Contents: 1. List of Changes to PSP Document 2. List of Changes to UGZ Schedule 3. Updated 2 (Future Urban Structure) Note: V6 Revisions are highlighted by red text / border. Revisions primarily relate to: Updating cross sections 3, 3e, 6a and 14 with additional wording Addition of Werribee Township Regional Park to PIP Inclusion of note to 8 regarding signalised intersection treatment, as agreed by Manor Commercial and Wyndham City Council Amendment C171 - Ballan Road Precinct Structure List of Document Changes for ning Panels Victoria 1 st November 2013 V6
Cross Cross Introduction 3 1 Delete "The Ballan Road Native Vegetation Precinct (NVPP) sets out requirements for the protection and management of native vegetation within the PSP area." MPA 3 1 Delete Draft Wyndham Precinct Structure s 40, 92, 1088 and 1091: Conservation mangement sets out the mangement requirements for areas protected for the GGF. MPA 5 1.1 Add footnote: the biodiversity requirements in 3.4 must be included as shown in the PSP. 31A 5 1.2 5 1.3 5 1.4 Delete section 20A 5 1.5 Show all existing waterways as per marked up plan, colour in as existing dam, correct to to not go through the gully. Colour north eastern dam in as existing dam. (Changes as per marked up plan) 1 Refer exhibition document MPA Open space: 6 2 2 Refer exhibition document Minor adjustments to P11 and P15 and reconfiguration of P1 to avoid existing dwelling P9- Slide north east slightly to achieve view line looking north from within the LTC into the park P11- Reduce park size from 0.9ha to 0.5ha subject 3% NDA of the PSP and make more regular in shape. P12- MPA to allow for discretion in table 4 and acknowledge existing meditation centre P14- maintain location- increase to close to 1ha and configure to a fit for purpose shape across property 27 and property 26 Add roads around all active open space Amend size of property 14 to be consistent with certificate of title 6 2 2 Refer exhibition document Removal of housing density classifications Add 400 metre radius to the edge of Manor Lakes MTC and local town centre. Add 800 metre radius to train station. Amend "mixed use employment/commercial" along Ballan Road to indicate 120 metre frontage (no dimensions are shown on the plans) Amend boundary of GGF Conservation Area (proposed park) on property 2 in line with DEPI and Melbourne Water agreed changes Add shared user bridges at decided locations 2,4,6,7,7A,12,16,17, Remove key access street from properties 2,4 and 5 18,19,22,23,24A,29, Remove potential vehicle crossing on property 2 32,33A Make dry stone wall changes to the south of property 34 Shift P14 to the south to allow for 3.06% on both properties Increase size of community centre on property 8 from 0.4ha to 0.6ha All RRL legend notations to be changed to 'Regional Rail Link Corridor' Change legend to Growling Grass Frog Conservation Area (encumbered) Clearly show land required for Ballan Road widening 6 2 2 Refer exhibition document Update RRL area and dimensions Amend 'proposed railway stabling yard' to purple with hash. Remove words rail corridor Add note to railway stabling yard to "indicative subject to confirmation by Public Transport Victoria/VicTrak" Fade all non-psp areas Update legend to rename all "key access streets" to "key local access" Notate area "suitable for non-residential uses" along Ballan Road Remove note Rename future railway station to "potential future Riverdale station" Remove words "major and "Ballan Road" from Major arterial road in legend Remove words "site (Aboriginal) from Heritage in legend Replace words "Breakaway Waterway" with Tributary in legend Replace words "community facility" to "community centre" Add "shared user bridge (indicative location)' to legend Update legend font 2,4,6,7,7A,12,16,17, 18,19,22,23,24A,29, 32,33A Outcomes 7 2.1 8 2.2 O1 To create an attractive urban environment that has a strong sense of place. 8 2.2 O2 To provide a consistent landscape treatments along the length of Ballan Road and Hobbs / Armstrong Roads respectively. 8 2.2 O3 To ensure development positively addresses all public open spaces. 8 2.2 O4 To create streetscapes, parks and public spaces, with significant canopy tree cover. 8 2.2 O5 Promote greater housing choice through the delivery of a range of lots capable of accommodating a variety of dwelling typologies. 8 2.2 O6 To deliver a density of housing that underpins the viability of town centres, community services, and public infrastructure. 8 2.2 O7 To ensure medium and higher density residential development is prioritised in locations proximate to high amenity, such as public transport, community facilities, town centres and open space. 8 2.2 O8 To provide a broad range of retailing and business activities to meet the local retail and service needs of the future community. Amend to: "To deliver an overall average precinct density of a minimum of 17 dwellings per net developable hectare." 2,4,6,7,7A,12,16,17, 18,19,22,23,24A,29, 32,33A 1 of 21
Cross Cross 8 2.2 O9 To provide opportunities for small office, mixed use and home based businesses within and on the periphery of the LTC. 8 2.2 O10 To ensure the LTC design integrates and prioritises public streets and open spaces as the primary pedestrian movement and activity spaces. 8 2.2 O11 To provide services and employment opportunities for new residents by facilitating the timely delivery of the LTC, commercial area, community hubs, schools and other community facilities. 8 2.2 O12 To facilitate commercial and retail development along the Ballan Road interface to Manor Lakes MTC to reflect the scale of Manor Lakes MTC and the arterial road location. 8 2.2 O13 To ensure community, educational and other public buildings are sited and designed as prominent features in the urban landscape. 8 2.2 O14 To provide a range of well located community and education facilities that efficiently delivers local infrastructure and services. 8 2.2 O15 To create an integrated open space network that delivers a diverse range of park sizes and designs. 8 2.2 O16 To plan for the long term conservation of significant heritage, vegetation and fauna habitat areas, including the Growling Grass Frog Conservation Area. 8 2.2 O17 To create an urban landscape that integrates with the existing biodiversity, cultural heritage, drainage and landscape values along the Werribee River and internal waterway corridors. 8 2.2 O18 To identify areas where bushfire hazard requires specified bushfire protection measures for subdivision and buildings and works to be implemented. Delete "To provide services and employment opportunites for new residents by facilitating the timely delivery of the LTC, commercial area, community hubs, schools and other community facilities." Remove words "along the Werribee River and internal waterway corridors" and replace with "within the precinct and along the Werribee River". Delete objective 29 8 2.2 O19 To ensure that the location, design and construction of development consider the need to implement bushfire protection measures. Delete objective 29 8 2.2 O20 To ensure development does not proceed unless the risk to life and property from bushfire can be reduced to an acceptable level. Delete objective 29 8 2.2 O21 To create an excellent cycle and pedestrian network that ensures users can travel safely and directly by foot and bicycle throughout the Precinct and to key destinations such as the LTC, Wyndham Vale train station, schools, open space and community facilities. 8 2.2 O22 To recognise the strategic importance of the Hobbs / Armstrong Road crossing of the Werribee River and the need to provide this road reservation as early in the life of the development as practicable. 8 2.2 O23 To create a subdivision design that achieves an integrated, connected, legible and permeable street network and ensures excellent interparcel connections across cadastral (property) boundaries. 9 2.2 O24 To encourage non noise-sensitive land uses to be located adjoining the RRL corridor / public transport reservation. Replace words "to be located adjoining" with "adjacent" 29 9 2.2 O25 To protect the amenity of residential areas adjacent to the RRL corridor / public transport reservation. 9 2.2 O26 To create an arterial and local road network that functions effectively as an easily navigable network with a clear and identifiable hierarchy. 9 2.2 O27 To deliver integrated water management systems that reduce reliance on reticulated potable water and increase the re-use of alternative water (storm and / or waste) and contribute to a sustainable and green urban environment. 9 2.2 O28 To ensure that development staging is co-ordinated with the delivery of key local and state infrastructure. 9 2.2 O29 To provide for a non-government school site to meet a strategically justified need for a Catholic primary school in the area. 9 2.3 10 2.3 3 Refer exhibition document Delete "Utilities" from heading Amend objective to: "To deliver Integrated Water Management (IWM) systems that reduce reliance on reticulated potable water, increase the use of alternative water (treated storm and/or waste), minimise flood risk, ensure waterway health and contribute to a liveable, sustainable and green urban environment." Delete "lot" in title Delete "summary lot" Local convenience centre to be retitled "mixed use employment/commercial" Remove key access street from properties 2,4 and 5 Remove potential vehicle crossing on property 2 Make dry stone wall changes to the south of property 34 Increase size of community centre on property 8 from 0.4ha to 0.6ha Remove 3 on the Riverdale side of the PSP All RRL legend notations to be changed to 'Regional Rail Link Corridor' Change legend to Growling Grass Frog Conservation Area (encumbered) Clearly show land required for Ballan Road widening Update RRL area and dimensions Fade all non-psp areas Rename future railway station to "potential future Riverdale station" Remove words "major and "Ballan Road" from Major arterial road in legend Remove words "site (Aboriginal) from Heritage in legend Replace words "Breakaway Waterway" with Tributary in legend Replace words "community facility" to "community centre" Add "shared user bridge (indicative location)' to legend Update legend font Delete "Werribee River" from legend Open space changes as per 2 Amend "mixed use employment/commercial" along Ballan Road to indicate 120 metre frontage (no dimensions are shown on the plans) Amend size of property 14 to be consistent with certificate of title 29 9 29 11 2.3 1 Refer exhibition document Amend title to "Summary land use budget and yields" Change WRTP under open space to WTRP and "witihn" to "within" Remove dwelling yield and typologies Replace NRDA with NDAR Delete "passive open space (employment) percentage calculate on NEDA" Include major heading "Encumbered land for conservation purposes" 29 2 of 21
Cross Cross 12 2.3 4 Refer exhibition document Replace housing categories with "residential" Move "note" to fit under "key unified landscape streetscapes" Remove potential vehicle crossing on property 2 Make dry stone wall changes to the south of property 34 Increase size of community centre on property 8 from 0.4ha to 0.6ha Remove 3 on the Riverdale side of the PSP All RRL legend notations to be changed to 'Regional Rail Link Corridor' Change legend to Growling Grass Frog Conservation Area (encumbered) Clearly show land required for Ballan Road widening Update RRL area and dimensions Fade all non-psp areas Rename future railway station to "potential future Riverdale station" Remove words "major and "Ballan Road" from Major arterial road in legend Remove words "site (Aboriginal) from Heritage in legend Replace words "Breakaway Waterway" with Tributary in legend Replace words "community facility" to "community centre" Add "shared user bridge (indicative location)' to legend Update legend font Delete "Werribee River" from legend Open space changes as per 2 Amend "mixed use employment/commercial" along Ballan Road to indicate 120 metre frontage (no dimensions are shown on the plans) Amend size of property 14 to be consistent with certificate of title Implementation Image, Character, Housing & Heritage 13 3.1 R1 Canopy trees (native, indigenous and exotic) in parks and streets must be: Larger species wherever space allows (to facilitate continuous canopy coverage); Suitable for local conditions; and ted in modified and improved soil as required to support tree longevity. 13 3.1 R2 Street trees must be planted on both sides of all roads and streets (excluding laneways) at regular intervals appropriate to tree size at maturity and not exceeding: Interval Tree Size 8 10 metres Small trees (less than 10 metres) 10 12 metres Medium trees (10 15 metres) 10 15 metres Large trees (15 metres or greater) Replace requirement wording with: "Street trees must be planted on both sides of all roads and streets (excluding laneways) at regular intervals appropriate to tree size at maturity and not exceeding: Average Interval Tree Size 8 10 metres Small trees (less than 10 metres) 10 12 metres Medium trees (10 15 metres) 10 15 metres Large trees (15 metres or greater)" 16, 24A 13 3.1 R3 Subdivision layout must maximise the number of streets perpendicular to, or with direct views to, the Werribee River and other waterways. 13 3.1 R4 Suitable street frontages must be provided on educational and community sites to allow buildings to front the street while allowing for vehicular access. 13 3.1 R5 A use or development that contains a bedroom and is located on land that is reasonably likely, in the opinion of the Responsible Authority, to be impacted by noise from the train operations in the RRL corridor / public transport reservation must be designed to ensure that internal noise levels in bedrooms is less than 65 db LAMAX and 40 db Leq9h(night). 13 3.1 R6 A boulevard street treatment with a distinct, unified and consistent landscape treatment, with canopy trees within the central median, must be created along the connector road between the LTC and the Manor Lakes MTC. 14 3.1 G1 Opportunities for planting larger canopy trees within and beside arterial roads should be maximised. 14 3.1 G2 Streets should be oriented to maximise direct connections and views to key destinations including the LTC, Manor Lakes MTC, the Werribee River, schools, community facilities, public spaces and waterway corridors. 14 3.1 G3 Street furniture and public street lighting should have a unified (consistent) character across the Precinct, appropriate to the type and role of street or public space, unless otherwise approved by the Responsible Authority. 14 3.1 G4 Salvaged rocks should be incorporated in the design and construction of waterways, retaining structures, walls, fences and other landscape features. 14 3.1 G5 Where long term viability is likely, trees, windrows and dry stone walls with high integrity should be retained within public spaces and reserves including road reserves. 14 3.1 G6 Highlight planting should be utilised to accentuate the arrival and departure from civic elements within the Precinct and provide transition between different corridors and landscape treatments. Sites in prominent locations such as within and approaching the LTC or the Manor Lakes MTC and / or on street corners intersecting with 14 3.1 G7 key arterial and connector roads of the Precinct, should be developed to respond to their strategic location and preferably have greater height, density and reduced setbacks. 14 3.1 G8 The selection of street trees and landscaping should reinforce the movement hierarchy and be consistent with the Wyndham Street Tree Species List. 14 3.1 G9 Front fences abutting open space areas and waterway corridors should be visually permeable and not more than 1.2m high. Remove "along the connector road between the LTC and the Manor Lakes MTC" and replace with "in accordance with the PSP" 19 14 3.1 G10 Dwellings on corner lots should: provide a positive address to both frontages, and restrict boundary fencing forward of the front wall of the dwelling to not more than 1.2m in height. Add words after "lots"- "(including lots interfacing pedestrian links)" 29 3 of 21
Cross Cross 14 3.1 G11 To provide sustainable and robust landscapes, with extensive tree canopy cover, Water Sensitive Urban Design (WSUD) initiatives should be implemented to direct runoff water into nature strips, medians and other planted areas. Add words at the end of guideline 11 "refer to 3.6 Integrated Water Management" 26 14 3.1 G12 Where 2 shows residential land abutting the RRL corridor, consider provision for non-sensitive land use along the RRL corridor. 14 3.1 G13 High quality and cohesive landscape treatments should be provided throughout the Precinct, in particular: Across parcel boundaries Along Key Unified Landscape Corridor Along the entire length of the proposed rail stabling yards and the Hobbs/ Armstrong Road corridor to minimise the visual impacts of the RRL corridor and proposed metropolitan rail stabling facility. Roads immediately abutting and intersecting with the Werribee River corridor (including the Werribee Township Regional Park, GGF Conservation Area and the Werribee River breakaway waterway corridor), using indigenous species and where practical, matching the relevant Ecological Vegetation Class. Add dot point "Ballan Road" 14 3.1 G14 The existing stand of Sugar Gums that runs from Ballan Road to the proposed Government primary school in the south of the Precinct should be retained and incorporated within the public realm and form part of the connector road reservation, where practical; subject to the expert advice of a qualified arborist and satisfaction of the Responsible Authority. 14 3.1 G15 Subject to the expert advice of a qualified arborist, the future subdivision and development of PSP Property 28 (Lot 9 LP126153, 481-523 McGrath Road) should retain and incorporate significant trees within the public realm, where practical; subject to the expert advice of a qualified arborist and satisfaction of the Responsible Authority. Development applications should, for each stage, cater for the provision of three or more dwelling types listed in 2, as appropriate, or, demonstrate an alternative lot range that achieves the housing diversity objectives. Within the general boundary of each density category shown on 4, 2 and 1 a range of lot sizes should be provided. For example, lots less than 300sqm within the conventional density areas and lots greater than 500sqm in medium density areas. Subdivision of land close to town centres and or public transport routes should create a lot range suitable for the delivery of medium and higher density housing types listed in 2. Lots capable of supporting conventional and lower density housing are encouraged closer to the Werribee River. and the Werribee Township Regional Park. Updated to refer to "significant trees (non-native) as shown on plan 6, should be retained and inegrated into the public realm where practical etc. 14 3.1 G15 See above Amend "property 28" to "property 32" 15 3.1 R7 Development must achieve a minimum average density of 17 dwellings per Net Developable Hectare (NDHa) across the Precinct. Replace requirement with "Provide a broad range of residential lot sizes within each neighbourhood described on 4a." 15 3.1 R8 Development applications must demonstrate how they contribute to the achievement of the density target outlined in R7. Delete 15 3.1 R9 Development applications must demonstrate how the proposal will contribute to delivery of a diversity of housing types. Delete 15 3.1 R10 Subdivision applications must identify sites capable of delivering higher density housing adjacent to the LTC and within the primary Delete catchment (approximately 800 metres) of the Wyndham Vale train station. 15 3.1 R11 Dwellings with abuttal to the RRL / public transport reservation must front a road unless otherwise agreed by the Responsible Authority. Replace requirement with "Lots with abuttal to the RRL / public transport reservation, must front a road, as illustrated by X, unless otherwise agreed by the Responsible Authority." 29, 30 15 3.1 X Include to demonstrate the above. 29 15 3.1 R12 Development abutting Hobbs / Armstrong and Hobbs Road north of the arterial road extension over the Werribee River must be directly Delete. fronted to those roads. 29 15 3.1 G16 Where a subdivision proposal represents a single stage or limited number of stages, proponents should demonstrate how the subdivision Delete will contribute to the eventual satisfaction of the guidance in the property specific yield table ( 1). 15 3.1 G17 Update wording to "Residential subdivision stages should provide a broad range of lot sizes capable of accomodating a range of housing types described in 2." 18 15 3.1 G18 15 3.1 G19 15 3.1 G20 15 3.1 G21 Specialised housing forms such as retirement living or aged care should be: Integrated into the wider urban structure. Located in close proximity to town centres and community hubs. Accessible by public transport. Delete Subidvision of land within a walkable distance of town centres, train stations and /or public transport routes should create a lot range suitable for the delivery of medium and higher density housing types listed in 2. 29 4 of 21
Cross Cross Remove and replace with amended table 2 Title renamed "Housing Type and Lot Size Guide" 16 3.1 2 Refer exhibition document Housing types that may be supported Less than 300m2 Lot Size 300m2 to 600m2 More than 600m2 Small Lot Housing including townhouses and attached houses and detached houses Dual occupancies, duplexes Detached houses Multi-unit housing sites including terraces, row houses and villas Stacked housing including apartments and walk up flats 16 3.1 R13 Retained dry stone walls must: Be situated within public open space or road reserve to the satisfaction of the Responsible Authority Have a suitable landscape interface to minimise maintenance requirements (for example mulch, garden bed or gravel) and which does not encourage public access immediately adjacent the retained walls. Be checked by a professional craftsperson for any loose stones. Any loose stones are to be reinstated in the wall in secure positions. Retain post and wire or post and rail fences situated within the walls, with any wire protruding beyond the vertical face of the wall reinstated to its original position or removed. Be incorporated into subdivision design to minimise disturbance to the walls (e.g. utilisation of existing openings for vehicle and pedestrian access). Remove words "retained dry stone walls must" and replace with "Dry stone walls which are retained must" 4 16 3.1 R14 Installation of services across the alignment of retained dry stone walls is to be undertaken by boring rather than open trenching. If open trenching or disturbance to the wall is unavoidable, a minimum section of wall may be temporarily removed and then reinstated to original condition. Any reinstatement or repair of walls is to be undertaken by a professional craftsperson and is to be consistent with the construction style of the original wall. Reinstatement is to use stone from (in order of priority): The original wall in that location (including fallen stone adjacent to the wall). A nearby section of the wall approved to be removed From the adjacent paddock From walls approved to be removed in the nearby area (including stone stockpiled by Council) A list of professional craftspeople can be obtained by Council and the Dry Stone Walls Association of Australia. Split requirement into separate requirements Wording for R14: "Installation of services across the aligment of retained dry stone walls is to be undertaken by boring rather than open trenching. If open trenching or disturbance to the wall is unavoidable, a minimum section of wall may be temporarily removed and then reinstated to original condition." Wording for R15: "Any reinstatement or repair of walls is to be undertaken by a professional craftsperson and is to be consistent with the construction style of the original wall. Reinstatement is to use stone from (in order of priority): The original wall in that location (including fallen stone adjacent to the wall). A nearby section of the wall approved to be removed From the adjacent paddock From walls approved to be removed in the nearby area (including stone stockpiled by Council) A list of professional craftspeople can be obtained by Council and the Dry Stone Walls Association of Australia." 4 17 3.1 G22 Where retention of dry stone walls in their current state is not feasible, walls (or parts of walls) in high profile and / or strategic locations Delete should be re-built by a master craftsperson to integrate with the development and subject to the satisfaction of the Responsible Authority. 17 3.1 G23 Where existing dry stone walls are to be removed, land owners should consult with Council to determine whether the material may be used Delete internally within the Precinct or transferred for landscaping purposes. The dry stone wall located on the southern boundary of PSP Property 34 (Lot 1, LP 133394, 575 McGrath Road, Wyndham Vale) should be Delete 17 3.1 G24 integrated into the future subdivision design of the land and retained within a median within the future road reserve as demonstrated on Cross 12 in 4 to the satisfaction of the Responsible Authority. The dry stone wall located on the eastern boundaries of PSP properties 32 and 33 (Lot 9 LP126153, 481-523 McGrath Road and Lot 10 Delete 17 3.1 G25 LP126153, 525-559 McGrath Road, Wyndham Vale) should be integrated into the future subdivision design of the land and ensure that the integrity of the structure is retained, where practical, to the satisfaction of the Responsible Authority. Town Centres & Employment 18 3.2 1 Refer exhibition document Amend "key circulation" in legend to "key pedestrian and/or circulation" 29 19 3.2 19 3.2 R15 Subdivision and development within the Local Town Centre must respond to the relevant concept plan shown in 1. 19 3.2 R16 Subdivision and development within the Local Town Centres must address the design principles and performance criteria outlined in 2. 5 of 21
Cross Cross 19 3.2 G26 Retail floorspace should be limited to approximately 5,000sqm with additional allowance for ancillary uses including office and service industry. 19 3.2 G27 Footpaths in the main street should be a minimum width of 4.0 metres. 19 3.2 G28 Large expanses of blank walls along streets should be avoided. Blank walls should be treated to discourage graffiti. 19 3.2 G29 ning permits should address and resolve the management of local roads and town squares to ensure appropriate management outcomes. 19 3.2 R17 Land use and development of the Southern Local Convenience Centre (LCC) must be generally in accordance with the Local Convenience Centre Concept shown in 2. 19 3.2 R18 Subdivision and development within Local Convenience Centres must address the design principles and performance criteria outlined in 2. 19 3.2 G30 Retail floor space should be limited to approximately 500sqm with additional allowance for ancillary uses including office and service industry. 19 3.2 G31 Footpaths should allow for increased pedestrian activity and on-street dining. 19 3.2 G32 Large expanses of blank walls along streets should be avoided. Blank walls should be treated to discourage graffiti. 19 3.2 G33 Development of the LCC should create opportunities for the long term development of high and medium density housing. 20 3.2 2 Refer exhibition document 21 3.2 3 22 3.2 3 Refer exhibition document 23 3.2 R19 Land use and development must be generally in accordance with the Ballan Road Commercial Area Concept shown in 4. 23 3.2 R20 Key locations within the Ballan Road Commercial Area must incorporate features of interest into the built form and surrounding landscape (refer to 4). Features of interest include: Minimum two storey construction or elements of two storey construction (such as higher floor to ceiling heights, parapets, awnings, shade structures or roof elements); Sculptured facades which include recesses and projections to provide variation and segmentation to the building facade; Strong vertical elements; Balconies; Roof and/or wall articulation; and/or Feature colours and materials which are sympathetic to the sites surrounds. Extend key circulation along frontage to Hobbs Road of the Local Convenience Centre Amend legend to ensure words not cut off Amend to indicate 120 metre consistent frontage (noting no dimensions are shown on the plans) and annotate the concept plan to highlight flexibility in the lot depth to be allowed by the responsible authority as suitable to the application). 6,17,19,21,32,34 23 3.2 R21 Vehicular access to properties fronting Ballan Road to the Employment Area must be from service lanes, internal loop roads or rear laneways. 23 3.2 R22 Water tanks, service infrastructure and other structures that are not part of a building must be located behind the building line; or where this is not possible behind constructed screening using durable and attractive materials to the satisfaction of the Responsible Authority. 23 3.2 R23 Development proponents must consider Crime Prevention Through Environmental Design (CPTED) and Safer Design s when designing employment areas. 23 3.2 R24 Land uses must complement the role and function of the Manor Lakes MTC. 23 3.2 R25 Buildings must be setback no more than 22 metres from the Ballan Road road reserve and comply with the Ballan Road Commercial Area Concept shown in 4. 23 3.2 R26 All buildings must provide an active frontage and primary access from Ballan Road to the building. 23 3.2 R27 Articulated frontages must address all side and / or rear streets. 23 3.2 R28 Secondary access points to buildings from side and / or rear streets may be considered in addition to primary access to the building from Ballan Road. 23 3.2 R29 Provide a Local Access Level 2 interface road adjacent to residential development. 23 3.2 G34 Fencing to the Ballan Road interface should be visually permeable and no greater than 1.2 metres in height. 23 3.2 G35 Preferred land uses are office, commercial, restricted retail, allied health and food and drink premises. Medium and higher density dwellings may be considered as part of a mixed use development. Replace "employment area" with "commercial area" "Vehicular access to arterial or sub-arterial roads must be provided from local road or rear lanes only. Service roads may be considered in exceptional circumstances, subject to agreement of the coordinating road authority." 6 of 21
Cross Cross Open Space & Community Facilities 24 3.3 5 Refer exhibition document Add native vegetation information from the NVPP to 5, distinguish what is to be retained and what may be removed Update legend font Increase size of P14 to the south Amend plans to show Shared Use Bridge (indicative location) over the Werribee River connecting to the Riverdale PSP 91 to the north east of Wollahra Rise; and nearby GGF wetland 19 in the north. Remove potential vehicle crossing on property 2 Make dry stone wall changes to the south of property 34 Increase size of community centre on property 8 from 0.4ha to 0.6ha Remove 3 on the Riverdale side of the PSP All RRL legend notations to be changed to 'Regional Rail Link Corridor' Change legend to Growling Grass Frog Conservation Area (encumbered) Clearly show land required for Ballan Road widening Update RRL area and dimensions Fade all non-psp areas Rename future railway station to "potential future Riverdale station" Remove words "major and "Ballan Road" from Major arterial road in legend Remove words "site (Aboriginal) from Heritage in legend Replace words "Breakaway Waterway" with Tributary in legend Replace words "community facility" to "community centre" Add "shared user bridge (indicative location)' to legend Update legend font Delete "Werribee River" from legend Open space changes as per 2 Amend "mixed use employment/commercial" along Ballan Road to indicate 120 metre frontage (no dimensions are shown on the plans) Amend size of property 14 to be consistent with certificate of title 25 3.3 4 Refer exhibition document Amend size of P15 from 0.1 to 4.4 Add P18 to the table (0.20ha- Neighbourhood Passive Recreation Node-Anchored to the Werribee River Breakaway Waterway Corridor- Wyndham City) Check size of P15 is it 1.0ha or Describe Park P12 shape and configuration within 4 Other Attributes column to allow for some discretion. Amend P6, P7 and P8 classification to Urban Park in 4 to accord with 3. 24 7 of 21
Cross Cross 26 3.3 R30 Open space design and delivery must have regard to 3 and 3. 26 3.3 R31 The open space network must: Provide flexible recreational opportunities that allow for the anticipated range of active and passive recreational needs of the community. Maximise the amenity and value of encumbered open space, in particular waterway, heritage and habitat conservation open spaces. 26 3.3 R32 All public land, including streets, must be designed to provide robust and attractive landscaping, that can be viably maintained, to the satisfaction of the Responsible Authority. 26 3.3 R33 Parks and open spaces must contain extensive planting of large canopy scale trees, native, indigenous and exotic, that are suitable for urban environments, the local climate, soil conditions, and to the satisfaction of the Responsible Authority. 26 3.3 R34 Open space (including active, passive, encumbered land and waterways) must be separated from development either by a road interface or lots with rear laneway access and a 3m wide shared path unless otherwise agreed in writing by the Responsible Authority. 26 3.3 R35 The town square must be delivered via the Clause 52.01 passive open space contributions. 26 3.3 R36 Development abutting open space must be designed to provide passive surveillance, through the appropriate siting of windows, balconies and pedestrian access points. 26 3.3 R37 Fencing of parkland must be low scale and/or visually permeable to facilitate public safety and surveillance. 26 3.3 R38 Design and construction of any infrastructure or trails located within the Werribee River open space corridor must be consistent with: The Werribee River CMP. The Werribee River Shared Trail Strategy Any relevant approved Cultural Heritage Management. Amend wording to "parks, open spaces and paths must contain"... Replace requirement with "Where fencing of open space is required, it must be low scale and/or visually permeable to facilitate public safety and surveillance." 26 3.3 R39 26 3.3 R40 If local parks interface with a waterway corridor or encompass remnant native vegetation the design of that open space must demonstrate integration of the relevant environmental and waterway values. A planning permit application involving the Werribee River or tributaries must be accompanied by the following information (as appropriate): A summary of the Aboriginal cultural heritage implications related to the development of the Corridor within the specific permit area. An analysis of the ecological, landscape and geomorphic values of the Corridor within the specific permit area. A plan clearly demonstrating the recreation facilities to be provided within the Corridor within the specific permit area. A plan demonstrating the stormwater facilities to be provided in the Corridor within the specific permit area and how this is compliant with the approved drainage strategy. A plan identifying the retention of vegetation and re-vegetation proposed within the corridor. Where appropriate, the development proponent may be required to prepare an Environmental Management for the Corridor within the specific permit area prior to the commencement of works. 26 3.3 R41 Where single passive parks are located across multiple existing property parcels, the first development proponent to lodge a permit application must undertake a master plan for the entire park to the satisfaction of the Responsible Authority, or unless otherwise approved by the Responsible Authority. 27 3.3 G36 Active recreation reserves should be designed to maximise co-location opportunities between complementary sports and adjoining school facilities. 27 3.3 G37 The design and layout of open space should maximise water use efficiency, storm water quality and long term viability of vegetation through the use of Water Sensitive Urban Design (WSUD) initiatives. 27 3.3 G38 Passive parks should cater for a broad range of users and support both structured and informal recreation activities. 27 3.3 G39 The design of waterways, wetlands (other than GGF wetlands), retarding basins and other encumbered land should maximise the potential for passive and / or active recreation uses where this does not conflict with the primary function of the land. 27 3.3 G40 Passive parks within and adjacent to the Werribee River corridor should provide clear delineation of areas of conservation or cultural heritage significance. 27 3.3 G41 Design of sporting reserves should orientate playing fields in a generally north / south direction to minimise interference to play by direct sun. 27 3.3 G42 The indicative layout of schools and open space as illustrated in 4 and 5 may be altered to the satisfaction of the Responsible Authority. 27 3.3 G43 In addition to the pedestrian crossings shown on 10, development proponents should provide waterway crossings at intervals no greater than 400m. 27 3.3 G44 The proponent delivering a master plan for a local passive park that traverses multiple property parcels, should consult with the landowners of parcels also covered by the park, to ensure an integrated design. 27 3.3 G45 Design and construction of any infrastructure or trails located within the Werribee River open space corridor should be guided by the Desktop and Standard Aboriginal Cultural Heritage Assessment (Aboriginal Affairs Victoria project number 11896). 8 of 21
Cross Cross 28 R42 Further to the public open space contribution required by Clause 52.01 of the Wyndham ning Scheme, this provision sets out the amount of land to be contributed by each property in the Precinct and consequently where a cash contribution is required in lieu of land. All land owners must provide a public open space contribution equal to 2.61% of NDA upon subdivision of land in accordance with the following: Where the passive open space shown on the lot in 5 of this Precinct Structure is equal to 2.61% of the lot s NDA that land must to be transferred to Council at no cost to Council. Where the passive open space shown on the lot in 5 of this Precinct Structure is equal to 0% or less than 2.61% of the lot s NDA: o the relevant land must be transferred to Council at no cost to Council o a cash contribution must to be made to Council to bring total open space contribution (land and cash) to a value equal to 2.61% of NDA. The cash contribution is to be made at a rate of $630,000 per NDHa (as at July 1 2012, indexed annually to All Groups CPI; Melbourne ABS 6401, 5). Where the passive open space shown on the land in 5 of this Precinct Structure is greater than 2.61% of NDA, Council will pay to the subdivider, at a time to be agreed, $630,000 per net NDHa (as at July 1 2012, indexed annually to All Groups CPI; Melbourne ABS 6401, 5) for the relevant land in excess of 2.61% of NDA where the land is provided in accordance with this Precinct Structure. Refer to the Property Specific Land Use Budget ( 4.1) for detailed individual property open space land areas and percentages specified by this Precinct Structure. The Responsible Authority may alter the distribution of passive open as shown in this Precinct Structure provided the relevant vision and objectives of this Precinct Structure are met. A subdivider may provide additional passive open space in a subdivision to the satisfaction of the Responsible Authority. There is no onus on Council, the Responsible Authority or any other party to provide compensation for open space provided above that required by Clause 52.01 and this Precinct Structure. Replace wording with: "Further to the passive open space contribution required by Clause 52.01 of the Wyndham ning Scheme, this provision sets out the amount of land to be contributed by each property in the Precinct and consequently where a cash contribution is required in lieu of land. All land owners must provide a passive open space contribution equal to 3% of the land s NDAR upon subdivision of the land except in the case of employment land (as shown on 6) where the contribution is 2% of the land s NDAE. The contribution must be made as follows: Where the passive open space shown on the lot in 6 of this Precinct Structure is equal to 3% (or 2% for employment land) of the lot s NDAR (NDAE) that land must to be transferred to Council at no cost to Council. Where the passive open space shown on the lot in 6 of this Precinct Structure is equal to 0% or less than 3% (or 2% for employment land) of the lot s NDAR (NDAE): the relevant land must be transferred to Council at no cost to Council a cash contribution must to be made to Council to bring total open space contribution to a value equal to 3% (or 2% for employment land) of NDAR (NDAE). Where the passive open space shown on the land in 6 of this Precinct Structure is greater than 3% (or 2% for employment land) of NDAR (NDAE), the relevant land must be transferred to Council at no cost to Council. In this case Council will compensate the landowner, at a time to be agreed, for the amount of land provided in excess of 3% (or 2% for employment land) but no greater than difference between 3% (or 2% for employment land) and the amount of land shown as passive open space on 6. Refer to the Property Specific Land Budget ( 1) for detailed individual property open space land areas and percentages specified by this Precinct Structure. The Responsible Authority may alter the distribution of passive open as shown in this Precinct Structure provided the relevant vision and objectives of this Precinct Structure are met. A subdivider may provide additional passive open space in a subdivision to the satisfaction of the Responsible Authority. There is no onus on Council, the Responsible Authority or any other party to provide compensation for passive open space provided above that required by Clause 52.01 and this Precinct Structure." 29 4 Refer exhibition document 29 5 Refer exhibition document Replace P15 with P16 Show the shared path Replace P16 with P17 Show Local Access Level 1 Streets on interace between residential areas and open space areas Increase 'community facility' size from 0.4ha to 0.6ha. Decrease passive open space by 0.2ha and active open space by 0.03ha 31 3.3 R43 Community and education facilities must provide efficiency through the co-location of: shared buildings, car parking and other infrastructure active open space and associated facilities. Replace with: "Community facilities, schools and active recreation reserves which are co located should to maximise efficiencies through the sharing of car parking and other complementary infrastructure." 31 3.3 R44 31 3.3 R45 31 3.3 R46 The siting and design of community facilities must ensure a strong street address to their primary street frontage and any adjoining public spaces or other public uses. Where the Responsible Authority is satisfied that land shown as a non-government school site is unlikely to be used for a non-government school, that land may be used for an alternative purpose which is generally consistent with the surrounding land uses and the provisions of the applied zone. Schools and community centres must be designed to front and be directly accessed from a public street with car parks located to the side and / or rear of the allotment. 31 3.3 G46 Community facility sites should be provided with at least two street frontages. 31 3.3 G47 Schools should be provided with three street frontages, where practicable. 31 3.3 G48 Community facilities should be planned and designed with the flexibility and capacity to meet the changing needs of the community and provide for a range of community uses. 31 3.3 G49 Community, education and commercial buildings should incorporate design and construction measures to minimise resource use. 31 3.3 G50 Any private childcare, medical, or similar facility should be located proximate to any Local Town Centre, Local Convenience Centre or nominated community hub as appropriate. 31 3.3 G51 Where a community centre is co-located with public open space, efficiency of land use should be maximised through the sharing and overall reduction of car parking. X X Amend to: "Schools and community centres must be designed to front, and be directly access from, a public street with car parks located away from the main entry." Any connector road or access street abutting a school must be designed to achieve slow vehicle speeds and provide designated pedestrian crossing points as requried by the responsible authority. Where appropriate, non-government community services to integrate with Council community centres and/or town centres. 9 of 21
Cross Cross Biodiversity, Threatened Species & Bushfire Management 32 3.4 6 Refer exhibition document 33 3.4 R47 Development within the Conservation Management area must be in accordance with the approved Werribee River CMP to the satisfaction of Melbourne Water and the Department of Sustainability and Environment. 33 3.4 R48 Design, baffle and locate adjoining lighting to prevent light spill and glare adjacent to Growling Grass Frog wetlands (as described in the Werribee River CMP). 33 3.4 G52 Where appropriate co-locate public recreation and open space areas to assist in buffering significant conservation reserves and waterways. 33 3.4 G53 Landscaping adjacent to the Werribee River, waterway corridors and retained indigenous vegetation should be complementary to the natural environment and should use indigenous planting, where appropriate. 33 3.4 G54 Where practical, subdivision applications should have regard to the Wyndham City Council Landscape Context s. 33 3.4 G55 Where located adjacent or nearby each other, maximise the integration of linear and conservation open space with local parks. 33 3.4 G56 Street trees and public open space landscaping should contribute to habitat for indigenous fauna species, in particular arboreal animals and birds. 34 3.4 R49 Unless a subdivision meets the standards set out in either G71 or G72, it must provide defendable space between a fire threat edge identified on 5 in this Precinct Structure and a dwelling to the satisfaction of the Country Fire Authority (CFA). 34 3.4 R50 Where a lot contains defendable space the following applies: Before the statement of compliance is issued under the Subdivision Act 1988 the owner must enter into an agreement with the Responsible Authority under 173 of the ning and Environment Act 1987 and make application to the Registrar of Titles to have the agreement registered on the title to the land under 181 of the Act. The agreement must set out the following matters: A building envelope and that a building must not be constructed outside of the building envelope. That a building must not be constructed on the lot unless it is constructed to 12.5 BAL. The area of defendable space applicable to the lot with the following restrictions on vegetation during a declared fire danger period: Within 10 metres of a building, flammable objects (such as plants, mulches and fences) must not be located close to the vulnerable parts of the building (such as windows, decks and eaves). Grass must be no more than five centimetres in height. Trees must not overhang or touch any part of a building. Leaves and vegetation debris must be removed at regular intervals. Shrubs must not be planted under trees. ts greater than ten centimetres in height at maturity must not be placed directly in front of a window or other glass feature. A tree canopy must not be closer than two metres to another tree canopy. Total tree canopies must cover no more than 15% of the area of the lot at maturity. That the agreement ends upon the issue of a certificate of occupancy for a building on the lot. This does not apply where the CFA states in writing that a 173 agreement is not required for the subdivision or lot. Replace with Map 2 of the NVPP Show all GGF wetland ID pullouts Update RRL area and dimensions Name for plan changed Remove potential vehicle crossing on property 2 Make dry stone wall changes to the south of property 34 Increase size of community centre on property 8 from 0.4ha to 0.6ha All RRL legend notations to be changed to 'Regional Rail Link Corridor' Change legend to Growling Grass Frog Conservation Area (encumbered) Clearly show land required for Ballan Road widening Update RRL area and dimensions Rename future railway station to "potential future Riverdale station" Fade all non-psp areas Remove words "major and "Ballan Road" from Major arterial road in legend Remove words "site (Aboriginal) from Heritage in legend Replace words "Breakaway Waterway" with Tributary in legend Delete "Werribee River" from legend Open space changes as per 2 Amend size of property 14 to be consistent with certificate of title Delete "Sustainability and Environment" and replace with "Department of ning and Environment" Add "and the Responsible Authority" Delete "wetlands" and replace with "conservation area" Delete "prevent" and replace with "minimise" Update wording "Tree planting and landscaping adjacent to the Werribee River, waterway corridors and retained indigenous vegetation should be indigenous species". Deleted - note bushfire management reverts to Bushfire Prone Area provisions under the Building Regulations 2006 (regs 810 & 811) Deleted - note bushfire management reverts to Bushfire Prone Area provisions under the Building Regulations 2006 (regs 810 & 811) 1,18,29 34 3.4 R51 Provide a road network that enables at least two safe egress routes away from the fire hazard. 34 3.4 R52 For the purposes of Clause 56.06-7, the requirements of the relevant fire authority are, unless otherwise approved by the CFA: Constructed roads must be a minimum of 7.3m trafficable width where cars park on both sides, or: A minimum of 5.4m in trafficable width where cars may park on one side only. A minimum of 3.5m width with no parking and 0.5m clearance to structures on either side, and if this width applies, there must be passing bays at least 20m long, 6m wide, and located not more than 200m apart. Roads must be constructed so that they are capable of accommodating a vehicle of 15 tonnes for the trafficable road width. The average grade of a road must be no more than 1 in 7 (14.4% or 8.1 ). The steepest grade on a road must be no more than 1 in 5 (20% or 11.3 ) with this grade continuing for no more than 50 metres at any one point. Dips in a road must have no more than a 1 in 8 grade (12.5% or 7.1 ) entry and exit angle. Constructed dead end roads more than 60 m in length from the nearest intersection must have a turning circle with a minimum radius of 8 m (including roll-over curbs if they are provided). Deleted - note bushfire management reverts to Bushfire Prone Area provisions under the Building Regulations 2006 (regs 810 & 811) 34 3.4 R53 ting in streets and public spaces within defendable space must be designed to take into account impact on fire risk. Deleted - note bushfire management reverts to Bushfire Prone Area provisions under the Building Regulations 2006 (regs 810 & 811) 10 of 21