DEVELOPMENT PLAN REPORT - cdn.mitchellshire.vic.gov.au · DEVELOPMENT PLAN REPORT – WALLARA...

$: DEVELOPMENT PLAN REPORT - cdn.mitchellshire.vic.gov.au · DEVELOPMENT PLAN REPORT – WALLARA WATERS ESTATE PHASE 2 DEVELOPMENT PLAN G:\20569\20569_Phase 2\Correspondence\Report\Phase2-Development-Plan-Report-DPO4-v1.docx$
p (03) 8660 3000 [email protected] Lvl 6, 440 Elizabeth Street

ACN 079 642 818 ABN 17 251 075 871 [email protected] Melbourne Victoria 3000

GPO Box 2240

www.reedsconsulting.com.au [email protected]

Melbourne Victoria 3001

DEVELOPMENT PLAN REPORT Wallara Waters Estate, 40 Macsfield Road, Wallan 3756

Phase 2 Development Plan

Version 1 – November 2018

DEVELOPMENT PLAN REPORT – WALLARA WATERS ESTATE OVERALL DEVELOPMENT PLAN

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Executive Summary Background Project Name: Wallara Waters Estate Phase 2 Applicant/Owner: Australand Industrial 126 PTY LTD / Nordic PTY LTD Address: Wallara Waters Estate, 40 Macsfield Road, Wallan 3756 Title Particulars: Vol. 8998 Fol. 942 (Lot 1 on TP447237L) Vol. 8998 Fol. 945 (Lot 1 on TP823086K) Vol. 8998 Fol. 947 (Lot 1 on TP823088F) Vol. 8998 Fol. 949 (Lot 1 on TP823089D) Relevant Planning Controls Planning Scheme: Mitchell Shire Council State Planning Policy Framework: 11 Settlement 15 Building and Environment Local Planning Policy Framework: 21.01 Mitchell Shire 21.07 Housing 21.10 Infrastructure 22.02 Heritage Policy Zone: Mixed Use Zone (MUZ) Overlays: Development Plan Overlay (DPO) Floodway Overlay (FO) Land Subject to Inundation Overlay (LSIO) Vegetation Protection Overlay (VPO) Strategic Planning Documents

• Wallan Structure Plan

• Local planning policies and strategies

• Mitchell 2020 Community Plan

• Council Plan 2013-2017 Purpose of Report The purpose of the report is to provide development plan for Phase 2 of the Wallara Waters Estate, prepared in accordance with the Development Plan Overlay Schedule 4 of the Mitchell Shire Planning Scheme.

DEVELOPMENT PLAN REPORT – WALLARA WATERS ESTATE PHASE 2 DEVELOPMENT PLAN


Contents

1.0 INTRODUCTION .................................................................................................................................................4

2.0 BACKGROUND ...................................................................................................................................................5

3.0 SITE DESCRIPTION .............................................................................................................................................6

4.0 PROPOSAL .........................................................................................................................................................9

5.0 BACKGROUND REPORTS ................................................................................................................................. 13

5.1 TRANSPORT IMPACT ASSESSMENT ............................................................................................................................. 13 5.2 COMMUNITY INFRASTRUCTURE REPORT ..................................................................................................................... 13 5.3 LANDSCAPE MASTERPLAN........................................................................................................................................ 14 5.4 ECOLOGICAL REPORT .............................................................................................................................................. 15 5.5 DRAINAGE STRATEGY PLANS .................................................................................................................................... 15

7.0 CONCLUSION ................................................................................................................................................... 15



1.0 Introduction This Development Plan has been prepared on behalf of Nordic Pty Ltd and Australand Industrial No. 126 for the land located within Phase 2 of the Wallara Waters Estate, Wallan.

Phase 2 of the Wallara Waters Estate is located to the south east of the Wallan Township on the eastern side of the Hume Freeway in Mitchell Shire, and comprises of approximately 90 hectares of land within the Mixed Use Zone (MUZ). Phase 2 of the estate is located to the south of the Phase 1 and Balance of Phase 1 of Wallara Waters. The entire estate comprises approximately 200 hectares.

Wallara Waters consists of two primary phases, Phase 1, which incorporates the Commercial Development Site and the northern section of the residential subdivision, Phase 1 Balance which includes the residential land central to the site and Phase 2 being the southern section of the residential subdivision.

A development plan and planning permits for subdivision have been approved for Residential Phase 1 for a maximum of 600 lots and the Balance of Phase 1 for 365 lots. Residential development has commenced in this area in the northern and central portion of the Estate. This Development Plan has been prepared for Phase 2 of the Wallara Waters Estate Development. An Overall Development Plan has previously been prepared and Endorsed for the Wallara Waters Estate, this report aims to provide further details on the proposal for Phase 2.

Two Development Plans have been approved by the Mitchell Shire Council for the Wallara Waters Estate so far. The Commercial Development Site Development Plan was approved on the 6th October 2011 and the Phase 1 and Phase 1 Balance Development Plan was approved on 21st May 2018. This planning report is supported by the following reports and plans:

• Ecological Report – Phase 2

• Traffic Report – Phase 2

• Landscape Concept Plan – Phase 2

• Drainage Strategy Plans

• Community Infrastructure Assessment



Figure 1- Aerial Photo of site

2.0 Background This planning report is for the use and development at Phase 2 of the Wallara Waters Estate, Wallan. A development plan and planning permits for subdivision have been approved for Residential Phase 1 and Balance of Phase 1. Residential development has commenced in this area in the northern portion of the Estate.

This Development Plan has been prepared to provide further details on Phase 2 of the estate development. Two Development Plans have been approved by the Mitchell Shire Council for the Wallara Waters Estate so far. The Commercial Development Site Development Plan was approved on the 6th October 2011 and the Phase 1 and Phase 1 Balance Development Plan was approved on 21st May 2018.



3.0 Site Description

Subject site

The Wallara Waters Estate is located to the south east of the Wallan Township on the eastern side of the Hume Freeway, and comprises approximately 200 hectares of land within the Mixed Use Zone (MUZ). This northeast corner of the site abuts the Melbourne-Sydney train line to the east. The Hume Freeway forms the boundary to the west where it meets with the Wallan-Whittlesea Road to form the northern boundary. Phase 1 and Balance of Phase 1 for the estate is currently under development in stages with a number of stages already complete. Phase 2 of the estate comprises of 90.13ha of land to be developed to the south of the Taylors Creek Drainage Reserve which bisects the site.

The land applicable to this planning report is formally describes on Certificates of Titles as:

• Vol. 8998 Fol. 942 (Lot 1 on TP447237L)

• Vol. 8998 Fol. 945 (Lot 1 on TP823086K)

• Vol. 8998 Fol. 947 (Lot 1 on TP823088F)

• Vol. 8998 Fol. 949 (Lot 1 on TP823089D)

There are no restrictions on the Certificates of Titles which would prevent the planning application proposed.

Current uses and development of the site are but not limited to:

• Agricultural with associated dwellings and outbuildings.

• Phase 1 and Balance of Phase 1 subdivision and development in progress.

The site is located within a designated bushfire prone area.



Figure 2 – Site Context Plan

Figure 3 - Site Location Plan



Land Surrounding the Subject Site

The Wallara Waters Estate is located in Wallan Township within Mitchell Shire. Wallan is the northernmost community in the Northern Growth Corridor of Melbourne.

The southern areas of Mitchell Shire are subject to significant development opportunities and pressures. The progressive development of arterial roads linking Melbourne’s outer northern suburbs with the Western Ring Road and south eastern Melbourne further reinforce the importance of towns such as Wallan, Beveridge and Seymour in providing further residential development opportunities.

It is likely that demand for residential land at Wallan will continue to increase as freeway links into Melbourne are improved. Through its recent inclusion into Melbourne’s Urban Growth Boundary (UGB), Wallan will play an increased housing role during the next 20-25 years.

Figures 2 and 3 above highlight the subject site and some key features of the surrounding area.

The subject land is ideally located to provide a significant contribution to Wallan’s residential and commercial land supply requirements. The site’s position adjacent to existing and proposed infrastructure means that future residents will gain immediate benefits from services not commonly found in developments of a comparable scale elsewhere on Melbourne’s rural/residential interface. Major sites and land uses within the area include:

• Wellington Square Shopping Centre

• Wallan Town Centre

• Wallan Secondary College

• Wallan Recreation Reserve

• Yarra Valley Wallan Water Treatment Plant

The site is accessible via the following Principal Transport Network:

• Wallan Train Station (on the Melbourne – Shepparton/Albury train line)

Watson Street/Wallan-Whittlesea Road to the north of the site is a local sealed road which is a dual carriage way with one (1) traffic lane in each direction. A posted speed limit of 80kmh applies.

The location of the land is indicated in Figure 1 (Aerial Photo Plan) with surrounding uses as described above and depicted on Figure 2 (Site Context Plan). Located directly north of the subject site is the Wallan Industrial Estate comprised of approximately 10 hectares of industrial zoned land which has recently been commenced and still under development. The majority of the surrounding Wallan area is either generally established or essentially agricultural in nature and zoned Farming Zone. Apart from the central township area, the zones surrounding Wallan town are General Residential Zone and Low Density Residential Zone.



4.0 Proposal The Wallara Waters Estate is divided into two primary phases of development. Residential Phase 1 comprises 72.59 hectares of land in the northern portion of the site and has commenced development with a planning permit approved for 600 residential lots. Residential Balance of Phase 1 comprises of 40.56 hectares of land in the centre of the site, and comprises of 365 residential lots. Phase 2 comprises of 90.13 hectares of land at the southern end of the site and will accommodate approximately 1074 lots (excluding the potential school site) or 941 lots if a future school site is required by the Department of Education and Training. A summary of residential lots for Phase 1 and the Balance of Phase 1 development is provided below in Table 1.

Phase Conventional Lots Average Conventional Lot Size

Phase 1 600 535m² Balance of Phase 1 365 469m² Phase 2 1074 430 m² Total 2039 478m²

Table 1 – Summary of Residential Lots

Phase 1 incorporates the Commercial Development Site, located in the north of the development of the entry to the estate. This site comprises 14.336 hectares of land. The development of the commercial site for the purposes of commercial, community and recreational facilities will occur at a future point in time and is subject to the Development Plan dated 6 October, 2011 providing additional details on the proposed land use mix within this precinct. The previously approved development has been incorporated into this overall Development Plan for Wallara Waters.

Figure 4 shows the Overall Development Plan for the Wallara Waters Estate, incorporating all phases. The Development Plan includes details of the proposed subdivision layout, an indicative number of lots to be created and the allocation of open space and community facilities.

The Development so far has created a primary access point from Wallan-Whittlesea Road at the northern property boundary. It is proposed that a secondary access point to the site will be provided within Phase 2 providing a crossing over the Hume Freeway via a bridge to Macsfield Road. Further discussion on the traffic network can be found in the supporting Traffic Report.

One connector road is proposed to provide access across the drainage reserve that separates Phases 1 and 2 of the estate. This arrangement will ensure that vehicular traffic moving through the estate is directed towards the main access road, Wallara Waters Boulevard, through the development and provides connection with Wallan-Whittlesea Road at the north of the site. This connector road is capable of accommodating a large extent of the traffic and seeks to minimise vehicles using alternative routes through lower order local roads.

To the south east of the site is the Wallan Water Treatment Plant which provides water treatment for the Wallan Township. All residential lots proposed within Phase 2 are located greater than 700 metres from the Wallan wastewater management facility, in accordance with EPA requirements to ensure appropriate management of potential adverse amenity impacts. The Sewer Buffer Line is shown on the Overall Development Plan (Figure 4). The design and development proposal for Phase 2 of Wallara Waters will enhance the Wallan Township and provide guidance for future staged growth in the area. Figure 4 outlines the location and layout of residential lots, active open space for sporting and recreational purposes and community infrastructure. The plan provides an indicative layout only and is subject to separate approval under Schedule 4 to the Development Plan Overlay. Phase 2 proposes to provide 11.85 hectares of credited open space.

The subdivision layout encourages active resident participation through the provision of cycling and pedestrian paths and a highly permeable layout. Pedestrian/cycle paths will be provided to integrate with the existing



and future Wallan Township. The local paths will be designed to connect with the already existing path running through the northern area of the site that connects the Wallan Railway Station with the Town Centre. A potential option for a school site is shown centrally within Phase 2. This option is shown at the request of Council and as a result of the findings of the Community Infrastructure Assessment, however should the Department of Education and Training deem that this site is not required, the land can be developed into conventional residential allotments. It is also noted that the school site will be 3.5ha and the balance of the potential location will be residential use. The open space network proposed within Phase 1 Balance and Phase 2 has been designed to create a linear open space network, designed to take advantage of the drainage reserves and freeway plantation areas. The result of this is the opportunity to create connected areas of open space from the south-west corner of the site to the drainage corridor and through to the larger drainage reserves in the east of the site. Land has been set aside for a potential future Junior Sporting Oval within Reserve No. 25.

A neighbourhood park (1 Ha in size) is provided to ensure access to areas of public open space area is available within 400 metres of the majority of lots. Smaller pocket parks are provided at the ends of streets where vehicular access to higher order roads will not be permitted, enhancing the walkability of the neighbourhood by completing the modified grid network of local streets, which seeks to maximise connectivity for vehicles. Figure 5 depicts the walkability of 400m from open spaces throughout the site. All open space reserves lie outside the road reserves in terms of the statistics. Phase 1 and Phase 1 Balance combined propose to provide 12.93 hectares of credited open space. The road reserves adjoining Open Space No. 21 may require traffic calming measures to ensure the safety of users of this reserve, especially if the Department of Education and Training decide to locate a future school on the land to the immediate east. The details of these traffic calming measures will be outlined in the traffic impact assessment and detailed engineering plans for Phase 2. Open Space No’s 10, 11, 13 and 14 are required to allow for an appropriate interface with bridge abutments across the drainage reserve and to provide a buffer to the allotments adjoining this main road. These Open Space reserves will blend in with the adjoining drainage reserve to create useable recreation spaces that are low maintenance. It is envisaged that noise attenuation measures for Phase 2 will replicate the sound barriers required and approved for the Phase 1 development. This will be subject to the preparation of an acoustic report detailing these specific requirements and should be addressed under a condition of the planning permit issued for the Phase 2 Subdivision and in accordance with the requirements of the existing Section 173 Agreement that applies to the land.



Figure 4 – Wallara Waters Overall Development Plan



Figure 5 – Wallara Waters Walkability Catchment



5.0 Background Reports

The following provides a summary of the background reports that were prepared in support of the Development Plan Report for the Phase 2 of the Wallara Waters Estate.

5.1 Transport Impact Assessment A Traffic Impact Assessment will be prepared in support of the planning permit application for the multi-lot subdivision of the site. It is generally considered that the road layout has been appropriately designed and will be able to accommodate the anticipated demand, as outlined in the enclosed supporting report.

5.2 Community Infrastructure Report ASR Research was engaged by the proponent to prepare a community infrastructure assessment associated with the remaining portion of the Wallara Waters development yet to be developed. The assessment includes an audit of the existing and planned supply of social infrastructure within the Wallan area and indicative estimates of demand and / or supply requirements for each form of social infrastructure. A summary of the key community infrastructure requirements for the subject site and broader Wallan East area are summarised below. Open Space & Recreation

• The public open space provision for the Balance of Phase 1 & 2 of Wallara Waters has previously been approved as part of a Section 173 Agreement approved in 2009 which applies to the entire Wallara Waters site.

• As a Section 173 Agreement for the subject land already exists which includes public open space provision requirements, no modification to the overall quantum of public open space is recommended by this assessment.

• Based on advice provided by drainage consultants engaged by the proponent, and in-principle support from Melbourne Water, this assessment has determined that there is land available for a potential future Junior Sporting Oval within the large 17.7-hectare drainage reserve located on the eastern boundary of Phase 2.

• This assessment does not recommend the establishment of a Council aquatic leisure centre nor an indoor multipurpose recreation centre within Wallan East.

Early Years Services

• This assessment recommends no additional facility provision within Wallara Waters is required to meet the projected demand for 3 and 4-year-old Kindergarten services.

• This assessment recommends no additional facility provision within Wallara Waters is required to meet the projected demand for MCH services.

• This assessment recommends no additional facility provision within Wallara Waters is required to meet the projected demand for playgroups.

• This assessment recommends that, over the long term, two long day child care centres be established within the Wallan East study area. No provision is recommended for Wallara Waters.

Community Centres

• This assessment confirms the need for the proposed Newbridge Estate multipurpose community centre, but no additional provision is recommended within Wallara Waters.

Libraries & Neighbourhood Houses

• Wallan contains the existing Wallan Library and one Neighbourhood House. Given these existing facilities, no additional library or neighbourhood house provision is recommended for the subject site.

Health

• This assessment encourages the proponent to seek expressions of interest from private GP practices to establish at least one practice within the proposed Wallara Waters Activity Centre.



Residential Aged Care

• Although this assessment considers the provision of 1 residential aged care facility within Wallan East, in the long term, as desirable, the proponent does not currently intend to explore this option for the subject site.

Education

• Catholic Education Melbourne has confirmed its intention to establish a Catholic Primary School within the Newbridge Estate and formally open by 2019.

• This assessment also concludes that the Wallan East study area will have sufficient population, and is sufficiently distant from the nearest school, to justify the establishment a government primary school.

• This assessment recommends the proponent allocate 3.5 hectares within the Phase 2 land for a Government Primary School site, with road access on at least three frontages of the school site and, preferably, in close proximity to the proposed junior AFL / cricket oval.

• This assessment recommends the proponent allocate 3.5 hectares within the Phase 2 land for a potential option for a future Government Primary School site, with road access on at least three frontages of the school site and, preferably, in close proximity to the potential site for the possible future provision of a junior sporting oval. However, further dialogue with the Department of Education & Training (DET) is required to confirm its provision strategy for Wallan East.

5.3 Landscape Masterplan Phase 2 Wallara Waters landscape will provide a very green and attractive, contemporary landscape environment for this new residential area of Wallan. A Landscape Master Plan was prepared for Phase 2 of the Development by Group GSA and plans have previously been prepared and endorsed for other stages of the development. The aim of the landscape plans is to provide a cohesive response to landscaping across the wider development. The intention is to create a landscape character for Wallara Waters Estate that reflects a contemporary urban development in an attractive rural context. This character has been established in initial development phases and will continue into the Phase 2. Similar to Phase 1 and the Balance of Phase 1 picnic shelters and park furniture will be steel framed with refined timber slats where appropriate. Stone walls will be used to add a sense of warmth and permanence to the landscape, framing park entrances, providing seating and retaining walls. Streetscapes will reflect some of the essential character of Wallan (and the northern plains) through tree planting. Evergreen native trees will provide shade, shelter and potential habitat for local birdlife. While a mixture of hardy exotic species will form highlights and seasonal spectacle. Within the parks and open spaces, there will be a mix of natives and exotics to provide year-round interest and shelter. Native trees and low planting will line the linear reserves to provide a green buffer to the freeway sound-barrier wall. While there will be small areas of informality within the parks, these trees will be predominantly be used in structured layouts that provide clear space creation to areas within the open space. The open spaces will provide for a variety and flexibility of use, accommodating both passive and informal active recreation pursuits. All main parks will be provided with a range of high-quality recreation facilities that will accommodate and encourage a broad range of users. Taylors Creek that is located along the northern boundary of Phase 2 of the development will be suitably landscaped as part of the Balance of Phase 1 Development. The creek will provide suitable wetland planting and be consistent the length of the creek, please refer to Figure 6. Please note that design of the waterway is subject to Melbourne Water and Council approval.



Figure 6 – Taylors Creek Cross Section

5.4 Ecological Report The supporting Ecological Report prepared by Ecolink found that there was no native vegetation on site. No significant species of flora and fauna or their critical habitats are likely to permanently utilise the subject site. The ecological impact of development is low provided that the design and management of the proposed drainage reserves appropriately provides for the wetland dependent fauna. As such the proposed development is not considered to have a significant impact on Victoria’s biodiversity and the biodiversity of the site and vicinity. It is therefore noted that Clause 52.17 is satisfied.

5.5 Drainage Strategy Plans The Wallara Waters Drainage Strategy, prepared by Reeds Consulting has been approved by Melbourne Water in December 2009 and was amended in August 2011. The Drainage Strategy Plan was further updated in October 2017 and approved by Melbourne Water on 16 November 2017. A copy of the latest approval is included in this submission. The approved strategy applies to land within the two phases of the Wallara Waters development plan area and it includes measures required to address flood mitigation and water quality treatment issues. The approval of this comprehensive strategy is considered to satisfy the requirements of the FO and the LSIO.

6.0 Conclusion This Development Plan has been prepared to provide direction for the development of the Phase 2 of the Wallara Waters development at Wallan. This Development Plan has been prepared in accordance with the provisions of the DPO4 and is consistent with all relevant provisions of the Mitchell Planning Shire, providing for a mix of uses with a residential focus, whilst incorporating open space and appropriately responding to site constraints.

The Development Plan is considered to be appropriate to direct future outcomes of this important development for Wallan and as such, it is kindly requested that the development plan should be approved as submitted.

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