership capacity and resource base to embrace and

manage positive change;

to become a community with a lifelong learning focus, providing an ever growing range of education

and learning opportunities;


to manage challenges to the unique environment of Lord Howe Island for the benefit of current and

future generations;

to enable all residents to enjoy wellness and good health through the adoption of healthy personal

lifestyles and access to quality health services;

to preserve and enhance the built environment, ensuring it is sustainable, relevant, safe and

conducive to Island character;

to continue to enjoy an enviable reputation for safety and a sense of freedom;

to provide a wide range of passive and active recreation and sporting facilities, events, clubs and

opportunities;

to enhance the cultural life of Lord Howe Island with a diverse range of cultural and creative

opportunities, learning experiences and events

to provide access to quality early childhood support, learning and development programs; and

to continuously identify and secure the necessary financial and technical support to achieve

community aspirations.


ATTACHMENT 7: PLACEMAKING PRINCIPLES

The following place making principles can relevantly inform the precinct’s more detailed urban design

analysis.

Power of 10

A Project for Public Spaces idea that any great place needs to offer at least 10 things to do or 10 reasons to

be there. Of course it doesn’t have to be 10 – but generally speaking, the more to do the better.These

things to do can include a place to sit, playgrounds to enjoy, art to touch, music to hear, food to eat,

history to experience, and people to meet. Ideally, some of these activities are unique to that particular

spot and are interesting enough to keep people coming back.

The local people who use the space most regularly are the best source of ideas for what uses will work

best!

Triangulation

Cluster uses and activities. For example, if a seat, a rubbish bin and a telephone are placed with no

connection to each other, each may receive a very limited use, but when they are arranged together along

with other amenities such as a coffee shop or a post office or a community centre, they will naturally bring

people together (this is called triangulation!). On a broader level, if a children’s reading room in a new

library is located so that it is next to a playground in a park and a food kiosk is added, more activity will

occur than if these facilities were located separately.

Create a Place, Not a Design

Your goal should be to create a place. A good design will not be enough. To make an under-performing

space into a vital “place,” physical elements must be introduced that would make people welcome and

comfortable, such as seating and new landscaping, and also through “management” changes in the

pedestrian circulation pattern and by developing more effective relationships between the surrounding

retail and the activities going on in the public spaces.

The goal is to create a place that has both a strong sense of community and a comfortable image, as well as

a setting and activities and uses that collectively add up to something more than the sum of its often simple

parts. This is easier to say than it is to accomplish.

Plan the social fabric (or soft infrastructure): the social and cultural facilities and events which

attract people.

During the design stage social fabric needs to be planned and budgeted for as social fabric plays a large part

in place creation.

“Good urban design understands that the physical form of a space is the canvas for a bigger picture. What makes a

place truly successful is the interaction, activities, events and festivals which attract and engage people. Examples

could include street markets, post office, library, school, community events, internet site, etc.

This 'soft infrastructure' doesn't happen by accident. It requires the development and implementation of strategies

which respond to the development brief which support the masterplan and vision.

While the masterplan might deliver hard infrastructure, the focus here is the social, community and cultural

components.” (Andrew Hammond, Place Focus)


The Place Diagram

Qualities of a good place are illustrated in the following diagram, sourced from PPS

Figure 28: The Place Diagram

What makes a good street?

20 common characteristics of a good street are:

1. Connectivity – to surrounding street network

2. Fine grain Street system – medium length streets with frequent intersections are more lively

and interesting

3. Low traffic speeds - but one way streets are generally not successful

4. Both sides are of equal interest – notable exceptions being streets with a park or water edge

5. Proportion of street width to building height – ratio of 1 (distance):3 (building height) is good

6. Width of footpath and quality of surface – pedestrian traffic needs to be able to flow freely,

with opportunity for window shopping, sitting, street furniture, trees, outdoor dining.. However

some of the best streets are also considered crowded!


7. Points of entry and transparency – the more points, the better the street. Narrower tenancies

are and shop fronts create the greatest interest.

8. Detailing of shop fronts – frameless glass is not best, need some solid materials too.

9. Active uses at street level – shops rather than carparking

10. Informal Spaces – like setback building entries, provide opportunities for displays and shelter

11. Shop fronts that open to the street – especially premises that emit pleasant smells…and/or

which are a feast for the eyes or ears!

12. Thoughtful small parks, green patches or landscaping courtyards – add great

amenity/interest

13. Water in whatever form, is a magic ingredient in any street

14. Seats – removed from main traffic flow, so people can watch the passing parade – make sure the

seats face something interesting

15. Trees and planting – for amenity and to enrich the street

16. Protect the pedestrian – incorporate awnings, enclose the footpath

17. Variety of uses and activities – to attract different people

18. Day and night uses to extend active street life

19. Cater for children and the elderly – it is not only high level consumers that use the street

20. Variety and interest also at second floor level – are the building silhouettes interesting?

(Andrew Hammonds, Place Focus)


ATTACHMENT 8: SITE SURVEY

Figure 29: Powerhouse Site Survey, May 2011 (source: Survey prepared for LHIB by Blairlansky Surveys)


ATTACHMENT 9: OTHER PRECINCT PHOTOGRAPHS

Figure 30: View of Lagoon looking south, Powerhouse building to the left and community hall to the right. Note the existing

powerhouse building and the planted vegetation obstructs what would otherwise be spectacular views of the Lagoon from Neds

Beach Road.

Figure 31: LHI Community Hall, looking north east at intersection of Lagoon Rd & Ned’s Beach Rd

Figure 32: View looking south along Lagoon Rd, Powerhouse to the left.


Figure 33: View of existing powerhouse building from electrical workshop

Figure 34: View of existing High Voltage Area with powerhouse building to rear. The chain and barbed wire fence and high

concrete block wall is located in a relatively central area of the powerhouse site and detracts from the visual quality of the site,

which is the likely key reason for the kentia palms and other screen plantings fronting Neds Beach Road

Figure 35: View of end of Powerhouse Workshop and corner of Signal Office. Note how the existing shrubbery prevents any view

of the Lagoon from the higher grassed section of the existing powerhouse site.


Figure 36: View of Powerhouse Workshop Building with fuel tank in foreground

Figure 37: View looking north from Corner Lagoon Road and Neds Beach Road

Figure 38: View looking north at existing bicycle parking and planter box arrangement on Ned’s Beach Road


Figure 39: View looking south into precinct from Neds Beach Road from Thompsons Store

Figure 40: View looking south at existing angled parking in precinct on Neds Beach Road

Figure 41: View looking north along Lagoon Road and at rear of electrical workshop and unformed crown road reserve


Figure 42: View looking south west from Lagoon Road to Lagoon and existing parking/turning area near boatsheds

Figure 43: View looking north from Lagoon foreshore to Powerhouse site.

Figure 44: View looking north from Lagoon foreshore to Powerhouse site and community hall


Figure 45: View looking north from Lagoon Rd to Powerhouse site

Figure 46: View looking south, down unformed road reserve, first building on left is the Co-op

Figure 47: View looking south to Lagoon from Portion 44 with fuel tank filling operation

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