MID-COAST COUNCIL

1 6 JAN 2020

RECORDS

PERCEPTION

PLANNING

CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN (CPTED)

REPORT

CARAVAN PARK - 220 LONG TERM SITES CONSITING OF

MOVABLE DWELLINGS

AT 247 MUNGO BRUSH ROAD, HAWKS NEST, NSW 2324 (Lot: 105/DP:

260058)

Prepared by Perception Planning Pty Ltd on behalf of AO Farm Holding Pty Ltd

~l -","", .,,:,.-. ~~’--~

J’-}-- ~

~. "," ....

.,

~~

;,.....--’"’

--~

-’--’---~ ~

""L-~ .~-_~:- _-.........._____ ~ -

.. .:-----

~

13 December 2019

Contact:

Matthew Brown

Director, Perception Planning Pty Ltd.

PO Box 107

Clarence Town, NSW, 2321

Phone: 0437 195264

Email: matt@perceptionplanning.coma.au

f I.

’

. ._-- - - - - - - - ----- - _. ---- _. --- - .. -_. .- --

Document Versions and Control

CPTEDReport, 247 Mungo Brush Road, Hawks Nest, NSW, 2324

No: Date: PP Ref: Author: Reviewed by:-- -- - - --- .-

Version 1 27/10/2019 Draft CPTED Report, 247 Mungo PH ED

Brush Road, Hawks Nest, NSW 2324

Version 2 28/11/2019 Draft CPTED Report, 247 Mungo ED PH

Brush Road, Hawks Nest, NSW 2324

Version 3 13/12/2019 Final CPTED Report, 247 Mungo ED PH

Brush Road, Hawks Nest, NSW 2324

Disclaimer:

This document may only be used for the purpose for which it was comissioned and in ccordance

with the contract between Perception Planning and the client. The scope of services by defined in

consultation with the client by time and budgetary constraints imposed by the cli~nt, and the

availability of reports. and other data of the site. Changes to information, legislation and schedule aremade on an ongoing basies and readers should obtain up to date information.

Perception Planning accepts no liability or responsibility whatsover for or in respect of any use of orreliance upon this report and its supporting material by any third party. Information provided is not

identified to be suitable for a site specific assessment or legal advice in relation to any matter.

Unauthorised use of this report in any form is prohibited.

J

EXECUTIVE SUMMARY

Perception Planning Pty Ltd has been engaged by AO Farm Holding Pty Ltd

(the client) to prepare a Crime Prevention Through Environmental Design

(CPTED) Report to accompany a development application (DA) for a

caravan park - 220 long term sites consisting of movable dwellings and

associated community building and facilities, infrastructure and car parking

at 247 Mungo Brush Road, Hawks Nest, NSW 2324. The site is located at Hawks

Nest, within the MidCoast Council Local Government Area (LGA) and is

accessible from the Mungo Brush Road.

The site is located on the Mungo Brush Road, approximately 2km from the

local village of Hawks Nest.

The site is currently partially cleared remnant bushland, with some further

clearing of the site required to facilitate the proposed development.

The site zoned, RU2 - Rural Landscape, E 1 - National Parks and Nature

Reserves and E2 - Environmental Conservation. It measures a combined area

of 45ha in size. The characteristics of the proposed development include:

1. Removal of native vegetation to establish asset protection zones;

2. Development of a caravan park including the installation of movable

dwellings;

3. Provision of 25 visitor car parking spaces (including three disabled car

parking spaces);

4. Provision of 34 communal car parking spaces;

5. Connection of essential services (stormwater, electricity, water and

sewer);

6. Construction of a community building, bowling green, BBQ areas,

Men’s shed, recreational pavilion and outdoor pool; and

7. Installation of a tennis court and community garden and BBQ areas.

The following information provides a detailed review of the proposed

development against the CPTED principles to enable assessment and

determination by Council.

Table of Contents

EXECUTIVE SUMMARy...............................................................................................3

BACKGROUND AND SITE ANALYSIS ..................................................................5

1.1 PURPOSE......................................................................................................5

1.2 SITE DETAILS ..................................................................................................5

1.3 SITE DESCRiPTION.........................................................................................6

2 DESCRIPTION OF THE DEVELOPMENT ...............................................................6

2.1 PROPOSED DEVELOPMENT .........................................................................6

3 CRIME AND SAFETY CONTEXT ...........................................................................7

4 CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN (CPTED) ..............8

4.1 SURVEILLANCE .............................................................................................9

4.2 ACCESS CONTROL .... ..... ..................... ............ ..... .... .............................. ...

11

4.3 TERRITORIAL REINFORCEMENT ..................................................................

11

4.4 SPACE / ACTIVITY MANAGEMENT............................................................ 12

5 CONCLUSION ...................................................................................................

12

4

1 BACKGROUND AND SITE ANALYSIS

1.1 PURPOSE

The purpose of this Crime Prevention Through Environmental Design (CPTED)

Report is to assist Council in their assessment and determination and to assist

the community in understanding the proposed development.

The CPTED Report examines the existing development and site location, the

crime statistics within the area and how the proposed development

incorporates measures that meet established crime and safety principles with

respect to the relevant legislation, regulation and other requirements.

1 .2 SITE DETAILS

Property Address

Lot and DP

Current Use

Zoning

247 Mungo Brush Road, Hawks Nest, NSW 2324

LOT: 105 DP: 260058

Vacant bushland, partially cleared

RU2 - Rural Landscape

E2 - Environmental Conservation

E1 - National Parks and Nature Reserves

Local Government Area

Consent Authority

Site Constraints

MidCoast Council

MidCoast Council

Minimum Lot Size - 400000 m2

Height of Building - 8.5m

Floor Space Ratio - 0.4: 1

Acid Sulfate Soils - Class 1, Class 2, Class 3,

Class .4

Bushfire Prone Land

Flood Prone Land

SEPP (Coastal Management) 2018 Coastal

Environment Areas

5

1.3 SITE DESCRIPTION

The site is located at 247 Mungo Brush Road, Hawks Nest (the subject site)

and is legally identified as LOT: 105/ DP: 260058 and measures a total area of

approximately 45ha (Figure 1). The site is located in Hawks Nest, within the

MidCoast Local Government Area (LGA) and is largely surrounded by

vegetation. The rear of the property is bound by the Myall River.

Access to the proposed development will be from Mungo Brush Road. The

site is currently vacant. The site is zoned RU2 - Rural Landscape and E2-

Environmental Conservation under the Great Lakes Local Environmental Plan;

caravan parks are permissible with consent within the RU2 land-use zone

Figure 1: Aerial image of site (Source: NSW Planning Portal)

2 DESCRIPTION OF THE DEVELOPMENT

2.1 PROPOSED DEVELOPMENT

The objective of the proposed development is to obtain development

consent for a caravan park - 220 long term sites consisting of movable

dwellings, as illustrated in (Figure 2) and (ATTACHMENT 1):

The characteristics of the proposed development include:

1. Removal of native vegetation to establish asset. protection zones;

2. Development of a caravan park including the installation of movable

dwellings;

6

3. Provision of 25 visitor car parking spaces (including three disabled car

parking spaces);

4. Provision of 34 communal car parking spaces;

5. Connection of essential services (stormwater, electricity, water and

sewer);

6. Construction of a community building, bowling green, BBQ areas,

Men’s shed, recreational pavilion and outdoor pool; and

7. Installation of a tennis court and community garden and BBQ areas.

-51,60[1

Sl.~ca 2

-SUGtl

-~l/1Gl4

-SUGE5

-----------

--------------

Figure 2: Proposed Development Layout (Interworks Architects, 11 December

2019)

3 CRIME AND SAFETY CONTEXT

A review of crime and safety issues identified in the suburb of Hawks Nest,

derived from the NSW Bureau of Crime Statistics and Research (BOCSAR),

provides a relevant baseline of crime and safety datG-. It is important to point

out that the crime figures discussed in this section of the report relate to those

crimes that have been recorded by BOCSAR i.e. Recorded Incidents (RI), not

necessarily all crimes committed in Hawks Nest.

Levels of crime are sensitive to the willingness or ability of people to report

crime, levels and nature of police activity and actual levels of criminal

activity. In addition, it is pointed out that crime data must be interpreted with

caution as many factors may influence apparent trends. Police

"crackdowns", for example, on particular types of offences may push up

recorded crime rates for those categories of offences. The increase in figures

therefore does not necessarily translate to an increase in that type of crime,

but rather an increase in convictions for that type of crime.

7

The table below shows crime trends within Hawks Nest between July 2017 and

June 2019. They show that most recorded crimes were stable/e~perienced no

change."

April 2017 to April 2018 to 24 month trend

March 2018 March 2019

Robbery 0 0 n.c.

Theft 75 61 n.c.

Steal from retail 0 1 n.c.

Steal from dwelling 19 13 n.c.

Motor vehicle theft 5 0 n.c.

Malicious damage 15 17- .

n.c.

to property

4 CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN

(CPTED)

CPTED is the term that encompasses the philosophical theory and practical

application of design practices for buildings and places that seek to prevent

crime. A building or place designed with CPTED principles in mind achieves:

deterring crime by increasing the perception and chance of crime

being detected, witnessed, challenged or criminals captured;

making the opportunities for crime occurrence more difficult; and

limiting or concealing opportunities for crime.

The NSW Police Force describe the "Sqfer by Design" approach in the

following manner:

"Crime Prevention throu.gh Environmental Design (CPTED) is a crime

prevention strategy that focuses on the planning, design and structure of

cities and neighbourhoods. It reduces opportunities for crime by using design

and place management principles that reduce the likelihood of essential

crime ingredients (law, offender, victim or target, opportunity) from

intersecting in time and space. Predatory offenders often make cost-benefit

assessment of potential victims and locations before committing crime.

CPTED aims to create the reality (or perception) that the costs of committing

crime are greater than the likely benefits. This is achieved by creating

.

environmental and social conditions that:

Maximise risk to offenders (increasing the likelihood of detection,

challenge and apprehension);

8

Maximise the effort required to commit crime (increasing the time,

energy and resources required to commit crime);

Minimise the actual and perceived benefits of crime (removing,

minimising .or concealing crime attractors and rewards); and

Minimise excuse making opportunities (removing conditions that

encourage /facilitate rationalisation of inappropriate behaviour). II

CPTED employs four key strategies, including; territorial re-enforcement,

surveillance, access control and space/activity management. All CPTED

strategies aim to create the perception or reality of capable guardianship.

The four key strategies have been applied to the development proposal and

analysis and commentary is provided in below and within the following

pages.

4.1 SURVEILLANCE

Crime can be reduced by providing opportunities for effective surveillance.

In areas with high levels of natural and passive surveillance offenders are

deterred from committing a crime. Natural and passive surveillance in

relation to the proposal needs to be understood at the macro / site level and

the individual occupant level.

Natural surveillance is achieved when normal space users can see and be

seen by others. This highlights the importance of building layout, orientation

and location; the strategic use of design; landscaping and lighting - it is a by-

product of well-planned, well-designed and well-used space.

Technical/mechanical surveillance is achieved through

mechanical/electronic measures such as CCTV, help points and mirrored

building panels. It is commonly used as a ’patch’ to supervise isolated, high

risk locations.

Formal (or organised) surveillance is achieved through the tactical positioning

of guardians. An example would be the use of on-site supervisors, e.g.

security guards at higher risk locations.

Macro / Site Level

The scale of the subject site and the proposed development results in the

required consideration of frontages and movement spaces in the siting of the

development components. The following passive surveillance attributes are

demonstrated in the proposal:

9

The site is broken down primarily into three zones with the

community facilities located centrally, flanked on each side by

residential sites. The zones are linked by a shared internal road

network;

Directional signage to be’located at entry points to facilitate safe

and effective movement around the site for new guests and

residents;

street level signage and wayfinding to be installed to ensure

facilities, internal access networks, amenities and site numbers are

easily visible during the day as well as at night;

Clear sight lines are provided for between communal facilities such

as the BBQ’s, central building, men’s shed, bowls facility, outdoor

pool and recreational pavilion with the intent of maximising natural

surveillance. The site lines are clear and are not overly complicated

or blocked by landscaping;

.

The internal street layout will provide opportunity for passive

surveillance of the individual sites by road users, residents and guests

moving through the park as well as staff. This internal street layout

will be appropriately lit and has been designed to promote full

linkage and will be shared by vehicles, pedestrians and cyclists, no

dead-ends will be created by the proposed layout;

Retained vegetation/landscaping provides for designation of

spaces such as the Eco Corridor without creating significant "blind"

spots or concealment areas;

Lighting will be provided throughout the common areas and bin

storage areas to ensure safety and contribute to the prevention of

concealment; and

There is capacity for the installation of CCTV around communal

building elements, alcoves and recesses to afford continued

electronic surveillance of access points, concealed areas such as

garbage bin storage and carparking areas.

Residential Site Level

The proposal includes 220 long-term residential sites. The following passive

surveillance attributes are demonstrated:

Street level windows, designed to provide opportUnity for passive surveillance without compromising privacy and amenity of the

residential sites;

Regular maintenance of landscaping features to ensure street level

passive surveillance is achieved and maintained;

10

Retained vegetation and landscaping will not result in "blind" spots

or areas of concealment within the proposed landscape plantings

design to enable clear sightlines between the sites;

Concealment opportunities are limited, and appropriate lighting will

be provided along movement networks; and

Security lighting at entry points where applicable.

4.2 ACCESS CONTROL

The use of physical and symbolic barriers to attract, channel or restrict the

movement of people assists in minimising opportunities for crime and

increases the effort required to commit a crime. In this regard the proposal

provides the following:

The site will be fenced around the perimeter, with two gated access

points controlled by a swipe card, access code or key;

The main access point will be serviced by a gate house;

Public access will be restricted to the extent reasonably required for

security;

Local emergency services to be provided with access codes/keys;

The design allows for clearly marked entrance points and way

finding features such as pathways, lighting and signage;

Building entrances to be fitted with sensor lighting; and

Unauthorised entry to be monitored as appropriate.

4.3 TERRITORIAL REINFORCEMENT

Places that are well maintained and designed are often more regularly

visited and endowed with a sense of community ownership. Accordingly, well

used spaces reduce crime opportunities. In this regard the proposal provides:

High quality shared spaces such as the proposed men’s shed,

community garden and bowls facility will encourage wider use and

a sense of ownership of the site by residents, guests and staff. The

safety of these spaces is inherently safer through the increased

passive surveillance afforded by frequent use;

Delineating between public and ’staff only’ areas using signage and

boundary fences or screens around waste storage areas, office

areas, etc; and

The provision of identified pedestrian walkways across primary

internal roads that provide access across the zones and around the

subject site. .

1 1

4.4 SPACE / ACTIVITY MANAGEMENT

Well maintained and cared for spaces discourage crime as they tend to be

more actively used and unwelcome persons are readily identified. In this

regard the proposal provides:

Incorporation of best practice site management and occupational

safety principles that will continue to address guest as well as staff

safety including regular inspection rosters, site cleanliness, rapid

repair of vandalism and graffiti, the placement of lighting and the

regular maintenance of common areas, communal facilities and

furniture;

Ongoing identification of opportunities to improve and activate

spaces to be incorporated as appropriate into the management of

the site;

Maintenance of lighting and landscaping across the entire site area

will help deter. opportunistic crime such as theft or the dumping of

rubbish; and

As addressed, the maintenance of clear sight lines between

communal facilities as well as to and from the sites and internal

streets will encourage the passive surveillance by staff, residents and

guests.

5 CONCLUSION

Having regard to the design of the proposal; its inter-relationship with the

public domain; and its provision of residential sites and activated comm.unal

spaces, it is noted that the design of the development proposal incorporates

CPTED measures and demonstrably improves the safety of staff, guests and

residents, while at the same time diminishing opportunities for crime. The safer

by design theory has been appropriately applied at the design stage,

ensuring the proposal will not necessitate retro fitting post construction, which

tends to be more costly and less effective.

Through the provision of the measures identified within the report, it is

considered that the site and proposed development is acceptable .from a

crime risk perspective.

12

ATTACHMENT 1 - Site and Building Plans

13