Site layout, density and housing type How can the high densities (up to 30 lots/hectare) be justified in this area and protect adjoining neighbourhood character? The overall site density (15-18 lots/ha) is considered appropriate for the development of the site and will ensure it is developed in line with local neighbourhood character. Individual stages provide a range of densities, including more affordable housing consistent with market demand. Higher density stages are located towards the south, adjacent to Doncaster Road, while the site transitions into larger lots/lower density precincts towards the north of the site, in-line with densities of residential development in the adjoining Residential 3 zone The current stage densities are supported by appropriate road network infrastructure, footpaths, open space and landscaping outcomes to optimise the functionality and appeal of the stages, whilst blending with the existing neighbourhood. See 'Interface with surrounding area' section for more information about how impacts on neighbours are proposed to be addressed. The site is also well located to public transport and community facilities. Can Mirvac provide more detailed information on the 'Higher Density' precinct along Doncaster Road? In accordance with the Local Policy for the site, the proposed EGC Development Plan identifies that a 'Higher Density' precinct along Doncaster Road. Mirvac has yet to commit to a final scheme or timing for the precinct, however envisages a maximum building height of 4-6 levels, and in accordance with the provisions of Design and Development Overlay 8 (DD08). Initial correspondence indicated approximately 600 dwellings will be constructed, however the current Development Plan indicates there is now approximately 800 dwellings, why has this changed? The total yield and densities for the site have not changed since the initial concept for the development. The 600 dwellings refer to individual allotments from Stages 1 6, excluding the higher density precinct, which proposes a yield of up to 200 dwellings, depending on the final development proposal for this area (townhouses or apartments).
Interface with surrounding area How will the development be designed and managed to ensure it won't adversely affect existing adjoining lots? Design guidelines will be developed to control the future design, construction and materials used within the EGC development. They will convey the vision for the sight, and ensure a high quality design theme is achieved and maintained across the development. The guidelines will mandate appropriate setbacks and requirements to ensure that future development will not unduly affect existing residents from a physical or an acoustic perspective. I live in a property abutting the Golf Course: How many new neighbours will I expect to have? In planning for the development, Mirvac has generally adopted a 'one new neighbour' policy, whereby existing Residential 3 property boundaries abutting the development will be directly aligned with the boundaries of one future lot only (i.e. the same width as the existing lot). Can I purchase the land behind my home? Existing neighbours are able to purchase land within the development, including land directly abutting their homes, as it is released to the market. However, it is to be noted that all lots within the development will require internal frontages and a house to be built in accordance with the design guidelines and timeframes which will form part of the contract of the sale. Will you consider buying existing adjoining properties? At this stage, Mirvac does not intend to purchase any existing adjoining properties. Will the proposed development negatively impact the value of my property? Mirvac appreciates that the current outlook from some properties will change from the existing golf course vistas. On the other hand, it is anticipated that residents surrounding the development will benefit from the opening up of this private land through access to new parkland and open space that was not previously available to the public. The development will be a high-quality sought-after area with excellent levels of amenity, which should ultimately add to the value of the area. Why can t a buffer of open space be located directly behind each adjacent property? The size and location of areas designated for open space have been influenced by protecting areas of ecological significance, achieving integrated water management, and developing linkages with the existing open space network beyond the site. The location of such areas forms the basis for the location of residential development within the site.
Traffic, access and parking How many internal parking spaces will be available within the development, and will it be restricted, i.e. time limits and fees? In accordance with the Manningham Planning Scheme, all homes with three or more bedrooms require two onsite car spaces, with at least one covered space. All one- and two-bedroom dwellings will be provided with a minimum of one single onsite car space. On-street visitor parking will be available along all access streets and connector streets. Overall, visitor parking across the site equates to a minimum of one car space per dwelling. At this time, it is not envisaged that restrictions or fees be applied to visitor parking. However, the concept may be considered by Council as appropriate once the site is operational and non-resident parking is monitored. Will there be a pedestrian overpass over Doncaster Road? The current Development Plan does not provide a pedestrian overpass over Doncaster Road. Pedestrian movements across Doncaster Road will be facilitated via pedestrian phases within the proposed traffic signals at Doncaster Road. Further to this, a median would be provided to allow for staged crossings if required. How will pedestrian safety be considered? Pedestrian safety has been considered as part of the broader analysis of the Development Plan, through features such as estate design, proposed signage, and layout of the pedestrian network. Further, in order to ensure pedestrian safety within the development, streets in excess of 150 metres will incorporate suitable 'mid block' slow points in the form of road narrowings, which would allow for only one vehicle to proceed, as a means of controlling the speed of traffic travelling along the roads. These will be strategically located where possible to coincide with the internal bicycle and pedestrian path network. Roundabouts will predominantly be utilised for intersection control at major cross intersections which will also suitably control speed. Will there be a future bus route through the development? The proposed Development Plan does not anticipate an internal bus route through the development, however road design does provide for access by a community bus in the future The site is strategically located within close walking distance to a number of bus services and the Doncaster Park and Ride, which will be accessed by proposed signalised intersection at Doncaster Road, which will include pedestrian phases. What studies have been undertaken to ensure the surrounding main road network, including Doncaster Road, is able to cope with increased traffic congestion as a result of the proposed development? Traffic modelling has been undertaken by traffic engineering consultants with respect to the surrounding road network, including liaison with Council and VicRoads. Factors considered include work, educational, shopping and recreational vehicle trips into the surrounding road network. Of particular note, Doncaster Road was designed for traffic volumes experienced prior to the Eastern Freeway being extended to Springvale Road, with traffic volumes dropping by approximately 66% over the last 20 years. Significant capacity exists along the Doncaster Road site frontage to provide signalised access to the site.
I am concerned that the secondary vehicle access points will create or add to congestion in the surrounding streets, what studies have been undertaken to ensure the suitability of these access points? In accordance with the requirements of the Local Policy for the site, the proposed road network strategy includes three vehicle connections into the existing residential street network, and a new signalised intersection to Doncaster Road. Traffic engineers have undertaken modelling which demonstrates that the integration of new vehicle connections into the existing street network will result in traffic volumes that sit comfortably within existing capacity. A maximum additional traffic volume of one vehicle movement per minute is expected in any of the surrounding streets, which should be easily absorbed into the existing road network. The surrounding streets have been designed with carriageway widths in the order of 7-7.5m, which, under Clause 56.06 of the Victorian Planning Provisions, are capable of providing for traffic volumes of up to 3,000 vehicles per day. Daily traffic volumes on all local streets will be well below 1,500 vehicles per day, and in most cases, well below 1,000 vehicles per day. I am concerned that increased traffic volumes will negatively impact Bordeaux Street and access into Williamsons Road; has this been considered? Traffic volumes along Bordeaux Street are projected to increase by approximately 20 vehicles per hour, or 1 vehicle every three minutes. This is considered unlikely to cause any discernible impact at the intersection of Bordeaux Street and Williamsons Road, noting that the peak traffic periods for this intersection occur during school drop off and pick up times. I am concerned that increased traffic volumes will directly affect Fairway Road including the High Street intersection; has this been considered? Traffic volumes along Fairway Road are projected to increase by approximately 50-60 vehicles per hour, or 1 vehicle every minute. There is sufficient capacity at the intersection of Fairway Road and High Street to accommodate these traffic movements. The operation of this intersection would most likely resemble the current operation of High Street and Fyfe Drive (approximately 1km north of Fairway Road). It is understood that many residents are concerned about illegally parked vehicles and sight distances at the "dog leg" near the intersection. As this is an existing condition independent of the development, Mirvac has relayed these concerns to Manningham Council for review and action. Will the Link Street traffic volumes impact residents of Studley, Braeside and Greenwood Streets? Traffic volumes to/from Link Street to access High Street would generally use Fairway Road. Any increase in traffic along Studley Street, Braeside Street or Greenwood Street is expected to be minor, due to the indirect link between the Eastern Golf Club site and High Street. Will there be an increase in traffic volumes to Iskander Place? The masterplan does not propose a vehicle link from the site into Iskander Place.
Community services and facilities Will there be a provision for specialist needs including a Retirement Village, Primary School and Affordable Housing? The proposed Development Plan does not include a Retirement Village, however a number of housing options that may be desirable to an older demographic will be offered. Similarly, whilst there isn't a specific mandate to provide 'Affordable Housing', the proposed Development Plan will provide a mix of vacant land and house types to meet a range of demographic, lifestyle and socioeconomic needs. The redevelopment does not accommodate the future development of a primary school. Will there be a retail precinct included within the development? The proposed Development Plan does not specifically cater for a retail precinct, however there is potential for the future use of the 'Tullamore' homestead to provide for the future benefit of the community. The site is conveniently located in close proximity to Westfield Shoppingtown, Macedon Village and High Street Shops which provide substantial and accessible communal and retail services to support existing residents and future EGC community. What is the proposed use for the Tullamore homestead? The future use of the 'Tullamore' homestead is currently unknown, however Mirvac seeks to ensure that the future use is to the benefit of the new and existing community.
Public open space/ landscaping Can Mirvac reduce the total number of dwellings to provide more open space, a larger road network and internal infrastructure? Mirvac has committed to providing in-excess of the 20% of the site recommended by the local planning policy to be retained as open space. The proposed development is adequately supported by a functional road network, infrastructure, and landscape strategy, and as such, the site would not benefit from an increase to the proposed amount of public open space. The proposed road network seeks to achieve a balance between non-permeable road surfaces, safety, and functionality. How will the open space be developed and made available for use by residents? Open space, including walking trails, bicycle paths, play-equipment, and passive recreation areas will be developed and delivered in accordance with the adjoining residential stage, where possible. Mirvac will seek to ensure that residents will benefit from the early deliver of these open space facilities. The stages have also been designed so that the conservation reserve will be developed and available for resident and community access as early as possible. Who is responsible for maintenance of open space areas and landscaping? Mirvac will be responsible for open space and public landscape maintenance until such time that it is handed over to Council. Timing for this has yet to be confirmed. Residents will be responsible for private landscaping, including the nature-strip to the entry of their property. How will each stage of the development be landscaped and removal of existing vegetation be offset? Individual stage landscape strategies, in-line with the overall landscape strategy for the site, will be prepared as part of the detailed design for each stage of development. Strategies will outline streetscape planting, open space landscaping, and recreational facilities that are compatible with the existing vegetation and encourage creation of natural fauna habitats. Individual stage landscape strategies will require Council approval prior to construction. Loss of existing vegetation will be offset by new planting in open space areas throughout the site, primarily within the conservation reserve located towards the north of the site.
Fauna and flora What fauna has been identified on the site and what is the plan for protection of these species? A total of 23 fauna species (21 native birds, 2 introduced birds) considered widespread and common have been identified and recorded across the site during assessments undertaken by environmental consultant Ecology & Heritage Partners. The Growling Grass Frog was not recorded during any assessment. The future conservation reserve will be a localised and protected area where existing fauna can thrive and establish habitats on site. Have tree protection zones been identified and how will they be monitored throughout construction? Environmental consultant, Ecology & Heritage Partners has surveyed and recorded all trees across the site. Tree Protection Zones (TPZs) and Buffer Zones have been applied to all scattered trees and patches of remnant vegetation that are to be retained as part of the development. Mirvac will be responsible for maintaining and enforcing TPZs and Buffer Zones during construction; Council will assume responsibility once open space areas have been handed over to Council. Can further information for the recognised heritage trees be provided? Three trees were identified on and adjacent to the site as elements of heritage significance and will be maintained and protected as part of the future development. Details of these trees are specifically contained within the report Eastern Golf Club Conservation Analysis and Policy, Meredith Gould Architects Pty Ltd, 2011, commissioned by City of Manningham: - Tree number 4: Eucalyptus camaldulensis (River Red Gum) Approximate age: Mature indigenous - Tree number 27: Quercus robur (English Oak) Approximate age: Consistent with Homestead planting - Tree number 82: Araucaria bidwillii (Bunya Bunya Pine) Approximate age: Consistent with Homestead planting
Infrastructure, drainage and Ecologically Sustainable Development (ESD) Does the proposed Development negatively impact on the existing service infrastructure? A detailed site servicing assessment has been undertaken by civil consultant Cardno Pty Ltd. The assessment confirms that the proposed development can be adequately supplied with all necessary reticulated services. Specific advice from associated authorities confirms that existing sewerage reticulation, water, electrical, gas and telecommunication supply networks have sufficient capacity to cater for the proposed development. Mirvac does not intend to install a television 'booster' station to improve existing television reception in the area. What are the proposed energy and water usage and sources of the development? Each allotment will be individually metered for electricity supply via a connection to the local electrical supply grid (primarily from Doncaster Road). Electricity usage can be complemented by solar boosted hot water systems and solar panel systems to decrease individual electricity usage. Water will be supplied to all homes via potable water mains, primarily along Doncaster Road. The provision of recycled water is considered under the Recycled Water Treatment Plan currently under investigation by Yarra Valley Water and Manningham Council. Does Mirvac commit to providing recycled water? If so, can the benefit be extended to the existing properties abutting the site? Yarra Valley Water and Manningham Council have been working to develop a best practice integrated water management strategy that delivers Class A recycled water to residents within the Doncaster Hill Precinct. As this is not a Mirvac controlled initiative, Mirvac can not commit to the implementation of the system. However, Mirvac will continue to support Yarra Valley Water and Manningham Council in implementing the system. Mirvac can not commit to the facility being available to residents outside of the development. How will stormwater runoff be managed, and what are the benefits of the proposed 'Biofilta' system? Management of stormwater and flow rates within the development will primarily be achieved through the installation of two new detention basins. During rainfall events, stormwater will be captured and retained within the detention basins, enabling a controlled flow of stormwater from the site, thus mitigating the risk of flooding to the existing residents downstream. The detention basins will also be fundamental in achieving storm water quality targets through the incorporation of a 'Biofilta' stormwater system which comprises pre-grown vegetation treatment filters, and capture and reuse tanks. The re-use tanks provide the opportunity for water re-use, typically for the irrigation of open space areas.
Availability of information and plans Is Mirvac able to provide further details in regards to the timing for each Stage? Development of the Eastern Golf Course is in the initial planning stages. As such, Mirvac can not commit to specific timeframes for individual stages. It is envisaged that development of the site will take approximately 8 years (including planning) subject to the Eastern Golf Club receiving planning approval for its new golf course in Yering. Mirvac aims to lodge the Development Plan for consideration by Council in early 2013, and it is expected that the Plan will be put on public exhibition in mid 2013. At this stage, Mirvac anticipates commencing construction on site in late 2015. What is the proposed composition of each stage and can more detailed stage designs be provided? Specific design details for individual stages have not been completed at this point in the process. Each stage of development will be designed to offer a range of vacant land and houses comprising a mix of lot sizes and housing types to cater for current and future residential housing needs. When will you be able to give a rough idea of land prices? Mirvac anticipates that information regarding land prices will be available closer to the time of the initial sales launch of the project, currently expected mid-late 2015.