Arguments against development of the proposed canal estate in Ralphs Bay |
Quotes (in red) and page references are taken from the the Lauderdale Quay Draft Integrated Impact Statement, its appenices or its Executive Summary
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- Loss of visual amenity across Ralphs Bay, as a result of construction of buildings across the bay, on top of artificial landforms built up above the current high tide mark.
- loss of wide, flat, uninterrupted views from the South Arm Highway across Ralphs Bay towards Mount Wellington, with reflections, in the shallow waters of the bay, of the sky conditions, especially sunsets and sunrises.
- loss of the sight of the numerous wader birds, both resident and migratory, that locals have come to look out for and appreciate, as they feed along the water's edge.
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The DIIS tells us "The adopted design level of 2.5m AHD, shown in Figure 10, will protect the development as it takes into account 1.4m AHD for the 100 year storm surge level and provides allowances for wind set up, sea level rise and freeboard at 0.2m, 0.5m and 0.4m AHD respectively" (p.VII). This adds up to exactly no room for error. Will sealevel rise stop at 0.5m and a wind set of 0.2 m is only 20cm.
By the developer's own admission our views as we enter Lauderdale will be greatly altered. "The development will be viewed close up from South Arm Road at Lauderdale and the visual impact here is high due to loss of water views, the modification of the natural landform, the loss of vegetated skyline and the dominance of built elements." (p. XVIII). and few sentences later: "The highest impact to the view is from those vantage points along South Arm Road that look across the bay to the distant summit of Mt Wellington. The existing view from these vantage points will be altered with a view to a new waterway and new building development.." (p. XVIII, XIX). |
- Construction will be taking place for a very long time. There will be noise and dust for residents living close to the site, Lauderdale school children and their teachers to endure.
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“The reclamation phase… is expected to be completed over a 12 year period in total, with development of the landform, which is assumed to be undertaken over a four year period between January 2011 and December 2014, but could take up to seven years.” DIIS page 331
“The second stage construction phase of the Lauderdale Quay development is anticipated to be undertaken over a 15 year period between the year ended June 2013 and the year ended 2028, and comprises the construction of the built form of the development including 542 dwellings and a commercial precinct.” DIIS page 332 |
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Unpleasant sulfurous (“rotten egg”) smells resulting from excavating the sandflat / mudflat ecosystem. These smells would mainly result from the exposure of bacteria naturally present in the lower, black layers, and also from the death and decomposition of the myriad molluscs, worms, crabs, phytoplankton, protozoa, bacteria etc. in the sediments.
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We told that during construction, " wastes will include "putrescible wastes.." (p. XIII). Putresible wastes derive from the rotting organisms that would once have formed the web of life in the Bay. |
- Traffic delays, due to large numbers of heavy vehicles on the roads during the construction phase, and extra cars on the roads from the canal estate residents. These delays would be experienced all the way from Lauderdale to the Tasman Bridge.
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- Noise from heavy trucks, excavators and other vehicles and plant associated with excavation of two million cubic metres of material from across a large swathe of Ralphs Bay; the importation of rock and sand to form artificial landforms in the bay, and construction of buildings on top of these landforms.
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- Loss (by excavation) of much of one of the State's best sailboarding areas, which is shallow enough to be safe and easy for beginners, yet exciting due to the high winds prevalent in the area.
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- Threats to safe, shallow areas currently used for kayaking, canoeing and floundering in Ralphs Bay.
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- The influx of the occupants of almost 500 new homes would be a massive impact on this small beachside community, and would in no way compare to the gradual integration of new residents as homes in existing Lauderdale streets are sold and bought, or small subdivisions occur within the existing village community. It is inevitale that the quiet, relaxed atmosphere of Lauderdale will change.
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The canal estate is "designed to incorporate ......
• 248 waterfront allotments.
• 76 foreshore allotments.
• 38 traditional land allotments.
• 109 villa allotments.
• 6 medium density allotments, covering 2.5 hectares.
• A 2,859 (sq. m) commercial precinct" (p. I).
This equates to 477 allotments aimed at buyers from the higher socio economic bracket.
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- Possibility of all rate payers having to shoulder the cost of damage to infrastructure caused by rising sea levels and storm surges.
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