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City of Greater Dandenong Green Wedge Management Plan | Issues & Opportunities Consultation Report

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ISSUES & OPPORTUNITIES CONSULTATION REPORT

FINAL | SEPTEMBER 2013


© Planisphere 2013

This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act 1968.

PROJECT CONTROL

NAME NO. PM APPROVED PD APPROVED DATE

Issues & Opportunities Consultation Report (Draft)

1 KP LR 26 August 2013

Final Issues & Opportunities Consultation Report (Final)

2 LR

The City of Greater Dandenong acknowledges the traditional custodians of this land, Elders, past and present, their spirits and ancestors.

CONTENTS

CHAPTER 1: INTRODUCTION ............................................................... 1

1.1 Background ...................................................................... 2

1.2 Purpose of this report ....................................................... 2

1.3 Consultation process ........................................................ 2

1.4 Community participation.................................................. 3

CHAPTER 2: SUMMARY OF CONSULTATION ........................................ 4

2.1 Information ‘Drop-in’ Session ........................................... 5

2.2 Stakeholder Workshops ................................................. 12

2.3 Business/ Land Owner meetings ..................................... 13

APPENDIX A: BULLETIN & FEEDBACK FORM ....................................... 19

APPENDIX B: SUMMARY OF WRITTEN SUBMISSIONS ......................... 24

APPENDIX C: MAP OF REZONING, SUBDIVISION & DRAINAGE RELATED SUBMISSIONS .................................................................... 49

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1 INTRODUCTION


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1.1 BACKGROUND

The City of Greater Dandenong has commenced the process of preparing a Management Plan for the municipality’s Green Wedge to provide a clear vision and directions for the next 15-20 years.

The project is being undertaken in seven stages, as outlined below.

STAGE 1 Material Collection & Literature Review Nov 2012 - Feb 2013

STAGE 2 Technical Analysis Feb - May 2013

STAGE 3 Analysis of Data May-June 2013

STAGE 4 Consultation July 2013

STAGE 5 Draft GWMP “Green Paper” August-September 2013

STAGE 6 Exhibition of Draft GWMP October-November 2013

STAGE 7 Finalise GWMP December-February 2014

Currently, the project is nearing the end of Stage 4. This stage involved consultation with various stakeholders including service authorities, organisations and government departments, and private land owners and occupiers.

A Draft Green Wedge Management Plan (GWMP) will be prepared following this initial phase of consultation. Further consultation on the Draft GWMP will be undertaken in November 2013.

1.2 PURPOSE OF THIS REPORT

This report has been prepared to provide a summary of the outcomes of the Stage 4 consultation on issues and opportunities facing the Green Wedge.

1.3 CONSULTATION PROCESS

This initial stage of consultation was extensive and involved several different components including:

Notification, including a full page spread, in Greater Dandenong’s monthly magazine, The City (July edition)

Advertisements in three newspapers circulating locally advising of the project (mid-July editions)

A4 Bulletin and Feedback Form distributed via the Council’s website, at Council Customer Service Centres and at the Information ‘Drop-In’ Session (Attached as Appendix A)

Letter sent to all landowners and occupiers in the Green Wedge, with a copy of the A4 Bulletin and Feedback Form (800+ letters in total)

Preparation of a Review Report and Executive Summary uploaded to Council’s website and distributed to interested parties

Notice on Council’s website with links to the Review Report, Executive Summary, Bulletin and Feedback Form

Information ‘Drop-In’ Session held at Council offices in Clow Street, Dandenong

2 Key Stakeholder Group Workshops held at Council offices in Clow Street, Dandenong

Individual meetings with land owners and land owner groups

The purpose of this initial stage of consultation was to:

Provide an introduction to the project


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Ensure the community and other key stakeholders understand the scope and purpose of the Green Wedge Management Plan project

Gain an understanding of the range of issues that the Green Wedge Management Plan needs to address

Understand the aspects of the Green Wedge that the community values

Understand the aspects of the Green Wedge that the community would like to see changed or improved

Enable a vision for the future of the Green Wedge to be developed

In achieving this purpose, a range of methods were used to obtain input from as wide a community spectrum as possible, and to ensure that Green Wedge land owners and occupiers, in particular, were involved.

Full page article in The City magazine Page 1 of the Community Bulletin

1.4 COMMUNITY PARTICIPATION

The community has participated fully in all aspects of the Issues and Opportunities consultation phase. This is evidenced by the number of respondents via the various methods:

64 attendees (approx.) at the Information ‘Drop-In’ Session

91 written submissions (Feedback Forms, emails, letters)

18 attendees at the Key Stakeholder Group Workshops

6 face-to-face meetings with existing businesses / land owners within the Green Wedge (conducted by sub-consultants Urban Enterprise) 10 individual telephone consultations with existing businesses / land owners within the Green Wedge (conducted by sub-consultants Urban Enterprise)

This is considered to be an excellent level of participation, and will provide a sound basis on which to prepare the Draft Green Wedge Management Plan.

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2 SUMMARY OF CONSULTATION


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2.1 INFORMATION ‘DROP-IN’ SESSION

ATTENDANCE AND FORMAT

An Information ‘Drop-In’ Session was held on Tuesday 30th

July, 2013 at Council Offices in Clow Street, Dandenong. The session ran for 2 hours, from 5.00-7.00pm and was well attended by approximately 64 people.

A number of display boards were prepared illustrating the main themes and identifying the key issues and opportunities that the plan seeks to address. A number of Council staff as well as three members of the consultant team were available to discuss issues and opportunities facing the Green Wedge, and answer any questions or queries relating to the project.

In addition, attendees were invited to request individual appointments with Council and a member from the consultant team. A total of 2 individual meetings took place that evening.

KEY FINDINGS FROM THE WRITTEN SUBMISSIONS

A total of 91 written submissions were received either via the Feedback Form, email or letter. The Feedback Form included three questions and space for additional comments. A full summary of all the points raised in all written submissions is contained in Appendix B.

This summary enabled a tally of issues to be obtained. While all issues raised will be taken into consideration, it is of relevance to the Plan to understand the frequency that each issue has been raised as a measure of the relative importance of the issue to the community. Overall themes that have emerged through the feedback can be summarised under the headings contained in the Review Report. These are not exhaustive and the detail contained in previous sections, as well as in Appendix B, will be referred to in developing the Draft Green Wedge Management Plan.

LAND USE

A total of 76 submitters (83%) commented on the theme of Land Use. The input can be summarised as follows:

ZONING

Advocating for a change of land use in the Green Wedge. A total of twenty-eight (28) submissions support rezoning to allow residential, commercial or industrial uses or redevelopment of specific sites for one of these uses. (See Appendix 3 for map of submitters suggesting rezoning or subdivision.)

Conversely, confining land use activities to those that conform with the main purposes of the Green Wedge, including agriculture, recreation and conservation was advocated by twenty-one (21) submitters. (Appendix 3 shows those submitters within the Green Wedge advocating for no change.)

A desire to reduce the minimum lot size requirement of the Green Wedge Zone was advocated by sixteen (16) submitters, of which:

1 suggested an area suitable for 12 ha (30 acre) lots;

1 requested to reduce the minimum lot size to 2-4 ha (5-10 acres);

1 requested to reduce the minimum lot size to 2 ha (5 acres);

4 requested to reduce the minimum lot size to 1 ha (2 acres);

9 did not specify.


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It was stated that a reduction in the minimum lot size would allow subdivision to occur - reducing the level of maintenance required by individual property owners and thus improving the amenity of the Green Wedge. Further subdivision was seen to lead to infrastructure and service improvements throughout the Green Wedge in the longer term. (See Appendix 3 which includes submitters suggesting reduced lot sizes)

One (1) submitter suggested investigating the feasibility of increasing the minimum subdivision size to 40 hectares to encourage viable agricultural activities.

A concern raised by one (1) submitter was the illegal fragmentation of lots within the Wetlands Precinct below the minimum lot size.

The desire to amend the GWZ provisions to allow for greater flexibility of uses was mentioned by several submitters. Suggested uses included educational facilities, medical centres, veterinarian centres, rural residential development, group accommodation, caravan parks, mobile home parks and rural industries.

RESIDENTIAL

Twenty-five (25) submitters supported rezoning parts of the Green Wedge to allow for more intensive residential development.

The sensitive development of land to accommodate further rural residential ‘lifestyle’ properties, whilst protecting the rural character and environmental values of the green wedge was supported by a large number of submitters.

Higher density living such as apartment developments were supported in two (2) submissions.

The desire for affordable housing options within the Green Wedge was mentioned by one (1) submitter.

PUBLIC OPEN SPACE, RECREATION & SPORTING FACILITIES

Twenty two (22) submissions expressed the desire to increase areas of public open space throughout the Green Wedge. Improved pedestrian, bicycle and horse riding linkages between these areas of open space was also strongly supported (refer to Access & Movement).

The need to improve and expand sport and recreation areas and facilities such as sporting grounds, parks, playgrounds, BBQ facilities/ shelters and picnic tables was raised by 21 submitters.

The desire to conserve/ restore some areas of public open space as native parkland, similar to Braeside Park, was expressed by a number of submitters.

Support for the continued operation of equestrian activity within the Green Wedge was mentioned specifically by four (4) submitters, as was the desire for additional equestrian facilities such as horse agistment centres, riding schools and all-weather arenas.

Support for a new Golf Course was mentioned on four (4) occasions.

Three (3) submitters advocated an increase in water-based recreational activities. Sharing of the National Water Sports Centre facility was raised as an opportunity by a submitter. In addition, the need to better publicise this area as an area open to the public was expressed.

In addition, the following priorities were raised in relation to public open space, recreation and sporting facilities:

Develop the area opposite the former Clarke Road tip into a large public park with community facilities (2)

Provide a multi-faceted sport and recreational facility within the Green Wedge (1)


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Provide a leash-free area for dogs (1)

Enhance Spring Valley Reserve as it is currently under-resourced and in need of improvement (1)

Leave Springvale South Park as is (1)

Rezone portions of the Green Wedge to Public Park and Recreation Zone (1)

AGRICULTURE

A large proportion of submitters (25) value the rural character of the Green Wedge, particularly the sense of spaciousness and privacy it offers in close proximity to existing services and urban areas.

Thirteen (13) submissions advocated for maintaining the Green Wedge for agricultural and farming activities such as market gardens, community farming, nurseries, grazing and food production.

There is however considerable concern among many land owners (10) that agricultural activity is not a viable use for the land and does not have a long-term future. Concerns were raised around the poor quality of soils, current economic climate, and interface issues with neighbouring properties (particularly with intensive agricultural activity). The identification of suitable farming practices for the Green Wedge was welcomed.

Three submissions (3) favoured the production of food in the Green Wedge as it presents the opportunity to reduce ‘food miles’.

One (1) submitter suggested investigating the feasibility of increasing the minimum subdivision size to 40 hectares to encourage viable agricultural activities. Conversely, in six cases (6) a smaller 2-10 acre minimum subdivision size was supported.

INDUSTRY

Fourteen (14) submissions advocated for rezoning all or portions of the Green Wedge to accommodate industrial uses.

Six (6) submitters specifically mentioned their opposition to the development of further industry within the Green Wedge.

COMMERCIAL

Ten (10) submissions advocated for rezoning portions of the Green Wedge to accommodate commercial uses, including agricultural businesses and offices.

The use of land within the Green Wedge for animal boarding facilities was considered an appropriate use by one (1) submitter, but opposed by one (1) other.

TOURISM

Nine (9) submissions advocated for opportunities for tourism in some parts of the Green Wedge, in particular eco-tourism (4), and outdoor recreation, including water based activities (3). Sharing of existing facilities such as the National Water Sports Centre was raised as an opportunity by a submitter.

EDUCATION & COMMUNITY FACILITIES

A total of five (5) submissions mentioned education and community facilities. The most frequent response related to the need for increased provision of aged-care facilities, including a retirement village (3). Development of additional educational facilities and schools was mentioned by one (1) submitter, as was the desire for a public hospital in the north-west section of the Green Wedge (1).


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A desire to limit the development of more churches and clubs was expressed by one (1) submitter as these uses were seen to increase the amount of car parking areas within the Green Wedge.

INFRASTRUCTURE ASSETS

One (1) submission mentioned the importance of the buffer distance around the Taylors Road landfill in considering any development of land within this area.

One (1) submitter raised a query over why residential development has occurred within the Eastern Treatment Plant buffer zone.

One (1) submitter mentioned that they have never been affected by odour from the Eastern Treatment Plant.

OTHER

Two (2) submitters mentioned the potential to utilise the Green Wedge as a carbon sink or to accommodate wind/solar farms (1), or ponds to grow algae for biofuels (1).

DRAINAGE & WATER MANAGEMENT

A total of 33 submitters (36%) commented on the theme of Drainage & Water Management. The input can be summarised as follows:

The need to address current drainage and flooding issues within the Green Wedge was the most frequently raised aspect relating to drainage and water management, raised by twenty-three (23) submitters. (See Appendix 3 which shows a map of submitters raising flooding and drainage issues)

Specifically, a number of submitters raised concerns regarding the impact that stormwater run-off from surrounding urban areas is having on existing uses within the Green Wedge, including on paddocks and outdoor equestrian arenas.

Completion of a comprehensive and equitable long term drainage management plan was referred to as a key priority in fifteen (15) submissions.

A desire to preserve and improve existing waterways as a key public asset of the Green Wedge was raised by seven (7) submitters. In addition, the restoration/ improvement of existing wetland areas and the creation of a new series of wetlands was favoured by eight (8) submitters.

Improving public access along waterways and to wetland areas was supported by many.

In two (2) cases, acknowledgement was made to the Green Wedge as a natural flood plain, where floods are a natural occurrence. As such, the need to undertake a comprehensive drainage strategy was not considered necessary.

The use of recycled water was supported in two (2) cases.

Concerns were raised over the effect of groundwater quality on future activities in the Green Wedge. The need to conduct an adequate assessment on the quality of groundwater, should local groundwater be utilised for any purposes, was raised by two (2) submitters.

A request for additional development rights on properties partly acquired by Melbourne Water for the provision of retarding basins was raised by one (1) submitter. In addition, the need to provide greater certainty relating to the public acquisition of land was mentioned by one (1) submitter.


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ENVIRONMENTAL VALUES & BIODIVERSITY

A total of 56 submitters (62%) commented on the theme of Environmental Values & Biodiversity. The input can be summarised as follows:

Forty-six (46) submitters raised the need to preserve and protect the environmental values and biodiversity of the Green Wedge.

Specifically, the protection of remnant vegetation and native bushland, including River Red Gums, was a common response raised by eighteen (18) submitters, as was the desire for revegetation using indigenous species, mentioned by twelve (12) submitters.

A desire to increase awareness of the existing environmental significance and values of the Green Wedge was a popular response, raised by twelve (12) submitters. In particular, common suggestions were to increase awareness of environmental values and sustainability through community education programs and practical learning experiences. The development of an environmental education centre within the Green Wedge was mentioned by one (1) submitter.

The protection and preservation of native flora and fauna such as the Yarra Pygmy Perch, Dwarf Glaxia, Growling Grass Frog and Southern Toadlet, was mentioned as a key priority by ten (10) submitters.

Opportunities to strengthen biodiversity through the provision of habitat corridors were supported by nine (9) submitters. Specifically, the creation of a new ‘biolink’ corridor to connect the Braeside Park and Mordialloc Creek areas of Kingston to the Treatment Plant and buffer areas of Greater Dandenong, parallel with Pillars Road was raised as a priority by one (1) submitter. An additional three (3) responses mentioned the future opportunity provided by the ‘Chain of Parks’ concept.

The need to maintain and improve existing waterways and wetlands as essential to the biodiversity of the Green Wedge was raised by nine (9) submitters.

A total of seven (7) submitters stated that they do not consider the Green Wedge to be of any environmental value. In addition, three (3) submitters stated that some sites (or precincts) within the Green Wedge have minimal environmental value.

The need for an audit of existing flora and fauna was raised by two (2) submitters.

The suggestion to provide incentives for businesses to plant trees was mentioned in two (2) cases.

The suggestion to build on previous environmental initiatives was mentioned by two (2) submitters.

Opportunities for local environment groups to work with schools, Council and the local community to improve the Green Wedge environment was raised by one (1) submitter.

The creation of native vegetation reserves was suggested in two (2) submissions.

The presence of foxes was raised as a concern in one (1) case.


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ACCESS & MOVEMENT

A total of 30 submitters (33%) commented on the theme of Access & Movement. The input can be summarised as follows:

The need to improve access to, from and within the Green Wedge through the development of improved bicycle and walking paths was the most frequently mentioned aspect relating to access and movement (22). Specifically, the creation of shared paths alongside waterways was mentioned by four (4) submitters. In addition, the desire for safe horse riding trails was mentioned by seven (7) submitters.

The high level of accessibility provided by Eastlink and other major roads was mentioned throughout many submissions, particularly where rezoning of land to allow for future urban development was favoured. In such cases, Eastlink was seen as a major infrastructure asset that is currently underutilised.

Concern over the poor condition of some local roads was raised in five (5) submissions.

Increased traffic throughout the Green Wedge was a concern mentioned by four (4) submitters, as well as the need for improved traffic management (2). In particular, heavy vehicle usage along Perry Road was raised as a concern as the additional noise and light is distracting to horses (1).

The initiative to establish a road hierarchy and provide additional bus stops was supported by one (1) submitter.

One (1) submitter mentioned the need to make reference to further key transport policy and strategy documents.

Poor lighting throughout the Green Wedge was mentioned by one (1) submitter.

One (1) submitter suggested that Soden and Keys Rd could be extended to join with other roads, to provide better access and the ability to subdivide adjoining parcels.

BUILT FORM & HERITAGE

A total of 16 submitters (18%) commented on the theme of Built Form & Heritage. The input can be summarised as follows:

HERITAGE

The need to identify, acknowledge and preserve existing heritage values, including areas of aboriginal cultural heritage significance, was raised by ten (10) submitters.

Five (5) submitters raised the desire to increase community knowledge and understanding of existing heritage values of the Green Wedge, including sites of Aboriginal Cultural Heritage significance.

Consultation and collaboration with local indigenous communities and organisations in helping to identify existing heritage values, nominating potential heritage sites for further investigation, and providing educational opportunities was raised by three (3) submitters.

The desire to improve access to existing heritage sites was mentioned in three (3) cases.

A suggestion for the development of a Heritage Education Centre/ Discovery Centre was mentioned by two (2) submitters.

The importance of waterways and the role that they play in heritage conservation and interpretation was mentioned by two (2) submitters, as well as the desire to showcase the heritage of the Green Wedge along new shared paths (1).


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BUILT FORM

The preparation of built form guidelines to protect and enhance the Green Wedge was supported by two (2) submitters. Specifically the desire to limit the development of large buildings, protect key views, and increase areas of landscaping, was mentioned by various submitters. In addition, the need to avoid large impermeable surfaces such as extensive car parking areas was mentioned specifically by two (2) submitters.

OTHER

GOVERNANCE/ MAINTENANCE

Deterioration of the environmental qualities of the Green Wedge was a key concern raised by numerous submitters. As such, improved maintenance and management of the Green Wedge was mentioned by ten (10) submitters as a key priority, including the desire to see a reduction in rubbish dumping (6) through better policing and support from Council (7). Two (2) submitters made reference to the dumping of soil as an issue of concern.

Concerns regarding loitering, rubbish dumping and general misuse of the Green Wedge were raised by many.

SERVICES & UTILITIES

Seven (7) submitters raised concerns about the lack of services and utilities within the Green Wedge, including sewerage, water, gas, electricity and fibre for broadband or TV. In particular, issues relating to sewerage were mentioned in four (4) instances.

RATES/ TAXES

Seven (7) submitters raised concerns about high property rates and rising land taxes, including the new fire levy. Many residents expressed their desire to remain in the Green Wedge, however felt as though they would be forced out if rates keep increasing.

PROCESS

The desire to shift or maintain the Urban Growth Boundary was mentioned throughout many submissions. Many questions were raised as to why this process is not considering changes to the boundary, particularly in relation to the anomaly areas submitted by the City of Greater Dandenong.

Two (2) submissions requested that the Technical Reports be made available to the public.

Two (2) submitters mentioned that they would like to know more about how well the Green Wedge policy has operated since 2002.

ADDITIONAL STRATEGIC DOCUMENTS

A few submissions requested that reference be made to additional strategic documents throughout the development of the Green Wedge Management Plan.


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2.2 STAKEHOLDER WORKSHOPS

ATTENDANCE AND FORMAT

Two stakeholder group workshops were held on 23 July 2013, one in the afternoon and the other in the evening. The purpose of these workshops was to provide an introduction to the project, and to gain an understanding of the range of issues that the Green Wedge Management Plan needs to address.

Representatives of the following government organisations attended the first meeting: DTPLI, Port Phillip and Westernport CMA, and Energy Safe Victoria. The workshop included discussion with Energy Safe Victoria regarding the risks and management of gas pipelines, and with the CMA regarding their priorities for the Green Wedge. A presentation by the CMA provided an overview of their new website and interactive mapping tool, highlighting opportunities for knowledge sharing.

A number of landowners, town planning representatives for land owners, and representatives for other interests attended the second meeting. A total of 14 people attended.

KEY FINDINGS

Drainage was highlighted as a key issue facing the Green Wedge. Increasing levels of flooding in recent times was attributed mainly to nearby land uses, including industrial operations and increased residential development. Flooding was raised as an issue for residential use, a risk for equestrian activity (particularly internationally renowned horses) and golfing activity. Other comments included:

The need for more certainty to be provided for the Green Wedge in the planning scheme (i.e. use of ‘must’ instead of ‘should’)

Opportunities for habitat corridors, improved pedestrian and cycle links, and gateways, as identified in the Review Report

Better screening of built form should be provided, similar to the Hagen Park Equestrian Centre

Funding sources for infrastructure, in particular drainage upgrades, need to identified

Golf Victoria is considering the amalgamation of Rossdale Golf Club (within the City of Kingston) and Keysborough Golf Club (within the GWMP study area) which could create a new sports ‘hub’.


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2.3 BUSINESS/ LAND OWNER MEETINGS

METHODOLOGY

To understand the key issues and future intentions of existing businesses and landowners within the Green Wedge, Urban Enterprise undertook consultation with key stakeholders (as identified in conjunction with the City of Greater Dandenong) during July and August 2013.

This section summarises the results from the consultation program. Results are aggregated where possible to protect commercial sensitivity.

In total 6 face-to-face, and 10 telephone interviews were completed. These interviews provided a cross-section of the main business types within the Green Wedge, and can be classified in the following broad categories:

Landfills;

Golf;

Agriculture and Nurseries;

Cemeteries;

Animal Facilities;

Accommodation;

Public Land Managers; and

Private Land Owners.

As part of their consultation program, Urban Enterprise also consulted with Real estate agents and the Department of Environment and Primary Industries (DEPI).

KEY FINDINGS

There is a diverse range of activities taking place within the Green Wedge. Businesses were at varying stages of development with some businesses uncertain about their future viability and others with long-term expansion plans.

The presence of the Eastern Treatment Plant in the Green Wedge plays a varying role in the activities of businesses with some benefiting from mutually beneficial relationships such as the provision of recycled water, and others finding difficulty in gaining permission to expand their facilities within the Eastern Treatment Plant buffer zone.

A major issue for many of the businesses was the high cost of land tax as well as other fees such as the Fire Services Levy. For some businesses consulted which are not subject to the primary producer exemption from land tax, turnover was not sufficient to cover operational expenses as well as land tax.

A number of businesses considered the Green Wedge zoning to be too restrictive in terms of allowable uses. Some businesses were seeking to develop portions of their land holdings for residential use in order to raise capital to re-invest in their business.

Some of the other common themes included:

A number of businesses had established in the Dandenong Green Wedge after relocating from the former Keysborough Green Wedge which was rezoned in 2000.

A number of businesses reported having neighbouring vacant blocks which were believed to be held for land banking and were kept in poor condition. This would add to the problem of weeds in the area.

Poor condition of roads in the area, especially congestion on Thompsons Road.


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Minimal land use conflict in the area with the majority of businesses having no issues with adjoining or other land uses in the Green Wedge (other than vacant blocks). The area which reported the highest degree of land use conflict was in the Buffers Precinct.

For many of the businesses interviewed there was an expectation that future rezoning of the Green Wedge for urban uses was inevitable. A number of businesses had been approached by developers in the past.

FORMER LANDFILLS

The closed Clarke Road Landfill was formerly a sand quarry and began operating as a tip in the 1960s. The southern portion of the site closed and stopped accepting waste in the mid-1980s, and the northern portion closed in the 2001.

After the landfills were closed they were capped and covered and are now in an aftercare period. The aftercare period can range from at least 10 years for solid inert waste to up to 40 years for putrescible waste (e.g. organic matter with the potential to decompose). The length of the aftercare period depends on the types of waste in the landfill and the specific context of each landfill (it is believed that the southern landfill site did receive some putrescible waste).

During the aftercare period, the landfill operator retains liability for the site. The general obligations during the aftercare period are to extract all remaining gas, maintain the cap, general site maintenance, and annual testing and reporting to the EPA on groundwater and gas requirements.

The site is expecting to receive a new Post Closure Pollution Abatement Notice (PC PAN) from the EPA in the near future. PC PANs require the implementation of specific plans and programs, along with a regular monitoring regime from an independent environmental auditor which reports to the EPA at a frequency appropriate to the risks posed by the site.

Until the PC PAN is issued, the former landfill site will continue in a virtual 'holding pattern'.

Whilst the landfill operators are generally not opposed to selling or transferring land to public bodies in principle, the ongoing liability and lengthy aftercare periods present challenges to the timely acquisition and conversion of former landfills to public use.

EDUCATION

Cornish College is the only major education institution in the Green Wedge. It is a coeducational Uniting Church College offering classes from an Early Learning Centre to VCE. The school was formerly known as St Leonards College which had been operating on the current site since 1987. It was taken over by Cornish College in 2012.

There are currently 356 students with plans to expand to 475 by 2014 and a long-term plan to grow to 815 students. There is currently a high demand for places and a long waiting list for new students.

In order to accommodate future growth, the College will need to double in size to reach the target of 815 students. Therefore, the College is currently developing a masterplan for the site and is in the process of seeking a rezoning to a Special Use Zone. If the rezoning is unsuccessful, then the College has indicated that they will have to cut student numbers and find a new location.

The Green Wedge location has many advantages for the College from an educational perspective including a strong focus on sustainability. However, the largest weakness of being located in the Green Wedge is the lack of public transport. The College has indicated that they have no major issues with adjoining land uses which are mainly horse training facilities. The only potential uses which would be viewed as incompatible with the College would be any activity which involves hazardous uses (e.g. pesticide spraying).


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AGRICULTURE AND NURSERIES

Two agricultural businesses were interviewed as part of the consultation program. Both were operating intensive agriculture operations within the Lyndhurst Precinct where larger lot sizes have been preserved. The businesses require a rural setting in order to operate as they use pesticides and insecticides which would be incompatible with residential uses.

Both businesses have been operating on their current site for over 10 years and have made significant investments in order to establish including glasshouses, sheds, dwellings, gas pipelines and dams. One business sources water from the ETP water recycling scheme which provides treated Class A water.

An issue for both businesses was the poor condition of roads in the area including the congestion on Thompsons Road and Glasscocks Road, which remains unsealed.

The agriculture businesses reported facing challenges including competition from imports, and generational change in the agricultural sector, however, these challenges do not relate to their location within the Green Wedge and they anticipate that they will be operating viably in their current location over the long-term. The availability of recycled water was considered a key strength for agriculture in the Green Wedge, although the soil was not considered high quality for agricultural purposes.

ANIMAL FACILITIES

The Green Wedge contains a number of animal facilities including many horse agistment businesses. For this study, two of the larger horse agistment businesses were consulted. They considered the Dandenong Green Wedge to be an ideal location for their business as it provides adequate open space and is highly accessible from the city.

The two businesses consulted for this study have been established within the Green Wedge for over a decade and have made significant investments and upgrades to their property over time.

Both businesses indicated that they were operating well with a large demand for horse agistment in the area, and a waiting list to use their facilities. However, turnover from the businesses was relatively low, and in their view, not enough to sustain the business as commercially viable over the long-term. According to the businesses consulted there has been a high turnover of smaller horse agistment businesses in recent years due to rising costs. The biggest constraint faced was increasing rates including land tax and the new Fire Services Levy.

Another major issue reported by businesses was the management of weeds on their property. The problem of weeds was exacerbated by adjoining vacant lots which were not appropriately maintained.

GOLF

There are two golf courses located in the Dandenong Green Wedge; Keysborough Golf Club and the Eastern Sward Golf Club.

The Keysborough Golf Club was founded in 1899 and moved to its current site in the 1940s. It is a privately run club with 839 members. The club has made significant investments to their landscape and built facilities over the years.

The club has indicated that they are experiencing major financial pressures. The club has been operating at a significant loss for the past five years and in need of major urgent upgrades including a new irrigation system and clubhouse improvements. Without raising substantial capital, the club views its current location as unviable into the future.

To raise sufficient funds for upgrades, the club would need to significantly raise member fees or levies which would in turn put pressure on the clubs ability to retain current members and procure new ones. Therefore, the club


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is seeking to rezone a portion of its land holdings (approximately 4.5ha on the eastern boundary) for residential use which would then be sold off to raise capital to invest in infrastructure improvements. According to the club, if they are unsuccessful in rezoning land they would need to consider selling the club and moving to a new site, or amalgamating with another golf club.

As part of the Green Wedge Management Plan process, the club have developed a proposal for a new open space golf course and community multi-sport recreational facility within the Green Wedge. They have indicated that they are currently in dialogue with Council regarding the proposal.

CEMETERIES

There are two large cemeteries located on Crown land within the Green Wedge; Bunurong Memorial Park and Chevra Kadisha Cemetery.

The Bunurong Memorial Park was established in 1995 and is managed by the Southern Metropolitan Cemeteries Trust (SMCT) and operates across 120ha of Crown land. Investment in infrastructure on the land has been significant including roads, buildings, public amenities, horticulture etc. with future investments being guided by a site masterplan. Investment on the site goes beyond community burial and memorial needs to include visitation to the area as a destination 'precinct' for recreation, reflection and enjoyment of the environmental setting.

The major issues facing the site are traffic and noise pollution from Frankston-Dandenong Road, and ease of entry to the site due to the 100km/h speed limit. Non-complimentary adjoining land uses such as the Poultry Farm produce unpleasant odours and discourages longer visitation to the site.

The Bunurong Memorial Park is expected to remain in its location over the long-term and has an estimated interment life until at least 2070.

The Chevra Kadisha Cemetery has been operating on its current site since 2002 which is 51ha in size. Chevra Kadisha also owns two adjoining parcels of land, part of which is currently leased to the adjoining farming operations for lettuce growing. They have made significant investments to the site in recent years including paths, roads and buildings.

The major issues facing the site include the poor condition of Glasscocks Road which is unsealed. There are no major issues with adjoining land uses, however, land to the north is zoned IN1Z and is yet to be fully developed, and appropriate buffers will need to be enforced to ensure that there is no impact on amenity in the cemetery.

Over the short-term, there are no plans to expand the cemetery. The 51ha parcel can fit 60,000 graves which is expected to be sufficient for the next 20 years.

Over the long-term Chevra Kadisha would like to utilise their private land holdings for additional uses such as residential and community facilities and feel that the Green Wedge zone is too restrictive. They have indicated that the cemetery business does not provide an adequate turnover to cover the costs of operations. They are seeking to develop a portion of their land in order to generate capital to upgrade facilities and ensure the ongoing viability of the cemetery.

RETIREMENT VILLAGE

The Willow Lodge Mobile Home has been established on its current site since 1977. It started off as a caravan park and has evolved into a retirement village offering affordable housing for people aged 50 years and over. The village includes between 300-400 relocatable, mobile housing units with approximately 600 residents as well as communal facilities for recreation, a café, and hairdresser. There is a high demand for dwellings in the village with established homes selling quickly.

A major issue for the village is conflicting land uses including the poultry farm to the north. The mobile home also owns the adjoining vacant parcel


17

of land to the north (406-416 Dandenong-Frankston Road) which is used as a buffer to protect amenity within the village. In addition, factories in the industrial zone north of Eumemmerring Creek sometimes operate late at night causing issues with noise pollution.

The operators of the site would like to expand the village to meet the high demand. Over the long-term, the operators would like to develop the vacant parcel to the north to include a nursing home facility. By using the existing village land to its capacity and developing the vacant property next door, these two properties would form somewhat of an aged persons accommodation precinct, offering accommodation from independent self-contained to high level aged care.

The operators of the village consider the Green Wedge Zone to be too restrictive in order to expand the village and achieve their vision. They would like to see their two properties included as a special precinct for 'Seniors Living' within more appropriate zoning to reflect their use.

EASTERN TREATMENT PLANT (MELBOURNE WATER)

Interviews were undertaken with Melbourne Water, the operator of the ETP. The ETP was opened in the mid-1970s and is considered a critical infrastructure resource for Metropolitan Melbourne. It currently treats sewage from 1.5 - 1.6 million people in south east Melbourne, (42% of the metropolitan population), or approximately 350 million litres per day.

The by-products of the sewage treatment process include methane gas (which is used to power the plant); Class A recycled water which is suitable for a range of uses, and a bio-solid called 'sludge'. The sludge is the primary source contributing to odour from the ETP. The sludge needs to be dried using large open surface ponds, which requires a large amount of space (this accounts for the majority of the plants footprint).

Although upgrades to the ETP in recent years have improved the odour, it still remains an issue for residents nearby. The strength of the odour is dependent on weather conditions and the amount of sludge produced over

a season. The summer months, when sludge production is at its highest is the time when most odour complaints are received.

Due to the odour issues, Melbourne Water discourages intensive development in close proximity or within the buffer boundaries. The more development occurring in the area increases the amount of complaints which are received. The cost of then upgrading the plant to reduce the odour is then passed onto consumers which are already struggling with high water costs.

In the past, Melbourne Water has objected to a number of developments within the buffer zone. This includes housing on McMahens Road, a large soccer stadium in Kingston Green Wedge, and a petrol station. Melbourne Water discourages any usage which allow for a large number of people to congregate or any other use which would emit odour themselves.

The plant is expected to expand its operations in the future as population grows. There is no set growth target; instead increases in capacity are reactive to population growth. As the plant increases its capacity, it is not expected to require more land as improving technology in water treatment is leading to smaller plant footprints.

Melbourne Water is currently going through a risk assessment process with EPA which will determine future guidelines for buffers and adjoining land use. This is expected to be completed in the coming months.

NATIONAL WATER SPORTS CENTRE (MELBOURNE WATER & PARKS VICTORIA)

The National Water Sports Centre is located on Patterson River within the ETP buffer area. The built facilities on the site include a boatshed and clubrooms and the site is primarily used for water sports recreation including rowing and boating. Some of the main users of the facilities include the Carrum Rowing Club, Carrum Ski Club, the Victorian Drag Boat Racing Club, and a number of secondary schools who use the facility for rowing.


18

It is currently owned by Melbourne Water and managed by Parks Victoria. The area in which Parks Victoria manages includes the banks of the river and the car park. As the site is primarily used for recreation purposes and not a drainage function, Melbourne Water does not view itself as the appropriate land owner and is currently in discussions with DEPI to facilitate the transfer of the land back to the Crown.

There has been a development proposal to upgrade the site to an intensive water skiing park; however, the plan is seen as a long-term proposal and still in its infancy.


19

A APPENDIX A: BULLETIN &

FEEDBACK FORM


20


21


22


23


24

B APPENDIX B: SUMMARY OF

WRITTEN SUBMISSIONS


25

SUB # SUBURB THEME SUB-THEME SUMMARY OF POINTS RAISED

1 DANDENONG VIC 3175 ENVIRONMENTAL VALUES & BIODIVERSITY

LAND USE Preserve the Green Wedge for its environmental qualities

2 KEYSBOROUGH VIC 3173 ENVIRONMENTAL VALUES & BIODIVERSITY


3 LYNDHURST VIC 3975 ACCESS & MOVEMENT INFRASTRUCTURE Expand on the use of EastLink, a major infrastructure asset that is currently underused

ACCESS & MOVEMENT INFRASTRUCTURE Thompsons Road can play a major part in the future development of Greater Dandenong given its high level of accessibility to surrounding major roads

LAND USE AGRICULTURE Future use of the Green Wedge for agricultural is unfortunately not a viable reality

LAND USE INDUSTRIAL Discourage development of more factories - already seems to be an oversupply

LAND USE RESIDENTIAL Encourage sensitive development of land for future tree changers/ retirees, including a large retirement village

4 KEYSBOROUGH VIC 3173 LAND USE COMMERCIAL Encourage the development of a shopping centre in future

LAND USE RECREATION Encourage further recreational uses and parkland in future

LAND USE RESIDENTIAL Encourage sensitive development of the land for residential purposes

LAND USE RESIDENTIAL Support the development of affordable housing options in the Green Wedge

5 BLACKBURN NORTH VIC 3130 ACCESS & MOVEMENT INFRASTRUCTURE Appreciates high level of accessibility provided by roads and freeways


WATERWAYS Preserve major waterways as essential to the biodiversity of the Green Wedge

6 - LAND USE HEALTH Provide a public hospital and aged care facility in the north-west portion of the Green Wedge if space permits

7 SPRINGVALE SOUTH VIC 3172 ACCESS & MOVEMENT RECREATION Support provision of shared pathways


LAND USE Preserve the Green Wedge for its environmental qualities and recreational assets


VEGETATION Plant more trees in future


26


LAND USE RECREATION Provide for more parks, playgrounds, sporting areas, picnic areas and shared paths in future

LAND USE RECREATION Turn Clarke Road tip into parkland

8 KEYSBOROUGH VIC 3173 DRAINAGE & WATER MANAGEMENT DRAINAGE Storm water disposal is an issue requiring urgent attention

LAND USE CHARACTER Appreciate existing spaciousness of the Green Wedge

LAND USE SUBDIVISION Reduce the minimum lot size requirement to 2 acres to improve appearance of the Green Wedge and reduce maintenance requirements

9 SPRINGVALE SOUTH VIC 3172 ENVIRONMENTAL VALUES & BIODIVERSITY



VEGETATION Support protection of existing trees, and require planting of more trees in future

10 KEYSBOROUGH VIC 3173 LAND USE AGRICULTURE Preserve the Green Wedge for agriculture and farming


LAND USE RECREATION Preserve the Green Wedge for recreation

11 KEYSBOROUGH VIC 3173 LAND USE SUBDIVISION Reduce the minimum lot size requirement to 2 acres to improve appearance of the Green Wedge and reduce maintenance requirements

12 - DRAINAGE & WATER MANAGEMENT DRAINAGE Improve drainage


VEGETATION Provide incentives for businesses to plant trees

LAND USE AGRICULTURE Provide for farming uses in future

LAND USE CHARACTER Appreciate existing spaciousness of the Green Wedge and vast areas of open space

LAND USE RECREATION Provide leash free areas for dogs

LAND USE RECREATION ENVIRONMENT

Encourage future use of Green Wedge for recreation, parks, bushland and wetlands


- Do not consider the Green Wedge to be of any environmental value

LAND USE AGRICULTURE Farming is no longer a viable option


27


LAND USE RECREATION Include future parkland and waterways

LAND USE RESIDENTIAL Improve asethetics of the Green Wedge through developing a residential subdivision such as Crystal Waters, Hidden Grove and Tattersons Park

LAND USE RESIDENTIAL RECREATION

Rezone land to residential and develop generous parklands along the waterways

LAND USE SUBDIVISION Revise minimum lot size restriction

14 BANGHOLME VIC 3175 ACCESS & MOVEMENT INFRASTRUCTURE Concern over detoriorating local roads within the Green Wedge

DRAINAGE & WATER MANAGEMENT DRAINAGE Drainage issues require leadership from Council



LAND USE CHARACTER Value existing balance between urban and rural

15 DANDENONG SOUTH VIC 3175 ENVIRONMENTAL VALUES & BIODIVERSITY

LAND USE Preserve the Green Wedge for its environmental qualities and biodiversity values

16 - ACCESS & MOVEMENT RECREATION Support provision of shared pathways

BUILT FORM & HERITAGE - Improve access to heritage sites for all to enjoy

BUILT FORM & HERITAGE ENVIRONMENT Preserve existing heritage, wetlands and bushlands



LAND USE RECREATION ACCESS & MOVEMENT

Provide for areas of land that are open for use by the public, including recreational areas, playgrounds, picnic spots and shared paths

LAND USE RESIDENTIAL COMMERCIAL INDUSTRIAL

Develop some land (that is not at risk of flooding) for residential, commercial and industrial uses

17 BANGHOLME VIC 3175 ENVIRONMENTAL VALUES & BIODIVERSITY


LAND USE INDUSTRIAL Subdivide all Green Wedge land to develop a new industrial estate

18 - ENVIRONMENTAL VALUES & BIODIVERSITY

EDUCATION Increase awareness of presence of the Green Wedge, including its environmental value


EDUCATION Support conservation of the Green Wedge for environmental educational purposes


28


19 NOBLE PARK VIC 3174 ENVIRONMENTAL VALUES & BIODIVERSITY

LAND USE Preserve the Green Wedge


FLORA & FAUNA Enhance habitat corridors



21 SPRINGVALE VIC 3171 ACCESS & MOVEMENT RECREATION Support provision of shared pathways


LAND USE Revisit 'Chain of Parks' concept


LAND USE Preserve and protect the Green Wedge

22 BANGHOLME VIC 3175 DRAINAGE & WATER MANAGEMENT DRAINAGE Drainage and flood issues are a result of inappropriate development in the Carrum Swamp catchment

DRAINAGE & WATER MANAGEMENT DRAINAGE No need to undertake comprehensive drainage strategy since the UGB will not be changed as part of the GWMP process

DRAINAGE & WATER MANAGEMENT DRAINAGE Stormwater from residential development to the north of the Wetlands Precinct is having a major detrimental impact on the precinct



LAND USE AGRICULTURE Provide some land for intensive farming activities


Encourage uses that will help to fund protection of the Green Wedge

LAND USE SUBDIVISION Provide for ability to subdivide into smaller lots suitable for carefully managed lifestyle properties

24 & 56 BANGHOLME VIC 3174 LAND USE - Too many vacant properties/ houses

ACCESS & MOVEMENT INFRASTRUCTURE Poor lighting throughout the Green Wedge

ACCESS & MOVEMENT INFRASTRUCTURE Existing roads are in poor state of repair

ACCESS & MOVEMENT RECREATION Support development of shared paths similar to those along waterways in the City of Kingston

DRAINAGE & WATER MANAGEMENT DRAINAGE Poor drainage (although recently improved)


29


LAND USE SUBDIVISION Reduce minimum subdivision size to encourage residential growth, in turn leading to infrastructure and service improvements




Rezone all Green Wedge land

26 DANDENONG SOUTH VIC 3164 LAND USE RESIDENTIAL Triangle bounded by Eumemmerring Creek, the Eastern Contour Drain and Frankston Road should not be treated as Green Wedge and should be rezoned to residential

27 BANGHOLME VIC 3175 LAND USE INDUSTRIAL Rezone land to Industrial 1 (IN1Z)


Rezone Green Wedge land to allow for more residential, industrial, commercial and office uses

28 BANGHOLME VIC 3175 ACCESS & MOVEMENT TRAFFIC Since asphalting, McMahons Road has become a traffic rat-run

ACCESS & MOVEMENT RECREATION Provide a shared path along Riverend Road to service school

DRAINAGE & WATER MANAGEMENT ENVIRONMENT Improve waterways as a key asset of the Green Wedge




WATERWAYS Improve waterways as essential to the biodiversity of the Green Wedge

LAND USE CHARACTER Appreciate the rural landscape character and peace and quiet of the Green Wedge

LAND USE CHARACTER Increase service provision and encourage urban growth whilst maintaining rural landscape character

LAND USE HEALTH Lack of services and facilities for aged care

LAND USE INFRASTRUCTURE Why has residential development occurred within the treatment plant buffer zone?

LAND USE RECREATION Water Sports area is not advertised or publicised as a publicly accessible location


30


LAND USE SUBDIVISION Provide for ability to subdivide land to 1 to 2 acre lots- more manageable

29 BANGHOLME VIC 3175 LAND USE COMMERCIAL INDUSTRIAL

Rezone 720 Dandenong/Frankston Road to commercial/ industrial to complement surrounding uses

LAND USE COMMERCIAL RESIDENTIAL INDUSTRIAL

Rezone parts of the Green Wedge to commercial, industrial or residential

30 LANGWARRIN VIC 3910 BUILT FORM & HERITAGE ENVIRONMENT Environmental and heritage attributes of the Green Wedge have eroded away


- Green Wedge is of minimal environmental value


Rezone Green Wedge to allow for more intensive development

31 SPRINGVALE VIC 3171 ENVIRONMENTAL VALUES & BIODIVERSITY

FLORA & FAUNA Preserve indigenous flora and fauna species as essential to the biodiversity of the Green Wedge



LAND USE CHARACTER Maintain Green Wedge as is

LAND USE RECREATION Area could benefit from further native parkland, similar to Braeside Park


Oppose future development of land including industry, business or residential

32 BANGHOLME VIC 3175 DRAINAGE & WATER MANAGEMENT DRAINAGE Concern with flooding issues



LAND USE AGRICULTURAL RECREATION INDUSTRIAL

Provide more agricultural uses and parks and gardens, less industrial development

LAND USE CHARACTER Maintain high quality of liveability and privacy

LAND USE INDUSTRIAL Quality of living is being eroded by industrial development. Need more protection from encroaching development and pollution.




31


LAND USE RESIDENTIAL Rezone to allow for more intensive residential. Farms are becoming an eyesore.

34 BANGHOLME VIC 3175 DRAINAGE & WATER MANAGEMENT DRAINAGE Concerned about band-aid solutions to flooding issues

LAND USE COMMERCIAL INDUSTRIAL

Rezone Bangholme Triangular Precinct to Comprehensive Development Zone


EDUCATION Increase awareness of the Green Wedge and its environmental values


VEGETATION Better identification and protection of remnant vegetation required

36 - ACCESS & MOVEMENT RECREATION Improve access into the area with improved bike paths and walking trails

BUILT FORM & HERITAGE BUILT FORM Avoid impermeable surfaces such as extensive car parking areas


FLORA & FAUNA Support the strengthening of wildlife corridors


FLORA & FAUNA Create wildlife sanctuaries




VEGETATION Plant more vegetation to improve the look of the Green Wedge and attract wildlife

LAND USE - Places for horses and dog/cat boarding areas are an appropriate use of the Green Wedge


LAND USE CHARACTER Oppose further urban development of the Green Wedge

LAND USE RECREATION Improve recreational areas within the Green Wedge. Provide BBQ shelters, playgrounds, vegetable gardens.


Maintain green wedge as is. No further development.

37 NOBLE PARK VIC 3174 ACCESS & MOVEMENT RECREATION Support creation of further shared bicycle/ pedestrian paths alongside existing roads


32




LAND USE RECREATION Retain and enhance areas of public open space and discourage further privatisation of land

LAND USE RESIDENTIAL INDUSTRIAL

Discourage further residential or industrial uses in any part of the Green Wedge

38 - DRAINAGE & WATER MANAGEMENT ENVIRONMENT Preserve wetlands in the Green Wedge


EDUCATION Increase awareness of the Green Wedge and its environmental values, through environmental education programs


EDUCATION Identify opportunities for local environment groups and residents to work with Council to improve the local environment


FLORA & FAUNA Native fauna such as Yarra Pygmy Perch, Dwarf Glaxias, Growling Grass Frog and Southern Toadlet need to be protected and preserved in their natural environment


FLORA & FAUNA Support the strengthening of wildlife corridors


SOILS Look after water and soil quality and avoid the detrimental impacts of coastal acid sulfate soils and risk of groundwater and soil salinity


VEGETATION Preserve remnant vegetation


WATERWAYS Undertake a detailed survey of aquatic habitats


WATERWAYS Preserve wetlands in the Green Wedge as essential to the biodiversity of the Green Wedge

LAND USE - Oppose any rezoning of the Green Wedge

LAND USE ENVIRONMENTAL VALUES & BIODIVERSITY

Remove and prevent the further development of land uses that have a negative impact on the environmental values of the Green Wedge

LAND USE TOURISM Promote ecotourism in some parts of the Green Wedge

39 BANGHOLME VIC 3175 ACCESS & MOVEMENT RECREATION Support provision of shared pathways and horse trails


33


BUILT FORM & HERITAGE BUILT FORM Oppose large paved areas such as car parking lots

DRAINAGE & WATER MANAGEMENT ENVIRONMENT Improve eyesore embankment on Pillars Road

LAND USE AGRICULTURE Support farming activity, market gardens, nurseries. Ideal location for small 5-10 acre farms

LAND USE CHARACTER Protect high level of liveability


LAND USE RECREATION AGRICULTURE

Improve provision of public open space and recreational facilities including golf courses, horse agistment and riding schools and sporting clubs

40 BANGHOLME VIC 3175 DRAINAGE & WATER MANAGEMENT DRAINAGE Eliminate flooding issues and improve drainage as a priority

LAND USE AGRICULTURE RECREATION

Maintain Green Wedge for farming activity, horses and livestock

LAND USE COMMERCIAL Discourage commercial dog kennels or piggeries

LAND USE SUBDIVISION Maintain 5 acres as a minimum lot size

41 - LAND USE RESIDENTIAL COMMERCIAL

Former purpose of the Green Wedge has expired, and is now in need of rezoning to allow for medium density housing, cafes and recreational facilities

LAND USE RESIDENTIAL COMMERCIAL

Develop Hutton Road as a key location for residential and commercial development

LAND USE RESIDENTIAL COMMERCIAL

Rezoning should occur within the next 5 years once Somerfield is complete

42 SPRINGVALE VIC 3171 BUILT FORM & HERITAGE - Preserve important Aboriginal Cultural Heritage sites in the Green Wedge

BUILT FORM & HERITAGE - Need to undertake survey work to determine full extent of Aboriginal cultural places

BUILT FORM & HERITAGE BUILT FORM Preserve and protect existing heritage buildings

BUILT FORM & HERITAGE EDUCATION Increase community knowledge and understanding of existing heritage buildings


34


BUILT FORM & HERITAGE EDUCATION Heritage buildings/ sites present educational opportunities in collaboration with local Aboriginal groups and organisations

43 BERWICK VIC 3806 DRAINAGE & WATER MANAGEMENT DRAINAGE Plan should not be developed until drainage issues have been solved

LAND USE GOVERNANCE Prepare tailored management strategies for each precinct

LAND USE RESIDENTIAL Encourage residential subdivision to fund drainage issues

44 SPRINGVALE SOUTH VIC 3172 ACCESS & MOVEMENT INFRASTRUCTURE Limit roadways to those that are absolutely necessary for transiting through the Green Wedge

ACCESS & MOVEMENT RECREATION Support provision of shared pathways

BUILT FORM & HERITAGE BUILT FORM The provision of built structures should be limited to facilities such as toilets, rotundas and shelters

DRAINAGE & WATER MANAGEMENT WATER Support the use of recycled water where possible


EDUCATION Provide funding to educate children on local native environment and indigenous flora and fauna


FLORA & FAUNA Native fauna such as Yellow Pygmy Perch, Dwarf Glaxias, Growling Grass Frog and Southern Toadlet need to be protected and preserved in their natural environment


VEGETATION Native plants and grasses need to be protected as a habitat for native fauna


VEGETATION Support the planting and retention of indigenous trees and shrubs


Support continuation of existing uses such as farming, riding schools etc

LAND USE INFRASTRUCTURE Provide appropriate infrastructure and facilities to improve accessibility and sustainability of the Green Wedge

LAND USE RECREATION Spring Valley Reserve is currently under resourced and in need of improvement


Opposed to rezoning of land for residential or industrial purposes

45 SPRINGVALE VIC 3171 BUILT FORM & HERITAGE - Need for proper consideration of existing heritage attributes




35



Do not support further residential and industrial development in the Green Wedge



LAND USE AGRICULTURE Farming is no longer a viable option

LAND USE RESIDENTIAL Rezone Green Wedge land for residential use



LAND USE RESIDENTIAL Support higher density housing within the bounds of existing residential areas

LAND USE TOURISM Promote ecotourism in some parts of the Green Wedge

48 MELBOURNE VIC 3000 LAND USE INDUSTRIAL Consider rezoning of land in the Bangholme precinct for industrial uses, specifically the land bounded by Eumemmerring Creek, Frankston Dandenong Road, Harwood Road and EastLink

49 DANDENONG SOUTH VIC 3175 DRAINAGE & WATER MANAGEMENT GROUNDWATER An adequate assessment on the quality of groundwater should be conducted should local groundwater be utilised for any purposes

LAND USE LAND FILL Any future activity or development must consider landfill buffer distance required around the Taylors Road Landfill


LAND FORM It should be noted that the Selwyn Fault traverses part of the Green Wedge

DANDENONG VIC 3175 ACCESS & MOVEMENT RECREATION Development of walking tracks and paths to incorporate history of site

BUILT FORM & HERITAGE - Support retention of built form heritage

BUILT FORM & HERITAGE CONSULTATION Support consultation with local indigenous communities

BUILT FORM & HERITAGE CONSULTATION Consult with local community organisations to nominate site of heritage value for further study

BUILT FORM & HERITAGE EDUCATION Increase awareness of the history of the Green Wedge including sites of Aboriginal Cultural Heritage significance


36


BUILT FORM & HERITAGE RECREATION Showcase the heritage of the early pioneers of the land along new shared paths

LAND USE RECREATION ACCESS & MOVEMENT

Retain open space with access for recreation


VEGETATION Support planting of further vegetation to re-establish existing conditions prior to European settlement




LAND USE Restore those areas that have been neglected

52 HAMPTON VIC 3188 BUILT FORM & HERITAGE BUILT FORM Prohibit construction of any more large buildings such as the Pinebark Factory (Fernside Drive) and the Yabby Factory (Elms Road)

BUILT FORM & HERITAGE VIEWS Protect significant view lines

DRAINAGE & WATER MANAGEMENT DRAINAGE Flood plains are for floods- more development will not solve drainage issues

DRAINAGE & WATER MANAGEMENT DRAINAGE Address drainage issues caused from run-off from adjacent housing and residential development

DRAINAGE & WATER MANAGEMENT ENVIRONMENT Create series of wetlands along Mordialloc Creek as recommended in the Mordialloc Creek Environment Strategy 1992

DRAINAGE & WATER MANAGEMENT ENVIRONMENT Naturalise the Dandenong Creek and other major waterways


VEGETATION Protect majestic large River Red Gums


VEGETATION Revegetate farms and roadsides with indigenous vegetation, in particular River Red Gums

LAND USE - Rid the Green Wedge of unsightly, unauthorised activities

LAND USE - Assist in the consolidation of small lots

LAND USE - No need for special treatment of the Bangholme Precinct

LAND USE AGRICULTURE Value Green Wedge for its provision of farms and other rural activities. Producing food in the Green Wedge reduces 'food miles'.

LAND USE AGRICULTURE Investigate feasibility of increasing minimum subdivision size to 40 ha to encourage viable agricultural activities


37


LAND USE AGRICULTURE Prevent the loss of any more productive agricultural land. Provide incentives to encourage growth of agriculture sector.


Confine activities that confirm with the main purposes of the Green Wedge, including agriculture, recreation and conservation


LAND USE RECREATION Value Green Wedge for its provision of recreational facilities


WATERWAYS Preserve waterways as essential to the biodiversity of the Green Wedge

DRAINAGE & WATER MANAGEMENT ENVIRONMENT Preserve waterways as essential to the biodiversity of the Green Wedge

53 SPRINGVALE VIC 3171 ENVIRONMENTAL VALUES & BIODIVERSITY

EDUCATION Educate the community as to the importance of the Green Wedge as a key priority


EDUCATION Green Wedge provides a myriad of opportunities for environmental education and community building


FLORA & FAUNA Preserve indigenous flora and fauna species as essential to the biodiversity of the Green Wedge


FLORA & FAUNA Support development of habitat corridors


FLORA & FAUNA Support the retention of remnant vegetation and planting of additional native vegetation






POLICY Build on previous environmental initiatives as a model for others in future

LAND USE ENVIRONMENT Do not extend/change the UGB

LAND USE TOURISM Explore opportunities for ecotourism

54 PARKDALE VIC 3195 ACCESS & MOVEMENT RECREATION Provide safe horse riding trails throughout the Green Wedge to allow trail riders to move from one place to another without the need to transport horses by float


38



LAND USE RECREATION Appreciate availability of equestrian facilities

LAND USE RECREATION No further development in the Green Wedge

55 - ACCESS & MOVEMENT RECREATION Increase access to wetlands within the Green Wedge

BUILT FORM & HERITAGE EDUCATION Increase awareness of aboriginal heritage sites within the Green Wedge

DRAINAGE & WATER MANAGEMENT ENVIRONMENT Develop wetlands as public assets


EDUCATION Actively engage community in environmental educational activities


WATERWAYS Retain existing wetland habitats and remnant vegetation for wildlife

57 - ACCESS & MOVEMENT RECREATION Support provision of shared paths


FLORA & FAUNA Support development of habitat corridors



LAND USE RECREATION Encourage development of new golf club and community multi-faceted sport and recreational facility


EDUCATION Educate community on environmental significance of the Green Wedge


FLORA & FAUNA Undertake further work to identify flora and fauna within the Green Wedge


FLORA & FAUNA Native wildlife such as Yellow Pygmy Perch, Dwarf Glaxias, Growling Grass Frog and Southern Toadlet need to be protected and preserved in their natural environment


VEGETATION Preserve key environmental attributes such as River Red Gums

LAND USE - Investigate potential to use the Green Wedge as a carbon sink

59 KEYSBOROUGH VIC 3173 BUILT FORM & HERITAGE SIGNAGE Develop a branding and identity for the Green Wedge and install signage similar to that in National Parks to raise awareness of the Green Wedge


39


ACCESS & MOVEMENT RECREATION Support development of safe horse riding tail along Dandenong Creek/ Mordialloc Creek

DRAINAGE & WATER MANAGEMENT WATER Make recycled water available from the Eastern Treatment Plant for food production and farming activities

ACCESS & MOVEMENT EDUCATION Promote Green Wedge with welcome signs at entry points


EDUCATION Actively promote the significance of the Green Wedge to the community

LAND USE AGRICULTURE Producing food in the Green Wedge reduces 'food miles'

LAND USE AGRICULTURE Large scale agriculture is no longer a viable option in current climate

LAND USE BOUNDARY Maintain Hutton Road as the boundary to urban development

LAND USE CHARACTER Promote Green Wedge generally to create pride. Appreciate existing spaciousness of the Green Wedge

LAND USE RECREATION AGRICULTURE

Encourage more equestrian facilities such as riding school, agistment centres and all-weather arenas

60 LYNDHURST VIC 3975 ENVIRONMENTAL VALUES & BIODIVERSITY

LAND USE Green Wedge has deteriorated substantially due to differing interests of property owners



LAND USE - Maintain green wedge as is. No further development.

61 BANGHOLME VIC 3175 LAND USE SUBDIVISION Reduce minimum lot size requirement to improve amenity and security

DRAINAGE & WATER MANAGEMENT DRAINAGE Need to address poor drainage and flooding in the area

62 MELBOURNE VIC 3001 LAND USE AGRICULTURE Agricultural uses are no longer viable

LAND USE - Remove reference to land filling at 200 Glasscocks Road (p. 34) as this statement is false


Develop segments of the Green Wedge to fund development of drainage infrastructure


Rezone parts of the Green Wedge to allow for alternate uses other than agriculture. Current zoning is too restrictive.


40


LAND USE RESIDENTIAL MIXED USE

Land in Lyndhurst precinct is strategically located for residential/ mixed-use development

LAND USE RESIDENTIAL MIXED USE

Request to identify 250-320 Glasscocks Road as a site for potential residential/ mixed-use development

63 BANGHOLME VIC 3175 ACCESS & MOVEMENT TRAFFIC Greater management of traffic required

ACCESS & MOVEMENT INFRASTRUCTURE More timely repair of roads required

ACCESS & MOVEMENT TRAFFIC Concern with increased traffic movements

DRAINAGE & WATER MANAGEMENT DRAINAGE Find long term solution to drainage problem

LAND USE - Maintain Green Wedge as is


64 KEYSBOROUGH VIC 3173 LAND USE COMMERCIAL Support development of agricultural businesses


EDUCATION Support development of environmental education centre

LAND USE EDUCATION TOURISM

Possibility to create tourism/education awareness programs

LAND USE RECREATION Develop land for further recreational and leisure facilities including sports centres/ arenas

LAND USE SUBDIVISION Ease subdivision restrictions to allow for 5-10 acre lots

LAND USE TOURISM Landowners should be permitted to develop tourism activities

65 BANGHOLME VIC 3175 ACCESS & MOVEMENT TRAFFIC Concern with increased traffic

ACCESS & MOVEMENT RECREATION Support provision of shared pathways and horse trails

DRAINAGE & WATER MANAGEMENT DRAINAGE Concerned about band-aid solutions to flooding issues


FLORA & FAUNA Concerned about foxes




VEGETATION Support the retention of remnant vegetation and planting of additional native vegetation, including River Red Gums

LAND USE - Maintain Green Wedge as is


41


LAND USE AGRICULTURE Retain farming type uses into the future. Suggestions for suitable farming practices would be welcome.

LAND USE CHARACTER Appreciate existing spaciousness that the Green Wedge offers

LAND USE ENVIRONMENT Provide and preserve areas for public parks and recreation facilities

66 SPRINGVALE SOUTH VIC 3172 LAND USE RECREATION Implement proposed golf course

67 BANGHOLME VIC 3175 ACCESS & MOVEMENT INFRASTRUCTURE Very little maintenance of Soden Road

DRAINAGE & WATER MANAGEMENT SOILS The 'waterways' development must have been affected by same issues of flooding and coastal acid sulfate soils yet development has been a success


SOILS The 'waterways' development must have been affected by same issues of flooding and coastal acid sulfate soils yet development has been a success

LAND USE - Current zoning of the Green Wedge is too restrictive. As such, land is being devalued.

LAND USE RECREATION Value existing golf courses


Rezone land to provide a financial resource for Council

68 BANGHOLME VIC 3175 LAND USE CHARACTER Appreciate existing spaciousness of the Green Wedge


- Environmental quality of lowlands precinct is very low


Develop Lowlands Precinct given existing soil conditions are not suitable for pasture

69 BRAESIDE VIC 3195 DRAINAGE & WATER MANAGEMENT ENVIRONMENT Improve drainage through construction of retarding basins and wetlands

ACCESS & MOVEMENT RECREATION Support development of shared paths to provide greater public access to the Green Wedge

LAND USE - Future land to accommodate uses that are difficult to accommodate elsewhere (e.g. water treatment, wind farms, solar farms, ponds to grow algae for biofuels etc)

LAND USE CHARACTER Green Wedge provides important role in providing for uses which cannot be accommodated elsewhere

LAND USE RECREATION Provide additional parks and recreational facilities to increase public access to the Green Wedge


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LAND USE AGRICULTURE Support development of the land for community farming and vegetable gardens

70 BANGHOLME VIC 3175 ACCESS & MOVEMENT INFRASTRUCTURE Concerned with rating of the bridge on Woresley Road

71 ROWVILLE VIC 3178 LAND USE INDUSTRIAL RESIDENTIAL

Rezone to allow for residential and more diverse light industry

72 KEYSBOROUGH VIC 3173 DRAINAGE & WATER MANAGEMENT DRAINAGE Drainage issues continue to prevent and impact on the equitable use of land within the Green Wedge

DRAINAGE & WATER MANAGEMENT DRAINAGE Land within the Wetlands Precinct is highly prone to flooding, exacerbated by urban development to the north and east

DRAINAGE & WATER MANAGEMENT DRAINAGE Need for comprehensive and equitable solution to existing drainage issues. Implement series of retarding basins and overland flow paths at expense of landowners.

LAND USE SUBDIVISION Strong management required to ensure further fragmentation does not occur

LAND USE SUBDIVISION Fragmented land holdings within the Wetlands Precinct, with many allotments less than the minimum subdivision size of 6 hectares. Need to avoid piecemeal subdivision of lots.

LAND USE SUBDIVISION Ease subdivision restrictions to assist in distributing infrastructure costs

LAND USE SUBDIVISION Piecemeal subdivision will not allow for orderly development

73 DANDENONG VIC 3175 BUILT FORM & HERITAGE - Value presence of Aboriginal heritage scar trees and other artefacts

ACCESS & MOVEMENT RECREATION Support development of shared paths and horse riding trails to provide greater public access to the Green Wedge

BUILT FORM & HERITAGE EDUCATION Support development of an Aboriginal Education Centre/ Discovery Centre

DRAINAGE & WATER MANAGEMENT ENVIRONMENT Revegetate/ regenerate existing waterways and restore to natural state


FLORA & FAUNA Encourage development of indigenous flora reserves


FLORA & FAUNA VEGETATION

Preserve indigenous flora and fauna species, including eucalypts and native wildlife


POLICY Support 'Living Links' and 'Urban Forest' initiatives


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VEGETATION Promote replacement and protection of mature trees and indigenous vegetation


VEGETATION Implement a program of succession planting

LAND USE CHARACTER Rural and environmental qualities of the area are highly valued

LAND USE CHARACTER Appreciate existing spaciousness of the Green Wedge, including open vistas

LAND USE RECREATION Develop Green Wedge consistent with Living Links plans

LAND USE RECREATION Provide additional parks and recreational facilities to increase public access to the Green Wedge

LAND USE SUBDIVISION Reduce the minimum lot size requirement to improve appearance of the Green Wedge and reduce maintenance requirements

74 BANGHOLME VIC 3175 DRAINAGE & WATER MANAGEMENT ENVIRONMENT Restore wetlands

DRAINAGE & WATER MANAGEMENT DRAINAGE Improve existing drainage infrastructure, particularly in the Buffers Precinct

LAND USE - Buffers Precinct is currently underutilised and an eyesore

LAND USE - Never been affected by odour from sewerage treatment plant. Odour comes from fertiliser and manure in farms.

LAND USE AGRICULTURE Farming is not a viable option given poor quality soils

LAND USE AGRICULTURE Difficult to carry out intensive agricultural activity without impacting on amenity of neighbouring properties

LAND USE RESIDENTIAL Encourage rural residential living in the Buffers Precinct

LAND USE SUBDIVISION Remove subdivision restrictions and usage rights in the Buffers Precinct

75 BRAESIDE VIC 3195 LAND USE RECREATION Expand activities associated with the National Water Sports Centre


LAND USE Preserve and promote Green Wedge

LAND USE RECREATION Consider future uses such as tourism and outdoor recreation facilities

LAND USE TOURISM RECREATION

Consider appropriate tourism and outdoor recreation activities, including water-based recreation

LAND USE TOURISM RECREATION

Encourage sharing of existing recreational facilities such as the National Water Sports Centre


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76 BANGHOLME VIC 3175 DRAINAGE & WATER MANAGEMENT ENVIRONMENT Develop wetlands as public assets

ACCESS & MOVEMENT RECREATION Support development of shared paths, and in appropriate areas, horse riding trails




LAND USE Create a new ‘biolink’ corridor to connect the Braeside Park and Mordialloc Creek areas of Kingston to the Treatment Plant and buffer areas of Greater Dandenong, parallel with Pillars Road

LAND USE - Need to acknowledge 'fixed' land uses such as the Eastern Treatment Plant, and 'flexible' land uses where alternate land use options may exist

LAND USE - Explore potential for a wider mix of sustainable urban land uses, particularly in the 'Bangholme Triangle'

LAND USE RECREATION Rezone portions of the Green Wedge to Public Park and Recreation

LAND USE RESIDENTIAL The 'Bangholme Triangle' is well placed for development as Australia's first full zero emission 'Eco-Village'

LAND USE RESIDENTIAL Western portion of the Green Wedge offers the opportunity to provide additional precincts of urban land separated by biolink corridors

77 LYNDHURST VIC 3975 ENVIRONMENTAL VALUES & BIODIVERSITY

- Some sites within the Green Wedge have minimal environmental value, including 875-885 Thompsons Road

BUILT FORM & HERITAGE LANDSCAPING Interface between urban land to north and east should be treated through appropriate landscaping

LAND USE - Land located at 875-885 Thompsons Road, Lyndhurst is strategically placed for future urban development

LAND USE POLICY GWMP must consider amendments to the provisions of the GWZ

78 - BUILT FORM & HERITAGE - Disappointing that little is said about the Aboriginal community's interest in the Green Wedge, and existing cultural heritage values

ACCESS & MOVEMENT RECREATION Support improvements to bicycle and pedestrian pathways wherever possible in the Green Wedge

BUILT FORM & HERITAGE - Recognise and reinforce aboriginal heritage and history


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BUILT FORM & HERITAGE ENVIRONMENT Dandenong Creek has an important role to play in cultural awareness and heritage value conservation/ interpretation. Aboriginal people have strong connections to waterways and this should be reflected in the GWMP.

BUILT FORM & HERITAGE POLICY Council's Aboriginal Heritage Study (2001) should be cross referenced in the GWMP

DRAINAGE & WATER MANAGEMENT DRAINAGE A detailed Management Plan needs to be undertaken for the Green Wedge


EDUCATION Strongly support opportunities for environmental education and practical learning experiences (perhaps in collaboration with Kingston City Council)


FLORA & FAUNA Support development of biodiversity links away from road corridors


FLORA & FAUNA Need to undertake an audit of existing wildlife

LAND USE TOURISM Strongly support opportunities for tourism

79 DANDENONG NORTH VIC 3175 ENVIRONMENTAL VALUES & BIODIVERSITY

EDUCATION Improve environmental awareness through education

ACCESS & MOVEMENT RECREATION Support development of shared paths along waterways


FLORA & FAUNA Support development of green links to encourage wildlife. Important to link to surrounding Councils.




VEGETATION Develop native vegetation reserves throughout the Green Wedge


LAND USE ENVIRONMENT Preserve the Green Wedge, prevent any future rezoning

LAND USE RECREATION Support further recreational activity within the Green Wedge

LAND USE RECREATION Develop area opposite the former Clarke Road tip into a large public park with community facilities

80 KEYSBOROUGH VIC 3173 DRAINAGE & WATER MANAGEMENT ENVIRONMENT Provide wetlands for public access

DRAINAGE & WATER MANAGEMENT DRAINAGE Improve drainage and water management


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FLORA & FAUNA Preserve indigenous flora and fauna species, including remnant River Red Gums and native wildlife


FLORA & FAUNA WATER

Improve wetlands to encourage native habitat



LAND USE RECREATION Support further public open space and parks within the Green Wedge


Identify appropriate areas for residential/industrial use while preserving some areas of the Green Wedge as is

81 MELBOURNE VIC 3001 ACCESS & MOVEMENT INFRASTRUCTURE Provide for necessary road upgrades along key routes, particularly along public transport routes

ACCESS & MOVEMENT INFRASTRUCTURE Support initiative to establish a road hierarchy

ACCESS & MOVEMENT POLICY Make further reference to key transport policy and strategy documents

ACCESS & MOVEMENT PUBLIC TRANSPORT

Include provision of bus stops where applicable

ACCESS & MOVEMENT RECREATION PUBLIC TRANSPORT

Support initiatives to improve public transport, and opportunities for walking and cycling within the Green Wedge

82 OFFICER VIC 3809 LAND USE SUBDIVISION Request to change zoning provisions to allow development of two dwellings on one lot

83 - LAND USE - Investigate potential to use the Green Wedge as a carbon sink


EDUCATION Green Wedge provides learning opportunities relating to environmental education and sustainability



ACCESS & MOVEMENT INFRASTRUCTURE Need more roads and freeways increasing connections to major roads

LAND USE RESIDENTIAL Provide more high rise apartments to prevent further sprawl of Melbourne

85 LYNDHURST VIC 3975 DRAINAGE & WATER MANAGEMENT DRAINAGE Future drainage infrastructure to be carried out at expense of land owners whose land has been rezoned for urban purposes

BUILT FORM & HERITAGE BUILT FORM Support development of built form guidelines that balance the need to facilitate built form outcomes


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LAND USE - Amend GWZ provisions to allow for greater flexibility of uses, including educational facilities, medical and veterinarian centres, rural residential development, group accommodation, caravan parks, mobile home parks and rural industries.

LAND USE - Provide greater certainty relating to public acquisitions

LAND USE AGRICULTURE Agriculture is no longer a viable option after acquisition

LAND USE EDUCATION Inclusion of additional education facilities and schools in the future

LAND USE SUBDIVISION Reduce restrictive subdivision provisions


LAND USE Future use as parkland and habitat for animals



LAND USE CHARACTER Maintain Green Wedge as is

LAND USE RECREATION Green Wedge could benefit form more sport and recreational facilities such as a children’s playground, BBQ facilities, cricket pitch and tennis courts

87 - LAND USE RECREATION Maintain green wedge as it is. Do not touch Springvale South park.



88 SOUTHBANK VIC 3006 LAND USE - Request for additional development rights on property partly acquired by Melbourne Water for the provision of a retarding basin

DRAINAGE & WATER MANAGEMENT DRAINAGE Provide new retarding basins with due compensation to property owners

LAND USE GOVERNANCE Ensure equal land rights in line with other land owners in the Green Wedge Area

89 KEYSBOROUGH VIC 3173 BUILT FORM & HERITAGE BUILT FORM Support development of siting and design guidelines, including proposed typologies

ACCESS & MOVEMENT TRAFFIC Heavy vehicle usage along Perry Road contributes noise and light distracting to horses

DRAINAGE & WATER MANAGEMENT DRAINAGE A comprehensive drainage strategy should be prepared to inform the GWMP


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DRAINAGE & WATER MANAGEMENT DRAINAGE Drainage issues from nearby urban development affect the use of paddocks and outdoor equestrian arenas


VEGETATION Avoid the unnecessary adhoc removal of vegetation from within the Green Wedge

LAND USE INTERFACE The ability for Hagen Park to continue to operate as a high performance equestrian facility is compromised by adverse amenity impacts from surrounding land uses


FLORA & FAUNA Preserve indigenous flora and fauna species, including remnant River Red Gums and native wildlife

DRAINAGE & WATER MANAGEMENT DRAINAGE Better management of drainage required

LAND USE CHARACTER Preserve the urban/country feel of the Green Wedge


LAND USE COMMUNITY Limit development of more churches and clubs as they create more car parks

LAND USE SUBDIVISION Reduce the minimum lot size requirement to 2 acres to improve appearance of the Green Wedge and reduce maintenance requirements

91 BANGHOLME VIC 3175 ACCESS & MOVEMENT ACCESS Soden Rd should be extended through to Greenpatch Drive

LAND USE

SUBDIVISION

Land south of the sewer main suitable for 12ha lots

Keys Rd should be extended south to meet up with Pillars Rd

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C APPENDIX C: MAP OF

REZONING, SUBDIVISION & DRAINAGE RELATED SUBMISSIONS

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