this development plan was amended in august 2017 to reflect … · 2017. 9. 12. · the changes...

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This Development Plan was amended in August 2017 to reflect updated strategic context for the site. The changes made to the Development Plan include:

Section Page/s Summary of changes made

Contents - Updated reference to Attachments 9 & 12 to reflect changes outlined below - Updated page numbers as appropriate

1 Overview 1, 2 - Updated to reflect changes proposed throughout document

2.1 Purpose 3 - Reference to amended Development Plan report

2.3 Planning Framework 6, 7 - Updated zoning information - Replacement Map: Figure 3 Zoning Map

3.2 Precinct 2A and the Subject Site

8, 9 - Updated text to reflect current context

3.3 Evolution of the Plan and Road Network

12 - Updated to reflect signalised intersection and status of S.173 Agreement

5 Design Response 20-24 - Replacement Map: Figure 10 Development Plan - Updates Section 5.3 Linear Open Space - to references to rear loaded terrace lots to

reflect Figure 10 - Includes Figures 11 & 12 – Cross section profiles for proposed Service Road and east-

west road through Local Convenience Centre 5.7 Landscape and Streetscape Contexts

28-30 - Updated species selection - Replacement Map: Figure 16: Street Tree Master Plan

5.8 Development Plan outcomes

31-32 - Updated lot yield statistics to reflect new Indicative Subdivision Layout - Replacement Map Figure 17: Indicative Subdivision Layout

6.3 Transportation System

34-36 - Updated to refer to amended traffic outcomes for the site, and to include reference to Traffic Assessment prepared by GTA Traffic Consultants dated 21 March 2017, which reflects amended Development Plan

6.5 Activity Centres 36-37 - Updated to include reference to Local Convenience Centre

6.6 Local Convenience Centre

37 - New section to include details on role of local Convenience Centre

6.7 Local Convenience Centre Design Principles

38-40 - New Section to include Design Principles for the Local Convenience Centre relating to Built Form, Site Accessibility and Permeability, and Landscape and Amenity.

6.8 Social Infrastructure & Community Development

40 - Updated reference to child care centres

6.9 Housing 41 - reference to lot types

Conclusion 42 - Amended to reflect changes made throughout the document

Footer All - Updated Document title

Attachment 7 -- - Renumber existing Attachment “7” as “7A” & insert new map at Attachment 7B - Street Tree Master Plan

Attachment 8 -- - Replacement Map – Development Plan

Attachment 9 -- - Replacement Maps – Indicative Subdivision Layout and Staging Plan

Attachment 12

-- - Inserted New Attachment ‘Transport Impact Assessment - GTA Consultants, 21 March 2017’ to respond to amended Development Plan

150 Cookes Road, Doreen, Development Plan – Amended Aug 2017

Contents

1 OVERVIEW 1

2 INTRODUCTION 3

2.1 PURPOSE 3 2.2 SUBJECTSITE 3 2.2.1 DETAILS 3 2.2.2 FEATURES 3 2.3 PLANNINGFRAMEWORK 6

3 EXPECTATIONSOFTHEMERNDASTRATEGYPLAN 8

3.1 OVERVIEW 8 3.2 PRECINCT2AANDTHESUBJECTSITE 8 3.3 EVOLUTIONOFTHEPLANANDROADNETWORK 11

4 SITEANALYSIS 12

4.1 DEVELOPMENTCONTEXT 12 4.2 SPECIALISTSTUDIES 14 4.2.1 FLORAANDFAUNAASSESSMENT 14 4.2.2 CULTURALHERITAGEMANAGEMENTPLAN 14 4.2.3 ARBORICULTURALSTUDY 15 4.3 CONCLUSIONS 17

5 DESIGNRESPONSE 19

5.1 INTRODUCTION 19 5.2 CONTRIBUTIONTOTHEROADNETWORK 19 5.3 LINEAROPENSPACE 19 5.4 INTEGRATIONWITHADJOININGPROPERTIES 24 5.5 CONSERVATIONOFCULTURALHERITAGE 26 5.6 WATERSENSITIVEURBANDESIGN 27 5.7 LANDSCAPEANDSTREETSCAPECONCEPTS 27 5.8.1 LANDBUDGET 30 5.8.2 LOTDIVERSITY,YIELDANDPOPULATIONPROJECTIONS 30

6 DESIGNANALYSIS 32

6.1 ASSESSMENTFRAMEWORK 32 6.2 PLANNINGANDDESIGN 32 6.3 THETRANSPORTATIONSYSTEM 33 6.4 ENVIRONMENTALCONSERVATION 35 6.5 ACTIVITYCENTRES 35 6.8 SOCIALINFRASTRUCTUREANDCOMMUNITYDEVELOPMENT 39 6.9 HOUSING 39


6.10 THEOPENSPACENETWORK 40 6.11 SERVICINGANDDRAINAGE 40

7 DEVELOPMENTCONTRIBUTIONS 41

8 CONCLUSIONS 41

ATTACHMENT1 CERTIFICATEOFTITLE 2

ATTACHMENT2 FEATURESURVEY 4

ATTACHMENT3 CONNECTIONSTOLANDTOTHEEAST 6

ATTACHMENT4 FLORAANDFAUNAASSESSMENT 8

ATTACHMENT5 CULTURALHERITAGEMANAGEMENTPLAN 10

ATTACHMENT6 ARBORICULTURALASSESSMENT 12

ATTACHMENT7 LANDSCAPECONCEPTS 14

ATTACHMENT8 DEVELOPMENTPLAN 16

ATTACHMENT9 INDICATIVESUBDIVISIONLAYOUT&STAGINGPLAN 18

‐ AMENDEDMAR2017 18

BREESEPITTDIXON,MAR2017 18

ATTACHMENT10 TRAFFICENGINEERINGASSESSMENTREPORT 20

ATTACHMENT11 PRELIMINARYSERVICINGREPORT 22

ATTACHMENT12 TRANSPORTIMPACTASSESSMENT 24

‐ INRESPONSETOAMENDMENTSTODEVELOPMENTPLAN 24

GTACONSULTANTS,MAR2017 24

150 Cookes Road, Doreen, Development Plan – Amended Aug 2017 1

1 OverviewThisreporthasbeenpreparedinsupportofaDevelopmentPlanfor150CookesRoad,Doreen.ThesiteisidentifiedforresidentialdevelopmentbytheWhittleseaPlanningSchemeandtheMerndaStrategyPlanandaLocalConvenienceCentrealongtheBridgeInnRoadabuttaloftheland.ThePlanningSchemerequiresthataDevelopmentPlanbepreparedtothesatisfactionoftheResponsibleAuthoritybeforeaplanningpermitapplicationforsubdivisioncanbeconsidered.TheproposedDevelopmentPlanprovidesfortheresidentialdevelopmentofthe8.35hectaresite,withanestimated110dwellings.Thesewillincludeconventionaldetacheddwellings,terracelotswithfrontagetolinearopenspaceandmediumdensitydwellings.Otherfeaturesinclude: Anorth‐southboulevardstylecollectorroadwhichconnectsacrossCookes

RoadtoPaintedHillsRoadinthenorthandtoBridgeInnRoadinthesouth; ItisenvisagedthatthisroadwillconnecttotheextensionofIndependence

BoulevardsouthofBridgeInnRoad,creatingasignalisedcross‐intersectionatthispoint;

Alandscapedoff‐roadbicycleandpedestrianpathalongthewesternsideofthecollectorroad,linkingintotheopenspacenetworkwhichincludesPlentyGorgetothesouthandaschoolwithassociatedactiveopenspacetothenorth;

ConnectionintotheBridgeInnRiseEstate,whichisdevelopingtothewestofthesiteasintendedbytheMerndaStrategyPlan,includingintegrationthroughtheuseofcorrespondingstreettrees;

Connectionstofacilitatethefutureresidentialdevelopmentoftheareatotheeastofthesite,includingtwointernalroadconnectionsandaserviceroad,andpreparationofanindicativeConceptPlanforthisareatoensureafunctionalroadnetworkcanbeestablished;

ExtensionofthepublicopenspacereservealongthefrontageofBridgeInnRoadwithlotstofronttheroad;and,

NominationofaLocalConvenienceCentreinthesouth‐eastcornerofthesite,asenvisagedwithintheMerndaStrategyPlan

TheDevelopmentPlanissupportedbyspecialiststudies,whichareexploredthroughthisreport,andalandscapeconceptplan.Thesitewasfoundtoberelativelyunconstrainedthroughnaturalandculturalfeatures.TheprimaryissueassociatedwiththedevelopmentofthesitewasconsideredtobetheidentificationbytheStrategyPlanofasubstantialandindirectopenspacecorridorpassingthroughthesite,providingforanoffroadpedestrianandbicycletrail.

However,avariationtothestructureofthedevelopmentofthesitetothatprovidedbytheMerndaStrategyPlanhasbeenprovidedtoofferamorefunctionaloutcomethatcanintegratewiththeproposedPaintedHillRoadextension.DuetotheevolutionoftheStrategyPlananddevelopmentofthearea,thischangeisproposedtoensurethattheobjectivesoftheStrategyPlanaremet.TheStrategyPlandoesnotidentifytheneedforanorthsouthcollectorroadthroughthesite,withprovisionbeingmadeforsignificanttrafficmovementsalongCookesRoadtothenorth,BridgeInnRoadtothesouth,andthroughthe


subdivisionstotheeastandthewestofthesite.However,theproposedpartialclosureofCookesRoad,delayeddevelopmentoflandtotheeastofthesite,andthedeliveryofhigherresidentialdensitiesthananticipatedbytheStrategyPlanhasresultedinCouncilidentifyingtheneedforthelinkthroughthesite.AchievingthisconnectionhasbecomeakeyinfluenceonthedesignresponseoftheDevelopmentPlan.TheproposedDevelopmentPlandeliversboththecollectorroadandoffroadbicycleandpedestriantrailthroughtheuseofaroadcrosssectionfromtheGrowthAreasAuthority'sEngineeringGuidelines.The28.6metreroadreservationiswiderthanthoserequiredforhigherorderroadsbytheMerndaStrategyPlan.However,itallowsforadequatetrafficvolumes,whilealsoprovidinggenerouslandscapednaturestrips,andsharedandpedestrianpaths.Inaddition,theroadreservationcatersforthefunctionofthelinearopenspacecorridorratherthanadedicatedreserveasdepictedintheMerndaStrategyPlan.Byusingthisroadprofile,theproposedDevelopmentPlanisabletoachieveabalancedandfunctionalapproachtomeetboththeStrategyPlan’sobjectiveregardingtheprovisionofopenspaceconnections,andtheemergingneedforacollectorroadthroughthesite.‘Rear‐loaded’terracedwellingsareproposedtofrontontosomeoftheopenspaceformedbythelandscapedoff‐roadpaths.ThisprovidesforthediversityoflottypesandpassiveobservationsoughtbytheStrategyPlan.Aminimumnumberofeast‐westcrossingsofthepathareproposed,whilethosethatdooccurwillbegivenlandscapetreatmentstoprovidevisualcuestodrivers,pedestrianandcyclists.Wherealocaleast‐westroadisterminatedatthelinearopenspace,theopportunityiscreatedandusedforapocketpark.Atitssouthernextent,thecollectorroadconnectstoBridgeInnRoadatapointthatwillultimatelybecomeafour‐waysignalisedintersectionintothedevelopmenttothesouth.TheDevelopmentPlanreflectstheroadalignmentsandintersectionsplaysrequiredtoaccommodateasignalisedintersection.NeithertheconnectiontoorconstructionoftheintersectionarecontemplatedbytheStrategyPlan,andwillcomeatadditionalcost.TheDevelopmentPlanhasbeenpreparedonthebasisthatnegotiationscanproceedwiththeCounciltoidentifyequitablecostsharing.Overall,itisconsideredthattheDevelopmentPlanprovidesforappropriatedevelopmentofthesite,whichwillintegratewithadjoiningdevelopmentandmakesasubstantialcontributiontowardsachievingtheobjectivesoftheMerndaStrategyPlan.


2 Introduction

2.1 PurposeInconjunctionwiththespatialDevelopmentPlanpreparedbyBreesePittDixon(Ref.#9225_UD_DP03_V3,dated24March2017),thisreporthasbeenpreparedtoaddresstherequirementsofDevelopmentPlanOverlay–Schedule5(MerndaStrategyPlan).Thisreporthasbeenamendedin2017toreflectchangestothestrategiccontextofthesite,recentCouncildecisions,theamendedDevelopmentPlananddevelopmentalreadyapprovedforthesite.

2.2 SubjectSite

2.2.1 Details150CookesRoad,Doreen(the‘site’)islocatedtothenorthofBridgeInnRoad,justoverhalfwaybetweenPlentyRoad,2.1kilometrestothewest,andYanYeanRoad,1.3kilometrestotheeast(Figure1).ItsCertificateofTitleisincludedasAttachment1.Thesiteisaregularshapedallotmentwithatotalareaof8.34hectares.Ithasafrontageof218metrestobothCookesRoadandBridgeInnRoad,whichformitsnorthernandsouthernboundariesrespectively.Thesitehasbeendevelopedandusedasarelativelylargeruralresidential‐styleproperty.However,thesurroundingareaisgraduallybeingencompassedbyurbandevelopment,whichisconsistentwithstrategicplanningforthearea.

2.2.2 FeaturesAfeaturesurveyofthesite,preparedbyCPGAustralia,isincludedasAttachment2.Asummaryofthesefeaturesincludes: Thesiteissubstantiallycleared,withthesouthernhalfbeingentirelygrass

paddock(Figure2). TheprimaryaccesshasbeenfromCookesRoad,withadwellingand

outbuildingslocatedinthenorthwestcornerofthesite. Therearetwodamsontheproperty;oneinthenortheastcornerandone

proximatetothesouthernboundary. VegetationconsistsprimarilyofplantedrowsofCypresstreeswhichhave

beenusedaswindbreaksandtodelineatepaddocks.Thesitefallsfromnorthtosouth,withamaximumAHDof176metresinthenortheasterncornertoaminimumof160metresatthesouthernboundary.Thisrepresentsanoverallslopeof1:24,howeverthefallisslightlysteeperinthenorthernportionofthesite.Therearenowatercoursesorotherconsiderablenaturalfeaturesonthesite.


Figure1:LocationPlan(Melways.Approximatesiteboundaryonly)


Figure2:AerialPhotograph(NearMap2012;Approximatesiteboundaryonly)


2.3 PlanningFramework

UseanddevelopmentofthesiteissubjecttothecontrolsoftheWhittleseaPlanningScheme.TheWhittleseaLocalPlanningPolicyFrameworkidentifiesthePlentyValley,withinwhichthesiteislocated,asoneofMelbourne’sprioritygrowthareas.ThefuturedevelopmentofthesiteanditscontextisaddressedbytheMerndaStrategyPlan(January2008).ThesiteiszonedGeneralResidential1(GR1Z),whichprovidesfortheuseanddevelopmentofthesiteprimarilywithdwellingsatarangeofdensitiesandnon‐residentialusesdiscretionaryinthezone,(Figure3).AnumberofOverlaysalsoapplytothesitetoensurethatthesite’scontextanddevelopmentinitsentiretyisaddressedbeforeplanningpermitapplicationsforsubdivisioncanbeconsidered. IncorporatedPlanOverlay–Schedule1(IPO1)identifiesthesiteasbeing

subjecttotheMerndaStrategyPlan,whichisincorporatedintothePlanningSchemethroughtheSchedule.TheprovisionsofIPO1requirethatanypermitfortheuseanddevelopmentofthesitemustbegenerallyinaccordancewiththeStrategyPlan.

DevelopmentPlanOverlay–Schedule5(DPO5)requiresthataDevelopmentPlanbepreparedforthesite,identifyingitsfutureuseanddevelopmentandinformedbyadetailedanalysisofthenatural,culturalandstrategiccontext.MatterstobeconsideredaredetailedintheScheduleandaddressedthroughthisreport(Figure4).TheDPOrequiresthatapermitgrantedmustbeinaccordancewiththeDevelopmentPlan,andthatDevelopmentPlanmustmeettherequirementsofClause56.

DevelopmentContributionsPlanOverlay–Schedule5(DCPO5)specifiestheinfrastructureleviespayablepursuanttotheMerndaStrategyPlanDevelopmentContributionsPlanaspartofthedevelopmentofthesite.

Additionally,thesiteissubjecttotheVegetationProtectionOverlay–Schedule1(VPO1),whichseekstoprotectsignificantnativevegetation,particularlyoftheRiverRedGumGrassyWoodlandhabitat.Aplanningpermitisrequiredfortheremovalofnativevegetation.AlsorelevanttotheDevelopmentPlanistheParticularProvisionClause56–ResidentialSubdivision.Clause56setsouttheobjectivesandstandardsinrelationtolotdesign,urbanlandscape,accessandmobilitymanagement,waterandutilities.TheseareaddressedinSection6ofthisreport.


Figure3:ZoningPlanFigure4:DevelopmentPlanOverlay

Site


3 ExpectationsoftheMerndaStrategyPlan

3.1 OverviewTheMerndaStrategyPlan(the‘StrategyPlan’)setsoutthestructureoflandusepatternsandmovementforthegrowthareacentredontheMerndaTownCentre(Figure5).Withafocusonresidentialdevelopment,theStrategyPlanidentifieslocationsforactivitycentres,schools,recreationreserves,andareasoflow,medium,andstandardresidentialdevelopment.Itprovidesavisionandframeworkfortheintegrateddevelopmentofprecinctsand,ultimately,individualproperties.Whilelanduseguidanceisprovidedforeachprecinct,thereareanumberofelementsthatarecommonacrosstheStrategyPlan.Theseincludeprovisionsregardinglotdesign,roadlayoutandwatersensitiveurbandesign.TheStrategyPlanalsoprovidestheframeworkfromwhichtheneedforvariousinfrastructureelementshasbeenidentified,andformsthecriticalinputfortheassociatedDevelopmentContributionsPlanwhichisanincorporateddocumentintheWhittleseaPlanningSchemeandgiveneffectbyaScheduletotheDevelopmentContributionPlanOverlay.

3.2 Precinct2AandtheSubjectSiteThesiteisincludedinPrecinct2AoftheStrategyPlan(Figure6).,TheStrategyPlansetsanindicativeframeworkforthepreparationofDevelopmentPlanareas.ItisnotablethatthemajorityofthePrecinctisalreadythesubjectofapprovedDevelopmentPlansandtheexception,beinglandtotheeastofthesite,isconstrainedbytheexistingsubdivisionandlandownershippattern.ThisisexploredfurtherinSection4.1ofthisreport.TheframeworkestablishedbytheStrategyPlananditsPrecinct2Aincludethefollowingofparticularrelevancetothesite. Themajorityofsiteisidentifiedforstandarddensityresidentialdevelopment

(450–700m2). Alinearopenspacecorridor,incorporatinganoff‐roadbicycleandpedestrian

trailtraversesthesiteinanorth‐southdirection. Alocalconveniencecentreisindicatedasbeinglocatedattheintersectionof

BridgeInnRoadandtheopenspacecorridor. BridgeInnRoadisidentifiedasaprimaryarterialroad,connectingtoYanYean

Road(secondaryarterial)intheeast. CookesRoadtothenorthofthesiteisidentifiedasasub‐arterialroad(noting

thatgivenconstraintsalongitsalignment,ithasbeendowngradedtoalocalstreetinthesectionthathasbeenpartiallyurbanisedtodate).

ThesiteiscentrallylocatedtoBassettsRoadandthefutureextensionofFlaxenHillsRoad.

PaintedHillsRoadextendsnorthfromthesite,alongsidethepublicopenspacecorridor,andprovidesadirectconnectiontheLaurimarTownCentreonHazelGlenDrive(aprimarybusroute)whichincludesretailandofficeuses,aprimaryschool,activeopenspace,communitycentreandchildcarefacilities.

LandtotheimmediatenorthofthesiteisidentifiedforaStateGovernmentPrimaryandSecondaryschool,beingHazelGlenCollegeK‐12.


Anexistingprivateschoolisestablishedtothesouthwestofthesite(IvanhoeGrammar).

Inaddition,landtothenorthwestofthesiteisdesignatedforafutureCatholicSchool.

Figure5:MerndaStrategyPlan


Figure6:Precinct2A


3.3 EvolutionofthePlanandRoadNetwork

ConceptsforthedevelopmentofthesitewereoriginallypreparedandpresentedtoCouncilwhichincorporatedtheopenspacecorridorandlimitedaccesstoBridgeInnRoad,asarticulatedintheMerndaStrategyPlan.CounciladvisedthatitsoughttovarytheapprovedMerndaStrategyPlanbyprovidingaroadwithacollectorfunctionthroughthesite.Thisvariationisunderstoodtohavecomeaboutforanumberofreasons: TheintendedfunctionalityofCookesRoadasacollectorroadhasbeen

compromisedbythedecisiontoclosesectionsofitinordertoprotectvegetationintheroadreservation.

ResidentialdevelopmentintheMerndaareahasoccurredathigherdensitiesthanwasconceivedbytheStrategyPlan,resultinginhighertrafficvolumesthantheroadnetworkwasdesignedtoaccommodate.

Theproposednorth‐southsub‐arterialroad(FlaxenHillsRoad)identifiedapproximatelyhalfwaybetweenthesiteandYanYeanRoadisunlikelytobecompletedinthenearfutureduetothelandownershipandsubdivisionpatternsofthatarea.

Constructionofacollectorroadsubstantiallyalterstheroleoftheroadsthroughthesiteandthecharacterofdevelopmentthatwillbeachieved.ItalsocreatestheneedforsucharoadtoconnecttoBridgeInnRoad,creatingafuturefour‐wayintersectionwiththeproposedextensionofIndependenceBoulevard,whichwillrequiresignalisation.TheneedforasignalisedintersectionatthislocationwasnotconsideredaspartoftheDevelopmentContributionsPlan,althoughitwillprovidebenefitstopropertiesthroughoutthestrategyplanarea.Fundingarrangementswillthereforebethesubjectofnegotiationsbetweentheparties.TheDevelopmentPlanforthesiteincorporatesanorthsouthcollectorroadwithinareducedpublicopenspacelink.AnagreementtothesatisfactionoftheResponsibleAuthoritywithregardtotheconstructionandsignalisationofanintersectionwithBridgeInnRoadhasalreadybeenenteredintowiththelandownerandregisteredonthetitleoftheland.


4 SiteAnalysis

4.1 DevelopmentContextPropertiestothenorth,westandsouthofthesiteareprogressivelybeingdevelopedgenerallyforresidentialpurposes,generallyinaccordancewiththeStrategyPlanandapprovedDevelopmentPlans(Figure7).LandtotheeastofthesiteisalsowithinPrecinct2A.Itisusedanddevelopedasrurallivingtypeproperties,generallyintheorderof1hectareeach.Giventhesmallerlotsubdivisionanddiverselandownershippattern,itisconsideredunlikelythatthesepropertieswillbefurtherdevelopedasintendedbytheStrategyPlaninthenearfuture.LandtothesouthofthesiteiswithinPrecinct2B.Tothesoutheast,thesubdivisionanddevelopmentofPlentyRiverandRiverstoneEstatesissubstantiallyprogressed.AreasthatarealreadysubjecttoapprovedDevelopmentPlanscreateanumberoflinkagesthatanydevelopmentofthesitemustintegratewith.Theseinclude: TheintersectionofPaintedHillsRoadandCookesRoads,tothenorthofthe

site,hasbeendesignedsothatitcanultimatelybeconstructedasafourwayintersectionwitharoundaboutconnectingintothesite.Theconstructionofthisroundaboutwillbearequirementofthesubdivisionof150CookesRoad.

TheBassettsRoadDevelopmentPlancreatestwoeastwestlocalstreetsintheBridgeInnRiseEstate.Thesestreets,BelmontRise(constructed)andClancyWay(proposed)createconnectionsintothecentralandnorthernportionofthesitefromthewest.

ThedevelopmenttothewestofthesitealsoestablishestheroadpavementlocationandtreatmentofBridgeInnRoad.

ThePlentyRiverdevelopmenttothesouthofthesitehasestablishedthelocationofthelinearpublicopenspaceand,indoingso,thealignmentofthesub‐arterialtoitseast,andisdiscussedfurtherinSection5.3.

Inadditiontotheestablishedconnections,thedevelopmentofthesiteneedstoconsiderfutureconnectionsintolandtotheeast,toensurethatafunctionalroadnetworkcanultimatelybeestablished.Inordertoachievethis,apreliminaryroadnetworkhasbeenpreparedtoillustratehowdevelopmentcanintegratewiththatonthesite.ThisisincludedasAttachment3.


Figure7:DevelopmentPlanContext


4.2 SpecialistStudies

Aseriesofspecialiststudieshavebeenundertakentodeterminethenaturalandculturalvaluesofthesite.Thesestudiesareappendedtothisreport,andaresummarisedbelow.

4.2.1 FloraandFaunaAssessmentAfloraandfaunaassessmentwasundertakenbyPaulKellyandAssociates(reportdated8February2012,Attachment4).Theassessmentconfirmedthatthesiteisunconstrainedbynaturalvaluesassociatedwithfloraandfauna.Nothreatenedspeciesoffloraorfaunawererecordedonthesite,andcriticalhabitatisconsideredunlikelytooccurthere.Nonetheless,thereportrecommendsthatatranslocationplanforGrowlingGrassFrogsbepreparedasaconditiontoapermittosubdivideduetothepresenceofdams.Thiswouldensureacontingencyplanintheeventthatthespecieswasidentifiedonsiteduringthedevelopmentprocess.Conclusionsofthereportstate: Nofloraorfaunaofconservationsignificancewasrecordedonthesiteatthetime

oftheassessment. Itisconsideredthatthesiteisunlikelytoprovidethecriticalhabitatofany

threatenedspeciesoffloraorfauna.AtranslocationcontingencyplanforGGFshouldbeconsideredaspartoftheplanningprocess.

ThevegetationonthesiteisclassedasDegradedTreelessVegetationandassuchisnotsubjecttotheNativeVegetationFramework.

4.2.2 CulturalHeritageManagementPlanACulturalHeritageManagementPlan(CHMP)hasbeenpreparedforthesitebyTardis(dated17May2012,Attachment5),andapprovedbyAboriginalAffairsVictoria.TheCHMPcomprisesadesktop,standardandcomplexassessment.Thedesktopassessmentidentifiedthatthereisonepreviouslyregisteredaboriginalheritageplace,anartefactscatter,tothenorthofthesite.ThereisanumberofotherRegisteredAboriginalHeritagePlacedwithinthewiderlocality.Thestandardassessment(groundsurfacesurvey)didnotidentifyanyAboriginalculturalheritageplaces,howeverconfirmedthatAboriginalculturalheritageislikelywithinthearea.Assuch,thecomplexassessmentwasundertaken.Fourartefactswerelocatedonthesitethroughthecomplexassessment.TheseweredeemedtoformpartofthepreviouslyidentifiedAboriginalheritageplace,registeredtothenorthofthesite.Thisisdescribedasverylowdensityartefact


scattersinahighlydisturbedcontext,oflowscientificsignificanceandgeneral cultural significance1. RecommendationsoftheCulturalHeritageManagePlanstate:1. Nopartoftheactivityarearequiresfurtherarchaeologicalinvestigationor

survey.2. Allworkersinvolvedingrounddisturbanceactivitiesmustbeprovidedwithan

Aboriginalheritageinduction.3. AdoptappropriatecontingencyplansintheeventthatunexpectedAboriginal

culturalheritageisdiscovered.4. Reburytherecoveredartefactswithintheactivityarea,ascloseaspossibletothe

originalplace,afterconstructionandlandscapeworkshaveceased.

4.2.3 ArboriculturalStudyAnarboriculturalassessmentofthesitehasbeenundertakenGalbraith&Associates(dated27January2012,Attachment6).AnannotatedtreesurveyisincludedasFigure8.Theassessmentdidnotidentifyanytreesonsitethatarerecommendedforretentioninanurbanenvironment.However,clearancezonesfromtwoyoungRiverRedGumsontheneighbouringpropertyhavebeenrecommended.Thefindingsofthestudyinclude: Mostofthetreesonthepropertyhavebeenplantedinshelterbelts. Theserowsandscatteredtreesaroundthehouseappeartobehavebeenplanted

inthelast35years. Thecypressshelterbeltsaresomewhatvariableintheircondition…Theusefullife

expectanciesofsuchrowsarenotlong,beingintheorderof70years.Ataroundthisagetheytendtoshedlargebranches,posingahazardrisk.

TheonlyotherlargetreesonthesitearetheTasmanianBlueGumswhichareinpoortofairtopoorcondition.

TherearehowevertwoyoungmatureRiverRedGumsclosetotheeastboundarybutsituatedontheneighbouringproperty…avoidanyexcavationworkswithin5metresoftheboundaryoppositetree25…foroppositetree26theclearancezonecanbereducedto3metresfromtheboundary.

1 Tardis (17 May 2012); Cultural Heritage Management Plan – 150 Cookes Road, Residential Subdivision; pvi.


Figure8:AnnotatedTreeSurveyPlan


4.3 Conclusions

AsiteanalysisplanhasbeenpreparedandisincludedasFigure9.NaturalandculturalfeaturesofthesitehavelimitedimplicationsfortheDevelopmentPlan.Rather,theprimarychallengeistoprovideasuitableroadnetworkandconnectionswithadjoiningproperties.Insummary,theDevelopmentPlanneedstorespondtothefollowingfeaturesofthesite: Therearenotreesonsitetoberetained. Excavationworksshouldbeavoidedinthenortheasterncornerofthesite,

proximatetoRiverRedGumsontheadjoiningproperty. Viewsmaybeattainablefromthehighpointatthenorthwesterncornerofthe

site. Thelowpointofthesiterunsthroughthepropertyfromthedaminthenorth

easterncornertothedamcentrallylocatedonthesouthernboundary. AccesstothesitefromCookesRoadcanbeestablishedwithasharedfourway

intersection(roundabout)withPaintedHillsRoad. AccessintothesitefromBridgeInnRise,tothewest,requiresconnectiontothe

existinglocalroads.Inrelationtothesite’sstrategiccontext,theDevelopmentPlanneedstorespondtothefollowing: Thesiteisidentifiedforresidentialdevelopmentandtoprovidealinkinthe

openspacenetwork,contributinganoffroadbicycleandpedestrianpath. Councilofficershaveexpressedapreference,andtrafficengineering

requirement,fortheestablishmentofafourwaysignalisedintersectionatBridgeInnRoad,withacollectorroadincorporatingabicycleandpedestrianfootpathinplaceofthewiderlinearopenspaceidentifiedbytheStrategyPlan.

Considerationneedstobegiventoimpactsofthedesignontheviabilityofdevelopingtheadjoiningproperties.

TheStrategyPlancallsfortheprovisionofadiversityoflottypes,andpassivesurveillanceofareasofopenspace.


Figure9:SiteAnalysisPlan


5 DesignResponse

5.1 IntroductionTheDevelopmentPlanrespondsthesiteopportunitiesandconstraints,MerndaStrategyPlan,andCouncildirectioninrelationtotheevolutionofthestrategyplan.ItisincludedasFigure10(alsoAttachment8)anddescribedbelow.

5.2 ContributiontotheRoadNetworkItisacceptedthatprovidinganorthsouthcollectorroadthroughthesitewillcontributetothefunctionalityofthelocalityasawhole.ThisisaconsiderabledivergencefromtheStrategyPlan.Adesignresponsehasbeennegotiatedwhichprovidesthecollectorroadthroughthesitebyreducingtheextentofthelinearpublicopenspacetobeprovidedinamannerwhichstillensuresthatthisconnectionisfitforpurpose.ThecollectorroadconnectsPaintedHillsRoadtothenorthofthesitethroughtothesub‐arterialroadtothesouthoftheBridgeInnRoad.Thelinkwill,interalia,provideaccesstotheschooltobelocatedonthenorthwesterncornerofCookesRoadandPaintedHillsRoad.Thisnorthernintersectionisalreadypartiallyconstructed,providingaccessfromCookesRoadnorthintoPaintedHillsRoad,andwillultimatelybeconstructedasafour‐wayroundabout.TheconnectiontothesouthofBridgeInnRoaddoesnotcurrentlyexist.Thealignmenthasbeendesignedtocorrespondwiththelinearopenspaceanddevelopmentplansthathavebeenprepared.WhileitisunderstoodthatCouncilultimatelyintendsforthistobeafour‐waysignalisedintersection,interimroadtreatmentsareproposedanddiscussedfurtherinthetrafficanalysis(Section6.3andAttachment10).Examplecross‐sectionprofilesoftheproposedserviceroadalongBridgeInnRoadandtheproposedeast‐westinternalroadconnectionthroughthelocalconveniencecentreareatFigures11and12.

5.3 LinearOpenSpaceThelinearopenspaceidentifiedpassingthroughthesitebytheStrategyPlanformspartoftheopenspacenetwork,aswellaspartofthebicycle/pedestriantrailnetwork.Thenetworkconnectsareasofactiveopenspaceandconservation,includingopenspaceadjacenttotheschooltothenorthofthesiteandthePlentyGorgetothesouthofthesite.ThePrecinctPlanisannotatedwith“Thelinearopenspacelinkintoprecincts2Aand1providesaccessforwalkersandcyclists.”


Figure10:DevelopmentPlan


Figure11: ExampleofCarriagewayCrossSectionProfile (BridgeInnRoadServiceRoad)

NOTE:ThedesignoftheBridgeInnRoadserviceroadwillneedtoprovideforadecelerationandaccelerationlanealongBridgeInnRoadtodealwithaccessintoandfromtheproposedserviceroad.


Figure12: ExampleofCarriagewayCrossSectionProfile (Internaleast‐westroadthroughLocalConvenienceCentre)

- A pedestrian crossing will be required at the time of road construction. Details are to be determined as part of any future planning permit application.

- The intersection of this local road and Painted Hills Road will be left in/ left out only.


Figure13:CarriagewayCrossSectionProfile(PaintedHillsRoadandlinearopenspacelink)


Thisobjectiveforthelinearopenspacehasbeenachievedbyincorporatinga28.6metreroadreservationthatwillformthenorth‐southcollectorroadthroughthesite.Onthewesternsideoftheroad,a4metrenaturestrip,2.5metresharedpath,another4metrenaturestripanda1.5metrepedestrianpathareprovidedfor(Figure13)2.Apedestrianpathwillalsobeprovidedontheeasternsideoftheroadcarriageway.Useofthe28.6metrecollectorroadcrosssectionisasubstantialincreaseontheminimum20.6metreroadreservationrequiredforcollector,subarterial,andsecondaryarterialroads.However,thewidercrosssectionmeetstheobjectivesoftheStrategyPlanandPublicTransportVictoriaandenablestheobjectivesforthelinearopenspacetobemet,beingtoprovideapedestrianandcyclingconnection,whilealsoprovidingthecollectorroadthroughthesiteandmakinganopenspacecontribution.ItisastrategicdirectionoftheStrategyPlanthatinnovativeformsofmediumdensityhousingareencouragedaroundopenspace.Section3.7oftheStrategyPlan,whichaddressestheOpenSpaceNetwork,providesthatopenspaceshouldbefrontedbybuildingfacadesorstreets–andnotrearfences.TheDevelopmentPlanhasbeendesignedtoprovideforsomeofthelinearopenspacealongthecollectorroadandBridgeInnRoadtobefrontedbyrear‐loadedterraceddwellings.Inthenorthernsectionofthesite,theopenspacewilladjoinanumberofsidefences.Thisdesignresponsehasbeenincorporatedtoaddressthesteeperlandinthenorthernportionofthesite,andtoensureanappropriatelotmix.Designguidelineshavebeenpreparedtoensurethatthese‘sideages’appropriatelyaddresstheopenspacebyprovidingopportunitiesforpassivesurveillance(Attachment7).

5.4 IntegrationwithAdjoiningPropertiesTheStrategyPlandesignatesroadsinthehierarchydowntothecollectorlevel,howeverlocalroadsaregenerallytobeestablishedthroughtheprecinctplanningprocess.Connectionpointstotheadjoiningpropertytothewestofthesitehavealreadybeenestablished,andtheselocalroadsarelinkedthroughthesiteinanorderlymanner.Lotstypesaresimilar,providingforaconsistentcharacterbetweenthetwodevelopments.Aspreviouslyidentified,aDevelopmentPlanhasnotbeenadvancedforthepropertiestotheeastofthesite.Toensurethattheproposedlocalroadconnectionswillprovideforafunctionaldevelopmentoftheareatotheeast,aconceptplanhasbeenpreparedbyCPGAustraliathatprovidesanindicationofhowthelocalroadnetworkmightfunction(Figure14).

2 The pedestrian path will be provided in addition to the shared path where the link is fronted by rear loaded lots.


Figure14:LocalRoadNetworkConcept


TheconceptplanhasbeenreviewedbyTraffixGroupwhichhasprovidedthefollowingcomments: GoodspacingofaccesspointstoBridgeInnRoad. Theeasternmostpartofthelayoutwouldbenefitfromanadditionalaccessto

BridgeInnRoad. ThenumberofaccesspointstoCookesRoadcouldbereduced,butislikelyto

beacceptablegiventhelowerorderfunctionofCookesRoad. Goodnorth‐southpermeabilitybetweenBridgeInnRoadandCookesRoad. Importantly,thenorth‐southroadimmediatelytotheeastof150CookesRoad: Onthewestside,thelengthsareapproximately220m(north)and130m

(south)(assumingaroundaboutinthemiddle).Theseareacceptablefromatrafficperspective.

Ontheeastside,thelengthsareapproximately140mand70m(north)and130m(south).Theseareacceptable.

ThesidestreetontheeastsideprovidesanopportunityforaspeedcontroltreatmenttoreducethelengthofthestreetnorthoftheroundaboutifdesiredbyCouncil.

TraffixGrouphasnosignificantconcernwiththispreliminarylayoutfromatrafficengineeringperspectivewhichwouldaffecttheproposedlayoutof150CookesRoad.

Theconceptplanisnotintendedtoestablishapreferreddevelopmentoutcomefortheadjoiningland,rathertoensurethattheDevelopmentPlanforthesitedoesnotprejudiceitsreasonabledevelopment.Preparationoftheplanbyanurbandesignerandreviewbyatrafficengineerconfirmsthatthishasbeenachieved.

5.5 ConservationofCulturalHeritageTheCulturalHeritageManagementPlanrequiresthattheartefactslocatedonthesitebereburiedonsite,inareasofopenspaceoncethesubdivisioniscomplete,asclosetotheiroriginallocationsaspractical.Thefourartefactsfoundonsitewerelocatedintwotestpitsalongthesite’snorthernboundary.Therewillbeanopportunityforthereburialoftheseinthelinearpublicopenspaceslightlytotheeastoftheoriginallocation,orwithinthepocketparkfurthertothesouth.


5.6 WaterSensitiveUrbanDesignItisnotedthatthesiteiscoveredbyaMelbourneWaterDrainageScheme,andassuchthereisnorequirementtoprovidefloodretardationorwetlandstoaddresswaterquality.Thelinearopenspaceandcollectorroadthroughthesitegenerallyalignwiththelowestpointofthesite.Thisenhancestheopportunitytoprovidebio‐retentionswaleswithinthenaturestrip.Suchanapproachcouldbedetailedinlandscapeplansprovidedaspartoftheplanningpermitprocess.TheDevelopmentPlanalsoprovidestheopportunityforthecreationofnodalraingardensinthekerboutstandsorpocketpark(Figure15).

Figure15:NodalRainGardenExample

5.7 LandscapeandStreetscapeConceptsAlandscapeconceptreporthasbeenpreparedbyDavidDreadon(RegisteredLandscapeArchitect‐AILA)ofCPGAustralia,andisincludedinfullasAttachment7A.TheStrategyPlanseekstoachieveadistinctivelocalcharacterforeachprecinct,someofwhichhavealreadybeenapproved.AsPrecinct2AwillbesubjecttoanumberofDevelopmentPlans,particularconsiderationneedstobegiventoensuringthePrecinctdoesn’tdevelopasanumberofdisjointedparts.OtherfeaturesofthelandscapingconceptatAttachment7Ainclude: AStreetTreeMasterPlanwhichprovidestreesappropriateforeach

streetscapetype.


Detailsofaboulevardtreatmentforthenorth‐southcollectorroad.Thestreetcrosssectionprovidesforthreerowsofcanopytrees.Corymbiamaculataisproposedtobeused

Treatmentforlotsproposedtobefrontingontolandscapedareas,includingthenorth‐south‘boulevard’andBridgeInnRoad.

Designtreatmentsforlotswithsideboundariestoopenspace. Anindicativeplanforthepocketpark,includingalargefocaltree(goldenelm).AnupdatedStreetTreeMasterPlanhasbeenpreparedinresponsetotheamendedDevelopmentPlan‐2017(includedatFigure16andAttachment7B).ItreflectsthegeneralprinciplesoutlinedintheLandscapeConceptReport,butreflectsrecentCouncildecisionsrelatingtospeciesselectionforthisestate.


Figure16:StreetTreeMasterPlan


5.8 DevelopmentPlanoutcomesTheDevelopmentPlanprovidesforaresidentialsubdivisionwithadiversityoflotsizes,appropriatetoitslocation.AnexampleofhowthesitemightbedevelopedinaccordancewiththeDevelopmentPlanisprovidedbytheIndicativeSubdivisionPlanthathasbeenpreparedbyBreesePittDixon‐Mar2017(Figure17/Attachment9A),andaStagingPlan(Attachment9B).

5.8.1 LandBudget

Withnoencumberedareas,thegrossdevelopableareaofthesiteisitsfullareaof8.35hectares.TheDevelopmentPlanprovidesforittobedevelopedasfollows:RoadReservationandroadwideningCookesRoad

2.84hectares 34.0%

OpenSpace/LandscapingReserve 0.17hectares 2.0%ResidentialLots 4.58hectares 54.9%LocalConvenienceCentre 0.76hectares 9.1%WhiletheproportionoftheopenspaceprovidedislessthanthatanticipatedbytheMerndaStrategyPlan,itiscounter‐balancedbytheproportionofthesitededicatedtoroadreservation.Essentially,asdiscussedabove,thecollectorroadprofilethroughthesiteisnotidentifiedintheStrategyPlan,howeverhasbecomenecessaryasameanstoensureadequatetrafficcirculation.Therehasbeenaredistributionofspacebetweentheprovisionoftheroadandopenspace.ThefuturecommunitywillhaveadequateaccesstopassiveandactiveareasofopenspacewiththeStrategyPlanarea.

5.8.2 LotDiversity,YieldandPopulationProjections

TheIndicativeSubdivisionLayoutillustratesalotyieldofapproximately110residentiallotswithanoverallaverageof417squaremetres.Thisincludes87lotsforconventional,detacheddwellingswithanaveragelotsizeof450squaremetres,varyingfromlotsof312squaremetresto768squaremetres.Thirteenrear‐loadedandterracedtownhouselotshavebeenprovidedfor,withanaveragesizeof350squaremetres(rangingbetween256and667squaremetres).Themediumdensitylothasassumedalotyieldofabout10dwellings(average220squaremetres),butmayvarybasedondesignconsiderations.Thisrepresentsalotyieldofapproximately13.2dwellingsperhectares,andapopulationexpectationof327persons.ItcanbeanticipatedthattheIndicativeSubdivisionLayoutwillchangeduringthedevelopmentprocesstomeetthemarketandprovideservicingefficiency.Onepossibilityisthatsomeofthelargerormoreirregularlotsmaybeagglomeratedtoprovideintegratedhousinglots.However,itisconsideredthattheIndicativeSubdivisionLayoutrepresentsarealisticdevelopmentscenarioandoveralllotyieldsarenotanticipatedtovarygreatly.


Figure17:IndicativeSubdivisionLayout


6 DesignAnalysis

6.1 AssessmentFrameworkTherearemultipleassessmentframeworksfortheDevelopmentPlanwithinthePlanningScheme;includingtheMerndaStrategyPlan,DevelopmentPlanOverlay–Schedule5,andClause56–ResidentialSubdivision.Often,thesecriteriaaddressthesameelementswithvaryingdegreesofdetail.Manyoftheprinciplesofurbandesignanddevelopmentfornewcommunitiesare,appropriately,addressedthroughtheMerndaStrategyPlan.TherequirementsoftheDevelopmentPlanOverlaysetoutdetailedrequirementstoensureanadequatesiteanalysisisundertakeninapplyingtheStrategyPlantoeachprecinctordevelopmentplanarea,manyofwhichareaddressedintheforegoingsections.Clause56setsoutstandardsrelatingtoliveableandsustainablecommunities,residentiallotdesign,urbanlandscape,accessandmobilitymanagementandutilities.AnoverridingobjectiveofClause56–statedinClause56.02andre‐statedinmanyofthestandards–isthatasubdivisionshouldimplementanyrelevantplanorpolicysetfortheareaintheScheme.Assuch,thepreparationoftheDevelopmentPlantobegenerallyinaccordancewiththeStrategyPlanisconsideredtosatisfymanyoftheobjectivesoftheassessmentframework.ThedivergencefromthestructureforthesitesetoutfortheprecinctbytheStrategyPlanhasbeenundertakenatthedirectionofCouncilofficerstoassistinmeetingtheobjectivesoftheStrategyPlan.ThisassessmentframeworkisthereforestructuredaroundthekeyobjectivesandstrategicactionsassetoutintheStrategyPlan,withreferencetootherpolicyprovisionsasnecessary.

6.2 PlanningandDesign AlthoughthePrecinctinwhichthesiteislocatedisbeingdevelopedundera

numberofdifferentdevelopmentplans,thepreparationofthisDevelopmentPlanhassoughttoensureintegrationwiththesurroundingprecinctthroughtheuseoflandscapingtreatmentsandpreparationofaconceptplanfortheareatotheeastofthesite.

Theresidentialdensitiesof8lotsperhectareidentifiedbytheStrategyPlan,firstapprovedin2004,isrelativelylowcomparedtocurrentexpectations.Clause11oftheStatePlanningPolicyFrameworkincludesasastrategyforplanninggrowthareasasbeingto:“Encourageaverageoverallresidentialdensitiesinthegrowthareasofaminimumof15dwellingspernetdevelopablehectare.”GiventheamendedCouncilrequirementfortheprovisionofacollectorroadandmajorlinearopenspacereservethroughthisestate,andthebenefitstothesurroundingresidentialcommunitywiththeprovisionofalocallyaccessibleconveniencecentreonthissite,thedensityofapproximately13.2dwellingsperhectareprovidedforbytheDevelopmentPlanisconsideredtobeappropriate.


6.3 TheTransportationSystem

AdetailedassessmentofthecontributionmadebytheoriginalDevelopmentPlanapprovedin2012totheStrategyPlanisprovidedbyTrafficEngineeringAssessmentpreparedbyTraffixGroupandincludedasAttachment10tothisreport.

AnupdatedTransportImpactAssessmentpreparedbyGTAConsultantsdated21March2017andincludedasAttachment12tothisreport,providesanupdateinrelationtotheamendedDevelopmentPlan.SummariesofbothTrafficAssessmentsareincludedinthetablesbelow.

Significantly,theDevelopmentPlanmaintainsthewalkingandcyclingoff‐roadtrailidentifiedaspassingthroughthesite.Bothasharedpathandapedestrianpatharetobeprovidedtothewesternsideofthecollectorroadwhereitwillbefrontedbymediumdensityresidentiallots.Thisnarrowstoasharedpathtowardsthesouthofthesitetoreduceduplicationandprovideforintersectiontreatmentsandtrafficlanesassociatedwiththefuturefour‐waysignalisedintersectionatBridgeInnRoad.Examplecross‐sectionprofilesoftheproposedserviceroadalongBridgeInnRoadandtheproposedeast‐westinternalroadconnectionthroughthelocalconveniencecentreareatFigures11and12.Requirementsfortheseroadsinclude:ProposedBridgeInnRoadServiceRoad

ThedesignwillneedtoprovideforadecelerationandaccelerationlanealongBridgeInnRoadtodealwithaccessintoandfromtheproposedserviceroad.

Proposedeast‐westlocalroad Apedestriancrossingwillberequiredatthetimeofroadconstruction.

Detailsaretobedeterminedaspartofanyfutureplanningpermitapplication;and,

Theintersectionoftheeast‐westlocalroadandPaintedHillsRoadwillbeleftin/leftoutonly.


TheTrafficEngineeringAssessmentfortheoriginal2012DevelopmentPlanconcludesthat:1. TheproposeddevelopmentplanhasgoodcompliancewiththeStrategyPlan.In

particular: ‐ ItrecognisestherolesofBridgeInnRoadasaPrimaryarterial ‐Anoff‐roadbicycle/pedestriantrailisprovidedwithinanopenspacecorridor

onthewestsideofthenorth‐southalignedconnectorroadandconnectswiththe2.5mwidepathonthewestsideofPaintedHillsRoadtothenorth.ReadyconnectionisavailabletoanyfuturesharedpathsouthofBridgeInnRoad.

‐ Roadcrosssectionsaretobegenerallyasfollows(notingthattheywillbeconfirmedthroughtheplanningpermitprocess):‐ Connectorroad:Theproposedcarriagewayis7.0mwidewith2.3mwide

indentedparkinglanes.Whilstthesedimensionsdonotaccordwiththe MSPtheyareinaccordancewiththeGrowthAreasAuthority’s EngineeringGuidelines.

‐ Localstreets:16.0mwideroadreserve,inaccordancewiththeMSP.‐ Accessdriveways:8.0m,10.0mand13.6mwide.Theseaccesswaysarenot detailedintheMSP.Thiswidthissufficienttoensureappropriateaccess isavailabletooffstreetparkingspaces.

2. TheproposeddevelopmentplanaccordswithCouncilofficer’sdesireforanorth‐southconnectorroadtoformpartofacontinuousnorth‐southroutethatconnectswithPaintedHillsRoadtothenorthandwiththeproposedsub‐arterialroadtothesouth.

3. TheproposedsubdivisionexhibitsahighlevelofcompliancewiththerequirementsofClause56ofthePlanningScheme.

4. ThedetaileddesignsoftheproposedroundaboutsatCookesRoad/PaintedHillsRoadandtheinternalcrossroadintersectionwiththenorth‐southconnectorroadwillconfirmthecornersplaysrequiredtoaccommodatetheseroundabout.

5. ThedetaileddesignoftheBridgeInnRoad/north‐southconnectorroadT‐intersectionwillconfirmthecornersplaysrequiredtoaccommodateitandanyfuturesignalisedintersection(T‐intersectionorcrossintersection).

6. TheproposedT‐IntersectionofBridgeInnRoad/north‐southconnectorroadisappropriateandallowsthereadyconversiontoasignalisedintersectioninthefuture.

7. Theproposedconnectionstothewestalignwithexistingroadswithinthatresidentialsubdivision.Theproposedconnectionstotheeastprovideappropriateconnectionstoanyfutureresidentialsubdivisionofthisland.


6.4 EnvironmentalConservationThesiteanalysisdemonstratedthatthesitedoesnotcontainanyfauna,treesorotherfloraofvaluethatshouldbemaintained.ThissupportsthedevelopmentofthesiteatahigherdensitythantheaverageproposedbytheStrategyPlanorminimumaverageproposedbytheSPPF,asmanysitesarelikelytohavehigherlevelofenvironmentalvaluesthatrequireconservation.

6.5 ActivityCentresTheMerndaStrategyPlan(referFigure5)indicatesthatalocalconveniencecentreshouldbelocatedwithinthevicinityoftheBridgeInnRoadabuttalofthesite.ThePrecinct2Aplan(referFigure6)identifiesa‘LocalConvenienceCentre’atthesouthernextentoftheoff‐roadbicycleandpedestriantrailpassingthroughthesite.

TheupdatedTransportImpactAssessmentinrelationtotheamendedDevelopmentPlan(March2017)concludesthat:

(i) TheamendedDevelopmentPlanhasasimilarroadlayouttotheapprovedDevelopmentPlan,albeitthattheroadnetworkhasbeenslightlysimplified.

(ii) TheexternalconnectionsproposedintheamendedDevelopmentPlanaregenerallysimilartothoseproposedintheapprovedDevelopmentPlan.Inaddition,theintersectionofthenorth‐southconnectorroadandBridgeInnRoadwillnowbesignalised,whichwillimprovethesiteaccessibility.

(iii) TheroadreservesintheamendedDevelopmentPlanaregenerallyconsistentwiththeapprovedDevelopmentPlanandprovideadequatewidthforvehiclemovements,propertyaccess,pedestrians,cyclists,landscapingandservices.

(v) TheinternalintersectionsintheamendedDevelopmentPlanaregenerallyconsistentwiththeapprovedDevelopmentPlan,withtheexceptionthatoneintersectionwillprovideanupgradedsafetytreatment.

(vi) TheamendedDevelopmentPlanproposesthesamewalkingandcyclingarrangementsastheapprovedDevelopmentPlan.

(vii) TheamendedDevelopmentPlanincludesthesamecross‐sectionforthenorth‐southconnectorroadastheapprovedDevelopmentPlanandthereforetheroadcouldcontinuetoaccommodatebusservicesifrequired.

(viii)ThevolumeoftrafficgeneratedbytheresidentialcomponentofthedevelopmentundertheamendedDevelopmentPlanwillbelessthanwouldhavebeengeneratedundertheapprovedDevelopmentPlan.

(ix) Duetothelocalconveniencecentre,thevolumeoftrafficgeneratedbytheoverallsiteundertheamendedDevelopmentPlanwillbegreaterthananticipatedbytheapprovedDevelopmentPlan.However,asthisadditionaltrafficwillmostlyuseBridgeInnRoadandthenorth‐southconnectorroad,therewillbeadequatecapacitywithintheseroadstoaccommodatethisadditionaltraffic,andthesignalisationoftheintersectionofBridgeInnRoadandthenorth‐southconnectorroadwillensurethattheintersectionisabletoaccommodatetheadditionaltraffic.


ItisalsoidentifiedatthenorthernendofthepathinPrecinct2B,tosouthofBridgeInnRoad.TheStrategyPlannotesthat:

“LocalConvenienceCentresshouldbedistributedtoservicewalkableresidentialcatchmentswitharadiusofapproximately600metres.Thesecentreswouldtypicallycontaintwoorthreeshopsprovidingbasicgoodsandservices.Otherattractionssuchasatelephoneboxes,abusstopandpostboxesshouldalsobeprovidedattheselocations.”

TheactivitycentreplanidentifiedthelocationonBridgeInnRoadbetweenthetwoprecinctsashavingaretailfloorareaofapproximately250squaremetres.TheapprovedDevelopmentPlanforlandinPrecinct2Btothesouth(AshleyParkDevelopmentPlan,approvedin2009)identifiesaneighbourhoodactivitycentre/mixeduseprecincttowardsthesouthoftheprecinctandsodidnotidentifyaLocalConvenienceCentrealongBridgeInnRoadwithinPrecinct2B.

6.6 LocalConvenienceCentre

TheoriginalDevelopmentPlanapprovedin2012didnotspecificallyidentifyaLocalConvenienceCentreonthesite,althoughitisnotedthataconvenienceshop,conveniencerestaurantandfoodanddrinkpremisescanlocateinaResidential1Zone,subjecttoconditionsandtheissueofaplanningpermit.Alocalconveniencecentrewasthereforenotexcludedfromlocatingineitherprecinct.TheamendedDevelopmentPlan2017hasrecognisedthatthegrowthwithinthearea,combinedwiththelackofawalkableandaccessiblelocalconveniencecentreforresidentsofthesiteandimmediatesurroundinglandwithin600mofthesite,warranteditsnominationontheamendedDevelopmentPlan.Thetypeofactivitiesexpectedtolocateinthelocalconveniencecentrewouldberestrictedtothoseuseswhicharepermissiblewithinaresidentialzone,andcouldincludeconvenienceshop,take‐awayfood,caféorservicestation,supportedbyothernon‐retailusessuchaschildcareormedicalcentre.ThenominationoftheLocalConvenienceCentreonthelandisintendedtomeettheintentoftheMerndaStrategyPlanbyprovidingforasmallrangeofretailfunctionstoserviceawalkableresidentialcatchmentofapproximately600m,andsupportedbysomeothernon‐residential/communityuseswhichcanlocateinaresidentialzone.


6.7 LocalConvenienceCentreDesignPrinciples

GeneraldesignprinciplesfortheLocalConvenienceCentreareasoutlinedbelow:BuiltForm:

TheLocalConvenienceCentreistolocateatthecornerofanarterialroad(BridgeInnRoad)andaCollectorRoad(PaintedHillsRoad).AssuchtheLocalConvenienceCentreshouldbeseekingtoactivatethesethoroughfaresthroughappropriatebuildingdesign,sitingandsetbacks.Differenttreatmentswillberequiredforthedifferentinterfaces.Considerationshouldalsobegiventotheeast‐westlocalstreetthatpassesthroughthecentreoftheLocalConvenienceCentre.Thisstreetwillalsorequirewelldesignedbuiltformasthisstreetwillbethekeypedestrianthoroughfarethroughthesite.Thefollowingbuiltformprinciplesshouldbeconsidered:

• ThedesignofbuildingswithintheLocalConvenienceCentreshouldhavearelationshipwithandshouldinterfacethepublicstreetnetwork.

• Landmarkbuildingsattheintersectionoftheeast‐westlocalstreet,collectorroadandBridgeInnRoadshouldactasa’focalpoint’andframeviewstoandfromtheLocalConvenienceCentre.

• Buildingsaretoprovideactivefrontagesandpassivesurveillancetocarparkingareas.

• DevelopmentadjacenttotheCollectorRoadshouldhavezerofrontsetbacksandprovideweatherprotection(awnings)toprovidepedestrianamenity.

• Entrypointsintobuildingsaretobeclearlyvisiblefromthestreetandparkingareas.

• DevelopmentproposalsmusttakeintoaccountCrimePreventionThroughEnvironmentalDesign(CPTED)principles.

• Buildingsandsignageshouldbedesignedtohaveanintegratedappearancesoastoavoidtheappearanceofclutter.

• DevelopmentshouldcomplementandenhancethecharacterofthesurroundingareabyrespondingtokeyvisualcuesassociatedwiththetopographyoftheLocalConvenienceCentreanditssurrounds.

• Wrappingofcarparkingedgeswithbuiltform,toimproveinterfaceshouldbemaximised.

• Watertanks,loadingserviceinfrastructure,refusestorageareasandotherstructures(includingplantandequipment)thatarenotpartofthebuildingmustbelocatedbehindthefrontbuildingline.Wherethisisnotpossibleorpractical,itmustbelocatedbehindconstructedscreeningusingdurableandattractivematerials.

• BuildingsrequiredforServiceStationuseshouldcontributetocreatingactivitywithintheLocalConvenienceCentre.


SiteAccess&PermeabilityThemainpremiseofLocalConvenienceCentreswithintheMernda‐Doreengrowthcorridoristopromotelocalisationofserviceswhichcontributetoareductionoftraveldistancetoaccesslocalservicesandlessdependenceonthecar.

Aneast‐westlocalroadcoupledwithpedestrianpathsthroughthesitewillensurethatthesiteisaccessiblefromadjoinresidentialareasandmostimportantlyispedestrianfriendly.Thefollowingsiteaccessandpermeabilityprinciplesshouldbeconsidered:

• ThedesignoftheLocalConvenienceCentreshouldpromotesafeanddirectaccessibilityandmobilitywithinandtoandfromtheCentre.

• TheLocalConvenienceCentreshouldensurededicatedandcontinuouspedestrianpathsfrombuildingentriestofootpathsandstreetcrossingpoints,includingconnectiontothesharedpathonBridgeInnRoadandcollectorroad.

• Publictransportinfrastructure/facilitiesshouldbeplannedforcommuterfriendly/convenientlocationsandclosetopedestriandesirelinesandkeydestinations.

• TheInternaleast‐westlocalroadmustbebuilttoCouncilstandards,generallyinaccordancewiththecross‐sectionprofileprovidedatFigure12,andtoincludea1.5metrewidefootpathonbothsides.

• Bicycleparkingshouldbeprovidedwithinthestreetnetworkandpublicspacesinhighlyvisiblelocationsandclosetopedestriandesirelinesandkeydestinations.

• Clearpedestrianconnectionsshouldbeprovidedfromrequiredoff‐streetparking.

• Vehicularaccesstopropertiesfrontingthearterialroadmustbefromtheserviceroad.

• Off‐streetcarparkingshouldbelocatedbehindbuildingsandbeeasilyaccessiblefromtheeast‐westlocalstreetandthearterialroadserviceroad.

• Onstreetcarparkingshouldbeprovidedasparallelorangleparkingtoencourageshortstayparkingandshouldbeoptimisedparticularlyadjacenttoretailuses.

• Off‐streetcarparkingshouldbeco‐locatedwherepossibletooptimiseopportunitiesforshareduse.

• Carparkingareasshouldbedesignedtoensurepassivesurveillanceandpublicsafetythroughadequatepositioningandlighting.

• Carparkingareasshouldbedesignedtoprovidededicatedpedestrianroutesandareasoflandscaping.

• Carparkingingressoregressandcarparkingareasaccommodatingheavyvehiclemovementsshouldbedesignedtolimitthepedestrian/vehicleconflict.


LandscapeandAmenity

TorealisetheroleofLocalConvenienceCentresaspedestrianfriendlylocalhubs,carefulconsiderationisrequiredforembellishmentofthecentrethroughlandscaping.LandscapingisalsorequiredtoensurethattheLocalConvenienceCentrecaneasilyintegratewithadjoiningsensitivelanduses.

Thefollowinglandscapeandamenityprinciplesshouldbeconsidered:• Thedesignofalandscapebuffertreatmentshouldbeprovidedtoalleviate

negativenoiseandamenityimpacts.

• Allocationoflanduses,buildingdesignandinterfacetreatmentintheLocalConvenienceCentremustcreateapositiveaddresstostreetsandminimisenegativeimpactsontheamenityofadjacentresidentialareas.

• Off‐streetcarparkingshouldbelandscapedtoreinforcehighqualitystreetbasedpedestrianmovements.

• AppropriatestreetfurnitureshouldbeprovidedthroughouttheLocalConvenienceCentretoenhanceuserexperience.

• Incorporatewatersensitivedesigntreatmentsinparkingareas.

• Providetreeplantingincarparkingareasforshadeandamenity(onetreebayprovidedforevery8spaces).

• Providecontinuoustreeplantinginthelandscapesetbackalongthefrontageoftheeast‐westlocalstreetandstrengthenthestreettreetreatmenttovisuallybuffercommercialdevelopmentformtheresidentialneighbourhoodandothersensitiveuses.

• Goodsandmaterialsstorageareasandrefuseareasmustnotbevisiblefrompublicareas.

• Fencingforwardofbuildinglinesandalongpublicstreetsshouldbelargelytransparentandnotgreaterthan1.2minheight.

• Landscapingofallinterfaceareasshouldbeofahighstandardasanimportantelementtocomplementbuiltform.

• Includeoptionsforshadeandshelterthroughacontributionoflandscapeandbuiltformtreatments.

6.8 SocialInfrastructureandCommunityDevelopment

TheMerndaStrategyPlanidentifiestherangeandlocationofcommunityandrecreationfacilitiesthatwillberequiredinthearea.Thereisnorequirementforanycommunityorsocialinfrastructuretobeprovidedonsite,althoughthebicycleandpedestriantrailmakessomecontributionasitprovidesalinktoandbetweenareasofactiveopenspaceandtheschoolidentifiedtothenorthofthesite.

6.9 Housing

TheDevelopmentPlanprovidesforadiversityoflotsizesanddwellingtypes,includingconventionaldensitylots,rear‐loadedterracelotsandmediumdensitylots.


Localstreetsaregenerallyonaneast‐westornorth‐southorientation.Thepreferrednorth‐southorientationofsmallerlotshasnotbeenachievedfortheterracelotsontheeasternsideofthenorth‐southcollectorroad;anoutcomewhichhasbeendrivenbyotherdesignimperatives,includingtheoverlookingofopenspace.However,thelotswillbeabletohaveareasonabledepth,ofapproximately30metres,withsinglestoreygaragesattherear.Anacceptableamountofsolaraccessandappropriateamenitywillthereforebeabletobeachievedinthedesignofdwellings.

6.10TheOpenSpaceNetworkTheStrategyPlanidentifiestheoff‐roadpedestrianandbicycletrailpassingthroughthesiteaspartoftheopenspacenetwork.ThishasbeenmaintainedaspartofthecollectorroadthatCouncilhasrequestedbeprovidedonthesite.TheDevelopmentPlanalsoprovidesforapocketparktobeprovidedadjacenttothislinearopenspace(inthenorthernsectionofthesite),andanopenspacereservealongtheBridgeInnRoadfrontageinthesouthernsectionofthesite.Theseareasofopenspacewillprovideimportantopportunitiesforpassiverecreationandinformalmeetings.

6.11 ServicingandDrainageAPreliminaryServicingReporthasbeenpreparedbyCPGAustralia(Attachment11).Thereportexploresthecapacityforexistinginfrastructuretoservicethesite,anditscontextinrelationtotheservicinganddrainagestrategiespreparedbyYarraValleyWaterandMelbourneWaterrespectively.Inrelationtothelocationofservicinginfrastructure,itisnotedthatexistingoverheadpowerlinesintheCookesRoadreservationwillbeundergroundedaspartofthedevelopmentprocess.


7 DevelopmentContributions

TheDevelopmentContributionsPlanOverlay(DCPO)oftheWhittleseaPlanningSchemeprovidesfordevelopmentcontributions.Schedule5oftheDCPOaddressesPrecinct2AoftheStrategyPlanarea,providingforvariousphysicalandcommunityinfrastructurecontributionsperdevelopablehectare.

TheSchedulesummarisescontributionsprescribedintheMerndaStrategyPlanDevelopmentContributionsPlan,whichisanincorporateddocumentintheWhittleseaPlanningScheme.Thatplanidentifiesthescopeofworksandthecontributiontobemadebyeachprecinct.

ResolutionofdevelopmentcontributionswillbedealtwithasaconditionofanyfuturesubdivisionpermitforthelandtobeimplementedviaaSection173AgreementunderthePlanningandEnvironmentActorsimilarlegallybindingagreement,tothesatisfactionofCouncil.

8 Conclusions

TheproposedDevelopmentPlanprovidesasiteandcontextresponsivesolutiontothedevelopmentofthesite.Itensuresthatfuturesubdivisionapplicationsanddevelopmentwillprovideforacommunitythatisintegratedwiththesurroundingprecinct,wellconnected,andservicedbyactiveandpassiveopenspace.

Itisestimatedthatitwillprovidefor110dwellings,withopportunitiesforadiverserangeofhomesandanaveragelotsizeof417squaremetres.

ItwillalsoprovideforaLocalConvenienceCentre,asenvisagedintheMerndaStrategyPlan,toserviceawalkableresidentialcatchmentofapproximately600m,providingconveniencegoodsandservicesforlocalresidents.

TheDevelopmentPlanisabletomeetboththeStrategyPlan’sobjectiveregardingtheprovisionofopenspaceconnections,andtheemergingneedforacollectorroadthroughthesite.IndoingsoitmakesasubstantialcontributiontowardsachievingtheobjectivesoftheMerndaStrategyPlan.

WhittleseaCityCouncil’sapprovaloftheDevelopmentPlanisrequestedinorderforthedevelopmentofthelandtoprogress.


Attachment1 CertificateofTitle


Attachment2 FeatureSurvey


Attachment3 ConnectionstoLandtotheEast


Attachment4 FloraandFaunaAssessmentPaulKelly&Associates–EcologicalServices8February2012


Attachment5 CulturalHeritageManagementPlanArchaeologyatTardis–CulturalHeritageAdvisors17thofMay,2012


Attachment6 ArboriculturalAssessment


Attachment7 LandscapeConcepts

7A: LandscapeConceptReportPreparedbyCPGAustraliaPtyLtdDavidDreadonAILA

BasedonoriginalDevelopmentPlanapproved2012

7B: UpdatedStreetTreeMasterPlan

PreparedbyBreesePittDixon

PlanRef:9225_UD_DP04_V3

BasedonAmendedDevelopmentPlan‐Mar2017


Attachment8 DevelopmentPlan‐AmendedMarch2017

PreparedbyBreesePittDixon,23/03/2017PlanRef:9225_UD_DP03_V3


Attachment9 IndicativeSubdivisionLayout&StagingPlan‐ AmendedMar2017

BreesePittDixon,Mar2017

9A: IndicativeSubdivisionPlanPlanRef:9225_UD_DP01_V3

9B: StagingPlanPlanRef:9225_UD_DP02_V3


Attachment10 TrafficEngineeringAssessmentReportTraffixGroup

BasedonOriginalDevelopmentPlanapprovedin2012


Attachment11 PreliminaryServicingReport


Attachment12 TransportImpactAssessment‐ InresponsetoAmendmentstoDevelopmentPlan

GTAConsultants,Mar2017

this development plan was amended in august 2017 to reflect … · 2017. 9. 12. · the changes...

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