Templestowe Road Soccer Facilities - Summary …...Templestowe Road Soccer Facilities & PSA c132mann...

Summary Report

Templestowe Road Soccer Facilities & PSA c132mann

June 2020

June 2020 of 17

Contents Introduction............................................................................................................................................................................... 3

1 North East Link ................................................................................................................................................................. 4 1.1 North East Link Project Description ........................................................................................................... 4 1.2 Sport and Recreation Relocations .............................................................................................................. 4

2 Templestowe Road Soccer Facilities ........................................................................................................................... 6 2.1 The Site ............................................................................................................................................................. 6 2.2 Proposed Master Plan ................................................................................................................................... 7 2.3 Overview of Proposed Facilities .................................................................................................................. 9 2.4 Construction Summary .............................................................................................................................. 10

3 Specialist Investigations .............................................................................................................................................. 11

4 Draft Planning Scheme Amendment C132 ............................................................................................................ 15

5 Consultation ................................................................................................................................................................... 17

Figures Figure 1 - Site context ............................................................................................................................................................ 5 Figure 2 - The Site .................................................................................................................................................................. 6 Figure 3 - Templestowe Road Soccer Facilities Master Plan ........................................................................................ 8

Tables Table 1 - Construction Methodology ............................................................................................................................... 10 Table 2 - Indicative Construction Schedule ................................................................................................................... 10 Table 3 - Summary of supporting Impact Assessments ............................................................................................. 11


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Introduction This report provides a summary of the Templestowe Road Soccer Facilities (Project) and information in relation to draft Planning Scheme Amendment C132 to the Manningham Planning Scheme (PSA C132) which will facilitate use and development of the Project. It includes information in relation to:

• Background information including with regard to the North East Link (NEL);

• The Project including the Project's design and development in accordance with the Templestowe Road Soccer Facilities Master Plan, May 2020 (Master Plan) and the construction methodology;

• An overview of the impact assessments that have been prepared in support of the Project and draft PSA C132;

• Information on draft PSA C132 and the provisions of the Templestowe Road Soccer Facilities Incorporated Document, May 2020 (Incorporated Document) which will govern the use and development of the Project.

• Information on how consultation will be undertaken and the opportunities for comment and public submission on the Project and draft PSA C132; and

To enable the construction and operation of NEL, some sporting facilities and user groups around the North East Link Eastern Freeway Interchange will need to be relocated, including two existing soccer sporting fields located at Bulleen Park.

The Project will develop new permanent active and passive recreation facilities at 27-59 Templestowe Road, Bulleen (which includes the Bulleen Golf Driving Range at 37-59 Templestowe Road and adjacent Parks Victoria public land at 27-33 Templestowe Road), hereafter referred to as the Site and is shown on the plan at Figure 1 - Site context.

The Project will provide three new soccer fields, a pavilion (sports amenities), car parking, spectator areas, revegetation and landscaping, including provision for a new wetland in the north of the Site. The new facilities will be managed by the Victorian Government and Manningham City Council.

The Master Plan has been developed in partnership with Manningham City Council, with stakeholder consultation including Parks Victoria, Melbourne Water and existing Bulleen Park sporting clubs.

Draft PSA C132 would enable the development of the Project by applying a Special Controls Overlay to the Site and including the Incorporated Document into the Manningham Planning Scheme. The Incorporated Document will provide for a project-specific planning control for the use and development of the Site for the purposes of the Project subject to conditions. The draft PSA C132 would also make the Minister for Planning responsible for the administration and enforcement of the Manningham Planning Scheme relevant to the Project.


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1 North East Link

1.1 North East Link Project Description The North East Link is a significant infrastructure project and its prompt delivery will provide a range of benefits to Melbourne and the State of Victoria.

The construction of NEL will deliver a new freeway-standard road connection that completes the ‘missing link’ in Melbourne’s Metropolitan Ring Road, between the M80 Ring Road and the Eastern Freeway. This will give the city a fully completed orbital road connection. It will also provide a dedicated busway with express lanes along the Eastern Freeway from Doncaster towards the city and an extensive network of new and upgraded walking and cycling paths.

The NEL has undergone an extensive planning and environmental assessment process.

Planning Scheme Amendment GC98 was approved the Minister for Planning on 23 December 2019 and gazetted on 3 January 2020. A Specific Controls Overlay (SCO) was applied to the NEL project area.

The Environmental Management Framework (EMF), including Environmental Performance Requirements (EPRs), was approved by the Minister for Planning on 9 February 2020.

In addition to receiving planning approval in Victoria through the EES process, on 12 December 2019, the Australian Government issued an environmental approval for NEL under the Commonwealth’s Environment Protection and Biodiversity Conservation Act 1999 (EPBC Act).

1.2 Sport and Recreation Relocations Existing sport and recreation infrastructure in the NEL project corridor will be subject to significant change during construction of NEL. Many individuals, sporting clubs and businesses associated with these public and private facilities will experience temporary disruption (such as loss of access or changed access arrangements during construction), while some will require relocation to replacement facilities where they are permanently impacted.

Environmental Performance Requirement SC5 (within the approved EMF) requires the North East Link Project (NELP) to facilitate the appropriate relocation of impacted sport and recreation facilities.

The relocation and/or reconfiguration of sports and recreation assets is a priority for NELP, as facility users should be able to transition to new facilities before their existing facilities are impacted by NEL’s construction, except where otherwise agreed with the relevant facility owner. This means that new facilities must be delivered in a short period of time to meet overall NEL construction timeframes.

Due to permanent impacts at Bulleen Park, replacement soccer pitches are required to be developed at another location (Templestowe Road). The new soccer facilities will be permanent and are needed to facilitate the permanent relocation of the soccer use that is allocated to the Templestowe United Football Club, which occurs at the Bulleen Park Soccer Fields (Bulleen Park, Fields 4 and 5), and the Bulleen Lions Football Club, which occurs at Bulleen Park, Oval 1


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The Site is shown in relation to land at Bulleen Park at Figure 1 - Site context.

Figure 1 - Site context

The Minister for Planning's assessment (Minister’s assessment) of the NELP Environment Effects Statement (EES) supported land acquisition for the purpose of replacing public open space. The Minister supported using land currently subject to the PAO2 (acquisition for public open space), which includes land on the north side of Templestowe Road adjacent to existing parkland (including this Site). The Minister’s assessment supported the use of an Incorporated Document to facilitate the provision of replacement open space, whether by expanding the NEL SCO or creating a new SCO (as is being pursued in PSA C132).

The Project is a measure that satisfies EPR SC5 of the approved EMF, a key extract of which is below:

Where formal active recreation facilities are displaced by the construction or operation of the project, the project must facilitate the reasonable relocation of all such facilities to enable their continued functionality at a reasonable level of service for those activities…1.

1 North East Link Project, Environmental Management Framework, January 2020, p. 56


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2 Templestowe Road Soccer Facilities

2.1 The Site The Site is located at 27-59 Templestowe Road, Bulleen and comprises land within two separate properties (Figure 2 - The Site).

One property is the Bulleen Golf Driving Range, a private driving range. The second is a portion of public land managed by Parks Victoria (to the west), which accommodates part of the private Yarra Valley Country Club golf course. The Bulleen Golf Driving Range property comprises two parcels, while the Parks Victoria public land is on a separate, single title, formally described as:

• Lots 1 & 2 of TP828874: the Bulleen Golf Driving Range property, 37-59 Templestowe Road

• CA15\PP2264: the Parks Victoria public land, 27-33 Templestowe Road

Only the southern portion of the Parks Victoria public land is proposed to be developed as part of the Project.

Figure 2 - The Site


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The Site has scattered native vegetation on boundaries and across the golf driving range area, with thicker riparian vegetation lining the Yarra River. The Bulleen Golf Driving Range has vehicle access via an intersection with Templestowe Road at Rosemount Drive. The land that is managed by Parks Victoria does not have direct vehicular access to Templestowe Road.

The Bulleen Golf Driving Range land is presently the subject of a Public Acquisition Overlay (Schedule 4) and will be acquired for the purposes of the Project. Acquisition will be undertaken in accordance with the Land Acquisition and Compensation Act 1986 (Vic) and the Major Transport Projects Facilitation Act 2019 (Vic).

2.2 Proposed Master Plan NELP, in partnership with Manningham City Council, has prepared a draft Master Plan to guide the redevelopment of the Site into a new open space with passive recreation and contemporary sporting facilities Figure 3 - Templestowe Road Soccer Facilities Master Plan.

The draft Master Plan provides concept level detail for the Project, which will include the provision of soccer facilities and upgrades to the Yarra River frontage.

The draft Master Plan has been prepared in consultation with a range of stakeholders, including Melbourne Water, Parks Victoria and affected sport and recreation user groups.

It is proposed that the Master Plan be approved by the Minister for Planning as part of draft PSA C132. The use and development of the Project will be required to be undertaken generally in accordance with the approved Master Plan.


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Figure 3 - Templestowe Road Soccer Facilities Master Plan


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2.3 Overview of Proposed Facilities The Project will deliver three new soccer pitches, associated sports amenities, passive recreation space, car parking for users and visitors to the facility and related infrastructure and landscaping. The Site would be expected to operate approximately 7am to 10pm. Pedestrian access would remain open, although the synthetic pitch will be fenced to control access.

Soccer Pitches

• Three new soccer pitches: one synthetic, two natural (100 metres x 65 metres) • Pavilion between Pitches 1 & 2 to provide sports amenities and spectator facilities. • Terraced spectator seating: west of Pitch 2 and within the pavilion

Vehicle access and car parking

• Signalised intersection and upgrade of existing access to Templestowe Road. • Car parking with 176 spaces (including four DDA compliant car parking spaces). The layout has been

designed to retain high retention value trees and to avoid loss of the remnant vegetation. • Access for maintenance vehicles

Walking and cycling infrastructure

• Bicycle parking facility near the pavilion. • Sealed shared use path on the eastern side of the Site, to link with the potential future Yarra River Trail

extension. • Future Yarra River Trail extension path along the Yarra River including maintenance vehicle access. The

path will avoid the north-western corner of the Site which may be habitat for Powerful Owls. • Ramp access (1:20) connecting to the Yarra River trails.

Environmental enhancement

• Revegetation • Wetlands to be established at the northern end of the site. Detailed design will be subject to

consultation with Melbourne Water and other stakeholders.

Landscaping

• Planting throughout the Site will be sympathetic to the river Floodplain Riparian Woodland (EVC 56), including the northern revegetation area.

• Landscape treatments in the areas between the car parking and playing pitches. • Amenity tree planting will provide shade to surrounding facilities and car parking.

Drainage, stormwater management and flood mitigation

• Drainage and stormwater measures to manage any impacts to the Yarra River, including the floodplain.

Lighting

• Flood lighting is required for the soccer pitches, to be constructed to the minimum practical height. • Lighting will be designed to relevant standards to minimise light spill. No lighting will be constructed

north of the transmission line easement to protect sensitive habitat areas.


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2.4 Construction Summary The following is an overview of construction works and methods to be used.

Table 1 - Construction Methodology

Construction Stage Activity

Mobilisation activities • General earthworks including topsoil removal, clearing and grubbing vegetation

• Relocation, adjustment or installation of new utility services • Demolition of buildings and structures, including site clearance • Establishment of construction compounds and construction worker

parking areas • Relocation and diversion of walking and cycling paths

Main construction period • General earthworks, including material import and removal of spoil • Installation of water sensitive urban design features for surface water

run-off management • Construction of soccer pitches and associated facilities • Construction of pavilion • Construction of integrated landscaping

Final stages of construction • Laying pavement, asphalt and line marking • Restoration of work areas and construction of shared use paths

The proposed construction staging program is divided into three key stages outlined in Table 2 below.

Table 2 - Indicative Construction Schedule

Construction stage Activity

Stage 1A • Construction of pavilion and car park area • Timing approx. 12 months

Stage 1B • Construction of sports pitches • Timing approx. 6 months

Stage 1C • Construction of walking paths to the Yarra River and the wetlands. • Timing approx. 6 months


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3 Specialist Investigations A suite of specialist impact assessments have been prepared to inform the design of the Master Plan and preparation of draft PSA C132. Each impact assessment is summarised in Table 3 and can be viewed in full on the Engage Victoria - North East Link Project website.

Table 3 - Summary of supporting Impact Assessments

Report Name Summary

Land Use Planning

Prepared by Urbis, June 2020

Assessment purpose:

• The report assesses the appropriateness of the proposed land use and considers development impacts and mitigation measures.

Key Conclusions and Recommendations:

• The report concludes that the land use (leisure and recreation) is appropriate to the site context, consistent with future land use directions, and the acquisition of the Bulleen Golf Driving Range land will provide for new public open space consistent with the recommendations of the Minister's Assessment.

• Recommendations include a set of development considerations to be addressed, (including development principles and guidance, as well as requirements for further design detail and impact management). These considerations can be addressed via secondary consents (new plans), and further detailed design as part of the future Development Plan(s).

Ecology

Prepared by GHD, June 2020

Assessment purpose:

• The report assesses the potential ecological impacts of the Project, undertaking flora and fauna assessments and presenting the approval frameworks.


• The report concludes that while some native vegetation will be impacted (requiring offsets), no species or communities listed under the Environment Protection and Biodiversity Conservation Act 1999 (Cth) or Flora and Fauna Guarantee Act 1988 (State) would be impacted by the proposed works. No flora listed as protected were identified.

• The proposed loss of habitat is minimal and is unlikely to jeopardise the viability of any fauna populations that use those habitats. Impacts on the water and riparian habitats along the Yarra River should be avoided.

• A Construction Environmental Management Plan which sets out protection measures for vegetation, water run-off control, and construction management measures should be prepared to manage and mitigate potential impacts.


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Report Name Summary

Arboriculture

Prepared by Landscape DEPT, May 2020

Assessment purpose:

• The report assesses the potential impacts to planted amenity trees on the Site.


• The report assesses 298 trees on the Site, with potential impact on 207 of those. Of the potentially impacted trees, 35 are considered high retention value.

• Detailed design can further mitigate tree loss and a Tree Protection Plan should be prepared. Extensive tree replanting which reinforces local vegetation character can enhance the local environmental values as well as amenity.

Transport

Prepared by Smed Tech, Apr 2020

Assessment purpose:

• The report assesses the potential traffic and transport impacts of the Project, providing a car parking assessment and intersection analysis.


• The report concludes that while there is no specified car parking rate for such facilities, a minimum 150 car parking spaces would suffice (176 proposed).

• If the intersection remains un-signalised, traffic performance could become poor (mostly due to the projected increase in traffic along Templestowe Road).

• A signalised intersection would improve traffic performance and safety and is recommended (as proposed).

Social

Prepared by Public Place, May 2020

Assessment purpose:

• The report assesses the potential social impacts of the Project in the context of the NEL project.


• the Project would successfully mitigate potential negative impacts associated with the displacement of sporting clubs from Bulleen Park. The impacted sports clubs (Templestowe United and Bulleen Lions Football Clubs) have provided their support for the proposal.

• A Medium Negative impact is associated with the property acquisition, resulting in displacement of the Bulleen Golf Driving Range and inhabitants of the two dwellings (rental properties). The report concludes displacement may result in a (not unacceptable) reduction in these inhabitants’ standard of living.

• A Medium Negative to High Negative impact is associated with changes to access and availability of golf driving range facilities for existing users.

• A Positive impact is associated with neighbourhood amenity due to improve access to open space.


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Report Name Summary

Business

Prepared by Matters More, May 2020

Assessment purpose:

• The report assesses the potential business impacts of the Project, focusing on the Bulleen Golf Driving Range as the sole business on the Site.


• The report concludes that the Bulleen Golf Driving Range business will be impacted by the Project, as the land is to be acquired and the business displaced. The business will not be provided a site to relocate to. The loss of the business could be mitigated by assistance offered under the Land Acquisition and Compensation Act 1986. Other mitigation options include relocation support (noting that a suitable relocation site may be difficult to find) or participation in an Employee Assistance Strategy.

Surface Water

Prepared by GHD, May 2020

Assessment purpose:

• The report assesses potential effects on flooding, water quality, geomorphic conditions and water supply during both construction and operational phases.


• The report concludes that while most of the Site is within the Yarra River flood plain, with appropriate design and detailing there is limited potential for adverse flooding impacts. The Project’s design has been iteratively modified to improve mitigation responses, including reduction in the level of earthworks, lowering of the natural surface fields, and creation of the wetland and drainage depression.

• Standard controls including appropriate design, construction methodologies and management, as well as incorporation of WSUD features in the final design can mitigate potential changes to water quality.


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Report Name Summary

Contamination


Assessment purpose:

• The report assesses the potential contaminated soil and groundwater impacts of the Project, as well as providing recommended measures for mitigation.


• The report finds that the Site has primarily been used for agriculture over time, until 1984 and development of the golf driving range. Groundwater quality may have been impacted by historical pesticides and fertilizers, as well as a nearby historic brickworks, but was not tested further. Two contaminants of concern were identified on the Site, albeit below criteria thresholds.

• Management of spoil and contamination should adhere to the relevant legislation and guidelines. Soil classification data in the report is preliminary and detailed soil quality information should be collected to direct waste disposal and reuse options.

• The report concludes that mitigation measures can sufficiently reduce the potential construction and operation effects, primarily through a Construction Environmental Management Plan.

Landscape and Visual Impact


Assessment purpose:

• The report considers the potential landscape and visual impacts of the Project, including upon the Yarra River Valley landscape and surrounding sensitive uses.


• The report assesses four viewpoints accessible to the public, concluding that during the construction phase there would be ‘moderate’ impacts, but these would decrease to ‘low’ during operation, primarily due to the replanting of lost vegetation.

• Changes to views along the sensitive Yarra River Corridor would be unlikely/negligible due to the existing dense vegetation and steep topography.

• The potential impact of lighting (sports light-towers) can be mitigated through detailed design which ensures no light-spill to the sensitive habitat area in the north of the Site, as well as to residential areas on the south-side of Templestowe Road.


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4 Draft Planning Scheme Amendment C132

Amendment C132

Draft PSA C132 to the Manningham Planning Scheme has been prepared to facilitate the delivery of the Project pursuant to a single comprehensive and project-specific planning control. The Amendment will:

• Apply the Specific Controls Overlay (SCO6) to the Site and allow the use and development of that land in accordance with the specific control within the Templestowe Road Soccer Facilities Incorporated Document, April 2020 (Incorporated Document).

• Amend the Schedule to Clause 72.04 to introduce the Incorporated Document.

• Make the Minister for Planning the Responsible Authority for administering and enforcing the provisions of the Manningham Planning Scheme as they relate to the use and development of land for the Project.

It is proposed that the development of the Project and the ongoing use of the Site for the purposes of the Project will be controlled by the Incorporated Document. Land used and developed in accordance with the Incorporated Document will be exempt from all other provisions of the Manningham Planning Scheme.

If approved, draft PSA C132 will:

• Facilitate the development and delivery of the Project generally in accordance with the Master Plan in a coordinated manner.

• Establish a single planning control to govern development of the Project and manage potential for impacts during the design, construction and operational phases of the Project.

• Ensure that detailed design work and land acquisition associated with the Project can continue with certainty.

It is also proposed that the Site be included in the designated project area for the NEL under the Major Transport Project Facilitation Act 2009 after draft PSA C132 has been approved.

Incorporated Document

The draft Incorporated Document sets out:

• The purpose of the Project and describes the nature of the work and activities proposed to be undertaken;

• The land to which control in the document applies, being the Site and makes clear that the planning control applies to the exclusion of other provisions in the Manningham Planning Scheme;

• A range of conditions to guide, control and mitigate development of the Project, including:

– A requirement that the use and development be carried generally in accordance with the Master Plan approved by the Minister for Planning;

– Exemptions for specific preparatory works and activities;


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– A requirement for preparation and approval of detailed development plans (Development Plans) for the development of any given stage, to provide greater design and construction detail prior to that development being undertaken. Further required details include earthworks, materials and finishes, elevations among other things.

– A requirement that the removal of native vegetation to be in accordance with the Guidelines for removal, destruction or lopping of native vegetation (DELWP, December 2017), submitted to the satisfaction of the Secretary to DELWP;

– Requirements for further management plans, including Flood Management Plan, Construction Environmental Management Plan and Traffic Management Plan;

– A requirement for consultation with particular stakeholders, including with Manningham City Council, Head, Transport for Victoria, Melbourne Water and Parks Victoria.

The conditions of the draft Incorporated Document have been informed by the recommendations identified in the impact assessments summarised in Section 3 (Specialist Investigations)

Master Plan

As outlined in Section 2.2, the Master Plan has been prepared by NELP in partnership with Manningham City Council and also informed by the impact assessments and targeted consultation. The Master Plan document will provide greater detail on the process and development of the Master Plan.

The Master Plan will be submitted to the Minister for Planning for assessment and approval as part of draft PSA C132.

Any potential future amendments to the Master Plan will be subject to approval by the Minister for Planning in consultation with key stakeholders.

Strategic Assessment Report

An independent Strategic Assessment Report was undertaken to review the appropriateness of draft PSA C132, its structure and approval pathway.

The report concludes that utilising the Specific Controls Overlay, Incorporated Document and Master Plan as prepared is an appropriate method to facilitate and manage the Project.

The report assesses the various planning pathways available to facilitate development of the Project, concluding that the current proposed pathway (seeking Ministerial intervention to prepare, adopt and approve the Amendment under section 20(4) of the Planning and Environment Act 1987 is the most appropriate). The report determines the request is required as:

• The Project will help facilitate the construction of the state significant NEL project, the delivery of which is in the interests of Victoria;

• Once the planned public consultation has been undertaken, the views of affected parties will be known;

• The exercise of Ministerial discretion in making the draft PSA C132 is in the public interest as there is a need for urgency to relocate sport and recreation facilities impacted by construction of NEL; and

• The approval of the Incorporated Document and associated Master Plan requires coordination to facilitate decision-making by more than one agency.


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5 Consultation During the preparation of the draft Master Plan and the draft PSA C132, NELP has engaged with Manningham City Council, a range of State agencies, and affected clubs and organisations to ensure that the matters associated with the Project have been addressed. The list of stakeholders includes:

• Manningham City Council, with particular input from officers of the City Planning and Community and City Services divisions;

• Melbourne Water, as Floodplain Management Authority and referral authority for various planning permit matters;

• Department of Transport, due to the Site’s adjacency to Templestowe Road (a declared road) and the referral trigger arrangements associated with the Public Acquisition Overlay – Schedule 4;

• Parks Victoria, as current manager of the Public Park and Recreation Zone land and acquiring authority associated with the Public Acquisition Overlay – Schedule 2, which applies to the Bulleen Golf Driving Range property;

• Department of Environment, Land, Water and Planning (DELWP), in regard to the drafting of the Incorporated Document and associated amendment documentation, as well as considerations around vegetation removal within the identified Environmental Significance Overlay area; and

• Various Bulleen Park sporting clubs and user groups.

Public consultation on draft PSA C132 and the draft Master Plan will be undertaken, including direct notification to nearby owners, occupiers, stakeholders and persons who may be materially affected by the Project or draft PSA C132.

Persons will have the opportunity to make submissions on the Project and draft PSA C132 via the Engage Victoria website during a 6 week public consultation period commencing on 8 June 2020 to 21 July 2020.

All submissions and feedback received during the exhibition period will be considered and addressed by NELP. A report summarising all consultation undertaken by NELP will be prepared, including the submission and feedback received during the public exhibition period and how issues raised have been responded to and, where appropriate, addressed in the final planning scheme amendment documentation submitted to the Minister for Planning.

Community consultation is open now. All supporting documents for the Project are available for viewing on the NELP engagement website:

https://engage.vic.gov.au/north-east-link-project

Submissions can be provided online or to [email protected].

https://engage.vic.gov.au/north-east-link-project

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