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
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13 December 2019
Contact:
Matthew Brown
Director, Perception Planning Pty Ltd.
PO Box 107
Clarence Town, NSW, 2321
Phone: 0437 195264
Email: [email protected]
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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 ...................................................................................................
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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
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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.
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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.
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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
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environmental and social conditions that:
Maximise risk to offenders (increasing the likelihood of detection,
challenge and apprehension);
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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:
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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;
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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.
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ATTACHMENT 1 - Site and Building Plans
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