Leakes Rd, Tarneit Planning Report in support of s96A Application

Transcription

Leakes Rd, Tarneit
Planning Report in support of s96A Application
Application for Subdivision (southern lot)
Leakes Rd, Tarneit North
Prepared by Tract Consultants
for AMEX Corporation Pty Ltd
0312-0076 PR01_01 17 July 2013
195 Lennox St, RICHMOND 3121
Phone: (03) 9429 6133
www.tract.com.au
Leakes Rd, Tarneit
Quality Assurance - Report Record
Project Name
Leakes Rd, Tarneit
Document Number
PR01
Revision (see below)
01
Prepared By
Katie Murphy
Reviewed By
Greg Wood
Approved By
Greg Wood
Date of Issue
15 July 2013
Revision Status- all revisions must be identified by the following information
Revision Number
01
Description of Revision
Adjustments to plan and descriptive text.
Prepared By
Greg Wood
Reviewed By
Greg Wood
Pages Revised
ii
Leakes Rd, Tarneit
Contents
1
2
3
4
5
Introduction
2
1.1
1.2
2
3
Overview
Strategic Context
Site analysis
6
2.1
2.2
2.3
6
6
8
Site Context
Access
The Subject Site
Proposal
10
3.1
3.2
3.3
3.4
10
10
12
12
Overview
Design Response
Land Budget
Urban Design
Planning assessment
16
4.1
4.2
4.3
4.4
4.5
16
16
16
17
17
Amendment Cxx
Tarneit North Precinct Structure Plan
Zone
Overlays
Particular Provisions
Conclusion
19
Appendices
Appendix 1 – Proposed Plan of Subdivision
Appendix 2 – Overall Masterplan
Appendix 3 – Road Hierarchy Plan and Cross Sections
Appendix 4 – Clause 56 Assessment
List of Figures
1
Figure 1 – Melbourne West Growth Corridor Plan
3
Figure 2 – Tarneit North Precinct Structure Plan (PSP 40)
5
Figure 3 – Locality Plan
7
Figure 4 – Site Analysis Plan
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Leakes Rd, Tarneit
1
INTRODUCTION
1.1
Overview
This report has been prepared by Tract Consultants on behalf of AMEX Corporation Pty Ltd to
support a planning permit application for the subdivision of land located at the northeast corner
of Leakes Road and Tarneit Road in Tarneit.
The site is the southern parcel contained within Lot 1 on PS701127S and has an area of
approximately 24ha. The northern parcel of the allotment, dissected by the future railway
corridor that forms part of the Regional Rail Link, does not form part of this application.
It is proposed to subdivide the land into 294 residential lots in a mix of lot sizes. The proposed
subdivision also includes a central open space and drainage reserve which will be designed to
act as passive open space.
The land is within the Urban Growth Zone and forms part of the Tarneit North Precinct Structure
Plan (PSP1089) area. The land is not currently affected by any overlays.
A planning permit is required under the following clauses of the Wyndham Planning Scheme:
Clause 37.07-10 (Urban Growth Zone) – To subdivide land.
Clause 52.29 (Land Adjacent to a Road Zone, Category 2) – To subdivide land adjacent
to a road in a Road Zone, Category 1.
To provide for an expedited and efficient approvals process, this application has been prepared
as part of a combined planning scheme amendment and permit application under Section 96A
of the Planning and Environment Act 1987 to be considered concurrently with the Tarneit North
PSP. The proposed subdivision will enable the land to be developed in accordance with the
vision established in the PSP.
Another application for subdivision of the northern parcel of the allotment together with the
adjoining lot to the north extending to Dohertys Road is also included in the combined
application.
The proposed plan of subdivision provides for a variable range of residential lot sizes and
reflecting its location on the northern edge of the Tarneit Gardens Town Centre catchment and
residential neighbourhood.
Whilst some minor deviations are proposed from the draft Tarneit North PSP, these are generally
as a consequence of design detail. Overall, it is considered that the design response is generally
in accordance with and maintains the integrity and objectives of the PSP.
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Leakes Rd, Tarneit
This report describes the site and its context, details the proposal and provides an assessment of
the proposal against the relevant provisions of the Wyndham Planning Scheme.
1.2
Strategic Context
1.2.1
West Growth Corridor Plan
Subject Land
Figure 1 – Melbourne West Growth Corridor Plan
The West Growth Corridor Plan establishes a framework for sustainable growth within the most
rapidly growing of Melbourne’s growth corridors. It was adopted by the Minister for Planning on
13 June 2012. Upon development, the West Growth Corridor will support an increase in
population of at least 290,000 and will have capacity to accommodate at least 130,000 jobs.
The Corridor Plan sets a vision and provides a structure to deliver major infrastructure to the
region that will support the region’s important role in meeting Victoria’s industrial and logistics
needs.
Planned infrastructure within the West Corridor includes:
The Regional Rail Link (RRL);
The proposed Outer Metropolitan Ring (OMR) transport corridor;
The Melton rail line corridor; and
The potential Western Intermodal Freight Terminal.
The Melbourne West Growth Corridor Plan is depicted at Figure 1.
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Leakes Rd, Tarneit
The Tarneit North Precinct Structure Plan (PSP1089) is a strategic plan prepared by the Growth
Areas Authority to guide urban development within the PSP area. It covers an area of
approximately 1,000ha hectares and is expected to provide for more than 12,000 homes for
around 35,000 new residents over the next 20 years.
1.2.2
When approved, Amendment Cxx to the Wyndham Planning Scheme will incorporate the
following documents into the Wyndham Planning Scheme:
Tarneit North Precinct Structure Plan (PSP1089);
Tarneit North Development Contributions Plan; and
Tarneit North Native Vegetation Precinct Plan
The Amendment will also:
Apply Schedule xxx to the Urban Growth Zone (UGZxxx) to all land within the Tarneit
North PSP area;
Introduce Schedule xxx to the Urban Growth Zone (UGZxxx) into the Wyndham
Planning Scheme;
Apply the Residential 1 Zone to the subject land as an implied zone through the
UGZxxx; and
Apply Schedule xxx to the Development Contributions Overlay (DCPOxxx) to all land
within the Tarneit North PSP area;
Introduce Schedule xxx to the Development Contributions Overlay (DCPOxx) into the
Wyndham Planning Scheme.
The location of the site as part of the Tarneit North PSP is shown in Figure 2.
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Leakes Rd, Tarneit
Plan showing subject
site on FUSP base (when avail)
Figure 2 – Tarneit North Precinct Structure Plan (PSP 40)
5
Leakes Rd, Tarneit
2
SITE ANALYSIS
2.1
Site Context
The site is located approximately 25km to the west of Melbourne’s CBD, within the City
of Wyndham (refer Figure 3 – Locality Plan).
The land is situated to the north of the established area of Tarneit. Land to the north,
west and east is currently used for grazing and agricultural purposes. Leakes Road forms
the southern boundary of the site, and represents the current edge to the established
residential area of Tarneit. The Rose Grange Activity Centre is located approximately
1.6km to the east of the site.
2.2
Access
Existing Road Network
The subject land is accessed via a central crossover to Leakes Road and also via an
unmade access on the north eastern corner of the parcel to Tarneit Road. Leakes and
Tarneit Roads are both two-carriageway roads that are constructed to rural road standard
within road reservations of approximately 20m.
Public Transport
The reservation for the future Regional Rail Link (RRL) bisects the overall site, forming the
northern boundary of the site for this application. When complete, the RRL project will
carry VLine services from Geelong and beyond and will provide two new stations at
Tarneit and Wyndham Vale. The future Tarneit station directly adjoins the subject land,
to the north west of the site.
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Leakes Rd, Tarneit
Subject Site
Figure 3 – Locality Plan
7
Leakes Rd, Tarneit
2.3
The Subject Site
Site Particulars
The site is the southern parcel contained within Lot 1 on PS701127. The site is generally
rectangular and has an area of approximately 24ha.
2.3.1
The northern parcel of the allotment, dissected by the future railway corridor that forms part of
the Regional Rail Link, does not form part of this application.
Instrument AH462111E dated 30/08/2010 is the only encumbrance registered on the
Certificate of Title for the land. Instrument AH462111E is a notice under 201UB Planning
and Environment Act that registers that the land is subject to a Growth Areas
Infrastructure Contribution (GAIC) Levy upon a GAIC event being triggered.
Topography
The site and surrounding land sits within the broader context of the Victorian Volcanic Plains
which is characterised flat to gently undulating land with stony rises and volcanic cones,
however the subject land is generally flat with a consistent and gradual fall from the mid-point of
the land.
2.3.2
Vegetation
There is no native vegetation on the subject land.
2.3.3
Aboriginal Cultural Heritage
A cultural heritage management plan has been undertaken by Ecology and Heritage Partners.
The assessment confirmed that there are no areas of cultural heritage significance.
2.3.4
Services and Utilities
As a background study to the PSP, an infrastructure and services capacity assessment was
undertaken by Spiire Consultants. The report investigated the capacity of the following utilities
in catering for the future community within the Tarneit North PSP area:
2.3.5
Water
Sewer
Recycled Water
Power
Gas
Telecommunications
Overall the site has access to urban services extensions from development from the south.
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Leakes Rd, Tarneit
w
Figure 4 – Site Analysis Plan
9
Leakes Rd, Tarneit
3
PROPOSAL
3.1
Overview
It is proposed to subdivide the site to create 294 residential lots as shown in the Proposed Plan of
Subdivision attached at Appendix 1 to this report.
3.2
Design Response
Overall Masterplan
An overall Masterplan has been prepared to guide subdivision of the larger landholding and to
ensure a coordinated and orderly process for future subdivision stages. The Masterplan provides
the necessary context for the application and does not form part of this application. A copy of
the Overall Masterplan, showing the site for this application as Precinct 1, is attached at Appendix
2.
3.2.1
The Masterplan provides for a highly permeable road network generally aligned within 20O of a
north-south orientation.
Within the Amex holding two points of connection to the existing road network are proposed
incorporating unsignalised left in/left out access arrangements in keeping with the requirement
of the PSP. Local streets are established within a partial grid format and provide a high level of
permeability.
The Masterplan provides the opportunity for a ‘community hub’ and gateway at the Tarneit Road
entrance to the northern site. It is intended that this land will accommodate a community
recreation building comprising swimming pool, commercial kitchen and floor space for
functions (restricted recreation centre) and a private child care facility incorporating a small
public park interface. These facilities will supplement broader community services and facilities
anticipated to be provided in the main town centre in the west of the PSP.
An area of neighbourhood open space is provided within the AMEX holding (within Precinct 2),
with part of the site conjoining with the primary active open space reserve which is centrally
located within the PSP area.
This park is intended to be the main central focal point for the community. It will be
complemented by the retarding basis for storm water which will be designed to provide some
complementary open space function.
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Leakes Rd, Tarneit
3.2.2
Removal of Vegetation
The proposed subdivision does not necessitate the removal of native vegetation.
Access
Access to the site is restricted to Leakes Road and connection to the site to the west of the
application area by the Regional Rail Link and the Tarneit road overpass. Access can only be
provided from Leakes Road.
3.2.3
Access is influenced by:
− The proximity to the Leakes Road, Tarneit Road intersection, a major, future arterial
road intersection
− The provision of a signalised intersection approximately 150m west of the site.
− The RRL access point.
Two “left in/left out” access points will be provided no more than 200m west of the Leakes
Road/Tarneit Road intersection.
Pedestrian access points will be available at all local street interfaces with the arterial roads where
at grade pedestrian access exists.
The provision of good access to the west of the site will be important in providing access to the
multi-directional signalised intersection.
Housing Diversity Objectives.
The housing mix and lot size has been influenced by input from Oliver Hume, providing a
response to market analysis of demand for housing type across Melbourne’s west and Wyndham
in particular.
3.2.4
This has also been informed by the need to respond to the physical constraints of the site,
particularly the interface to the Tarneit Road railway overpass and the railway line.
The advice and response to the site is also influenced by a desire to provide a diverse housing
mix for all sectors of the market.
In addressing these objectives specifically to the subject application area, regard has been given
to:
− Restricted access to the site, being bounded by Leakes Road (a future 6 lane
arterial), Tarneit Road overpass and the RRL.
− The uncertainty with regard to the future timing of a railway station adjoining the
site, indications being that any station will be long term if at all.
− The physical separation provided by the railway line to the greater part of the PSP
area to the north. Essentially, this application area will have a strong relationship to
the urban community to the south of Leakes Road.
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Leakes Rd, Tarneit
3.3
Land Budget
3.3.1
Net Developable Area
The land budget for the proposed subdivision (Precinct 1) is presented in Table 1 below.
Table 1 – Net Developable Area
Description
Overall Site Area
Arterial Road widening
Encumbered Open Space (easement)
Encumbered Open Space (drainage)
Passive Open Space
Linear Open Space
Tree Reserve
Net Developable Area (NDA)
Area (ha)
24.017
1.814
0.141
1.480
0.752
0.592
0.399
18.839 ha
% of Site
100%
7.55%
0.59%
6.16%
3.13%
2.4%
1.66%
78.44%
% of NDA
9.63%
0.75%
7.85%
3.99%
3.14%
2.12%
Yield
The proposed subdivision for the site (Precinct 1) delivers a density of 15.6 dwellings per net
developable hectare. Table 2 below provides a summary of the proposed lot mix. A further
breakdown of the residential yield by lot size and stage is provided on the Proposed Plan of
Subdivision (Yield).
3.3.2
Table 2 – Residential lot yield
Frontage width
8m
9m
10.5m
12.5m
14m
15m
16m
18m
Total
3.4
Area (ha)
0.161
0.129
0.445
1.845
4.604
0.112
5.204
0.068
12.568
Qty
9
6
15
52
103
4
104
1
294
% Mix
3.06%
2.04%
5.10%
17.6%
35.03%
1.36%
35.37%
0.34%
100%
Urban Design
Interface with Leakes Road
The plan demonstrates lot frontage and internal local street frontage to Leakes Road for all but a
small section of the Leakes Road frontage. For the 250m lead in to the Leakes and Tarneit Roads
intersection an additional 5m landscape strip is proposed with the objective of providing larger
tree planting outside the arterial road reservation.
3.4.1
Interface with Tarneit Road
Tarneit Road is influenced by the railway overpass presenting a frontage to the batter to the
overpass.
3.4.2
While it is understood that the overpass will be landscapes, the plan will provide no access to
Tarneit Road. The objective for this interface is to:
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Leakes Rd, Tarneit
− Minimise the visual impact of the batter to residential properties.
− Utilise built form in the design of medium density development to provide some
acoustic protection to the subdivision.
− Provide a design response in the medium density housing form that will present
well to Tarneit road.
The solution is a medium density housing product used in other locations in Melbourne,
including an interface with the Western Ring Road where the rear of the medium density
housing will present to Tarneit road as a 2-storey wall with windows and design features. Each
window will be acoustically treated for the amenity of residents of the dwellings.
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Leakes Rd, Tarneit
Road Treatments
Cross sections for the key road treatments that depart from the standard GAA requirements are
provided at Appendix 3 to this report.
3.4.3
Primary Access Street
The main entry to the subdivision will be designed as a variation of an Access Level 2 road.
3.4.4
This road will not need to function as a connector as there are no destination or traffic volumes
that will justify a connector standard.
A variation to the cross section of an access level 2 road is proposed to increase the verge
planting width to 5m to enable larger tree species to be established.
The road cross section has also been modified opposite the drainage reserve to provide a “park”
interface.
Secondary Streets
The objective for the major East/West street, north of the drainage reserve providing access to
the local park is to provide 5m verges (nature strips) to allow for increased planting.
3.4.5
Interface with Regional Rail Line
The interface with the RRL is to have all dwellings fronting the railway line, providing a local
street access and an 8m landscaping strip. While the detail of landscaping will need to be
resolved with Council, the reservation has the potential to accommodate diverse planting and
some mounding (functioning as limited acoustic treatment and a barrier to direct access across
the railway line).
3.4.6
Public Open Space
The local park has been located central to the plan and will be supplemented by the drainage
reserve being designed as a secondary open space asset.
3.4.7
The design and detail of the treatment of the local park will be developed in consultation with
Council but will seek to respond to the broader landscape objectives as outlined in the Tarneit
North PSP.
Designing for Noise
The site’s location at a major future traffic intersection, overpass and railway line necessitates a
diverse response to noise amelioration. This will be achieved through subdivision design, built
form and treatment of individual building construction methods and treatment.
3.4.8
Specifically, the subdivision plan responds to the visual and noise impacts by:
− Overpass interface will seek to provide a consistent built form interface to minimise
impacts from traffic at elevated road overpass. Each building will be treated
acoustically with double glazing and additional insulation on the overpass
interface. Open space to each dwelling will be provided at the front of the
dwelling for amenity reasons.
− Railway interface will set all building frontages back at least 26 metres from the
railway reservation (8m tree reserve, 13 m street reservation, 5m building setback
on site).
An Acoustic Report has been prepared by Renzo Tonin & Associates (3 May 2013). Bedrooms of
properties that are exposed to maximum external noise levels greater than 80db(A) will be
insulated as part of the building design as recommended in the report or further agreed with the
Responsible Authority. Furthermore, facades of bedrooms within the eastern medium density
envelope, adjacent to Tarneit Road, will be constructed as per Table 2 in the Acoustic Report.
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Leakes Rd, Tarneit
Staging
The proposed subdivision plan indicates six development stages.
3.4.9
3.4.10 Drainage
The final drainage scheme has yet to be approved by Melbourne Water. Based on draft concepts,
storm water flows will be directed to the west in the south of the plan area and to the east in the
north. The following presents a summary of the 2 schemes as they are currently developed:
Southern Catchment
The initial concept identifies a drainage scheme for the south of the plan are which will flow to
the west along the railway line easement to a drainage treatment facility west of the application
area as identified in the PSP.
This may necessitate a temporary retarding basin in the south west of the plan area to retard
flows to rural standard should the ultimate treatment facility not be constructed at the time of
development, as outlined in the drainage report.
Northern Catchment
The Northern catchment flows to the west. The preliminary concept by Melbourne water
identifies a potential single flow path and crossing of Tarneit Road at a point close to the main
east-west connector intersection. An alternative concept is in consideration which seeks to
provide multiple crossing points and a more dispersed flow to the west to be accommodated in
a normal street network both East and West of Tarneit Road.
Details of both options have been included with this application and will be further developed
with Melbourne water.
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Leakes Rd, Tarneit
4
PLANNING ASSESSMENT
4.1
Amendment Cxx
This application is linked to Amendment Cxxx which proposes to introduce the Tarneit North
PSP and associated planning controls into the Wyndham Planning Scheme.
The assessment of this application is therefore based on the proposed controls to be introduced
through the amendment.
4.2
Expand with PSP details.
4.3
Zone
Clause 37.07 – Urban Growth Zone
The objectives of this Clause are:
4.3.1
•
“To manage the transition of non-urban land into urban land in accordance with a
precinct structure plan.
•
To provide for a range of uses and the development of land in accordance with a
•
To contain urban use and development to areas identified for urban development in a
•
To provide for the continued non-urban use of the land until urban development in
accordance with a precinct structure plan occurs.
•
To ensure that, before a precinct structure plan is applied, the use and development of
land does not prejudice the future urban use and development of the land.”
Amendment Cxxx seeks to apply Schedule xxx to the PSP area. The purpose of this schedule
(UGZ01) is to:
•
(xxx Insert when available)
UGZ01 provides the statutory framework for all future use and development applications within
the PSP area. The following requirements apply for subdivision applications within UGZxxx:
•
16
(xxx Insert when available)
Leakes Rd, Tarneit
4.4
Overlays
Clause 45.06 – Development Contributions Plan Overlay – Schedule xx
Subject to the approval of the PSP, Schedule xx to the DCPO will affect the site.
4.4.1
The purpose of this Clause is:
To identify areas which require the preparation of a development contributions plan for the
purpose of levying contributions for the provision of works, services and facilities before
development can commence.
The provisions of the Development Contributions Plan Overlay are acknowledged and
contributions will be required as a condition on permit as part of the proposed subdivision.
4.5
Particular Provisions
Clause 52.01 Public Open Space Contribution and Subdivision
This clause requires that ‘a person who proposes to subdivide land must make a contribution to the
council for public open space in an amount specified in the schedule to this clause (being a percentage
of the land intended to be used for residential, industrial or commercial purposes, or a percentage of
the site value of such land, or a combination of both)’.
4.5.1
A public open space contribution may be made only once for any of the land to be subdivided.
The Schedule to Clause 52.01 specifies the amount of contribution for local (passive) public open
space for land zoned UGZx (Tarneit North Precinct Structure Plan) as 3.01%.
The proposed subdivision comprises only part of the site, with the balance of the site and the
combined Amex landholding to be further subdivided in accordance with the Tarneit North PSP.
It is appropriate that the open space contribution be coordinated with the overall development
of the land to provide meaningful and accessible open space within the neighbourhood.
The proposed subdivision provides 3.99% of the net developable land as passive open space.
Clause 52.16 Native Vegetation Precinct Plan
No native vegetation is proposed to be removed.
4.5.2
Clause 52.29 Land Adjacent to a Road Zone
The purpose of Clause 52.29 is to ensure appropriate access to identified roads and appropriate
subdivision of land adjacent to identified roads.
4.5.3
The clause establishes a permit requirement for the subdivision of land or alteration of access to
land that is adjacent to a Road Zone, Category 1. Tarneit Road is contained within Category 2
Road Zone.
The proposed subdivision does no create formal access to Tarneit Road. An application must be
referred to relevant Roads Corporation, in this case VicRoads.
Clause 56 Residential Subdivision
The purposes of Clause 56 are to:
4.5.4
17
To create liveable and sustainable neighbourhoods and urban places with character
and identity.
To achieve residential subdivision outcomes that appropriately respond to the site
and its context for: Metropolitan Melbourne growth areas, infill sites within
established residential areas and regional cities and towns.
To ensure residential subdivision design appropriately provides for:
− Policy implementation.
− Liveable and sustainable communities.
− Residential lot design.
Leakes Rd, Tarneit
−
−
−
−
Urban landscape.
Access and mobility management.
Integrated water management.
Site management.
The proposal complies with all of the relevant objectives of Clause 56.
A full assessment against the relevant objectives and standards of Clause 56 is attached at
Appendix 4.
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Leakes Rd, Tarneit
5
CONCLUSION
This report has been prepared in support of a planning application made for Amex Corporation
on land at Tarneit Road in Tarneit.
As detailed in this report, the proposed subdivision is responsive to the conditions and context
of the site and is consistent with the relevant provisions of the Wyndham Planning Scheme. The
proposed subdivision generally accords with the Tarneit North PSP that provides a cohesive
framework for urban development within this precinct.
The urban subdivision has been designed to respond specifically to physical and environmental
constraints, including the potential traffic levels associated with the future completion of Tarneit
Road as an arterial road, and the future regional railway line.
A variety of lot sizes and configurations are provided to ensure a diversity of housing product.
The local road network is structured to promote viewlines through the development towards
areas of open space and provide efficient and pedestrian and vehicular linkages. The provision
of open space is appropriate in scale and in location. The proposed plan of subdivision provides
for the orderly development of the land for urban purposes through a staged approach that
responds to market demand and ensures the timely delivery of services.
The proposal will assist in facilitating the planned urban development of the land in accordance
with the PSP, NVPP and DCP.
We therefore respectfully request that Council support the proposal and issues the relevant
planning permits for the proposed subdivisions.
19
Leakes Rd, Tarneit
APPENDIX 1 – PROPOSED PLAN OF SUBDIVISION
20
LEGEND
STAGING
AMEX Site - Precinct 1
Lots 8.5 x 28m
Lots 14 x 36m
Community Facilities
Stage 1 - 53 Lots
Stage Boundary
Lots 12.5 x 28m
Lots 16 x 36m
Primary School
Stage 2 - 55 Lots
Access Street Level 1
Lots 14 x 28m
Lots 16 x 38m
Easement
Stage 3 - 49 Lots
Lots 16 x 28m
Lots 16 x 40m
Drainage Reserve
Stage 4 - 42 Lots
Lots 18 x 36m
Active Open Space
Stage 5 - 45 Lots
Lots 10.5 x 28m
Lots 18 x 38m
Passive Open Space
Stage 6 - 50 Lots
Lots 12.5 x 32m
Lots 18 x 40m
Linear Open Space
(PS701127 - 24.02Ha)
Connector Street
Lots 14 x 32m
Tree Reserves
0
5
Lots 16 x 32m
Medium Density Envelope
Lots 16 x 36m
Lots 8.0m x 20m
Lots 9.0 x 20m
Future Railway
Lots 12.5 x 18-20m
Station
Lots 15 x 18m
Lots 11.75-12.75 x 16m
Lots 16 x 16m
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NG
Leakes Road
determined)
0
5
50
DOHER
T
YS RO
ADLoop road
5m wide Tree Reserve
PRECINCT 1 - PROPOSED PLAN OF SUBDIVISION
SCALE 1:2500
0
R
OAD
12
DOHER
T
YS RO
AD
R
OADW
I
DE
NI
NG
125m
AMEX TARNEIT NORTH - Lot 1 PS701127
PROJ./DRG.NO.
0312-0076-00-UD
REV.
07
DRAWN
DG
APP'D.
EF
DATE
16.07.2013
LEGEND
(PS701127 - 24.02Ha)
Stage Boundary
Connector Street
Future Railway
Station
1
6
L
I
NK
L
I
N
K
AC
C
Q
O
U
R
R
I
S
I
D
I
T
O
I
R
ON
A
49
L
i
n
e
a
r
R
e
s
e
r
v
e/
L
a
n
d
s
c
a
p
eB
u
f
f
e
r
5
9
2
3
m²
1
6
TARNE
I
T
N
A
L
R
AI
LRA
I
L
8
.
0
m wi
d
e
RO AD
5
0
20.831Ha
(PART)
16
4
14.
1
1
6
49
1
4
.
1
16
20
1
6
Passive Open Space
5
0.750Ha
2
3
Drainage Reserve
TARNEI
T ROAD
1
6
1
8
20
1
RO AD
Exi
st
i
ng Ease
m ent
12
1
6
1.48Ha
1
8
16
1
6
49
hydraulic engineers
6
1
6
1
6
2
0
TARNE
I
T
12
R
E
GI
ONA
L
R
E
GI
O
1
6
1
6
12
1
6
P
R
OP
O
S
E
P
D
R
O
P
OS
E
D
R
OADW
I
DE
NI
NG
KES R
OAD
A3
0
30
60
150m
Leakes Road
determined)
bl
et
on Ave
nue
Cot
t
esl
oe B
oul
evar
d
Leakes Road
determined)
SCALE 1:3000
R
OAD
L
E
AK
E
SR
OA
DE
L
A
WI
DE
NI
NG
12
DOHER
T
YS RO
AD
0
5
50
DOHER
T
YS RO
ADLoop road
PRECINCT 1 - PROPOSED PLAN OF SUBDIVISION (YIELD)
PROJ./DRG.NO.
0312-0076-00-UD
REV.
07
DRAWN
DG
APP'D.
EF
DATE
16.07.2013
Leakes Rd, Tarneit
APPENDIX 2 – OVERALL MASTERPLAN
21
LEGEND
AMEX Site
Stage Boundary
DOHER
T
YS RO
AD
Connector Street
Community Facilities
DOHE
R
T
Y
SR
OA
D
OHER
D
Primary School
P
R
OP
OS
E
D
Easement
DOHER
T
YS RO
AD
T
YS RO
AD
R
OAD
Drainage Reserve
54
56
55
WI
DE
NI
NG
Active Open Space
Passive Open Space
ROAD
DAM
4
3
TARNEI
T
3.
4
5
.4
18
Linear Open Space
9
5
Tree Reserves
5
.1
21
1
3
GRATED PIT
WATER TANK
Conventional Residential
G.I. SHED
17
EXISTING BRICK
POOL
.2
SINGLE STORY
5
Medium Density Residential
BBQ
DWELLING
.
7
3
6
AD
53
13
5
.0
54
Passive Open Space
3
G.I. SHED
0.91Ha
WATER PUMP
52
.
6
WATER TANK
53
03
9
.
DAM
G.I. SHED
Electricity Transmission
Easement
TARNE
2
9
ROAD
G.I. SHED
.7
5
.
T
R
AN
Electricity
Transmission
S
MI
S
S
I
ON
Easement
9
G.I. SHED
2
2.51Ha
.8
5
5
.7
19
E
AS
E
ME
NT
16
TARNEI
T
52
95
E
L
E
C
T
R
I
C
I
T
Y
20
.8
5
1.28Ha
T ROAD
TARNE I
I
T
RO
W
PRECINCT 3
3
2
G.I. SHED
8
2
Electricity Transmission
Easement
54
55
TARNE
I
T
56
53
RO AD
1.01Ha
15
12
14
13
Passive Open Space
53
1.02Ha
Road construction
and design to
allow for a 16m
road reserve
encroaching 3m
within the
electricity
easement
54
WI
DENI
NG
53
Passive
Recreation
55
Open
Amenities
Recreation Amenities
Space
0.317Ha
0.668Ha
0.257Ha
54
Exi
st
i
ng Ease
m ent
Primary School
3.64Ha
52
PRECINCT 2
3
5
RO AD
1
52
TARNE
I
T
2
53
TARNEI
T ROAD
3
51
Active Open Space
3.72Ha
52
52
RO AD
51
4
6
11
Passive Open Space
5
1
5
0.75Ha
9
1
5
5
0
51
22
49
7
8
R
A
I
L
10
0
5
PRO PO
SED
C
OR
R
I
D
OR
Passive
Open
Space
Future Railway
0.18Ha
5
0
N
A
L
R
AI
LRA
I
L
8
.
0
m wi
d
e
16
L
I
NK
L
I
N
K
AC
C
Q
O
U
R
R
I
S
I
D
I
T
O
I
R
ON
A
49
L
i
n
e
a
r
R
e
s
e
r
v
e/
L
a
n
d
s
c
a
p
eB
u
f
f
e
r
5
9
2
3
m²
16
20.831Ha
(PART)
16
4
14.
1
16
20
16
49
16
PRECINCT 1
1
4
.
1
Passive Open Space
5
0.750Ha
2
3
Drainage Reserve
TARNEI
T ROAD
16
18
20
1
RO AD
Exi
st
i
ng Ease
m ent
12
16
1.48Ha
18
16
16
49
hydraulic engineers
6
16
16
20
TARNE
I
T
12
R
E
GI
ONA
L
R
E
GI
O
TARNE
ARNEI
I
T TR
O ATDROAD
Station
16
16
12
16
P
R
OP
O
S
E
P
D
R
O
P
OS
E
D
R
OADWI
DE
NI
NG
SCALE 1:5000
0
50
100
250m
KES R
OAD
WI
DE
NI
NG
0
5
50
Avenue
DOHER
T
YS RO
AD
Em bl
et
on
A3
R
OAD
L
E
AK
E
SR
OA
DE
L
A
12
DOHER
T
YS RO
AD
Cot
t
esl
oe B
oul
evar
d
L
I
N
K
PRELIMINARY OVERALL CONCEPT PLAN
AMEX TARNEIT NORTH
PROJ./DRG.NO.
0312-0076-00-UD
REV.
04
DRAWN
DG
APP'D.
EF
DATE
16.07.2013
Leakes Rd, Tarneit
APPENDIX 3 – ROAD HIERARCHY PLAN AND CROSS
SECTIONS
22
LEGEND
20m Entry / Wide Road - South
(PS701127 - 24.02Ha)
18m Entry Road Edge - South
16m Access 1 Street
14.1m Access 1 Street
adjoining Open Space
12m Access 1 Street Edge adjacent Rail Corridor
12m Access 1 Street Edge
10m Mews Street
0
5
Future Railway
Station
12
5
0
8
.
0
m wi
d
e
1
6
A
49
L
i
n
e
a
r
R
e
s
e
r
v
e/
L
a
n
d
s
c
a
p
eB
u
f
f
e
r
5
9
2
3
m²
1
6
20.831Ha
(PART)
ent
Exi
st
i
ng Ease
m
16
12
1
6
14.
1
1
6
49
1
4
.
1
16
20
1
6
Passive Open Space
0.750Ha
20
1
8
Drainage Reserve
TARNEI
T ROAD
1
6
1.48Ha
49
hydraulic engineers
1
8
16
1
6
1
6
1
6
2
0
1
6
1
6
12
1
6
0
5
L
E
AK
E
SR
OAD
Leakes Road
determined)
12
P
R
OP
OS
E
DR
OADW
I
DE
NI
NG
50
Leakes Road
determined)
Loop road
A3
PRECINCT 1 - PROPOSED ROAD HIERARCHY
SCALE 1:2500
0
25
50
125m
PROJ./DRG.NO.
0312-0076-00-UD
REV.
07
DRAWN
DG
APP'D.
EF
DATE
17.07.2013
Entry / Wide Road - South (20m)
Entry Road Edge - South (18m)
Access 1 Street (16m)
Access 1 Street adjoining Open Space (14.1m)
A3
SCALE: 1:200
0 1 2
3 4 5
PRECINCT 1 - CROSS SECTIONS
10m
AMEX Tarneit North - Lot 1 PS701127
PROJ/DRG NO
312076 PS 01
REV
06
DRWN
EF
CHKD
GW
DATE
17.07.2013
Access 1 Street Edge adjacent Rail Corridor (12.0m)
Access 1 Street Edge (12.0m)
Mews Street (10m)
A3
SCALE: 1:200
0 1 2
3 4 5
PRECINCT 1 - CROSS SECTIONS
10m
AMEX Tarneit North - Lot 1 PS701127
PROJ/DRG NO
312076 PS 01
REV
06
DRWN
EF
CHKD
GW
DATE
17.07.2013
Leakes Rd, Tarneit
APPENDIX 4 – CLAUSE 56 ASSESSMENT
23
Assessment Table - Residential Subdivision (Clause 56)
Refer to Cl. 56 of the Wyndham Planning Scheme for objectives, decision guidelines and description
of standards in full.
Policy Implementation
Cl. 56.02
Title & Objective
Standard
Complies / Variation Required
C1
An application must be accompanied by a
written statement that describes how the
subdivision is consistent with and
implements any relevant growth area,
activity centre, housing, access and mobility,
community facilities, open space and
recreation, landscape (including any native
vegetation precinct plan) and urban design
objective, policy, strategy or plan for the
area set out in this scheme.
Complies
Strategic Implementation
Objective
To ensure that the layout
and design of a
subdivision is consistent
with and implements any
objective, policy, strategy
or plan for the area set out
in this scheme.
Comments:
An assessment of the proposal
against the relevant provisions of
the planning scheme is provided in
Chapter 5 of the Planning Report.
The proposed subdivision is
consistent with the Tarneit North
PSP.
Liveable and Sustainable Communities
56.03
Title & Objective
Standard
C2
A subdivision should implement any relevant
growth area or any approved land-use and
development strategy, plan or policy for the
Complies
Compact and walkable
neighbourhoods
objectives
An application for subdivision must include a
plan of the layout of the subdivision that:
Meets the objectives (if relevant to the
class of subdivision specified in the
zone) of:
-
Cl. 56.03-2 Activity centres
-
Cl. 56.03-3 Planning for community
facilities
-
Cl. 56.04-1 Lot diversity and
distribution
-
Cl. 56.06-2 Walking and cycling
network
-
Cl. 56.06-3 Public transport network
Cl. 56.06-4 Neighbourhood street
network
Shows the 400m street walking
distance around each existing or
proposed bus stop, 600ms street
walking distance around each existing
or proposed tram stop and 800ms street
walking distance around each existing
or proposed railway station and shows
the estimated number of dwellings
within those distances.
Comments:
The proposed subdivision is
consistent with the Tarneit North
PSP.
The proposed subdivision is in
close proximity to a proposed
Activity Centre and proposed
Community Centre which can both
be accessed via pedestrian links
through the subdivision.
As detailed in the lot yield, the
subdivision proposes a range of
densities.
Areas of higher and medium
density lots are dispersed
throughout the proposed
subdivision.
The proposed subdivision offers
good links to formal and informal
public open space areas.
Public transport provision will be
provided in accordance with the
Tarneit North PSP (refer Plan 9:
Public Transport and Walking
Trails).
Shows the layout of the subdivision in
relation to the surrounding area.
Is designed to be accessible for
people with disabilities.
2013-04-18 ResCode Clause 56 Assessment AMEX south
Page 1
Title & Objective
Standard
C3
A subdivision should implement any relevant
activity centre strategy, plan or policy for the
Complies
Activity centre objective
To provide for mixed-use
activity centres, including
neighbourhood activity
centres, of appropriate
area and location.
Subdivision should be supported by activity
centres that are:
Accessible by neighbourhood and
regional walking and cycling networks.
Served by public transport that is
connected to the regional public
transport network.
Comments:
The proposed subdivision is within
walking distance of the planned
town centre on the opposite side of
the rail corridor.
The future activity centre will be
subject to separate planning permit
application by others.
Located at public transport
interchange points for the convenience
of passengers and easy connections
between public transport services.
Located on arterial roads or connector
streets.
Of appropriate size to accommodate a
mix of uses that meet local community
needs.
Oriented to support active street
frontages, support street-based
community interaction and pedestrian
safety.
Page 2
Title & Objective
C4
Planning for community
facilities objective
To provide appropriately
located sites for
community facilities
including schools, libraries,
preschools and childcare,
health services, police and
fire stations, recreation
and sports facilities.
Standard
A subdivision should:
Implement any relevant regional and
local community facility strategy, plan or
policy for the area set out in this
scheme.
Locate community facilities on sites that
are in or near activity centres and public
transport.
Complies
School sites should:
Be integrated with the neighbourhood
and located near activity centres.
Be located on walking and cycling
networks.
Have a bus stop located along the
school site boundary.
Have student drop-off zones, bus
parking and on-street parking in addition
to other street functions in abutting
streets.
Adjoin the public open space network
and community sporting and other
recreation facilities.
Be integrated with community facilities.
Be located on land that is not affected
by physical, environmental or other
constraints.
Schools should be accessible by the
Principal Public Transport Network in
Metropolitan
Melbourne and on the regional public
transport network outside Metropolitan
Melbourne.
Comments:
The proposed subdivision is in
close proximity to a future
Community Centre as set out in the
Tarneit North PSP.
The PSP establishes a clear
structure for the development and
location of community facilities in
line with these objectives. The
proposed community facilities are
on adjoining land. The proposed
subdivision implements the
structure plan, and ensures the
appropriate connectivity with
community facilities can be
achieved.
Primary schools should be located on
connector streets and not on arterial roads.
C5
Built environment
objective
To create urban places
with identity and character.
New State Government school sites must
meet the requirements of the Department of
Education and Training and abut at least two
streets with sufficient widths to provide
student drop-off zones, bus parking and onstreet parking in addition to other street
functions.
The built environment should:
Implement any relevant urban design
strategy, plan or policy for the area set
out in this scheme.
Provide living and working
environments that are functional, safe
and attractive.
Provide an integrated layout, built form
and urban landscape.
Contribute to a sense of place and
cultural identity.
An application should describe the identity
and character to be achieved and the
elements that contribute to that identity and
character.
Complies
Comments:
The proposed subdivision has been
designed in accordance with
character requirements of the
Tarneit North PSP (refer Section
3.1 – Image, Character and
Housing).
Sense of place is fostered through
the provision of a central open
space and tree-lined streets which
will create identity throughout the
proposed subdivision and a local
road network that provides for
viewlines towards open space
areas.
Page 3
Title & Objective
Standard
C6
Subdivision should:
Complies
Neighbourhood
character objective
To design subdivisions
that respond to
neighbourhood character.
Respect the existing neighbourhood
character or achieve a preferred
neighbourhood character consistent with
any relevant neighbourhood character
objective, policy or statement set out in
this scheme.
Respond to and integrate with the
surrounding urban environment.
Protect significant vegetation and site
features.
Comments:
There is little in the way of existing
neighbourhood character in this
location, however the design of the
subdivision is consistent with the
vision of the Tarneit North PSP.
Despite the creation of a new
community through the PSP, the
site will retain an important
connection with the established
residential area south of Leakes
road due to the physical barriers
created by the rail corridor. The
subdivision design is responsive to
this by and provides a direct point
of connection between the two
areas.
Lot Design
Cl. 56.04
Title & Objective
Standard
C7
A subdivision should implement any
relevant housing strategy, plan or
policy for the area set out in this
scheme.
Complies
Lot diversity and distribution
objectives
To achieve housing densities that
support compact and walkable
neighbourhoods and the efficient
provision of public transport
services.
To provide higher housing densities
within walking distance of
neighbourhood centres.
To achieve increased housing
densities in designated growth
areas.
To provide a range of lot sizes to
suit a variety of dwelling and
household types.
Lot sizes and mix should achieve
the average net residential density
specified in any zone or overlay
that applies to the land or in any
relevant policy for the area set out
in this scheme.
Comments:
The subdivision design provides for
a broad range of housing densities
with variety in lot size and
configuration.
A range and mix of lot sizes should
be provided including lots suitable
for the development of:
Single dwellings.
Two dwellings or more.
Higher density housing.
Residential buildings and
Retirement villages.
Unless the site is constrained by
topography or other site conditions,
lot distribution should provide for 95
per cent of dwellings to be located
no more than 400m street walking
distance from the nearest existing
or proposed bus stop, 600ms street
walking distance from the nearest
existing or proposed tram stop and
800ms street walking distance from
the nearest existing or proposed
railway station.
Lots of 300 sqm or less in area, lots
suitable for the development of two
dwellings or more, lots suitable for
higher density housing and lots
suitable for Residential buildings
Page 4
Title & Objective
Standard
and Retirement villages should be
located in and within 400ms street
walking distance of an activity
centre.
C8
Lot area and building envelopes
objective
To provide lots with areas and
dimensions that enable the
appropriate siting and construction
of a dwelling, solar access, private
open space, vehicle access and
parking, water management,
easements and the retention of
significant vegetation and site
features.
An application to subdivide land
that creates lots of less than 300
sqm should be accompanied by
information that shows:
That the lots are consistent or
contain building envelope that is
consistent with a development
approved under this scheme, or
That a dwelling may be
constructed on each lot in
accordance with the
requirements of this scheme.
Lots of between 300 sqm and 500
sqm should:
Complies
Comments:
The smaller lots proposed through
this subdivision have been
designed with a specific housing
product in mind, that provides for
acoustic amenity and whilst
providing an appropriate interface
with their adjoining railway and road
reserve interfaces.
Building envelopes can be provided
for all medium and higher density
lots.
Contain a building envelope
that is consistent with a
development of the lot approved
under this scheme, or
If no development of the lot
has been approved under this
scheme, contain a building
envelope and be able to contain
a rectangle measuring 10ms by
15ms, or 9ms by 15ms if a
boundary wall is nominated as
part of the building envelope.
If lots of between 300 sqm and 500
sqm are proposed to contain
dwellings that are built to the
boundary, the long axis of the lots
should be within 30 degrees east
and 20 degrees west of north
unless there are significant physical
constraints that make this difficult to
achieve.
Lots greater than 500 sqm should
be able to contain a rectangle
measuring 10ms by 15ms, and may
contain a building envelope.
A building envelope may specify or
incorporate any relevant siting and
design requirement. Any
requirement should meet the
relevant standards of Cl. 54,
unless:
The objectives of the relevant
standards are met, and
The building envelope is
shown as a restriction on a plan
of subdivision registered under
the Subdivision Act 1988, or is
specified as a covenant in an
agreement under Section 173 of
Page 5
Title & Objective
Standard
the Act.
Where a lot with a building
envelope adjoins a lot that is not on
the same plan of subdivision or is
not subject to the same agreement
relating to the relevant building
envelope:
The building envelope must
meet Standards A10 and A11
of Cl. 54 in relation to the
adjoining lot, and
The building envelope must
not regulate siting matters
covered by Standards A12 to
A15 (inclusive) of Cl. 54 in
relation to the adjoining lot.
This should be specified in the
relevant plan of subdivision or
agreement.
Lot dimensions and building
envelopes should protect:
Solar access for future
dwellings and support the siting
and design of dwellings that
achieve the energy rating
requirements of the Building
Regulations.
Existing or proposed
easements on lots.
Significant vegetation and site
features
C9
Solar orientation of lots objective
To provide good solar orientation of
lots and solar access for future
dwellings.
Unless the site is constrained by
topography or other site conditions,
at least 70 percent of lots should
have appropriate solar orientation.
Lots have appropriate solar
orientation when:
The long axis of lots are
within the range north 20
degrees west to north 30
degrees east, or east 20
degrees north to east 30
degrees south.
Complies
Comments:
The orientation of lots is in
accordance with this standard. The
subdivision design responds to the
topography of the site and allows
for dwellings to be appropriately
oriented to facilitate solar access.
Lots between 300 sqm and
500 sqm are proposed to
contain dwellings that are built
to the boundary, the long axis
of the lots should be within 30
degrees east and 20 degrees
west of north.
Dimensions of lots are
adequate to protect solar
access to the lot, taking into
account likely dwelling size and
the relationship of each lot to
the street.
Page 6
Title & Objective
Standard
C10
Subdivision should increase
visibility and surveillance by:
Complies
Street orientation objective
To provide a lot layout that
contributes to community social
interaction, personal safety and
property security.
Ensuring lots front all roads
and streets and avoid the side
or rear of lots being oriented to
connector streets and arterial
roads.
Providing lots of 300 sqm or
less in area and lots for 2 or
more dwellings around activity
centres and public open space.
Ensuring streets and houses
look onto public open space
and avoiding sides and rears of
lots along public open space
boundaries.
Providing roads and streets
along public open space
boundaries.
Comments:
Tarneit Road is identified as a
future arterial road and is
anticipated to carry high volumes of
traffic. It will be an elevated road
and will be separated from the
residential lots by an intervening
landscaped batter that will provide
for an improved outlook. Given
these considerations, it is not
considered appropriate for
dwellings to have frontage to
Tarneit Road, and the resdidential
lots that adjoin Tarneit Road are
proposed to face the internal local
road. However the landscaped
berm will provide for an appropriate
visual interface, and design controls
will be applied to ensure that an
appropriate built form response is
achieved.
All open space areas are fronted by
roads and streets enhancing
passive surveillance and personal
and property safety.
C11
Common area objectives
To identify common areas and the
purpose for which the area is
commonly held.
To ensure the provision of common
area is appropriate and that
necessary management
arrangements are in place.
To maintain direct public access
throughout the neighbourhood
street network.
An application to subdivide land
that creates common land must be
accompanied by a plan and a
report identifying:
N/A
Comments:
No common area will be created.
The common area to be owned
by the body corporate, including
any streets and open space.
The reasons why the area
should be commonly held.
Lots participating in the body
corporate.
The proposed management
arrangements including
maintenance standards for streets
and open spaces to be commonly
held.
Page 7
Urban Landscape
Cl. 56.05
Title & Objective
Standard
C12
An application for subdivision that
creates streets or public open
space should be accompanied by a
landscape design.
Complies
Integrated urban landscape
objectives
To provide attractive and
continuous landscaping in streets
and public open spaces that
contribute to the character and
identity of new neighbourhoods and
urban places or to existing or
preferred neighbourhood character
in existing urban areas.
To incorporate natural and cultural
features in the design of streets and
public open space where
appropriate.
To protect and enhance native
habitat and discourage the planting
and spread of noxious weeds.
To provide for integrated water
management systems and
contribute to drinking water
conservation.
Th
The landscape design should:
Comments:
A conceptual landscape plan has
been prepared for the overall
masterplan area.
Implement any relevant
streetscape, landscape, urban
design or native vegetation
precinct plan, strategy or policy
for the area set out in this
scheme.
The conceptual landscape plan
indicates a themed approach to the
local parks, interlinked by off-road
pedestrian / cycle trails throughout
the development.
Create attractive landscapes
that visually emphasise streets
and public open spaces.
We anticipate that detailed
landscape plans will be prepared in
response to permit conditions.
Respond to the site and context
description for the site and
surrounding area.
Maintain significant vegetation
where possible within an urban
context.
Take account of the physical
features of the land including
landform, soil and climate.
Protect and enhance any
significant natural and cultural
features.
Protect and link areas of
significant local habitat where
appropriate.
Support integrated water
management systems with
appropriate landscape design
techniques for managing urban
run-off including wetlands and
other water sensitive urban
design features in streets and
public open space.
Promote the use of drought
tolerant and low maintenance
plants and avoid species that
are likely to spread into the
surrounding environment.
Ensure landscaping supports
surveillance and provides
shade in streets, parks and
public open space.
Develop appropriate
landscapes for the intended
use of public open space
including areas for passive and
active recreation, the exercising
of pets, playgrounds and
shaded areas.
Provide for walking and cycling
networks that link with
community facilities.
Provide appropriate pathways,
signage, fencing, public lighting
Page 8
Title & Objective
Standard
and street furniture.
Create low maintenance,
durable landscapes that are
capable of a long life.
The landscape design must include
a maintenance plan that sets out
maintenance responsibilities,
requirements and costs.
C13
Public open space provision
objectives
To provide a variety of open spaces
with links to other open spaces and
regional parks where possible.
To ensure that public open space of
appropriate quality and quantity is
provided in convenient locations to
meet the recreational and social
needs of the community.
To support active and healthy
communities.
The provision of public open space
should:
Complies
Comments:
Implement any relevant open
space plan, strategy or policy
scheme.
Open space is provided in
accordance with the Tarneit North
PSP in the form of a park and a
drainage reserve.
Provide a network of welldistributed regional and local
open space that includes:
The drainage reserve will be
available for informal use for
recreational purposes but will also
provide a drainage function.
· Regional public open space
where appropriate, including
along foreshores, streams
and permanent water bodies.
· Regional parks of at least 3
hectares, combining passive
and active use, within 2
kilometres of all dwellings.
All dwellings are within 300metres
safe walking distance of such
amenities.
Higher densities surrounding open
space encourage the active and
shared use of such space.
· Large local parks of at least
1 hectare for active and
passive use, within 500ms
safe walking distance from all
dwellings.
· Small local parks within
150ms to 300ms safe walking
distance of all dwellings,
where appropriate.
Include land used for
drainage control or stream and
floodway purposes if generally
available for recreational use.
Be integrated with urban
water management systems
including watercourses and
water bodies.
Incorporate natural and
cultural features where
appropriate.
Encourage shared use of
active open space.
Adjoin schools and other
community facilities where
practical.
Meet the social, cultural,
recreational and sporting needs
of the community including
different age groups and
abilities.
Be linked to existing or
proposed future public open
spaces where appropriate.
Include publicly owned plazas
Page 9
Title & Objective
Standard
or parks in activity centres
where appropriate.
Land provided for public open
space should be:
Of a quality, quantity and
character that makes it fit for its
potential functions.
Located so that every lot in
the subdivision is within 500ms
street walking distance of
existing or proposed public
open space.
Related to the street and lot
layout in a manner that
promotes personal safety and
surveillance of users of the
public open space from streets
along public open space
boundaries.
Of an area and dimensions to
allow easy adaptation to
different uses in response to
changing community sport and
recreational preferences.
Access and Mobility Management
Cl. 56.06
Title & Objective
Standard
C14
An application for a subdivision
must include a plan of the layout of
the neighbourhood that meets the
objectives of:
Complies
Integrated mobility objectives
To achieve an urban structure
where compact and walkable
neighbourhoods are clustered to
support larger activity centres on
the Principal Public Transport
Network in Metropolitan Melbourne
and on the regional public transport
network outside Metropolitan
Melbourne.
Cl. 56.06-2 Walking and
cycling network.
Cl. 56.06-3 Public transport
network.
Cl. 56.06-4 Neighbourhood
street network.
To provide for walking (including
persons with impaired mobility),
cycling, public transport and other
motor vehicles in an integrated
manner.
Comments:
The subdivision design ensures
that the site provides connectivity
and facilitates a high level of
movement.
The railway corridor provides an
opportunity to create an
uninterrupted linear trail along the
northern perimeter of the site. All
roads within the subdivision are
designed to achieve a walkable
neighbourhood.
To contribute to reduced car
dependence, improved energy
efficiency, reduced greenhouse gas
emissions and reduced air
pollution.
C15
Walking and cycling network
objectives
To contribute to community health
and well being by encouraging
walking and cycling as part of the
daily lives of residents, employees
The walking and cycling network
should be designed to:
regional and local walking and
cycling strategy, plan or policy
scheme.
Complies
Comments:
The residents.
The incorporation of dedicated
pedestrian and cycle links within of
the subdivision will increase
Page 10
Title & Objective
and visitors.
To provide safe and direct
movement through and between
neighbourhoods by pedestrians
and cyclists.
To reduce car use, greenhouse gas
emissions and air pollution.
Standard
Link to any existing
pedestrian and cycling
networks.
Provide safe walkable
distances to activity centres,
community facilities, public
transport stops and public open
spaces.
Provide an interconnected
and continuous network of
safe, efficient and convenient
footpaths, shared paths, cycle
paths and cycle lanes based
primarily on the network of
arterial roads, neighbourhood
streets and regional public
open spaces.
Provide direct cycling routes
for regional journeys to major
activity centres, community
facilities, public transport and
other regional activities and for
regional recreational cycling.
pedestrian permeability.
Internally, the street pattern allows
for easy access around the
development, with clear routes to
focal points such as the central
open space reserve.
All streets will incorporate footpaths
in accordance with C18.
Cycling infrastructure and proposed
public transport infrastructure has
been designed for in accordance
with the Tarneit North PSP (refer
Plan 9: Public Transport and
Walking Trails).
The Leakes Road access has been
designed to accommodate a bus
service to provide a connection with
the future railway station.
Ensure safe street and road
crossings including the
provision of traffic controls
where required.
Provide an appropriate level
of priority for pedestrians and
cyclists.
Have natural surveillance
along streets and from abutting
dwellings and be designed for
personal safety and security
particularly at night.
Be accessible to people with
disabilities.
C16
Public transport network
objectives
To provide an arterial road and
neighbourhood street network that
supports a direct, efficient and safe
public transport system.
To encourage maximum use of
public transport.
The public transport network should
be designed to:
Implement any relevant public
transport strategy, plan or policy
scheme.
Connect new public transport
routes to existing and proposed
routes to the satisfaction of the
relevant public transport
authority.
Provide for public transport
links between activity centres
and other locations that attract
people using the Principal
Public Transport Network in
Metropolitan Melbourne and the
regional public transport
Melbourne.
Complies
Comments:
The public transport strategy is
established through the Tarneit
North PSP in conjunction with the
requirements for the Department for
Transport. The proposed
subdivision abuts Tarneit Road, an
arterial road designed with capacity
for future public transport provision.
Davis Road and Houdini Drive,
providing the north and southern
boundaries of the Site respectively,
are both collector roads cited as
potential bus routes.
(Refer Tarneit North PSP - Plan 9:
Public Transport and Walking
Trails).
Locate regional bus routes
principally on arterial roads and
locate local bus services
principally on connector streets
Page 11
Title & Objective
Standard
to provide:
· Safe and direct movement
between activity centres
without complicated turning
manoeuvres.
· Direct travel between
neighbourhoods and
neighbourhood activity
centres.
· A short and safe walk to a
public transport stop from
most dwellings.
C17
Neighbourhood street network
objective
To provide for direct, safe and easy
movement through and between
neighbourhoods for pedestrians,
cyclists, public transport and other
motor vehicles using the
neighbourhood street network.
The neighbourhood street network
must:
Take account of the existing
mobility network of arterial
roads, neighbourhood streets,
cycle paths, cycle paths,
footpaths and public transport
routes.
Provide clear physical
distinctions between arterial
roads and neighbourhood
street types.
Comply with the Roads
Corporation’s arterial road
access management policies.
Provide an appropriate speed
environment and movement
priority for the safe and easy
movement of pedestrians and
cyclists and for accessing
public transport.
Complies
Comments:
Safe and easy movement of
vehicles is provided.
The proposed street network
largely comprises local access
streets. The grid pattern provides
for direct access to key areas within
the development from north, south,
east and west. It also provides for
an appropriate level of local traffic
dispersal.
A high provision of street trees will
contribute to slowing internal traffic
creating a cycle and pedestrian
friendly environment.
There is no access proposed to
Tarneit Road which will become a
significant arterial road.
Provide safe and efficient
access to activity centres for
commercial and freight
vehicles.
Provide safe and efficient
access to all lots for service
and emergency vehicles.
Provide safe movement for all
vehicles.
Incorporate any necessary
traffic control measures and
traffic management
infrastructure.
should be designed to:
transport strategy, plan or
policy for the area set out in
this scheme.
Include arterial roads at
intervals of approximately 1.6
kilometres that have adequate
reservation widths to
accommodate long term
movement demand.
Include connector streets
approximately halfway between
Page 12
Title & Objective
Standard
arterial roads and provide
adequate reservation widths to
accommodate long term
movement demand.
Ensure connector streets
align between neighbourhoods
for direct and efficient
movement of pedestrians,
cyclists, public transport and
other motor vehicles.
Provide an interconnected
and continuous network of
streets within and between
neighbourhoods for use by
pedestrians, cyclists, public
transport and other vehicles.
Provide an appropriate level
of local traffic dispersal.
Indicate the appropriate street
type.
Provide a speed environment
that is appropriate to the street
type.
Provide a street environment
that appropriately manages
movement demand (volume,
type and mix of pedestrians,
cyclists, public transport and
other motor vehicles).
Encourage appropriate and
safe pedestrian, cyclist and
driver behaviour.
Provide safe sharing of
access lanes and access
places by pedestrians, cyclists
and vehicles.
Minimise the provision of
culs-de-sac.
Provide for service and
emergency vehicles to safely
turn at the end of a dead-end
street.
Facilitate solar orientation of
lots.
Facilitate the provision of the
walking and cycling network,
integrated water management
systems, utilities and planting
of trees.
Contribute to the area’s
character and identity.
Take account of any identified
significant features.
C18
Walking and cycling network
detail objectives
To design and construct footpaths,
shared path and cycle path
Footpaths, shared paths, cycle
paths and cycle lanes should be
designed to:
Be part of a comprehensive
design of the road or street
reservation.
Complies
Comments:
The pattern of the street network is
connected and allows for a high
level of permeability.
Page 13
Title & Objective
networks that are safe, comfortable,
well constructed and accessible for
To design footpaths to
accommodate wheelchairs, prams,
scooters and other footpath bound
vehicles.
Standard
Be continuous and connect.
Provide for public transport
stops, street crossings for
pedestrians and cyclists and
kerb crossovers for access to
lots.
Accommodate projected user
volumes and mix.
Meet the requirements of
Table C1.
Provide pavement edge,
kerb, channel and crossover
details that support safe travel
for pedestrians, footpath bound
vehicles and cyclists, perform
required drainage functions and
are structurally sound.
Provide appropriate signage.
Proposed pedestrian paths are
well-integrated with the street
pattern. The road and path widths
also enhance personal safety and
provide for people with impaired
mobility.
Footpaths will be provided in
accordance with Table C1.The
pattern of subdivision largely
promotes local access streets
which are designed to minimise
traffic speeds and to provide for
safe on-road cycling.
All road infrastructure will be
designed and constructed to meet
the relevant Council requirements
and Australian Standards.
Be constructed to allow
access to lots without damage
to the footpath or shared path
surfaces.
Be constructed with a
durable, non-skid surface.
Be of a quality and durability
to ensure:
· Safe passage for
pedestrians, cyclists, footpath
bound vehicles and vehicles.
· Discharge of urban run-off.
· Preservation of all-weather
access.
· Maintenance of a
reasonable, comfortable
riding quality.
· A minimum 20 year life span.
disabilities and include tactile
ground surface indicators,
audible signals and kerb ramps
required for the movement of
C19
Public transport network detail
objectives
To provide for the safe, efficient
operation of public transport and
the comfort and convenience of
public transport users.
To provide public transport stops
that are accessible to people with
disabilities.
Bus priority measures must be
provided along arterial roads
forming part of the existing or
proposed Principal Public Transport
Network in Metropolitan Melbourne
and the regional public transport
Melbourne to the requirements of
the relevant roads authority.
Complies
Comments:
The proposed subdivision has been
designed to implement the public
transport network as provided for
under the Tarneit North PSP.
Road alignment and geometry
along bus routes should provide for
the efficient, unimpeded movement
of buses and the safety and comfort
of passengers.
The design of public transport stops
should not impede the movement of
Page 14
Title & Objective
Standard
pedestrians.
Bus and tram stops should have:
Surveillance from streets and
adjacent lots.
Safe street crossing
conditions for pedestrians and
cyclists.
Safe pedestrian crossings on
arterial roads and at schools
including the provision of
traffic controls as required by the
roads authority.
Continuous hard pavement
from the footpath to the kerb.
Sufficient lighting and paved,
sheltered waiting areas for
forecast user volume at
neighbourhood centres,
schools and other locations
with expected high patronage.
Appropriate signage.
Public transport stops and
associated waiting areas should be
accessible to people with
disabilities and include tactile
ground surface indicators, audible
signals and kerb ramps required for
the movement of people with
physical disabilities.
C20
Neighbourhood street network
detail objective
To design and construct street
carriageways and verges so that
the street geometry and traffic
speeds provide an accessible and
safe neighbourhood street system
for all users.
The design of streets and roads
should:
Meet the requirements of
Table C1. Where the widths of
access lanes, access places,
and access streets do not
comply with the requirements
of Table C1, the requirements
of the relevant fire authority and
roads authority must be met.
Provide street blocks that are
generally between 120ms and
240ms in length and generally
between 60ms to 120ms in
width to facilitate pedestrian
movement and control traffic
speed.
Have verges of sufficient
width to accommodate
footpaths, shared paths, cycle
paths, integrated water
management, street tree
planting, lighting and utility
needs.
Complies
Comments:
design enhances personal and
property safety with appropriate
street widths which provide for a
low-speed environment as well as
direct and convenient access
around the development.
Lots fronting the street enhance
passive surveillance.
Roads are in accordance with
Table C1.
Splays at corners have been
provided to accord with these
standards.
The proposed road cross sections
are generously proportioned and
are designed to accommodate all
necessary services and functions.
Have street geometry
appropriate to the street type
and function, the physical land
characteristics and achieve a
safe environment for all users.
Provide a low-speed
environment while allowing all
road users to proceed without
Page 15
Title & Objective
Standard
unreasonable inconvenience or
delay.
Provide a safe environment
for all street users applying
speed control measures where
appropriate.
Ensure intersection layouts
clearly indicate the travel path
and priority of movement for
pedestrians, cyclists and
vehicles.
Provide a minimum 5m by 5m
corner splay at junctions with
arterial roads and a minimum
3m by 3m corner splay at other
junctions unless site conditions
justify a variation to achieve
safe sight lines across corners.
Ensure streets are of sufficient
strength to:
· Enable the carriage of
vehicles.
· Avoid damage by
construction vehicles and
equipment.
Ensure street pavements are
of sufficient quality and
durability for the:
· Safe passage of pedestrians,
cyclists and vehicles.
· Discharge of urban run-off.
· Preservation of all-weather
access and maintenance of a
reasonable, comfortable
riding quality.
Ensure carriageways of
planned arterial roads are
designed to the requirements of
the relevant road authority.
Ensure carriageways of
neighbourhood streets are
designed for a minimum 20
year life span.
Provide pavement edges,
kerbs, channel and crossover
details designed to:
· Perform the required
integrated water management
functions.
· Delineate the edge of the
carriageway for all street
users.
· Provide efficient and
comfortable access to
abutting lots at appropriate
locations.
· Contribute to streetscape
design.
Provide for the safe and
Page 16
Title & Objective
Standard
efficient collection of waste and
recycling materials from lots.
disabilities.
A street detail plan should be
prepared that shows, as
appropriate:
The street hierarchy and
typical cross-sections for all
street types.
Location of carriageway
pavement, parking, bus stops,
kerbs, crossovers, footpaths,
tactile surface indicators, cycle
paths and speed control and
traffic management devices.
Water sensitive urban design
features.
Location and species of
proposed street trees and other
vegetation.
Location of existing vegetation
to be retained and proposed
treatment to ensure its health.
Any relevant details for the
design and location of street
furniture, lighting, seats, bus
stops, telephone boxes and
mailboxes.
C21
Lot access objective
To provide for safe vehicle access
between roads and lots.
Vehicle access to lots abutting
arterial roads should be provided
from service roads, side or rear
access lanes, access places or
access streets where appropriate
and in accordance with the access
management requirements of the
relevant roads authority.
Vehicle access to lots of 300 sqm
or less in area and lots with a
frontage of 7.5ms or less should be
provided via rear or side access
lanes, places or streets.
The design and construction of a
crossover should meet the
requirements of the relevant road
authority.
Complies
Comments:
As detailed above, frontage to
Tarneit Road is not proposed.
There are no lots with a frontage of
7.5 or less.
The proposed development will be
predominantly serviced through a
series of local access streets or
otherwise by connector streets.
Crossovers will be designed and
constructed to meet the
requirements of the relevant road
authority.
Page 17
Integrated Water Management
Cl. 56.07
Title & Objective
Standard
C22
The supply of drinking water must
be:
Complies
Drinking water supply objectives
To reduce the use of drinking
water.
To provide an adequate, costeffective supply of drinking water.
Designed and constructed in
accordance with the
requirements and to the
satisfaction of the relevant
water authority.
Comments:
provided with drinking water in
accordance with the requirement of
the relevant water authority.
Provided to the boundary of
all lots in the subdivision to the
water authority.
C23
Reused and recycled water
objective
To provide for the substitution of
drinking water for non-drinking
purposes with reused and recycled
water.
Reused and recycled water supply
systems must be:
Designed, constructed and
managed in accordance with
the requirements and to the
water authority, Environment
Protection Authority and
Department of Human
Services.
Complies
Comments:
The provision of reused and
recycled water supply is
unconfirmed at this stage and will
be provided as required by City
West Water.
Provided to the boundary of
all lots in the subdivision where
required by the relevant water
authority.
C24
Waste water management
objective
To provide a waste water system
that is adequate for the
maintenance of public health and
the management of effluent in an
environmentally friendly manner.
Waste water systems must be:
Designed, constructed and
managed in accordance with
the requirements and to the
water authority and the
Environment Protection
Authority.
Complies
Comments:
connected to reticulated services.
Consistent with any relevant
approved domestic waste water
management plan.
Reticulated waste water systems
must be provided to the boundary
of all lots in the subdivision where
required by the relevant water
authority.
C25
Urban run-off management
objectives
To minimise damage to properties
and inconvenience to residents
from urban run-off.
To ensure that the street operates
adequately during major storm
events and provides for public
safety.
To minimise increases in
stormwater run-off and protect the
environmental values and physical
characteristics of receiving waters
from degradation by urban run-off.
The urban stormwater management
system must be:
Designed and managed in
accordance with the
drainage authority.
Designed and managed in
accordance with the
satisfaction of the water
authority where reuse of urban
run-off is proposed.
Designed to meet the current
best practice performance
objectives for stormwater
quality as contained in the
Complies
Comments:
The urban stormwater management
system will be designed to
effectively manage and mitigate
stormwater runoff entering the
drainage catchment and
waterways.
The system will meet this objective
through the provision of a drainage
reserve to the Site’s south-west.
The drainage reserve will provide a
retarding function and will be sized,
designed and construction in
accordance with the requirements
of the relevant authority.
Page 18
Title & Objective
Standard
Urban Stormwater – Best
Practice Environmental
Management Guidelines
(Victorian Stormwater
Committee 1999) as amended.
Designed to ensure that flows
downstream of the subdivision
site are restricted to
predevelopment levels unless
increased flows are approved
by the relevant drainage
authority and there are no
detrimental downstream
impacts.
The stormwater management
system should be integrated with
the overall development plan
including the street and public open
space networks and landscape
design.
For all storm events up to and
including the 20% Average
Exceedence Probability (AEP)
standard:
Stormwater flows should be
contained within the drainage
system to the requirements of
the relevant authority.
Ponding on roads should not
occur for longer than 1 hour
after the cessation of rainfall.
For storm events greater than 20%
AEP and up to and including 1%
AEP standard:
Provision must be made for
the safe and effective passage
of stormwater flows.
All new lots should be free
from inundation or to a lesser
standard of flood protection
where agreed by the relevant
floodplain management
authority.
Ensure that streets, footpaths
and cycle paths that are subject
to flooding meet the safety
criteria da Vave < 0.35 m 2/s
(where, da = average depth
inms and Vave = average
velocity inms per second).
The design of the local drainage
network should:
Ensure run-off is retarded to a
standard required by the
responsible drainage authority.
Ensure every lot is provided
with drainage to a standard
acceptable to the relevant
drainage authority. Wherever
possible, run-off should be
directed to the front of the lot
and discharged into the street
Page 19
Title & Objective
Standard
drainage system or legal point
of discharge.
Ensure that inlet and outlet
structures take into account the
effects of obstructions and
debris build up. Any surcharge
drainage pit should discharge
into an overland flow in a safe
and predetermined manner.
Include water sensitive urban
design features to manage runoff in streets and public open
space. Where such features
are provided, an application
must describe maintenance
responsibilities, requirements
and costs.
Any flood mitigation works must be
designed and constructed in
of the relevant floodplain
management authority.
Site Management
Title & Objective
C26
Site management objectives
To protect drainage infrastructure
and receiving waters from
sedimentation and contamination.
To protect the site and surrounding
area from environmental
degradation or nuisance prior to
and during construction of
subdivision works.
To encourage the re-use of
materials from the site and recycled
materials in the construction of
subdivisions where practicable.
Cl. 56.08
Standard
A subdivision application must
describe how the site will be
managed prior to and during the
construction period and may set out
requirements for managing:
Complies
Erosion and sediment.
Dust.
Run-off.
Litter, concrete and other
construction wastes.
Chemical contamination.
Vegetation and natural
features planned for retention.
Comments:
The development of the site will be
managed to protect drainage
infrastructure and receiving waters.
Construction and environmental
management plans will be prepared
prior to the commencement of
development, as required by
Council.
Recycled materials will be used
throughout the development where
practicable.
Recycled material should be used
for the construction of streets,
shared paths and other
infrastructure where practicable.
Page 20
Utilities
Title & Objective
C27
Shared trenching objectives
To maximise the opportunities for
shared trenching.
To minimise constraints on
landscaping within street reserves.
C28
Electricity, telecommunications
and gas objectives
To provide public utilities to each lot
in a timely, efficient and cost
effective manner.
To reduce greenhouse gas
emissions by supporting generation
and use of electricity from
renewable sources.
Cl. 56.09
Standard
Reticulated services for water, gas,
electricity and telecommunications
should be provided in shared
trenching to minimise construction
costs and land allocation for
underground services.
Complies
The electricity supply system must
be designed in accordance with the
requirements of the relevant
electricity supply agency and be
provided to the boundary of all lots
in the subdivision to the satisfaction
of the relevant electricity authority.
Complies
Comments:
Reticulated services for water,
electricity and telecommunications
will be provided in shared
trenching.
Comments:
All lots will be provided with
connection to a mains electricity
supply and telecommunication
services.
Arrangements that support the
generation or use of renewable
energy at a lot or neighbourhood
level are encouraged.
The telecommunication system
must be designed in accordance
with the requirements of the
relevant telecommunications
servicing agency and should be
consistent with any approved
strategy, policy or plan for the
provision of advanced
telecommunications infrastructure,
including fibre optic technology.
The telecommunications system
must be provided to the boundary
of all lots in the subdivision to the
telecommunications servicing
authority.
Where available, the reticulated gas
supply system must be designed in
of the relevant gas supply agency
and be provided to the boundary of
all lots in the subdivision to the
satisfaction of the relevant gas
supply agency.
C29
Fire hydrants objective
To provide fire hydrants and fire
plugs in positions that enable fire
fighters to access water safely,
effectively and efficiently.
Fire hydrants should be provided:
A maximum distance of
120ms from the rear of the each
lot.
Complies
Comments:
Fire hydrants will be provided to
achieve this objective.
No more than 200ms apart.
Hydrants and fire plugs must be
compatible with the relevant fire
service equipment.
C30
Public lighting objective
To provide public lighting to ensure
the safety of pedestrians, cyclists
and vehicles.
Public lighting should be provided
to streets, footpaths, public
telephones, public transport stops
and to major pedestrian and cycle
paths including public open spaces
Complies
Comments:
Public lighting will be appropriately
located around the development to
Page 21
Title & Objective
Standard
To provide pedestrians with a
sense of personal safety at night.
that are likely to be well used at
night to assist in providing safe
passage for pedestrians, cyclists
and vehicles.
ensure the adequate provision of
lighting in public areas, such as the
open space and streets.
To contribute to reducing
greenhouse gas emissions and to
saving energy.
Public lighting should be designed
in accordance with the relevant
Australian Standards.
Public lighting should be consistent
with any strategy, policy or plan for
the use of renewable energy and
energy efficient fittings.
Page 22

Leakes Rd, Tarneit Planning Report in support of s96A Application

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