West Yamba Background
The development of West Yamba has been a hot topic for discussion within the community for at least 15 years. In an effort to continue the ongoing community education about the environmental, social and economic impacts of unsuitable development on this floodplain, the Valley Watch market stall at the monthly Yamba River Markets has displayed some of the research, photos and correspondence that the group has collated.
Clarence Valley Councillors recommended that the rezoning of West Yamba proceed and it was reviewed by the Minister for Planning.
Valley Watch corresponded with the Minister, raising concerns of such a large scale development on the flood plain. Recent floods in the Northern Rivers show just how much floodwater surrounds Yamba. Road access to the town is cut for days during flooding events.
The 'Yamba Floodplain Risk Management Study' (Webb, McKeown & Associates, July 2008) indicated that the 1.3 million cubic metres of fill required for this development will have a huge impact on this relatively peaceful holiday township. The Study states that this is the equivalent of one 20 tonne truck movement every 6 minutes, 8 hours a day, 5 days a week, 52 weeks a year for 9.5 years.
The study acknowledges that climate change factors have NOT been included in these calculations and adds “the likely increase in design flood levels as a result of climate change (sea level rise) should be incorporated into the above”. Unfortunately data used to calculate the amount of fill required was taken from the IPCC 2007 report, which does not include any allowance for sea level rise.
Clarence Valley Councillors recommended that the rezoning of West Yamba proceed and it was reviewed by the Minister for Planning.
Valley Watch corresponded with the Minister, raising concerns of such a large scale development on the flood plain. Recent floods in the Northern Rivers show just how much floodwater surrounds Yamba. Road access to the town is cut for days during flooding events.
The 'Yamba Floodplain Risk Management Study' (Webb, McKeown & Associates, July 2008) indicated that the 1.3 million cubic metres of fill required for this development will have a huge impact on this relatively peaceful holiday township. The Study states that this is the equivalent of one 20 tonne truck movement every 6 minutes, 8 hours a day, 5 days a week, 52 weeks a year for 9.5 years.
The study acknowledges that climate change factors have NOT been included in these calculations and adds “the likely increase in design flood levels as a result of climate change (sea level rise) should be incorporated into the above”. Unfortunately data used to calculate the amount of fill required was taken from the IPCC 2007 report, which does not include any allowance for sea level rise.
Updates 2012
There is a new application before Council where there are some improvements. There is a reduction in the number of lots contained in the subdivision from 21 to 17 with a required buffer zone of 40 metres from the saltmarsh to the nearest lot. The standard of sewerage treatment has also been upgraded. While these changes are pleasing, Valley Watch still has concerns which we have put before Council. Improvements to the development approval protects our environment and also results in improved amenity for future property owners.
The impact of building on flood affected land requires raising building site levels, which we have asked Council to clarify. We would like to know which of the one in one hundred, or the one in twenty flood level data represents best practice and will be required? Existing residents of Yamba also need to understand how much fill will be transported through our streets as a result of these required levels. St James Catholic School could also be affected by truck movements and conditions may need to be set to ensure the local amenity and safety of these roads. We have also requested conditions to be placed on the quality of fill to ensure weed species will not be introduced to the area.
Since the Brisbane floods insurance companies have been reevaluating their policies. Ratepayers are right to be concerned about the possibility of Council liability for granting approval to build on flood affected land, especially if potential home owners have difficulty obtaining private insurance.
We have also raised concerns about:
The provision of roads to access the new subdivision and and the need for them to be raised above flood levels.
Protection of compensatory planting
Stormwater management of nutrient rich or contaminated water, eg pool and household chemicals, fertiliser etc.
Council must reduce the impact of future development on the Yamba floodplain and water quality of Lake Wooloweyah. Our Lake is one of our State's most significant fish nursery areas and is listed on the Directory of Important Wetlands in Australia. It supports the largest prawn and coastal commercial fishery in our state.
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The impact of building on flood affected land requires raising building site levels, which we have asked Council to clarify. We would like to know which of the one in one hundred, or the one in twenty flood level data represents best practice and will be required? Existing residents of Yamba also need to understand how much fill will be transported through our streets as a result of these required levels. St James Catholic School could also be affected by truck movements and conditions may need to be set to ensure the local amenity and safety of these roads. We have also requested conditions to be placed on the quality of fill to ensure weed species will not be introduced to the area.
Since the Brisbane floods insurance companies have been reevaluating their policies. Ratepayers are right to be concerned about the possibility of Council liability for granting approval to build on flood affected land, especially if potential home owners have difficulty obtaining private insurance.
We have also raised concerns about:
The provision of roads to access the new subdivision and and the need for them to be raised above flood levels.
Protection of compensatory planting
Stormwater management of nutrient rich or contaminated water, eg pool and household chemicals, fertiliser etc.
Council must reduce the impact of future development on the Yamba floodplain and water quality of Lake Wooloweyah. Our Lake is one of our State's most significant fish nursery areas and is listed on the Directory of Important Wetlands in Australia. It supports the largest prawn and coastal commercial fishery in our state.
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