Volume One 12. Urban Environments [D] Policy 12.9.7 – Require that subdividers and/or developers provide all on-site services to avoid, remedy or mitigate any adverse effects arising from the subdivision/development of the land resource. The policy requires the subdivider/developer to provide all necessary reticulated services to the allotments created through the subdivision of land. The subsequent development of land may occur over a period of time as the land is sold and then developed at a time that suits the future owner. Given the time period that can elapse before land is developed, it is efficient and effective to require the subdivider and/or developer to construct, install or provide the necessary infrastructure as part of the process of constructing the subdivision. This also assists to integrate the provision of some of the services and to mitigate any adverse effects created by the construction, installation or provision. The services are then available to all owners upon assuming ownership of the subdivided property, although they will be responsible to connecting the future development to the infrastructure available at the property boundary. [D] Policy 12.9.8 – Manage stormwater from urban subdivision and development by: (a) requiring stormwater disposal in a manner that maintains the quality of surface and groundwater; (b) requiring stormwater disposal in a manner that avoids inundation of land, both within and beyond the boundaries of the site; and (c) encouraging the retention of natural open waterway systems for stormwater disposal as an alternative to piping. Stormwater is an inevitable result of urban subdivision as subsequent development of the allotments will result in buildings with rooves, roading and some form of hardstanding on the property. The policy sets out the means by which the potential adverse effects of stormwater discharges are to be managed from new subdivisions. Given the potential for stormwater to pick up contaminants from the properties, and taking into account the potentially high rate of discharge, standards are specified in the MEP to address the potential for contamination of receiving waters and flooding. Although stormwater is traditionally managed through the use of underground pipes, the policy also encourages the use of alternative above ground methods. These methods assist to achieve water quality outcomes, can be more cost effective and potentially assist to create open space. However, there can also be physical constraints, such as high groundwater tables, that constrain the ability to utilise these methods. For this reason, the use of open waterway systems is encouraged rather than required. [D] Policy 12.9.9 – Encourage integrated establishment of underground utility services during subdivision/development and electrical/telecommunication reticulation appropriate to the amenities of the area. The provision of services underground assists to maintain or enhance amenity values of urban environments by removing those services from view. There are five potential services that can be installed underground. To minimise the disruption to landowners and reduce the potential for the installation of one service to adversely affect another service that is already installed, the policy encourages the establishment of the infrastructure to be integrated. 12 – 27