LAND USE - City of Greater Dandenong

 LAND USE 26 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 3: LAND USE 3.1
EXISTING CONDITIONS Greater Dandenong’s Green Wedge area covers 3,741.3 hectares, of which 65% is zoned Green Wedge (GWZ). Other zones within the Green Wedge area include the Public Use Zone (PUZ) and the Urban Floodway Zone (UFZ). Refer to Section 2.6 above for more detail on zones and overlays. Major sites and activities located in the Dandenong Green Wedge include: 
The Eastern Treatment Plant (and its buffers, basins and wetlands). 
Infrastructure networks (such as road, power, water and sewer systems). 
Waterways, including the Patterson River, Mordialloc Creek, Dandenong Creek and Eumemmerring Creek; and east‐west drainage contours and wetlands. 
Agriculture (particularly grazing and small hobby farming activity). 
Cemeteries / memorial park. 
Sports and recreation fields and facilities (including the National Water Sports Centre, Mentone Pony Club, Riverend Park Racecourse (private), Serbian Sports Centre, Keysborough Golf Course and Eastern Sward Golf Course). 
Animal boarding and facilities (including dog obedience club, kennels and equestrian facilities). 
School and church facilities. 
Residential and tourist accommodation (including rural residential living, a mobile home village and caravan park). Sites are generally large, with the 40 hectare minimum lot size provision playing a role in maintaining this situation. However, some fragmentation of sites has occurred to the north and west. Relatively low land prices have enabled activities requiring large land holdings to establish in the Green Wedge. In addition, some uses in the Green Wedge require large buffer distances from residential use for amenity, access or environmental reasons. The land in the Green Wedge area is generally low lying with some areas of poor surface gradient. The Bangholme area of the Green Wedge was a natural flood plain and wetlands/ swamp land. Although the Green Wedge is served with open drains, there is generally inadequate drainage during storm events, and roads and properties are often subjected to overland flow. A number of major private businesses and public operations are located within the Green Wedge, generating significant employment and economic output. These businesses are generally those which would not be located within the City of Greater Dandenong, were it not for the land use zones and buffers to residential areas and other sensitive uses that are available through the green wedge planning controls (such as major agricultural businesses and the Eastern Treatment Plant). This following section provides a summary of the businesses and key land use and activities located within the Greater Dandenong Green Wedge. 27 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 3: LAND USE 3.1.1
INFRASTRUCTURE ASSETS & INDUSTRY Major assets within and impacting upon the Green Wedge include the Eastern Treatment Plant (ETP), EastLink, and reticulated infrastructure systems. These assets provide support for economic growth in other areas of Greater Dandenong and in the region, and need to be protected from inappropriate uses nearby. At the same time these activities can impact on the potential for growth and change for uses within the Green Wedge. Understanding the future needs of these assets and their potential threats is important in the preparation of the GWMP. EASTERN TREATMENT PLANT The Eastern Treatment Plant (ETP) is one of two major plants which treat metropolitan Melbourne's wastewater. It was opened in 1975 to serve Melbourne's growing population in the east and to support the Western Treatment Plant. It currently treats about 40% of Melbourne's total sewage. The Western Treatment Plant in Werribee is the other major plant, treating approximately 50% of Melbourne’s waste water.6 The plant is approximately 1,100ha in size and is located within the 'Buffers Precinct' (refer to Figure 13 on Page 43) on the corner of Thompsons Road and the EastLink Tollway. The ETP is of state significance and it is protected by the Planning Scheme and EPA guidance from the development of any inappropriate or more 6
resident/occupier intensive uses nearby. Future expansion of the ETP should be factored into the future of the Green Wedge, particularly the buffer distances required under the EPA Guideline 1518 discussed in Appendix A. An Environmental Significance Overlay (Schedule 3: Eastern Treatment Plant Buffer Area) applies to the majority of land within the Buffers Precinct (refer to Figure 13 on Page 43) under the Greater Dandenong Planning Scheme. The purpose of this overlay is to ensure the use and development of land around the Eastern Treatment Plant is compatible with the Plant’s operation. Essentially, the establishment and siting of odour‐sensitive uses within this buffer zone are regulated in order to minimise the impact of odour from the Eastern Treatment Plant. EASTLINK TOLLWAY The EastLink Tollway was constructed in 2008 and connects Melbourne's eastern and south‐
eastern suburbs. It is a major commuter road and key intracity arterial route. The freeway traverses the study site on a 3.5 km stretch from Bangholme Road to Thompsons Road, effectively dissecting the study area in two. RETICULATED INFRASTRUCTURE SYSTEMS There are a number of Melbourne Water retarding basins planned within the Green Wedge to support surrounding industrial areas (Keysborough) and residential areas in Casey (Lyndhurst). Supporting development adjoining the Green Wedge is an important function of the Green Wedge. Melbourne Water, http://www.melbournewater.com.au/content/sewerage
28 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 3: LAND USE INDUSTRY 3.1.2
AGRICULTURE There are no substantive industrial uses operating within the Green Wedge. The Dandenong South industrial node immediately adjoining the Green Wedge is, however, one of the State’s most significant industrial concentrations. The availability of infrastructure to support further development is a factor in driving the success of the area and ongoing demand. The Dandenong South Industrial 2 Zone has part of its notional buffer inside the Green Wedge. Activity within the Green Wedge should not threaten the continued operation and growth of this industrial area. Any limitations this places upon land use and change within the Green Wedge needs to be fully understood. CURRENT AND FUTURE ASSETS AND BUFFERS The Industrial 2 Zone is one of only three such areas in Melbourne where industries requiring extensive buffers from sensitive uses can be accommodated. The ETP is one of the main plants for treatment of metropolitan Melbourne’s wastewater.7 A 1,500 metre buffer exists around the Industrial 2 Zone to the north of the study area and the Environmental Significance Overlay around the ETP. Agriculture represents an important land use in the study area, although as noted earlier it is a small contributor economically to Dandenong as a whole. Approximately 1,037 hectares (ha) of land, or 28% of the study area, is used for agricultural purposes by approximately 32 businesses (2011).8 This is mainly comprised of horticulture and livestock production, including: Most of the buffer land is a Public Use zone. Some Green Wedge land is within the buffer and development of sensitive uses on Green Wedge Zone land within the buffer is avoided. Agriculture is generally appropriate for land within a buffer around a wastewater treatment facility. Sensitive land uses include residential development, hospitals, hotels, motels, hostels, caravan parks, schools, nursing homes, childcare facilities, shopping centres, playgrounds and some public buildings. Some commercial, institutional and industrial land uses that require high levels of amenity or are sensitive to particular emissions may also be considered ‘sensitive land uses’. Examples include some retail outlets, offices and training centres, and some types of storage and manufacturing. 7
Planisphere (2013) 
Nurseries, cut flowers and cultivated turf: 11 businesses totalling 30 ha. Four of these businesses constituted 10.1% of Melbourne’s undercover cut flower area (119,889 m2) in 2011. 
Market garden vegetables: 6 businesses totalling 168 ha. Four of these businesses produced 5.2% of Melbourne’s herbs (101,098 kg) in 2011. 
Intensive poultry (both meat and egg): 3 businesses housing 367,949 birds. Almost three quarters of these birds (74.8%) are for meat production, while the remaining 25.2% produce over 2 million dozen eggs per year. 
Extensive beef cattle grazing: 10 businesses totalling approximately 500 ha and running approximately 955 cattle. 8
Australian Bureau of Statistics (2012) Gr. Dandenong (C) Bal SLA 29 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 3: LAND USE 
Horse studs, training facilities and stables: 4 businesses totalling 236 ha running approximately 98 horses. Some of the major agricultural landholders within the Green Wedge include: LOWE FARMS (120 GLASSCOCKS RD) Lowe Farms operates the most intensive agricultural activities in the green wedge producing a variety of vegetables. It currently operates on approximately 160ha of land. Historical aerial photography indicates that the farm has undergone substantial expansion in recent years. TAMARIX POULTRY FARM (383‐404 FRANKSTON‐DANDENONG RD) The Tamarix Poultry Farm is an egg supplier which has been operating since 1961. It is located on a 4.5ha site which includes a shop front and café. Planning permit data indicates that these features have been added recently. The farm produces 60,000 eggs daily. VAN WYK FLOWERS (605 THOMPSONS RD) Van Wyk Flowers operates as a flower grower, wholesaler and florist. The current operations cover approximately 20ha of land, which includes a shop front. The site includes a further 20ha for future expansion if required. The South East Green Wedge Issues Paper explains that there is a diversity of opinion regarding the value of green wedge land for agriculture. Agriculture close to urban areas is subject to land use conflict and difficulty in accumulating and expanding land holdings especially where land speculation and subdivision is high. This is true in the north‐west of the study area where there has been greater residential pressure. However to the south east, within the 'Lyndhurst Precinct' (refer to Figure 13 on Page 43), a minimum subdivision area of 40ha has preserved large lot sizes which are enough to accommodate intensive agricultural activities. Another constraint to expanding agriculture is that the Green Wedge Zone is more restrictive than the generic farming zone provisions and there is difficulty in establishing the larger facilities needed for commercial farming. There has been some agricultural land use change in the study area recently. This is primarily due to pressure and competition for land from residential and industrial land use. Since 2009, there has been a retraction in land used for agriculture in the south‐west area of the Buffers Precinct, near the corner of Thomson and Frankston Dandenong Road, while there has been an expansion in market garden vegetables in the north‐east area of Lyndhurst Precinct, corner Glasscocks Road and Westernport Highway. Agricultural land use has remained relatively constant in the Bangholme Lowlands and Wetlands Precinct during this time.9 See Figure 12: Agricultural Land Uses (2009). 3.1.3
RECREATION & SPORTING FACILITIES A number of regional recreational activities, and one national facility, are located within the Green Wedge. Most, although not all, of these facilities are privately owned with restricted access. Recreation and sporting facilities within the southern portion of the Green Wedge include: 9
Based on ground‐truthing site visits of DPI VLUIS 2009 data (DPI 2010) on 31 May 2013 30 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 3: LAND USE 
Gaelic Park and Sports Complex (324 Perry Rd) ‐ the Gaelic Sports Complex includes four sporting fields and a large clubhouse which is used for a variety of functions (e.g. balls, concerts etc.). 
National Water Sports Centre (Riverend Road) ‐ the National Water Sports Centre was developed as an international standard rowing course in preparation for Melbourne's bid for the 1988 Olympic Games. The facility currently hosts a range of water sports. It is located on the south west corner of the study area on approximately 2ha. 
Riverend Park Racecourse (128 Riverend Road) ‐ The Riverend Park Racecourse is a thoroughbred training facility with an area of approximately 50ha. Real estate records indicate that the property was sold in 2011 for an estimated $8m.10 
Willow Lane Equestrian Centre (280‐296 Pillars Road) ‐ The equestrian centre includes a large indoor arena, outdoor arena, show jumping area, and cross‐country course with an area of approximately 40ha. 
Blinkbonnie Equestrian Centre (88 Pillars Road) ‐ The Blinkbonnie Equestrian Centre established in 1999 as a horse riding school which includes a large arena, show jumping and cross country course with an area approximately 6ha. 
Keysborough Gun Club ‐ (Gun Barrel Way) ‐ the gun club is located within the Eastern Treatment Plant buffer zone. 
Keysborough Golf Course (55 Hutton Rd) ‐ an eighteen hole golf course located to the north of the study site which spans approximately 80ha. 
Eastern Sward Golf Club (Cnr Thompson and Worsley Rds) ‐ the Eastern Sward Golf Club is a nine hole golf course is located next to the Eastern Treatment Plant on land leased from Melbourne Water. Silverdene Stud (Thompson Road) ‐ Silverdene Stud is an agistment facility which includes an indoor and outdoor arena. It is located in the south east corner of the study site on approximately 25ha. 
Mentone Pony Club (204 Pillars Road) ‐ Mentone Pony Club is one of the largest Melbourne‐based pony clubs, with a membership of approximately 40‐50 riders. 
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White Eagles Stadium; 
Springvale United Soccer Club; 
Serbian Sports Centre; 
Carrum United Soccer Club; and 
South Eastern Model Aircraft Club. The advantages to the City of Greater Dandenong of these facilities cannot be underestimated. They provide the opportunity for a variety of recreational activities for the local community, local economic activity and employment opportunities and many also provide a pleasant outlook for the area. There are a number of equestrian centres located along Pillars Road, as well as a large private racecourse: The existing zoning provides some limitations to the types of recreational activity that can be carried out, however opportunities to increase the type and range of activities need to be explored. 10
http://www.realestate.com.au/property‐other‐vic‐bangholme‐7314795 31 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 3: LAND USE 3.1.4
OPEN SPACE Open space within the Dandenong Green Wedge is predominantly made up of reserves used for active recreation and sporting activities. Many of these spaces are privately owned with restricted access to the general public. Public open space within the Green Wedge is limited to the Patterson River shared bicycle/pedestrian path, which runs alongside the east side of the Patterson River, linking to Dandenong in the north and Patterson Lakes/ Carrum to the south‐west. A well known recreation facility within the Dandenong Green Wedge is the National Water Sports Centre. The centre is used for a diverse range of water based activities including rowing, water skiing, canoeing and kayaking. Opportunity exists to enhance public connections to the water at Patterson River and the National Water Sports Centre. A major weakness of the Dandenong Green Wedge is its lack of publicly accessible open space areas. Significant opportunity exists to develop an integrated open space network, potentially linking to the adjacent Kingston ‘chain of parks’ via an improved network of shared pedestrian/ cycle paths. 3.1.5
RESIDENTIAL & TOURIST ACCOMMODATION The northern portion of the Green Wedge contains the Spring Valley Reserve – a 32 hectare area of public open space. There are a significant number (127) of rural lifestyle properties in the study area totalling an area of approximately 500 ha. Demand for residential dwellings appears to be high in the southern Dandenong area as a number of new residential estates have been established on the outside but near the Green Wedge in recent years. A number of small areas of residential subdivision have also occurred within 32 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 3: LAND USE the Green Wedge including around Keys Road, McMahens Road, and Thompsons Road near the EastLink Tollway off ramp. The subdivisions provide for large dwellings with a rural setting, and there are a number of vacant lots that may be developed in the future. In addition there are two main residential anomaly areas as follows: WILLOW LODGE MOBILE HOME VILLAGE (2 WILLOWS RD) Willow Lodge is a retirement village that began as a caravan park over 30 years ago. It has developed into a retirement/residential village with 409 sites and approximately 500 residents, over 18ha. According to the Urban Growth Boundary Anomalies Advisory Committee (2012) the Willow Lodge site has a "vexed" planning history, however is now an entrenched use that needs to be recognised and accommodated for in future planning for the Green Wedge. The mobile home also includes a medical office, café and a number of small businesses which service the residents (convenience store, hairdresser). BIG 4 TOURIST PARK (370 FRANKSTON‐DANDENONG RD) The Big 4 Tourist Park is located on approximately 1.5ha of land, along Eumemmerring Creek, south of the South Dandenong Industrial 2 Cluster. It provides for a number of accommodation types including caravan, camp sites, and cabins. 3.1.6
EDUCATIONAL & COMMUNITY FACILITIES There are a number of educational, cultural and religious organisations based in the Green Wedge including: CORNISH COLLEGE (65 RIVEREND RD) The Cornish College campus was established in 1987 by previous operator St Leonard’s College within the southern portion of the Green Wedge on the banks of the Patterson River. The private college incorporates an early learning centre, primary school and secondary school for years 7 to 9. Years 10 to 12 are planned to be introduced. It sits on a site which is 38ha in size.
Under current Green Wedge Zone regulations, education centres are classified as a prohibited use. The proposed changes to the Green Wedge Zone will remove the prohibition on primary and secondary schools locating the Green Wedge, but a permit will still be required for any new educational uses. The school is within the ETP overlay area. SIKH TEMPLE (198‐206 PERRY RD) The Sikh Temple is located on land approximately 2ha in size. Building permit data indicates that the temple was constructed in 2012. KHMER BUDDHIST TEMPLE (159‐171 CLARKE RD) The Khmer Buddhist temple is located in the northern portion of the study area along Clarke Road and is zoned part Residential 1 Zone and part Green Wedge Zone. The site has an approximate area of 1ha. In 2012 the Urban Growth Boundary Anomalies Committee recommended that the site be included within the UGB applying the Residential Zone 1. In addition, the land has been identified by the EPA as being within a 500m buffer zone of two former landfill sites. The City of Greater Dandenong has acknowledged that it has an obligation to ensure that all future development applications "are assessed according to the environmental conditions of the sites". Other religious organisations located within the Green Wedge include the Christian Church on Soden Road, and the Samoan Seventh Day Adventist Church on Thompsons Road. Culturally based organisations such as the Italo‐Australian, Slovenian and Serbian associations, have facilities in the area, and the Bangholme Soldiers Memorial Hall is available for community use. 33 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 3: LAND USE 3.1.7
undergone rehabilitation. CEMETERIES There are two cemeteries within the Green Wedge: BUNURONG MEMORIAL PARK (790 FRANKSTON‐DANDENONG RD) The cemetery was established in 1995 and occupies 120ha. CHEVRA KADISHA CEMETERY (200 GLASSCOCKS RD) A recently established Jewish cemetery occupies approximately 20ha. The land on which it is located is Crown land. These uses have particular requirements including buffer distances from residential and space for future expansion, car parking and administration. In common with some other activities in the Green Wedge, land filling as a result of these uses is leading to increased flooding issues elsewhere. 3.1.8
However, the physical ability of the Green Wedge to accommodate these uses need not determine its future. Many other uses may be suitable for the area that have not been explored, such as carbon sinks, a variety of sustainable agriculture activities, tourism or community uses for example. There may be areas of land and resources within the Green Wedge that are underutilised at present, and if so these need to be identified. There may be uses that would benefit from the improved access in and to the Green Wedge as a result of Peninsula Link. The range of appropriate uses for the Green Wedge needs to be determined and policy enacted to ensure that only those that are appropriate to its vision are allowed. OTHER USES A variety of other uses such as a horse stud, plant nurseries, dog obedience club, dog boarding kennels and catteries, and a Melbourne Water office exist within the Green Wedge. These uses are generally located in the Green Wedge due to buffer distance requirements, the need for large areas of low cost land, general amenity or access issues. The northern portion of the Green Wedge has a history of sand extraction activities. Following the cessation of these activities, the sites were used for municipal solid waste landfill (known as the Clarke Road tip). Landfill activity ceased in the late 1990s and the landfill sites have 34 City of Greater Dandenong Green Wedge Management Plan | Review Report PRELIMINARY DRAFT 35 City of Greater Dandenong Green Wedge Management Plan | Review Report DRAFT CHAPTER 3: LAND USE FIGURE 12: AGRICULTURAL LAND USES IN THE STUDY AREA IN 2009 36 City of Greater Dandenong Green Wedge Management Plan | Review Report DRAFT CHAPTER 3: LAND USE 3.2
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KEY ISSUES On‐going pressure for residential rezoning/ Urban Growth Boundary relocation: The pressure from land owners to rezone areas of the Green Wedge for housing and/or industry may remain, however a clear policy following the completion of the study will improve understanding of the long term role of the study area. Council is currently preparing a Housing Strategy to guide future residential growth across the municipality. The Green Wedge is not a location where future housing growth is encouraged or anticipated, therefore while the existing uses will be acknowledged, the zoning and strategy will not allow for substantial increases in residential outside the Urban Growth Boundary. Land banking and speculation: stagnation of land reuse results from uncertainty about the future of the Green Wedge. The Plan needs to provide a clear direction to land owners about the future of the Green Wedge. Pressure for expansion of industrial land: Trade‐off between the potential to expand one of the State’s premier industrial nodes versus maintenance of land for Green Wedge purposes, in particular agriculture. It is likely that pressure will build over time to rezone parts of Greater Dandenong’s Green Wedge for industrial uses, as Dandenong South industrial estates become exhausted in the future. Infrastructure assets and associated buffers: The protection of regionally significant infrastructure assets, networks and their associated buffers (where these apply) is a key strategic role of the Green Wedge. Issues have been raised in the past where some facilities wish to expand but are unable to due to buffer restrictions. Land use conflicts generated by sensitive uses moving into buffer areas must be avoided. 
Land fragmentation: Some fragmentation of land has occurred in the north and west. Large sites are required for many Green Wedge uses such as agriculture, recreation and infrastructure. Should a Green Wedge use, such as agriculture, prove unviable in the future, it will be important to maintain ‘large lots’ in areas that could be converted to other uses that require large sites. 
Changing strategy & policy: State government policy reaffirms the importance of Green Wedges, however some elements are currently under review/ may be under review in the coming years. Changes to the zone provisions for Green Wedges and the impact of these changes need careful consideration. 
Land degradation: Farmland is in parts degraded. The quality of land, air and waterways in the area is mixed, with some areas having poor quality. 
Agricultural value: There are diverse opinions regarding the value of agricultural land within the Dandenong Green Wedge11. An assessment of the suitability of soils for various agricultural activities has been undertaken in part for the Green Wedge land, east of Worsley Road; this needs to be undertaken for the remainder of the Green Wedge and the results analysed for viability. The future commercial viability of agricultural activities needs to be investigated. 
Need to protect landscape values: Protection of landscape values may not necessarily be best achieved with an agricultural use. 
Lack of public open spaces/ fragmented open space network: Open space areas within the Green Wedge are predominantly made up of reserves used for active recreation and sporting activities. These facilities are highly isolated from one another. 11
South East Green Wedge Issues Paper (2008) 37 City of Greater Dandenong Green Wedge Management Plan | Review Report DRAFT CHAPTER 3: LAND USE 
Limited public access: Despite being a Green Wedge, large parts of the area do not enable public access or use. Public open space is limited to a shared bicycle/pedestrian path alongside the Patterson River. 
Land use constraints: There are a number of physical constraints on future possible land uses, in particular areas subject to flooding, which need to be recognised. Refer to Chapter 4: Drainage & Water Management. 
Pressure for expansion of existing uses in the Green Wedge: Uses which may seek to expand in the future. E.g. The future expansion of the Eastern Treatment Plant is imminent and will be driven by strong population growth.
38 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 3: LAND USE 3.3
KEY OPPORTUNITIES Opportunities exist to: 
Determine the appropriate range of land uses for the Dandenong Green Wedge: this may include current and new uses, including consideration of rural residential land use and development. 
Understand the limitations and opportunities provided by current and future infrastructure assets and their buffers: including the Eastern Treatment Plant, freeways and other easements and activities. 
Protect the nearby employment assets of the area from incompatible activities: particularly the Dandenong Industrial 2 Zone 
Identify further sustainable agriculture activities: and establish the variety of productive agricultural uses, particularly those that are well suited to low lying areas. 
Establish activities that benefit from water access: determine the potential to utilise water from the Eastern Treatment Plant and/or groundwater basins and/or stormwater systems for various purposes. This may be a significant opportunity in the context of a changing and drying climate. 
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Establish activities that benefit from market access: A high level of transport access combined with relatively low land prices provides opportunities for further activities that seek close proximity to a population base and / or business base. 
Retain productive agricultural areas: determine the mechanisms or conditions that will ensure that agriculture can remain viable in the area. 
Investigate potential for further sustainable agriculture activities: and provide opportunity for a variety of productive agricultural uses, particularly those that are well suited to low lying areas. 
Limit expansion of activities that will threaten the viability or operation of preferred uses: for example, some industry, residential uses or activities with emissions may lead to a curtailment or loss of uses that are suited to achievement of the vision of the Green Wedge. 
Develop an integrated open space network: Significant opportunity exists to pursue the development of an integrated open space network linking to the adjacent Kingston ‘chain of parks’ via a network of new pedestrian/cycle paths. 
Identify opportunities to provide new public open space sport and recreational areas: to cater for a range of active and passive recreational pursuits. Where the car is the primary means of access, sufficient car parking must be accommodated on the site. 
Improve connections to existing waterways: Opportunity exists to enhance active connections to existing waterways, such as the Patterson River and Mordialloc Creek. 
Identify opportunities for environmental education and tourism: including opportunities for practical learning experiences. Determine the role of the Green Wedge in climate change and carbon mitigation: The area could be used as a carbon sink or in some other capacity to perform a local climate change role. 39 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 3: LAND USE 3.4
KEY FINDINGS: PROPERTY ECONOMICS This section outlines the key findings and recommendations from the Draft Land Use (Property Economics) Technical Report, prepared by Urban Enterprise (June 2013). The information below will be further developed and supplemented through the next stage of the project. LAND USE & ECONOMY The Green Wedge contains a significant amount of vacant land, with a variety of economic and business uses dispersed throughout the study area. The nearby industrial nodes at Dandenong and Dandenong South are the dominant neighbouring land use, and residential development is continuing towards and around the Green Wedge. Major land use and economic operations within the Green Wedge include: 
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The Eastern Treatment Plant is a major land use which is of regional and State significance, being one of two such major facilities in Melbourne. The Green Wedge Management Plan should take into consideration the need to facilitate the ongoing operation and expansion of the Plant, the significant economic role of the facility and the need to protect buffer distances and associated amenity impacts. Agricultural production in the Green Wedge is mostly limited to small hobby farms and market gardens due the small size of lots and continued subdivision of land. The most intensive agricultural activity is occurring in the Lyndhurst Precinct (refer to Figure 13 below) where lot sizes are larger and a number and agricultural producers have developed larger scale businesses. Opportunity exists to consolidate large scale agricultural activities in this area. 
Residential land use is predominantly located to the west of the Buffers Precinct (refer to Figure 13 below), especially north of Pillars Road where subdivision is allowed to a minimum size of 6ha. A number of new dwellings have been constructed in that area in recent years and there are a number of vacant lots which may be held for investment/speculation purposes in anticipation of future conversion to an urban zone (to be tested through consultation with agents). 
There are a number of animal boarding facilities, especially horse training, which appear to be operating strongly. This usage is consistent with Green Wedge objectives of promoting agriculture and a semi‐rural landscape and therefore provides an opportunity for further encouragement and expansion. Local economic activity in the Green Wedge consists of a variety of uses, however this activity would be unlikely to be possible in urban areas of the municipality due to the proximity of sensitive uses and land availability/cost constraints. The major businesses of the Eastern Treatment Plant, Cornish College, places of worship and significant agri‐businesses are the cornerstones of the green wedge economy. These uses drive the economic role of the Green Wedge, which can be summarised as providing opportunities for large scale agri‐business, public utility and institutional, recreational and community uses, some with adverse amenity impacts, large land requirements and significant buffer distances. URBAN GROWTH PRESSURES There has been significant population and housing growth within the urban area on the fringe of the Green Wedge in recent years. Over the period 2006‐2011, population in the surrounding SLA grew at a relatively high rate of 2.1% per annum. Over the last decade, median house and unit prices in Green Wedge and nearby suburbs increased at a higher rate than the Metropolitan Melbourne average. 40 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 3: LAND USE The current pattern of residential growth points to increased development pressure in areas surrounding the Green Wedge. This is likely to contribute to further land speculation within the Green Wedge itself. Urban expansion and consolidation will continue surrounding and beyond the Green Wedge to the south and east, however land supply is restricted by the current Urban Growth Boundary in Casey and Cardinia. As urban expansion continues, the economic role of the Green Wedge will increase in importance. The area will become increasingly significant in accommodating economic activities that support urban development including open space, community and recreational facilities, large scale agri‐
businesses and public utilities. The following issues and opportunities may arise from the imminent changes to the planning zones: 
Changes to the Green Wedge Zone will make more agricultural activities exempt from a planning permit requirement. Previous reports have identified the current Green Wedge Zone as too restrictive for large commercial farming operations. The relaxation of planning controls over agricultural uses may provide the opportunity to expand agricultural activities in preferred areas within the Green Wedge Zone. 
The proposed changes will remove prohibition of a number of uses, including medical centre and schools, and relax restrictions on other uses such as research centres. Population growth around the Green Wedge will increase demand for community services and increasingly constrained land supply in surrounding areas will likely increase pressure to locate new services and facilities within the Green Wedge. 
Proposed changes remove the restriction on new residential buildings to be associated with agricultural use. This could potentially increase the demand for new residential dwellings within the Green Wedge Zone. There are currently a number of vacant lots within the Green Wedge and the proposed change may trigger development on these sites, although subdivision restrictions will continue to restrict residential development. Greater Dandenong plays a vital role in the State's economy. It has the largest concentration of manufacturing jobs in the State and supports many other industries. The industries which are prominent in the Dandenong area are typically land intensive, such as manufacturing and wholesale trade. To support future economic growth, new areas will be needed to increase industrial and commercial land supply. The strategic location of the Green Wedge, adjacent to the South Dandenong Industrial Cluster and EastLink, make it a attractive area for industrial expansion. It is expected that pressure for industrial expansion will continue in areas near the Green Wedge. CHANGES TO THE GREEN WEDGE ZONE The proposed changes to the planning controls in the Green Wedge Zone may facilitate new opportunities to locate new uses within the Green Wedge, as well as consolidate existing ones. As 65% of the study site is within the Green Wedge Zone, the Green Wedge Management Plan will need to carefully manage these opportunities to ensure that desirable uses are supported and appropriately located, whilst undesirable uses are controlled and avoided where possible. BANGHOLME PRECINCT The area defined as the Bangholme Precinct (refer to Figure 13 below) in the UGB Anomalies Committee has been identified by Council in its submission as potentially being included within the UGB and rezoned to Industrial 1. The Committee decided that proposal would represent a change in policy and recommended that further investigation should take place. 41 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 3: LAND USE The rezoning of Green Wedge land for industrial use would represent a significant land use change in the area, and the suitability and impact of this should be explored during consultation and preparation of the Green Wedge Management Plan. EASTERN TREATMENT PLANT The Eastern Treatment Plant is both a major constraint for future development and a significant component of the current economic role of the Green Wedge. The plant is of regional significance and there is a need for the facility to be protected from inappropriate uses nearby. Future expansion is imminent and will be driven by strong population growth of the eastern and south‐
eastern metropolitan catchment of the plant. The Buffers Precinct vision found at Clause 22.02 of the Greater Dandenong Planning Scheme states that the existing subdivision pattern will be maintained and small lot subdivision will be particularly discouraged, and any new uses must not compromise the operation of the significant resources the buffers are designed to protect. 42 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL 43 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL 3.5
KEY FINDINGS: AGRICULTURAL FEASIBILITY Bangholme Lowlands Precinct 
This section outlines the key findings from the Draft Land Use (Agricultural Feasibility, Geology & Soils) Technical Report, prepared by RMCG (June 2013). The information below will be further developed and supplemented throughout the development of the Draft Green Wedge Management Plan. 
FUTURE VIABLE AND SUITABLE AGRICULTURAL LAND USES Future viable and suitable agricultural land uses should be governed by current horticulture and livestock production in the study area, as outlined in the table below. This is based on a review of the available literature, data analysis and ground‐truthing site visits undertaken as part of this project. Current agricultural land uses 
Future viable and suitable agricultural land uses Wetlands Precinct 


Soils: Organosol, swampy plains with sand ridges, Class II‐
IV (sandy loam to clay loam) Land subject to inundation (LSIO) along Pillars Road Potential Melbourne Water retarding basin on current agricultural land 




Extensive beef cattle grazing Horse studs, training facilities and stables Nurseries, cut flowers and cultivated turf Intensive poultry (both meat and egg) 

Horse studs, training facilities and stables Extensive beef cattle grazing Maintain current agricultural land uses to:  Provide amenity, rural landscape and recreational value  Protect buffers around significant public infrastructure assets  Avoid development on land that is potential CASS Extensive beef cattle grazing Horse studs, training facilities and stables Nurseries, cut flowers and cultivated turf Intensive poultry (both meat and egg) Maintain current agricultural land uses to:  Provide amenity, rural landscape and recreational value  Protect buffers around significant public infrastructure assets  Avoid development on land that is potential CASS Buffers Precinct TABLE 8: FUTURE VIABLE AND SUITABLE AGRICULTURAL LAND USES Key attributes Soils: Organosol, swampy plains with sand ridges, Class II‐
IV (sandy loam to clay loam) Coastal Acid Sulfate Soils (CASS) risk along Mornington Peninsula Freeway border Maintain current agricultural land uses to:  Provide amenity, rural landscape and recreational value  Protect buffers around industrial areas 
Soils: Organosol/ Podosol, coastal plains with some swampy plains with sand ridges, Class II‐
IV (sandy loam to clay loam) CASS risk along Mornington Peninsula Freeway border Contains ETP and associated 1,500 metre Environmental Significance Overlay buffer 


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44 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL  Potential to produce food close to market may reduce carbon footprint although this will be a very small percentage of total consumption. There is also the potential to meet niche markets (e.g. farmers markets);  A secure supply of water (i.e. recycled water) will mean less reliance on climate related water sources; and  Climate change will have minimal impact on this small area of production and enterprises will be able to adapt. Small‐scale agriculture means that the study area will not be attractive for those looking to move from climate impacted regions. Lyndhurst Precinct 
Soils: Podosol, coastal plains, Class II‐IV (sandy loam to clay loam) Potential Melbourne Water retarding basin on current agricultural land 




Market garden vegetables Nurseries, cut flowers and cultivated turf Extensive beef cattle grazing Horse studs, training facilities and stables Maintain current agricultural land uses to:  Provide amenity, rural landscape and recreational value  Protect buffers around industrial areas OPPORTUNITIES FOR FUTURE AGRICULTURAL LAND USES CONSTRAINTS TO THE FUTURE OF AGRICULTURAL LAND USES Key opportunities relating to the future use of land for agriculture include: The key constraints to the future use of land for agriculture include: 
Availability of land: land that has high security is favourable, and land that is available for lease may be preferable as it provides potential for capital to be used for other activities; 
Access/location: close proximity to markets, family, community and other business in the metropolitan region; 
Alternative water supplies: potential to utilise alternative water supplies and value add e.g. Class A recycled water; 
Distance from residents: reasonable distance from residents means that ‘Right to Farm’ is not likely to be an issue. This is assisted by the buffers from the Industrial 2 Zone to the north of the study area and the Environmental Significance Overlay around the Eastern Treatment Plant (ETP); and 

Interface issues such as stray domestic pets, wind blown rubbish, rubbish dumping, road safety when moving agricultural machinery on urban roads, off site impacts from agricultural activities including dust and odour and nuisance complaints; 
Lot fragmentation associated with rural residential estates at Hutton Road, Keys Road and Perry Road in the Wetlands Precinct, corner Springvale Road and Mornington Peninsula Freeway in the Bangholme Lowlands Precinct, and McMahens Road and Harwood Road in the Buffers Precinct; 
Uses incompatible with agriculture, such as Cornish College, which may restrict some agricultural practices such as spraying and use of machinery; and Climate change and mitigation: 45 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL 
While a number of physical constraints to agriculture have been noted in the report, e.g. land size, land availability for expansion, soil, access to water, degradation, Coastal Acid Sulfate Soils (CASS), groundwater and soil salinity. The overwhelming constraint to the long‐term use of land for agriculture is its lack of competitive advantage compared to other agricultural land, the high cost of land and interface issues. PREVENTING LAND USE CONFLICT 

Appropriate application of fertiliser (nitrogen input).12 Planning policy can assist in mitigating land use conflict by ensuring that appropriate separation distances are maintained between agriculture and other incompatible land uses. Other measures to support ongoing agricultural production include: Planting vegetative buffers to reduce spray drift from intensive horticulture; Good grass coverage and vegetation also acts as a barrier to reduce soil erosion or limit contact with contaminated soil. Cover any disturbed or excavated soil; Manage farm livestock effluent; and Note however, that adoption of such measures will increase input costs and is an additional disincentive to ongoing agricultural production in the area. The proximity of agriculture to rural residential areas, landfill sites, and sites of Aboriginal cultural significance, will require buffer areas to prevent offsite impacts of agricultural practices on non‐agricultural neighbours and vice versa. Actions to minimise the risk of offsite environmental impact from agriculture include: 
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Providing for movement of heavy agricultural equipment on local roads and diverting local traffic away from areas of primary production; 
Enforcement of local laws relating to domestic animals and rubbish dumping; and 
Ensuring that Council operations (e.g. spraying weeds on roadsides, grading roads) do not impact on adjoining primary production. CONSIDERATION OF THE BENEFITS OF RECYCLED WATER Recycled water is a by‐product of processed effluent from the ETP. Recycled water can be used as irrigation water for agricultural use and stock watering. It can also be used to augment or substitute reticulated water supply. 
Development of whole farm plans; 
Best practice irrigation; 
Improve drain management, such as revegetation of drains and waterways, or fencing; 
Manage pest weed and animal through control programs to reduce their impact; 
Management of surface waters to address run‐off, nutrients and sediments; Recycled water is currently being used successfully in and around the study area for agricultural purposes, particularly horticulture, through the Eastern Irrigation Scheme (EIS) operated by Topaq. The EIS is supplied from an off‐
take of the South East Outfall (SEO) just south of the study area on Thompsons Road. It is possible that future agricultural recycled water customers could be supplied from the EIS however further discussions with Melbourne Water (the wholesaler), Topaq and South East Water (the 12
Agriculture Victoria Services Pty Ltd (2003) 46 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL retailers and recycled water scheme managers) about the number of customers, demand volume and connection options would be required. In addition, Melbourne Water has recently constructed a new off‐take from the SEO adjacent to the EIS off‐take. This was primarily built to supply the new recycled water distribution pipeline to the Logis Estate north of the study area. While Melbourne Water constructed the off‐take, Places Victoria is delivering the remaining distribution infrastructure. Recycled water end users at the estate will be South East Water customers.13 FUTURE RESOURCE MANAGEMENT REQUIREMENTS Resource and management requirements are important for the sustainability of agriculture in the study area. Resource management requirements include: The Class A recycled water from the ETP can be used for the applications outlined in the table below. Prior to 2012 the ETP produced Class C recycled water that was treated by Topaq using an interim treatment plant (ITP). TABLE 9: USE OF RECYCLED WATER BY CLASSIFICATION LEVEL14 
Revegetation can help reduce salinisation of land and groundwater, and soil erosion. This would help ensure a sustainable environment and production in the study area; 
There is a risk to infrastructure (built environment) in flood prone areas; 
Rising water tables resulting from clearing vegetation and the affects of irrigation, have increased salinity levels within streams and large areas of land; 
Parts of the study area are situated within a Chemical Control Area that regulates the use of some pesticides and herbicides; 
The visual aesthetics of the open, rural landscape is an important consideration, and is particularly relevant due to location of the study area in the Green Wedge; 
Continued investigation should monitor the impacts of the landfill on agricultural land, waterways and rural residencies; 
Pressures from unsustainable farming practices may have adverse impacts on the environment. This includes spray drift and odours from intensive animal and horticulture production; 
Sites of Aboriginal Significance, (e.g. eastern half of Lyndhurst) need to be managed according to State and Commonwealth legalisation15; and Class Range of uses A B C D 
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Urban (non‐potable): with uncontrolled public access Agricultural: e.g. human food crops consumed raw Industrial: open systems with worker exposure potential Plus any Class B, C and D use 

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Agricultural: e.g. dairy cattle grazing Industrial: e.g. wash down water Plus any Class C and D uses 
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Urban (non‐potable) with controlled public access Agricultural: e.g. human food crops cooked/processed, grazing/fodder for livestock Industrial: systems with no potential worker exposure Plus any Class D uses 
Agricultural: non‐food crops including instant turf, woodlots, flowers 13
Pers. comms. John Mieog, Team Leader, ETP Planning, Melbourne Water, 2013 Melbourne Water (2013) 14
15
Agriculture Victoria Services Pty Ltd (2003) 47 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL 
The Lower Dandenong Creek and the Eumemmerring Creek water quality and flow conditions are rated poor to moderate. These conditions are assessed according to the Index of Stream Condition (ISC). Urban stormwater, barriers to the migration of aquatic life, weeds and a lack of streamside vegetation have been outlined as potential risks to the future health of the rivers. RECOMMENDATIONS FOR REVISIONS TO CLAUSE 22.02 The agricultural objectives and strategic directions for agriculture in the three Precincts of the Green Wedge Local Planning Policy (Clause 22.02) are outlined in the table below. Based on the findings of this review, revised objectives and strategic directions are proposed. existing rural character Buffers (22.02‐6) 
Promote forms of agriculture that are suited to the urban fringe, and those that can re‐use waste water 
No change Lyndhurst (22.02‐7) 
Promote forms of agriculture that are suited to the urban fringe, and those that can re‐use waste water 
Support forms of agriculture that are suited to the urban fringe TABLE 10: CLAUSE 22.02 REVISIONS Precinct Green Wedge Local Planning Policy agricultural strategic directions Recommended revisions/ additions Wetlands (22.02‐4) None None Bangholme Lowlands (22.02‐5) 
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Promote forms of agriculture that are suited to the urban fringe, and those that can re‐use waste water Support the development of low density recreational, and other land extensive activities which are consistent with the existing rural character 
Support the ongoing use of land for broadacre grazing and recreational uses including animal husbandry such as horse stables, animal training such as horse riding schools Support the development of low density recreational, and other extensive activities which are consistent with the 48 DRAINAGE & WATER MANAGEMENT 49 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 4: DRAINAGE & WATER MANAGEMENT 4.1
EXISTING CONDITIONS A large proportion of Greater Dandenong’s Green Wedge is within a flood plain and is former swamp land. The area is generally low lying with poor surface gradient, and is highly prone to flooding. The Dandenong Creek is the main watercourse that flows through the City of Greater Dandenong. Historically, the Dandenong Creek flowed into the Carrum Swamp which spread behind the sand dunes between Mordialloc and Frankston and entered the bay via either Mordialloc Creek or the Kananook Creek at Frankston. In 1876, the Patterson River was created to provide direct drainage from the entire Dandenong Valley catchment area to Port Phillip Bay. A number of waterways with major levee banks dissect the Dandenong Green Wedge landscape. These include the Patterson River, Mordialloc Creek, Dandenong Creek, Eumemmerring Creek, and Eastern Contour Drains. Other watercourses include Smythes, Springs and Taylor Drains, which provide the local drainage for various areas. In addition, there are a number of Melbourne Water retarding basins planned within the Green Wedge to support surrounding industrial areas (Keysborough) and residential areas in Casey (Lyndhurst). These waterways and their associated basins and wetlands are an important feature and function of the Dandenong Green Wedge. Over many years the Dandenong Creek and its tributaries have been substantially altered; including the introduction of concrete channelling for drainage and flood mitigation purposes. Although the Green Wedge area is served with open drains, the lie of the land, the levees, and a limited number of outlets, restrict the drainage capacity of the drains. As a result, roads and properties are often subjected to overland flow during storm events. The City of Greater Dandenong is predominantly urban, characterised by residential, commercial and industrial use areas. The further urbanisation of land over time has increased the amount and rate of runoff generated, thus 50 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 4: DRAINAGE & WATER MANAGEMENT creating a large number of pollution sources and adversely affecting the water quality of creeks and rivers throughout the Green Wedge. Lyndhurst Precinct The Green Wedge Local Planning Policy (Clause 22.02) contains the following information in relation to drainage: This area also supports a drainage function, carrying runoff from urban areas to the east to the Dandenong Creek. Environmental drainage improvements are scheduled by Melbourne Water. Wetlands Precinct An extensive floodplain on the north side of Mordialloc Creek provides flood storage for stormwater from urban areas to the north that enters the floodplain from several drainage channels and overland flow paths that traverse the area forming ephemeral wetlands with flora and fauna habitats. The southeast trunk sewer crosses the western sector of the precinct on a northwest to southeast alignment. Bangholme Lowlands Precinct The land is open and low lying, with poor drainage and significant overland flow paths. A substantial levee bank along the south side of the Mordialloc Creek protects the precinct from inundation from that waterway, but inhibits the re‐creation of wetlands in this area. An open drainage channel known as Smythes Drain also bisects the precinct on an east‐west alignment. Buffers Precinct The area is generally flat, but rises slightly to the north. The precinct is based on a 1500 metre buffer around the Industrial 2 zone and the existing Environmental Significance Overlay around the Eastern Treatment Plant (ETP). The Industrial 2 Zone is one of only three such areas in Melbourne where industries requiring extensive buffers from sensitive uses can be accommodated. The ETP is one of the main plants for treatment of Melbourne’s waste water. 51 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 4: DRAINAGE & WATER MANAGEMENT 52 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 4: DRAINAGE & WATER MANAGEMENT 4.2

KEY ISSUES Land highly prone to flooding: A large proportion of Greater Dandenong’s Green Wedge is within a flood plain and is former swamp land. The area is generally low lying with poor surface gradient, and is highly prone to flooding. Once waterlogged, the area takes time to drain due to the presence of major levee banks and a limited number of outlets. Levees protect areas from fluvial flooding but also restrict drainage outlets, therefore appropriate trade‐offs need to be established. 
Stormwater runoff: Urban runoff, in particular from industrial areas, is adversely affecting the quality of waterways and drainage systems within the Green Wedge, including the Patterson River, and Eumemmerring and Dandenong Creeks. 
Increased pressure on the drainage network: The City’s waterways and drainage systems are limited in capacity and may not be able to adequately cater for future needs. 
Effect of human activity on the health of waterways: An increase in population and human activity has led to an increase in litter, pollution and noise. If not properly mitigated, there is a potential risk of biodiversity loss and degraded waterways. 
Confusion over drain ownership: The presence of multiple owners including privately owned drains has led to poor maintenance and management practices. Often drains become clogged with vegetation, and it is unclear who is responsible for their maintenance. 
Historical and illegal land fill: often occurs throughout the Green Wedge which interrupts the natural flow of water in the area and leads to possible problems such as land contamination. 
Flooding constraints and levee banks: can constrain the establishment of future pedestrian/ bicycle paths, roads, bridges, and revegetation works. 
Climate change: Projected increased frequency and intensity of weather events needs to be taken into consideration. 
Lack of reliable hydrology data: and reporting from Melbourne Water on applications referred to them for comment. 53 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 4: DRAINAGE & WATER MANAGEMENT 4.3
KEY OPPORTUNITIES Opportunities exist to: 
Improve the quality of existing waterways: Opportunity exists to significantly improve the quality of the riparian environment through improved management practices, rehabilitation, and maintenance measures. 
Establish a system of linear wetlands: Opportunity exists to pursue the creation of a system of linear wetlands and basins utilising drainage lines and overland flow paths to the Bay to the west, to Braeside Metropolitan Park to the north‐west, to Keysborough to the north and to the Dandenong Creek system to the east. The construction of water storage infrastructure needs to consider issues such as ecology and prevention of problem mosquito populations. 
Investigate opportunities for water recycling: Opportunity may exist to reuse water from the Eastern Treatment Plant, groundwater basins and stormwater systems for various purposes across the Green Wedge including rehabilitation of degraded land in the Bangholme Lowlands Precinct. This is a significant opportunity in the context of a changing and drying climate. 
Utilise and tap into existing / planned infrastructure: such as pipes. 54 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 4: DRAINAGE & WATER MANAGEMENT 4.4
KEY FINDINGS This section outlines the key findings from the Draft Drainage and Water Management Technical Report, prepared by TGM (June 2013). The information below will be further developed and supplemented through the consultation stage of the Green Wedge Management Plan. CONSULTATION WITH KEY INFRASTRUCTURE PROVIDERS properties that control their own on site stormwater but even though it is on a micro scale it can impact on the hydraulics of the larger catchment systems. Landowners have in some cases undertaken land reshaping that has consequences on the drainage courses. In fact, there has been many alteration to the land, undertaken by different stakeholders and local authorities that have affected drainage courses which play some role whether positive or negative on the drainage scheme. Some examples of the modifications include: 
Bangholme lowland precinct which traditionally drained south west to the Edithvale‐Seaford Wetlands was impacted by the construction of the Mornington Peninsula Freeway. Consequently this area now drains to the North West via Smythes drain. 
Symthes Drain has been lowered by 200mm and additional pipe capacity has been added to improve drainage of the Bangholme lowland area. Symthes Drain discharges into Mordialloc Creek and is protected by a floodgate. A series of private crossings across Smythes Drain also interfere with the flow passage. 
Developments in the low lying parts of the Symthes drain such as Soden Road/Pillars Road have resulted in significant fill been placed to elevate the sites above the flood levels. The fillings have been carried out without any compensatory excavation to maintain flood storage so the net impact has been a reduction in the total flood storage capacity and disturbance to local drainage patterns. 
Diversion of drains associated with the expansion of the Eastern Treatment Plant has reduced the hydraulic performance of the channel. SOUTH EAST WATER TGM Group met with South East Water who is the local water authority responsible for the provision of water and sewerage infrastructure. Much of the land within the Green Wedge has limited access to sewerage reticulation and many properties are connected to septic systems. There is potable water supply to the area but it is also limited. South East Water do trade recycled Class A water from the Eastern Treatment plant. Currently there is a recycled main that provides Class A water to Industrial Estates in Dandenong South. To provide recycled water there needs to be a strong business case that makes the infrastructure financially viable. In terms of providing recycled water to properties within the Green Wedge there would need to be strong business case that delivers an economic benefit to the retailer. CITY OF GREATER DANDENONG TGM Group met with Council Engineers from the City of Greater Dandenong. The discussion was informative and highlighted how the management of stormwater within this region is very complex. As discussed previously in this report there are significant waterways within the green wedge. Melbourne Water is the authority responsible for the management of the waterway while Council are the authority responsible for the local contributing catchments. Within this area there is broad acre private MELBOURNE WATER TGM is currently holding discussions with Melbourne Water to discuss current practices with waterway management and future planning regimes. 55 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 4: DRAINAGE & WATER MANAGEMENT WATER QUALITY/ WETLANDS AND RETARDING BASINS The water quality of existing waterways and drainage courses is a key factor in many past reports and studies. Water quality is extremely important to our community as waterways provide enormous social and recreational benefits. Although some of the water catchment extends well beyond the boundary of the South East Green Wedge it can still provide an important role to treatment of stormwater flows before they eventually discharge to Port Phillip Bay. The treatment of stormwater is generally considered most effective at the source, however, an opportunity that exists to treat stormwater within a drainage system should be considered. Much of the area within the Green Wedge zone is low‐lying and in its natural environment is predominantly wetland. Given the area is subdivided it is not a simple process to provide broad scale wetlands. It is considered that linear wetlands can potentially be constructed as on line systems. Some of the key locations are along waterways such as Mordialloc Creek, Smythes Drain, Springs Drain, Eastern contour drain, Dandenong Creek, Eumemmerring Creek and Patterson River. harvesting can provide recycled water supply suitable for sport and recreational areas, gardens, cleaning operations, etc. LAND SUBDIVISION Any potential future land subdivision needs to be considered on a broad scale where careful planning including stormwater modelling is undertaken to ensure habitable land and road networks are located above flood levels which factor in sea level rise. Such development opportunities may be a means to assisting in the funding of upgrades to local road and drainage works. For it to be viable it would need to be able to provide a yield that would not be broad scale but provide a density that is more representative of standard residential scale. The City of Greater Dandenong has identified some local road networks as becoming increasingly busy with traffic and it is likely that road upgrades are inevitable in future works. Integration with road works and drainage should definitely be a key consideration. An example of this is Pillars Road which provides a key east west traffic link. The road is of a poor standard and requires upgrade works. WATER RECYCLING Opportunities exist to buy Class A water from the Eastern Treatment Plant through tapping into existing infrastructure. Given the region is low lying and prone to flooding there are many opportunities to integrate water harvesting with potential new wetland areas in all precincts. Water 56 FIGURE 15: DRAINAGE & WATER MANAGEMENT PRELIMINARY RECOMMENDATIONS City of Greater Dandenong Green Wedge Management Plan | Review Report DRAFT 57 ENVIRONMENTAL VALUES & BIODIVERSITY 58 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 5: ENVIRONMENTAL VALUES & BIODIVERSITY 5.1
EXISTING CONDITIONS 5.1.1
VEGETATION AND FAUNA HABITAT The most notable remnants of native vegetation are: The area known as the City of Greater Dandenong Green Wedge once supported nine Ecological Vegetation Classes (EVC’s): Damp Sands Herb‐
rich Woodland, Heathy Woodland, Grassy Woodland, Creekline Grassy Woodland, Plains Grassy Wetland, Plains Grassland, Plains Grassy Woodland, Swamp Scrub and Swampy Riparian Woodland (1750 mapping on the DEPI Biodiversity Interactive Map). The vegetation and fauna habitat throughout the majority of the Green Wedge has since been highly modified for agricultural land use. Most of the area has therefore been significantly modified and supports predominantly introduced vegetation that is of limited value for native fauna. There are small areas of native vegetation and scattered trees that remain. Numerous waterways/drains traverse the landscape and many dams and wetlands have been constructed. These features are described below: REMNANT VEGETATION Small remnant patches of various EVCs occur within the Dandenong Green Wedge. Most of these areas are associated with road reserves (and in some cases extend into private properties immediately adjacent) and drains. The areas of remnant vegetation are identified primarily by the presence of the defining eucalypt species (River Red‐gum Eucalyptus camalduensis, Manna Gum E. viminalis and Swamp Gum E. ovata) or Swamp Paperbark Melaleuca ericifolia. Detailed assessment of remnant vegetation has not been undertaken to confirm the species diversity and abundance (particularly the understorey), EVC, extent of patches as defined by the Biodiversity Assessment Guidelines (DEPI 2013) or the condition of these areas. 
North of Hutton Road (Plains Grassy Woodland identified on the BIM associated with the Keysborough Golf Course). The extent to which this vegetation is remnant versus planted is undetermined at this stage. 
Eumemmerring Creek east and west of EastLink (Plains Grassland/Plains Grassy Woodland Mosaic) 
Glasscocks Road (Plains Grassland/Plains Grassy Woodland Mosaic). 
Bowman Redgum Reserve, corner of Hutton and Chapel Roads (Plains Grassy Woodland). 
Private properties corner of Keys and Perry Roads (Plains Grassy Woodland). 
Private properties between Springvale Road and Perry Road north of Mordialloc Main Drain (scattered remnant River Red Gum). 
Private properties between EastLink and Dandenong–Hastings Road south of Glasscocks Road (scattered remnant River Red Gum). The Perry Road and Taylors Road reserves need further investigation for the extent and distribution of remnant vegetation patches. As viewed from public roads, they appear to support a scattered mixture of eucalypts, acacias with a primarily exotic understorey (predominantly Gorse in the case of Perry Road). Small pockets of Swamp Scrub are associated with drainage lines within the Green Wedge. There may be other small patches of remnant vegetation that could not be detected or confirmed through aerial photograph interpretation or by the limited access available via public roads. 59 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 5: ENVIRONMENTAL VALUES & BIODIVERSITY It is possible some of the low‐lying areas, particularly those subject to less intensive land use, may support Plains Grassy Wetland. Detailed assessment is required to determine the presence and extent of this EVC. 5.1.2
WATERBODIES WATERWAYS As discussed in the previous chapter (Drainage & Water Management), a number of waterways traverse the Green Wedge landscape including Eumemmerring Creek, Dandenong Creek, Patterson River, Mordialloc Main Drain (Creek) and Eastern Contour Drain. SCATTERED REMNANT TREES Much of the River Red‐gum dominated remnant vegetation now consists of scattered trees surrounded by exotic pasture, mown lawn or market garden. The most notable areas of scattered trees are: 
Between Springvale Road and Perry Road north of Mordialloc Main Drain; and 
Between EastLink and Dandenong – Hastings Road south of Glasscocks Road. These trees provide a foraging and nesting resource for mobile fauna species including bats, birds and possums. Many contain hollows for hollow‐
dwelling species. There are numerous dead standing trees that still provide hollows and perching resources for fauna. While some trees are in good health, others have died or are in decline. PLANTED VEGETATION The most prominent areas of planted vegetation are located within the Eastern Treatment Plant, Keysborough Gold Course, and along some road reserves and gardens in the vicinity of houses. Most of these plantings are comprised of a mixture of native, non‐indigenous tree and shrub species which enhance the foraging and shelter opportunities for local fauna by providing tree and shrub cover in an otherwise largely open environment. Most of these have been created using levee banks which preclude connectivity with the surrounding landscape and therefore limit their capacity to be a source for aquatic fauna to colonise nearby farm dams or wetlands. The waterways vary from open channels with minimal vegetative cover to tall, dense reed beds. Their levee banks support predominantly introduced vegetation dominated by grasses that are generally maintained through slashing. Eucalypts, wattles and other shrubs (including Gorse Ulex europaeus) are scattered along sections of these waterways. In some areas these native species are likely to comprise patches of remnant vegetation including Swampy Riparian Woodland and Swamp Scrub. These drains provide habitat for frogs and may facilitate their movement through the area. Those drains that support fringing vegetation, such as Eumemmerring Creek, may facilitate the movement of more elusive birds such as crakes and rails. Fish such as Dwarf Galaxias has been recorded from Dandenong Creek and Hallam Main Drain. Yarra Pygmy Perch has been recorded from Dandenong 60 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 5: ENVIRONMENTAL VALUES & BIODIVERSITY Creek. Both of these fish species have the potential to occur in all connected waterways throughout the Green Wedge. The “Living Links – Corridors of Connectivity” is a Master Plan developed for protecting the future of Mebourne’s south‐east natural landscapes. The project has considered the environmental, social, cultural and recreational values of several creeks and drains which flow through the Dandenong Green Wedge. These are: 
Eumemmering Creek: a corridor classified as having a social purpose; 
Dandenong Creek: a corridor classified as having an environmental, social, recreational and cultural purpose; 
Mordialloc Creek (Main Drain): a corridor identified as having an environmental, recreational and cultural purpose; and 
Patterson River: a corridor classified as having an environmental, recreational and cultural purpose. Minor watercourses (primarily artificial drains) occur throughout the Green Wedge. Most are artificial and likely to be ephemeral in nature. Some of the watercourses support narrow strips of paperbark and reeds which have potential to meet the definition of native vegetation patches. WETLANDS Numerous wetlands occur within the Green Wedge, particularly in association with the Eastern Treatment Plant. There are many small wetlands and farm dams throughout the study area which range in degree of vegetation cover. Larger dams and lakes tend to provide open expanses of water and may or may not be fringed with vegetation. Low‐lying areas within the landscape provide additional wetland habitat when inundated. The area on which the Eastern Treatment Plant is located has been converted into a series of treatment ponds and associated drains and infrastructure. By virtue of their purpose, these ponds are in various stages of inundation and therefore provide habitat for a diverse range of wetland‐
dependent birds, including species that are threatened in Victoria and Australia (VBA, BA, Biosis Research 2004). The Edithvale‐Seaford Wetlands (located 10km to the south‐west of the Dandenong Green Wedge, within Frankston City Council) is a 305 hectare reserve recognised internationally through the RAMSAR convention. The wetlands provide significant habitat for a diversity of birdlife, including a number of rare and endangered migratory water birds. The Green Wedge does not drain directly into the Edithvale‐Seaford Wetlands Ramsar site, but may have intermittent connection during flooding. It is important that connections between existing wetland areas within and outside the Green Wedge continue to be strengthened to support a diversity of wildlife, including endangered birds. 5.1.3
HABITAT LINKAGES Regarding habitat, the study area context is in an urban environment and the extent of removal and modification of vegetation mean that existing habitat linkages are limited. NaturePrint identifies small areas that make medium to high contributions to biodiversity within the Green Wedge. These areas are largely associated with remnant patches and scattered remnant trees, but may also include planted vegetation. In a broad context, the woodland remnants and scattered trees provide a sparse, widely dispersed overstorey linkage from north‐west to south‐east for highly mobile species, namely birds and bats. For less mobile or understorey dependent fauna or flora species with poor dispersal capabilities there are no distinct habitat linkages within the Green Wedge landscape as the vegetation is discontinuous and limited in extent and in most instances the understorey is modified or entirely introduced. 61 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 5: ENVIRONMENTAL VALUES & BIODIVERSITY Watercourses provide aquatic linkages through the landscape and may support threatened amphibian and fish species. The Eastern Treatment Plant is a major waterbody complex and core area of habitat for waterbirds in the eastern suburbs of Melbourne. 5.1.4
GEOLOGY AND SOILS The geology of the region is characterised by Quaternary alluvium (gravel, sand and silt) and swamp and lagoon deposits (silt and clay) (Qa), and Tertiary gravel, sand and silt of the Hanson Plain Sand formations (Nbh). There are also small isolated areas of coastal dune deposit in the west of the study area bordering the Mornington Peninsula Freeway (Qdl).16 The soils are generally loamy sand to clay loam on the surface underlain by an impermeable, sodic, saline clay layer. Their slopes are level to gently inclined. Therefore, erosion, waterlogging, sodicity and salinity must be carefully managed to sustain agricultural production on these soils.17 include acidification of waterways, degradation of ecology, corrosion or infrastructure, adverse human health effects, and irreversible change to landforms and soils.19 The Department of Environment and Primary Industries consider parts of the Green Wedge west of EastLink to be a prospective site for coastal acid sulfate soils (Rampant et al. 2003). In 2010 the Victorian Best Practice guidelines for Assessing and Managing Coastal Acid Sulfate Soils was released (DSE 2010). The Guidelines assist decision makers to identify the risks associated with sulfate soils, site investigation requirements and considerations for an appropriate management plan. Soil testing should be undertaken to determine the potential for acid sulfate soils prior to any earthworks that may be required as part of management and enhancement of the Green Wedge. The soils in the study area can be classified as Class II‐IV based on previous projects undertaken by RMCG in the region and existing literature. The lighter soils are more suitable for horticulture, while the heavier soils are more suited to pastures. These are also suitable for recycled water irrigation.18 5.1.5
COASTAL ACID SULFATE SOILS Coastal Acid Sulfate Soil (CASS) is an acid sulfate soil (ASS) that has formed as a result of sea influence (excluding cyclic salt). Left undisturbed these soils are harmless, but if drained, excavated or exposed to air the metal sulfides react with oxygen and form sulfuric acid. Potential impacts can MAP SHOWING THE EXTENT OF PROSPECTIVE COASTAL ACID SULFATE SOILS 16
Department of Primary Industries (2011) Agriculture Victoria Services Pty Ltd (2003) 18
Agriculture Victoria Services Pty Ltd (2003), RMCG (2010) and URS (2009) 17
19
Department of Sustainability and Environment (2009) 62 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 5: ENVIRONMENTAL VALUES & BIODIVERSITY 63 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 5: ENVIRONMENTAL VALUES & BIODIVERSITY 5.2

Land use conflicts: Current land use practices have directly impacted upon water quality in the Dandenong Creek catchment. Water quality in the lower Dandenong Creek catchment is considered moderate to poor due to urban, industrial and agricultural land uses and consequential inputs to surface water run‐off (Melbourne Water 2007). This may have ongoing implications for water quality associated within the Green Wedge. Application of herbicides, pesticides and/or fertilisers adjacent to remnant vegetation and scattered trees has the potential to be impacting on species diversity and plant health. Grazing and/or slashing restrict the regeneration prospects for remnant trees, although such regimes assist in minimising biomass accumulation and may be considered as a necessary fire management tool. 
Weed and pest animal species: Pockets of Gorse are notable within the study area, particularly along the unconstructed Perry Road reserve and in adjacent paddocks, and within paddocks east of the unconstructed Taylors Road reserve. Blackberry Rubus fruticosus thickets are apparent along many of the minor drainage lines. These are incidental observations of more notable weed infestations made during the brief site inspection. Pest animals within the Green Wedge include European Rabbit Oryctolagus cuniculus, Red Fox Vulpes vulpes, and European Hare Lepus europeaus. These are all ‘established invasive animals’ defined under the Catchment and Land Protection Act 1994 as widespread, established and beyond eradication from the whole of Victoria. 
Presence of Cinnamon fungus: Cinnamon Fungus Phytophthora cinnamomi is an introduced water‐borne fungus that attacks the root systems of susceptible native plants thereby threatening some plant species, the ecosystems of which they form part, and the animals that depend on them (DSE 2008). The pathogen is widely dispersed within Victoria and there is as yet no means of eradicating it in the field. It is unknown whether Cinnamon Fungus occurs in the Green Wedge however there are records further south on the Mornington Peninsula (E. Fogarty, pers. comm.). 
Hydrological changes as a result of human activity: particularly drain construction, may be affecting the health of River Red Gums within the Green Wedge. Large numbers of dead scattered trees were noted; the cause/s for this decline should be investigated. 
Loss of natural habitat corridors: The continuity of ecological corridors has been compromised over time due to land fragmentation. This has led to fragmented hydrology corridors and isolated patches of native vegetation. 
Impact of proposed road upgrades: The proposed upgrade of Thompsons and Perry Roads has the potential to impact on significant vegetation throughout the Green Wedge if not carefully managed. It is likely that some road side vegetation may be lost in the process of upgrading road infrastructure. Accordingly, it is important to ensure that indigenous road side vegetation is not only replaced but added to. Coastal acid sulfate soils: The Dandenong Green Wedge has a high presence of prospective acid sulfate soils, particularly in the western portion of the study area. If disturbed, this can be detrimental to human health and the environment. The impacts and implications of coastal acid sulfate soils for the future of the Green Wedge need to be better understood and considered. 
Lack of awareness in the community regarding the environmental value of the Green Wedge: and the implications of listed species on landowners. 
KEY ISSUES 64 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 5: ENVIRONMENTAL VALUES & BIODIVERSITY 5.3
KEY OPPORTUNITIES Opportunities exist to: 

Identify and strengthen existing habitat corridors and develop future corridors: Opportunity exists to rehabilitate existing and develop future habitat corridors, especially along waterways, wetlands and native vegetation clusters/corridors. Linkages should focus primarily on aquatic species and mobile canopy‐dwelling native fauna species. 
Establish indigenous/ native vegetation reserves: Opportunity exists to establish indigenous/ native vegetation (e.g. red gum) reserves and corridors throughout the Green Wedge as offsets or other. The Dandenong South Industrial Area Extension Native Vegetation Precinct Plan protects a large expanse of existing vegetation from development and furthermore makes provision for the extension of new planting and revegetation of this area. 
Encourage local environment groups and residents to work with Council to improve local environment conditions: e.g. by planting indigenous vegetation to encourage wildlife to travel throughout the Green Wedge. 
Improve application of Environmentally Sustainable Design (ESD) principles: Opportunity exists to further protect and restore the biodiversity and ecological functions of the area by ensuring land is developed and managed in keeping with environmentally sustainable development principles with a strong ecology focus. Identify land uses that are having a negative impact on the environmental values, health and biodiversity of the Green Wedge: and establish appropriate mitigation and management techniques. 
Employ appropriate risk management and mitigation techniques: to avoid the detrimental impacts of coastal acid sulfate soils and risk of groundwater and soil salinity. 
Identify opportunities for environmental education and tourism: including opportunities for practical learning experiences. 
Undertake soil testing: to determine the presence of Cinnamon Fungus within the Green Wedge prior to any earthworks so that an appropriate management plan can be implemented. 
Undertake further survey: to improve understanding of the ecological values within the Green Wedge and inform future management plans and enhancement works. This includes:  Detailed vegetation assessment to resolve the extent and distribution of native vegetation and presence of significant communities.  Targeted surveys for the Growling Grass Frog, Southern Toadlet, Dwarf Galaxias and Yarra Pygmy Perch to determine the presence/distribution of these species.  Targeted surveys for the presence/distribution of threatened flora species.  Detailed survey of aquatic habitats (creeks, drains, wetlands, dams).  Detailed assessment of the distribution of high threat weeds to inform a Green Wedge Weed Management Plan. 
Improve water quality and quantity of flora and fauna habitats: through using the area as a recipient under the Bush Broker program. 65 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 5: ENVIRONMENTAL VALUES & BIODIVERSITY 5.4
KEY FINDINGS 
Scattered remnant trees 
Major waterways which traverse the Green Wedge landscape including Eumemmerring Creek, Dandenong Creek, Patterson River, Mordialloc Main Drain (Creek) and Eastern Contour Drain. These have potential to support Dwarf Galaxias and Growling Grass Frog, although the status of these species in the area needs investigation. 
Eastern Treatment Plant which provides habitat for a diverse range of wetland‐dependent birds, including species that are threatened in Victoria and Australia. 
Wetlands and low‐lying areas subject to inundation are potential habitat for significant flora and fauna species. This section outlines the key findings from the Draft Environmental Values Technical Report, prepared by Biosis (June 2013). The information below will be further developed and supplemented throughout the development of the Draft Green Wedge Management Plan. ECOLOGICAL VALUES Key ecological values identified within the study area during a reconnaissance level site inspection undertaken by Biosis are as follows: 
Small areas of remnant vegetation. The most notable remnants are:  North of Hutton Road (Plains Grassy Woodland identified on the BIM associated with the Keysborough Golf Course). Extent to which this vegetation is remnant versus planted is undetermined at this stage  Eumemmerring Creek east and west of EastLink (Plains Grassland/Plains Grassy Woodland Mosaic)  Glasscocks Road (Plains Grassland/Plains Grassy Woodland Mosaic)  Bowman Redgum Reserve, corner of Hutton and Chapel Roads (Plains Grassy Woodland)  Private properties corner of Keys and Perry Roads (Plains Grassy Woodland)  Private properties between Springvale Road and Perry Road north of Mordialloc Main Drain (scattered remnant River Red Gum)  Private properties between EastLink and Dandenong–Hastings Road south of Glasscocks Road (scattered remnant River Red‐
gum). SIGNIFICANT SPECIES Lists of significant species recorded or predicted to occur within 5 km of the Green Wedge are provided in the Draft Environmental Values Technical Report, prepared by Biosis. An assessment of the likelihood of these species occurring in the Green Wedge and an indication of where within the study area (i.e. which habitats or features of relevance to the species) is included. Areas of greatest value for significant species within the study area are: 
Eastern Treatment Plant; 
Major watercourses: Eumemmerring Creek, Dandenong Creek, Patterson River, Mordialloc Main Drain (Creek), Eastern Contour Drain; 
Remnant woodland vegetation and scattered trees; 
Wetlands (artificial and natural), particularly those which are densely vegetated or develop mud flats when drying out; and 
Low‐lying swampy areas. 66 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 5: ENVIRONMENTAL VALUES & BIODIVERSITY SIGNIFICANT ECOLOGICAL COMMUNITIES Six ecological communities that are endangered in the Gippsland Plain Bioregion occur or to have occurred within the Green Wedge: Activities that can disturb CASS include agricultural activities that involve land drainage particularly deep drainage (such as works to prevent flood and tidal inundation or lowering of the water table). The following high‐risk activities that can disturb CASS should be avoided: 
Grassy Woodland (EVC 175) 
Excavating soil 
Creekline Grassy Woodland (EVC 68) 
Filling land 
Plains Grassy Woodland (EVC 55) 
Moving soil from its pre‐activity location (horizontally or vertically) 
Swampy Riparian Woodland (EVC 83) 
Temporarily or permanently dewatering soil 
Swamp Scrub (EVC 53) 

Plains Grassy Wetland (EVC 125) Causing CASS to be temporarily or permanently bathed in oxidized water (as opposed to the low oxygen content water in which it is normally submersed).20 There is some potential for small areas of Herb‐rich Plains Grassy Wetland (West Gippsland) Community or Central Gippsland Plains Grassland Community listed under the Flora and Fauna Guarantee Act to occur within the Green Wedge. Climate change has the potential to increase CASS exposure, and agricultural management practices in the study area must consider the broader risk of CASS. A detailed flora assessment is needed to determine the presence and distribution of significant vegetation communities within the Green Wedge. ENVIRONMENT PROTECTION & BIODIVERSITY CONSERVATION ACT COASTAL ACID SULFATE SOILS There is a high probability and high confidence that Coastal Acid Sulfate Soils (CASS) is located in the west of the study area in the Bangholme Lowlands and Buffers Precincts bordering the Mornington Peninsula Freeway (Class A1). These areas are most susceptible to the impacts of CASS. There is a high probability and low confidence that CASS covers the majority of the Wetlands, Bangholme Lowlands and Buffers Precincts (Class A3). There is an extremely low probability and very low confidence that CASS covers the Lyndhurst Precinct and remaining parts of the study area (Class C4). The EPBC Act applies to developments and associated activities that have the potential to significantly impact on Matters of National Environmental Significance (NES) protected under the Act. Matters of National Environmental Significance relevant to the Green Wedge are summarised in the table on the following page. 20
Department of Sustainability and Environment (2009) 67 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 5: ENVIRONMENTAL VALUES & BIODIVERSITY TABLE 11: EPBC ACT MATTERS OF NATIONAL ENVIRONMENTAL SIGNIFICANCE RELEVANT TO THE GREEN WEDGE Matter of NES Dandenong Green Wedge specifics Threatened species and ecological communities Thirty‐one flora and fauna species have been recorded or predicted to occur in the Green Wedge. Species considered to have a medium or higher likelihood of occurrence are: River Swamp Wallaby‐grass, Swamp Everlasting, Growling Grass Frog, Dwarf Galaxias and Yarra Pygmy Perch. Aquatic / wetland habitats are therefore the most important ecological features of the Green Wedge for EPBC listed species. Migratory species Fifty‐eight migratory species have been recorded or predicted to occur in the Green Wedge search area. The Green Wedge may support important habitat for Latham's Snipe Gallinago hardwickii as defined under the EPBC Act (DEWHA 2009). Many of the other species have been recorded (at the Eastern Treatment Plant or adjacent Waterways Estate) or would be expected to use the study area on occasions, and some of them may do so regularly. However the Green Wedge does not provide important habitat for an ecologically significant proportion of any of these species. Wetlands of international importance (Ramsar sites) The Green Wedge is identified as being within 10 km of one Ramsar site: Edithvale‐Seaford Wetlands. The Green Wedge does not drain directly into the Edithvale‐Seaford Wetlands Ramsar site, but may have intermittent connection during flooding. Grass Frog, Dwarf Galaxias and Yarra Pygmy Perch would be needed to inform this process. In instances where a significant impact is not considered likely, the proponent for the works (e.g. Melbourne Water, Council) may still choose to refer the proposed action to the Australian Government Minister for the Environment to determine whether the action requires approval under the EPBC Act. Any future works within the Green Wedge should be evaluated against the criteria outlined in the relevant Significant Impact Guidelines in order to determine whether significant impact on a Matter of National Environmental Significance would result from the proposed action. Further investigations to determine the current status of populations of Growling 68 ACCESS & MOVEMENT 69 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 6: ACCESS & MOVEMENT 6.1
EXISTING CONDITIONS 6.1.1
TRAFFIC MANAGEMENT Other major arterial roads include Frankston‐Dandenong Road and the Western Port Highway. High visibility and good accessibility has led to significant pressure for commercial activities along these routes. Transport related infrastructure within the Dandenong Green Wedge is focused around serving the wider Victorian community through providing access corridors to major facilities such as airports and ports. There is limited infrastructure supporting active transport and public transport services. The Dandenong Green Wedge is dissected by a grid‐like network of roads running in both north‐south and east‐west directions. Roads range from four lane arterial roads to unsurfaced local connector roads. Some arterial roads throughout the Green Wedge split the area into precincts. As these roads are widened or carry more lanes, this separation may be accentuated. The EastLink Tollway runs north‐south through the Dandenong Green Wedge providing access to Frankston in the south, and Ringwood to the north. The Mornington Peninsula Freeway borders the south‐western boundary of the Dandenong Green Wedge, providing connections to Frankston and Rosebud via the recently opened Peninsula Link. These major roads are often elevated, providing open views across the Green Wedge landscape. There are currently three road widening projects occurring within the Dandenong Green Wedge, including Thompsons Road, Perry Road, and Glasscocks Road. Glasscocks Road is to be upgraded to a major arterial road. The widening of Westernport Highway is also being undertaken for future freeway and rail corridor use. 6.1.2
ROAD HIERARCHY The road hierarchy within the study area consists of: 
Major roads and freeways, which are all VicRoads / LMA controlled. These are the primary means for through traffic and freight to traverse the study area; 
Major local roads, which provide local access for freight and general traffic, and may play a limited through traffic role; and 70 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 6: ACCESS & MOVEMENT 
Minor local roads, which service end destinations, and should not be encouraged to accommodate through traffic. 
The roads within the study area are described within this framework below. 6.1.3


Westall Road borders the isolated section of the study area to the southwest, and functions as a primary arterial road. It is a two‐way road generally aligned in a northwest‐southeast direction and configured with dual two‐lane carriageways separated by a central median. Kerbside parking is not permitted. MAJOR ROADS The EastLink Tollway bisects the study area in a north‐south direction, and is configured with three‐lane carriageway in each direction, separated by a central median. It is accessible via a full diamond interchange at the intersection of Thompsons Road at the southern end of the study area, and passes underneath Perry Road at the northern end of the study area. The Mornington Peninsula Freeway borders the study area to the southwest. It is a two‐way road generally aligned in a north‐south direction and configured with dual two‐lane carriageways separated by a central median. Kerbside parking is not permitted. 
Springvale Road borders the study area to the northwest and functions as a primary arterial road. It is a two‐way road generally aligned in a north‐south direction and configured with dual two‐lane carriageways separated by a central median. Kerbside parking is not permitted. 
Thompsons Road borders the study area to the south and functions as a primary arterial road. It is a two‐way road aligned in an east‐west direction and configured with dual two‐lane carriageways separated by a central median. Kerbside parking is not permitted. 
Dandenong‐Frankston Road borders the study area to the east and functions as a primary arterial road. It is a two‐way road generally aligned in a north‐south direction and configured with dual two‐lane carriageways separated by a central median. Kerbside parking is not permitted. 6.1.4
LOCAL ROADS There are four major local roads that either are within, or lie on the border of the study area. All of these roads are two way, two lane carriageways with all except for Clarke Road having a rural type cross section (i.e. without kerb and channel or footpaths). These include the following: 
Worsley Road ‐ aligned in a north‐south direction and accessible via Perry Rd to the north and Thompsons Road to the south, provides access to the Eastern Treatment Plant and Eastern Sward Golf Club. 
Pillars Road – aligned in a northwest‐southeast direction, Pillars Road is accessible from Springvale Road to the west and Perry Road to the east, and provides access to a small number of abutting properties as well as residential properties at the northeast corner of the study area. The pavement surface is currently in a poor state with long cracks in the seal. 
Perry Road – aligned generally in a northwest‐southeast direction, Perry Road borders the northeast of the study area and provided access to Keys Road (collector road) and the residential land uses at the northeast corner of the study area. 
Clarke Road – aligned in a northwest‐southeast direction, Clarke Road runs through the northernmost study area providing access to a small number of commercial and residential properties mostly clustered about the southeast end. 71 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 6: ACCESS & MOVEMENT There are numerous local roads within the study area which generally do not facilitate through traffic movements, and generally serve to provide access to specific land parcels. They are generally all sealed roads, except for Glasscocks Road and Harwood Road, with two lanes of traffic and drainage swales on each side. No foot paths are provided and the condition of some of the pavements is poor. Local Roads within the study area include the following: 
McMahens Road 
Homestead Drive 
Greenpatch Drive 
Riverend Road 
Thames Promenade 
Keys Road 
Browman Lane 
Chapel Road 
Soden Road 
Willow Road 
Harwood Road 
Clarke Road 6.1.5

Thompsons Road/Dandenong Frankston Road (partially signalised roundabout) 
Springvale Road/Hutton Road (signalised X‐intersection) 
Thompsons Road/Worsley Road (unsignalised T‐intersection) 6.1.6
PUBLIC TRANSPORT The Dandenong Green Wedge is accessible and connected via road based public transport. The figure below demonstrates that there is one bus route (857) that travels north‐south through the study area on Worsley Road, and one bus route (824) which travels through the northern portion of the Green Wedge along Clarke Rd. SmartBus routes (901 and 902) also travel in a north‐south direction along Springvale Road and Dandenong‐Frankston Road which border the study area to the east and west respectively. The associated bus stops on each of the bordering routes are located at reasonable spacing, and are aligned with large developments along the route through the study area. KEY INTERSECTIONS Key intersections in the vicinity of the study area include: 
Mornington Peninsula Freeway/Thompsons Road (full diamond interchange) 
EastLink Tollway/Thompsons Road (full diamond interchange) 72 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 6: ACCESS & MOVEMENT TABLE 12: EXISTING PUBLIC TRANSPORT SERVICES Service Route Route Description Frequency (Peak) Major Destinations on Route Weekday Saturday Sunday 857 Chelsea – Chelsea RS, Dandenong via Patterson Lakes PS, Patterson Lakes Dandenong RS 30 mins 60 mins ‐ 901 Frankston – Melbourne Airport (SMARTBUS Service) Frankston RS, Dandenong South PS, Knox City Shopping Centre Interchange, Broadmeadows RS, Melbourne Airport 15 mins 30 mins 30 mins 902 Chelsea – Airport West (SMARTBUS Service) Chelsea RS, Nunawading RS, Westfield Doncaster, Broadmeadows RS, Airport West Shoppingtown 15 mins 30 mins 30 mins 824 Parkmore Shopping Moorabbin – Centre, Spring Valley Keysborough via Reserve, Westall RS, 40 mins Clayton and Clayton RS, Clarinda Westall Shopping Centre 60 mins 60 mins Bus Figure 17: Public Transport Map The two SmartBus services provide a high level of accessibility to the areas that they service, and link to nearby attractors such as shopping centres and railway stations. The other two services (route 857 and 824) provide lower levels of service, and are unlikely to provide an attractive alternative form of transport for workers or visitors to the area. It is considered likely that the green wedge area is unlikely to have sufficient density of land use attractors for it to justify upgrades to public transport within the study area. In this regard, it is likely that future changes to public transport will be driven by external land use changes. In terms of bus stop catchment areas, stops typically service users within approximately 400m walking distance. Given the size of the properties proximate to the bus stops (especially proximate to the industrial land uses), bus stop locations can only be expected to service the one or two adjacent properties. 6.1.7
PEDESTRIAN AND BICYCLE INFRASTRUCTURE The Patterson River shared pedestrian/ bicycle path runs alongside the south‐east side of the Patterson River, linking to Dandenong in the north, and to Patterson Lakes/ Carrum to the south‐west. This provides access for recreational users (including horse riders). There are also numerous walking trails throughout Spring Valley Reserve to the northeast of Clarke Road. 73 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 6: ACCESS & MOVEMENT Many roads throughout the Green Wedge have unmade verges and no street tree planting, contributing to a semi‐rural character. It is important that an appropriate balance is achieved between providing infrastructure to encourage walking and cycling, whilst ensuring the highly valued semi‐rural character of roads/streetscapes throughout the Green Wedge is maintained. Figure 18: Pedestrian and Bicycle Infrastructure Aside from this, bicycle infrastructure is limited to an off‐road shared path alongside Thompsons Road (between the Mornington Peninsula Freeway and Frankston‐Dandenong Road), and an on‐road bicycle lane along Springvale Road. A shared pedestrian/ bicycle path is proposed along Pillars Road, as well as alongside the Eumemmerring Creek. These are currently awaiting approval from authorities such as Melbourne Water and VicTrack. Of more concern is the unkempt nature of road edges that can give the appearance of neglect and lead to issues of rubbish dumping and vandalism. The distinction between ‘urban’ and ‘non urban’ can be emphasised quite readily through various streetscape treatments including different kerb and channel forms and materials, landscaping, vegetation species, placement and size, footpath treatments and signage. While it is acknowledged that there are currently minimal land uses which would be expected to generate walking and bicycle trips within the study area, pedestrian and bicycle amenity for the study area as a whole is relatively poor. As such, it does not encourage use of the area for recreational bicycle or pedestrian users. 74 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 6: ACCESS & MOVEMENT 75 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 6: ACCESS & MOVEMENT 6.2




KEY ISSUES Limited public access and connectivity: Despite being a Green Wedge, large parts of the area do not enable public access or use. There are currently limited pedestrian and bicycle facilities within and accessing the study area, and what does exist is general discontinuous and/or provided along the high traffic speed and volume arterial roads. As such, these facilities generally provide a low level of service, as they do not provide access between trip generators/ destinations and many do not support newer or less confident riders (i.e. the on‐road bicycle lanes on Springvale Road). Significant physical barriers: such as the waterways, major land uses and EastLink make it difficult to provide a continuous network of pedestrian and bicycle facilities throughout the area. Increased pressure on existing road infrastructure: The Dandenong South industrial node is one of the State’s most significant industrial concentrations. It is likely that pressure to expand industrial land in the area will continue over time, thus putting increased pressure on existing road infrastructure. Impact of new road infrastructure on the environment: The construction of new roads within the Green Wedge will have both positive and negative effects on the environment. It is important that local access needs and the needs of the wider transport system are accommodated, whilst maintaining adequate protection and enhancement of the environmental qualities and rural character of the Green Wedge. 
Impact of increased traffic through the Green Wedge: has impacted on the conditions of local roads. Many of these roads are built on land which is very saturated, with high water table, and consequently are unable to withstand the increase traffic loads. Property access has been inhibited during major storm events. 
Roads in poor condition: The conditions of roads vary throughout the Green Wedge, with many lacking in basic infrastructure such as footpaths, concrete kerb and channel and lighting. This can give the impression of neglect, and lead to issues of rubbish dumping and vandalism. Of particular concern is the poor condition of Riverend Road in Bangholme, which is in part due to the low‐lying nature of the road. 
Flooding constraints and levee banks: can constrain the establishment of future pedestrian/ bicycle paths, roads, bridges, and revegetation works. 
Connectivity to surrounding areas: such as the rest of the South East Green Wedge, adjoining municipalities, and surrounding residential areas is lacking, mostly due to road infrastructure that creates physical and visual barriers. 
Impact of existing/ proposed infrastructure on Council’s maintenance and capital works budget: The ongoing maintenance and management requirements of existing and proposed infrastructure is a key consideration that needs to be taken into account. 
Congestion in the road network: Generally the roads within and bordering the study area operate satisfactorily, however, the following locations experience significant levels of congestion, particularly during peak commuter periods: 76 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 6: ACCESS & MOVEMENT  Thompson Road, primarily in the eastbound direction in the PM peak period at the partially signalised roundabouts with Dandenong Hastings Road; and  Springvale Road at its signalised intersections with Hutton Road and the Mornington Peninsula Freeway. Congestion at these points in the road network has the potential to increase the incidence of ‘rat running’ through the study area, which may become more of an issue as traffic volumes increase in the future. 77 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 6: ACCESS & MOVEMENT 6.3
KEY OPPORTUNITIES 
Establish a road hierarchy: Opportunity exists to define a road hierarchy for the various types of roads within the Green Wedge (from primary to local). This could assist in developing concepts for appropriate streetscape treatments along each of the different ‘types’ of roads, ensuring the rural character of the Green Wedge is maintained in parts, whilst providing necessary road upgrades along key routes. 
Improve wayfinding throughout the Green Wedge: Directional signage providing details of indicative travel distances to key locations would be beneficial in improving pedestrian and bicycle access throughout the Green Wedge. 
Explore future funding mechanisms: Methods to leverage funding through the planning approvals process for road and off‐road improvements is an opportunity that should be explored. 
Improve connections to existing waterways: Opportunity exists to enhance active connections to existing waterways, such as the Patterson River and Mordialloc Creek. 
Improve connections to surrounding residential areas: such as Lyndhurst, Keysborough South and Sandhurst. 
Provision of bus stops: There are currently four bus routes that generally travel north‐south through the area, but these are not likely to cater for a significant number of trips to the study area, due to the large area to be covered and the types of land uses. Future development should include provision of bus stops where applicable to allow for greater transport choice for workers / residents. Opportunities exist to: 
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Provide new linear pedestrian/ bicycle paths and equestrian trails: Opportunity exists to pursue the creation of new pedestrian/ bicycle paths and equestrian trails throughout the Green Wedge, linking key recreational and environmental nodes. Such routes should be safe, attractive, easy to use, and well linked throughout the Green Wedge and beyond. Trail networks should be complemented with planting of indigenous vegetation to encourage wildlife corridors. Significant opportunity exists particularly where the construction of new roads/ upgrade of existing roads is proposed throughout the Green Wedge. Furthermore, there is an opportunity to provide shared paths along the many levee banks within and connecting the area, such as along the Mordialloc Creek and Eumemmerring Creek. These banks potentially provide a cost effective way of providing links throughout the precinct. Improve bicycle facilities: Based on the VicRoads PBN, there is potential to provide bicycle facilities along Dandenong Hastings Road/ Western Port Highway, Dandenong – Frankston Road, Glasscocks Road, Hutton Road, Springvale Road and Thompson Road. These roads (except for Glasscocks Road) carry high traffic volumes and speeds, so off‐road shared paths would be the most appropriate type of facility. 78 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 6: ACCESS & MOVEMENT 
Undertake future road infrastructure upgrades: There is currently significant congestion along Springvale Road and Thompson Road, especially at the partially signalised roundabout between Dandenong Hastings Road and Thompson Road. Upgrades to these roads should be pursued to prevent inappropriate intrusion into the study area’s local road network, particularly as traffic volumes increase in future. 79 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 6: ACCESS & MOVEMENT 6.4
It is also evident that any major land use changes envisaged within the study area would impact on the findings above. KEY FINDINGS This section outlines the key findings from the Draft Access & Movement Technical Report, prepared by GTA Consultants (June 2013). The information below will be further developed and supplemented throughout the development of the Draft Green Wedge Management Plan. FUTURE TRAFFIC VOLUME GROWTH FUTURE TRAVEL PATTERNS Based on the expected future growth on the arterial road network within and proximate to the study area the following has been identified: 
Future intensification of land uses (particularly residential) around the study area will result in increased demand for recreational activities and facilities. The green wedge area provides potential avenues to cater for this demand, but unless a comprehensive network of bicycle and walking facilities are implemented, this is likely to be primarily car‐based. 
Significant traffic growth along Thompson Road could result in motorists travelling through the study area on local roads to avoid the partially signalised roundabout between Dandenong Hastings Road and Thompson Road. As mentioned above, additional capacity should be investigated to cater for this growth. 
The design, layout and intersection treatments of Pillars Road, Worsley Road and Glasscocks Road will dictate their use into the future, especially with the surrounding traffic growth pressures. It is important that future upgrades to these roads maintain a low speed and volume traffic environment, to prevent them from becoming de facto arterial roads. 
Changes to land use in the study area may necessitate the creation of new road links. In general terms, any new links to support such changes are assumed to be incremental in nature, and would not have a significant impact on the overall traffic levels in the area. 
Any such new road link should be prepared to be complementary to the overall walking and cycling network objectives for the study area. The Victorian Integrated Transport Model (VITM) model has been used to identify the expected level of traffic volume growth on the arterial road network in the area. The expected levels of growth are summarised as follows: 
Roads within the area are not expected to see significant traffic growth, with the exception of the north‐west part of the study area (driven by the expected land use change in this area). 
Some external or boundary roads will see significant growth. In particular, the projected growth on Thompsons Road will exacerbate the existing congestion and may cause further pressure on internal roads (for example Glasscocks Road), in the absence of any upgrade to Thompsons Road. Given the above, it is not considered likely that roads within the study area will require upgrading to cater for increased traffic volumes over the next ten years, if the required upgrades to the arterial road network occur. In the longer term, changes to land use and travel patterns in the wider area may result in increased traffic through the local roads in the area, as the arterial and freeway network approaches capacity. However, the longer term traffic volume forecasts for the area indicate that the largest changes will occur over the next ten years to 2021. 80 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 6: ACCESS & MOVEMENT 
Future traffic growth projections for the area assume that the arterial road network will be upgraded to cater for growth. In the absence of upgrades, pressure will be placed on internal roads and increased ‘rat running’ and associated amenity impacts will occur. It is noted that there are no activity centres within the study area, and as such ‘pedestrian priority’ areas are not deemed to be appropriate. However, for certain land use attractors, such as sporting and recreational facilities, a higher level of pedestrian priority may be necessary. PREFERRED MOVEMENT HIERARCHY WAYFINDING In general, the preferred modal hierarchy is taken from the VicRoads Network Operating Plan. Within the study area, there are a number of types of roads that have different movement requirements and modal hierarchies. These are summarised as follows: Due to both the size of the study area, as well as the significant barriers to movement, wayfinding has been identified as an issue. This mainly relates to the walking and cycling networks. 
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Freeway and arterial road network. These have the highest priority for freight and general through traffic, and public transport priority along public transport routes. It is also possible to provide high quality pedestrian and bicycle facilities along arterial roads, as the high speed environment means that fully separated facilities are required. Care should be taken at intersections and public transport stops to provide an appropriate level of safety and access. Major local road network. On major local roads in the study area, local destination traffic and some local area through traffic should be accommodated. Appropriate design and management measures should be implemented to ensure that traffic speeds are kept low and pedestrian and bicycle safety can be achieved, particularly at intersections or other places where pedestrians and cyclists are potentially in conflict with vehicles. Minor local roads. The minor local road network provides access to many of the land uses within the study area. As such, through traffic should be discouraged from using these roads. Speeds and traffic volumes are generally low enough to provide a high standard of pedestrian and bicycle facilities. It is important that a ‘whole of route’ approach is adopted when implementing wayfinding facilities. Wayfinding facilities do not just consist of signage, but the physical appearance and setting of the associated facility that help identify to a user where they are and where they are going. Further, the facilities must be consistent in design and approach, and only vary to indicate a change in facility, direction and/or location. As the wayfinding facilities are delivered and the routes are expanded it is recommended that suitable maps be developed to promote and document the routes. Maps assist users to plan the route prior to their trip and then use the wayfinding information to navigate whilst en route. FUTURE FUNDING MECHANISMS A number of funding mechanisms are available for improving transport infrastructure. It should be noted that public transport services, the principal bicycle network and the arterial road network are the responsibility of the Victorian Government, and as such the role of Council is one of advocacy. However, Council is the lead agency responsible for local road infrastructure, pedestrian infrastructure and local bicycle routes. In this regard, the following recommendations are made: 81 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 6: ACCESS & MOVEMENT 
The overall planning and design of the shared path (pedestrian and bicycle networks), and local road network improvements should be undertaken by Council. These studies will identify funding opportunities in detail, however the following sources of funding are likely to be applicable:  Victorian Government bicycle infrastructure funding – for PBN projects, VicRoads may allocate funds for priority projects. It should be noted that contributions from third parties (council or developers) often improve the overall ‘business case’ from VicRoads’ point of view.  Council funded projects. For pedestrian and bicycle improvements where there is no nexus with a proposed development, Council may need to fund improvements through its capital works program.  Developer funded projects. Through Integrated Transport Plans and / or Development Contributions Plans, Council can achieve partial or complete funding of projects. It is important to note that an adopted plan / strategy is usually required to justify the funding of such projects.  Other funding sources. A number of other sources may be applicable to projects, including: -
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Sport and recreation / health grants – a number of government departments at both state and commonwealth level may provide assistance for recreational projects, particularly those with a demonstrated health benefit. external land use change and associated increases to traffic on arterial road networks. In addition, the area has the potential to provide for a range of recreational, residential and employment uses, which may require upgrades to the existing transport networks. Having regard to this, the key recommendations from this report are as follows: 
Plan and commence implementation of a network of off‐road shared paths to complete the PBN and take advantage of natural opportunities such as levee banks, and connect the study area to surrounding residential areas and activity centres. 
Ensure that planning for new development reinforces the existing hierarchy of the road network, in particular taking care to mitigate any intrusion of through traffic onto local roads. 
Continue to monitor the performance of the arterial road network, and advocate for upgrades to cater for increases in traffic, and minimise impacts to local roads. 
Monitor the performance of local roads to understand and mitigate any ‘rat running’ through the study area. 
Advocate for improved public transport services (frequency and coverage) to service existing and new land uses within the precinct, as part of the broader public transport advocacy being undertaken for the municipality by Council. Federal black spot funding program. KEY RECOMMENDATIONS Due to the incremental nature of change within green wedges, the majority of the transport pressures on the Dandenong Green Wedge area come from 82 BUILT FORM & HERITAGE 83 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 7: BUILT FORM & HERITAGE 7.1
EXISTING CONDITIONS 7.1.1
BUILDINGS these gateways continue to provide short and long term vistas of open “green space”, as viewed from main road corridors and pedestrian/cycle paths.’ Buildings are present and visible throughout most areas of the Green Wedge. Buildings and structures are used in agricultural, industrial, commercial, community, recreational and residential land uses. The type, style, form and materials of these buildings impact upon the general management, appearance and image of the Green Wedge, therefore it is an important consideration for the Plan. Signage is also a consideration. Building ages and styles are mixed throughout the Green Wedge. Older built form is generally simple, low‐scale and modest in use of materials, however newer buildings are often larger in scale with more detailed design. Buildings range from one to three storeys in height, with the majority being single or double storey. It is essential that these gateways continue to assist in orientation, as well as in recognising and emphasising the landscape‐dominant character of the green wedge. In addition to these gateways, there are a number of points along major thoroughfares that reflect a “transitional area” from the urban to non‐urban environment. There is potential to emphasise these transition areas through siting and design guidelines to highlight the particular landscape qualities and openness of the Green Wedge. 7.1.3
HERITAGE Due to less intense development in the Green Wedge, the area contains significant cultural heritage values, from both pre and post European settlement periods. Farm landscapes along Thompsons Road reflect the agrarian heritage of the area. A number of Aboriginal Cultural Heritage places exist within the Dandenong Green Wedge including scarred trees and artefact scatters. The most visible reminder of the Aboriginal past is a broad band of scarred trees running between Keysborough and Lyndhurst, possibly the largest concentration of such sites in Victoria (Clause 21.02‐4). 7.1.2
GATEWAYS, VIEWS & VISTAS Three gateway locations adjoining or within the Green Wedge have been identified within the City of Greater Dandenong Gateways Strategy, 2011. These three gateways, all located along the southern boundary of the Green Wedge, have been identified as strategic entrance points into the municipality from the south. The report identifies that ‘it is important that 84 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 7: BUILT FORM & HERITAGE A cluster of heritage buildings occurs in the north‐western section of the Dandenong Green Wedge. The following buildings/features are covered by the Heritage Overlay under the Greater Dandenong Planning Scheme: 
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HO8: Holmwood Farm Complex & trees (310 Chapel Rd, Keysborough) HO22: Glen Alvie Homestead (66 Hutton Rd, Keysborough) Glen Alvie Homestead (circa 1845) covers approximately 200,000m². This used to be home of the Keys family who once owned all of Keysborough and parts of the surrounding district. 
HO23: Eversleigh Homestead (86 Hutton Road, Keysborough) 
HO76: Sime Farmhouse (505 Thompsons Rd, Lyndhurst) The Aboriginal Heritage Act 2006 (Act) and Aboriginal Heritage Regulations 2007 (Regulations) provide protection in Victoria for all Aboriginal places, objects and human remains regardless of their inclusion on the Victorian Aboriginal Heritage Register or whether they are located on public or private land. It is noted that almost the entire Green Wedge has been identified as an area of ‘cultural heritage sensitivity’. Areas of cultural heritage sensitivity are landforms and land categories that are generally regarded as more likely to contain Aboriginal cultural heritage; it does not imply that sites of Aboriginal cultural heritage are definitely present. Large developments and other high impact activities in areas of cultural heritage sensitivity can cause significant harm to Aboriginal cultural heritage. A Cultural Heritage Management Plan is a way of protecting and managing Aboriginal cultural heritage, with the involvement of Registered Aboriginal Parties, while allowing development to proceed. 85 City of Greater Dandenong Green Wedge Management Plan | Review Report FINAL CHAPTER 7: BUILT FORM & HERITAGE A Cultural Heritage Management Plan is required for the use or development of land for a high impact activity. High impact activities include developments with the potential to cause significant changes in land use, as prescribed in the Aboriginal Heritage Regulations 2007. The Regulations also list activities that are exempt from requiring the preparation of a Cultural Heritage Management Plan; for example, constructing or extending only one or two dwellings on a lot is not defined as a high impact activity and thus does not require preparation of a Cultural Heritage Management Plan. The Green Wedge Local Planning Policy (Clause 22.02) lists known cultural heritage features in the Wetlands and Lyndhurst Precincts as follows: Wetlands Precinct Landscape features and some existing buildings display some of the City’s cultural heritage and the current land use has maintained this heritage. This precinct, together with the adjacent area to the east to Perry Road (Buffers Precinct), contains a high density of Aboriginal heritage sites, most of which are scarred trees. The area may also contain a range of buried archaeological sites which are important to the interpretation of Aboriginal prehistory in Victoria. Lyndhurst Precinct The precinct has an open rural character, dispersed with remnant Redgums, which are a significant environmental asset and which contribute to the character of the area. Some of these trees are known Aboriginal scarred trees and the area is likely to contain other items and places of Aboriginal heritage significance. 86