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FOR PLANNING PERMIT PLANNING AND ENVIRONMENT REGULATIONS 2005
Form 2
Section 52 (Planning & Environment Act 1987)
The land affected by the application is located at:
34 Clunes Road CRESWICK VIC 3363 CA 12 SEC 55 TSH TCR
The application is for a permit for:
15 lot subdivision with common property and, alteration to road access in Road Zone Category 1
The applicant for the permit is: JCA Land Consultants Pty Ltd
The application reference number is: PA 1866
You may look at the application and any documents that support the application at the office of the responsible authority:
Municipal Offices: Hepburn Shire Council Customer Services Building Corner Duke and Albert Streets, Daylesford Planning Department - Ph: 03 5348 1577
Planning applications may also be viewed on Council's web site under tab 'Statutory Planning'.
Follow the link to 'Applications on Advertising'.
This can be done during office hours and is free of charge.
Any person who may be affected by the granting of the permit may object or make other submissions to the responsible authority.
An objection must * be sent to the Responsible Authority in writing,* include the reasons for the objection, and* state how the objector would be affected.
The Responsible Authority will not decide on the application before:
14 / 6 / 2018
If you object, the Responsible Authority will tell you of its decision.
This co
pied d
ocum
ent is m
ade
avai
lable
under Sect
ion 5
2of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
emm
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g aco
py of t
his docu
ment y
ou
ackn
owle
dgean
d agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution
or copyin
g of t
hisdocu
ment i
s stri
ctly
prohib
ited.
JCA Land ConsultantsTHE SUBDIVISION SPECIALISTSSurveying Engineering Town Planning
Suite 9,303 Maroondah HighwayRingwood Vic, Australia 3134
Phone 03 9735 4888Ema i I [email protected]
www.jcalc.com.auABN 7s 083 816 915
Our Reference: SRK: 22001
21 November 2017
Ghief Executive OfficerHepburn Shire CouncilPO Box 21DAYLESFORD VIC 3460
Dear Sir/Madam.
Reg No;
Recu Dare; - | llOV ZO|Z
RecU By: ....Action By: .....
lbc l86cfre: 34 CLUNES ROAD, CRESWICK
APPLICATION FOR 15 LOT SUBDIVISION & ALTERATION OFACCESS TO A ROAD I NROAD ZONE - CATEGORY 1.
Enclosed please find the following:
3. Prescribed fees ($1,433.40) made payable Hepburn Shire Council;4. Three (3) copies of the plan of subdivision (including a creation of restriction
plan for the building exclusion zones);5. Planning Report;6. Clause 56 Assessment7. Original Site Feature Survey (2008);
Please note: the application is similar in character to an earlier planning applicationprepared by this office under application number 200819772 and issued on 2011112008.In particular the last application had to provide a site environmental report to ensure theland had no analytes at levels harmful to humans. As the permit was issued the Councildetermined at that time that the report demonstrated the site was safe. We do notpropose to revisit that process in the current application given it has been satisfiedpreviously.
Please contact this office if you require any additional information.
Encl
This co
pied d
ocum
ent is m
ade
avai
lable
under Sect
ion 5
2of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
emm
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g aco
py of t
his docu
ment y
ou
ackn
owle
dgean
d agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution
or copyin
g of t
hisdocu
ment i
s stri
ctly
prohib
ited.
Office Use Only
Application No.: Date Lodged:
SH1NE A*{MCIL
Planning EnquiriesPhone: (03) 5348 1577Web: www.hepburnshire.vic.qov.au
Application for a Planning Permitlf you need help to complete this form, read MoRE INFORMATION at the end of this form'
& nny material submitted with this application, including plans and personal information, will be made
"viilrbl" for public viewing, including electronically, and copies may be made for interested parties for
the purpose of enabling consideration and review as part of a planning process under the Planning
and Enjtvironment Act 1987.lf you have any questions, please contact Council's planning depadment.
4 Questions marked with an asterisk (.) must be completed.
& ftn" space provided on the form is insufficient, aftach a separate sheet.
E CticX for further information.
The Land EAddress of the land. Complete the Street Address and one of the
Street Address *
Formal Land DescriPtion *
Complete either A or B.
$ This information can befound on the certificateof title.
li this applicaiion relates to more thanone address, attach a separate sheetsetting out any additional propertydetails
Formal Land DescriPtions.
St. Name: Clunes Road
The Proposalh you must give full details of your proposal and attach the information required to assess the application
lnsufficient or unclear information will delay your application.
E 5llill?,lliilfi:"J:"'""require a Permit?
*
E Estimated cost of anYdevelopment for which thepermit is required *
Fifteen (15) Lot Subdivision andAlteration of Access to a Road in a Road Zone Category 1 '
provide additional information about the proposal, including: plans and elevationsi any information required by the
planning scheme, requested by Council or outlined in a Council planning permit checklist; and i{ required' a description
of the likely effect of the proposal'
Page 1
This co
pied d
ocum
ent is m
ade
avai
lable
under Sect
ion 5
2of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
emm
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g aco
py of t
his docu
ment y
ou
ackn
owle
dgean
d agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution
or copyin
g of t
hisdocu
ment i
s stri
ctly
prohib
ited.
fxlsting Conditions EDescribe how the land isused and developed now "
For example, vacant, three
iv;ellings. medtcal centre with
tv,ro oractitioners. I icensedrestaufant wlth 80 seats.gteztn9
Vacant
fi Provide a plan of the extsting conditions Photos are also helpful
Title Information EEncumbrances on title '
Does the proposal breach, in any way, an encumbrance on tiile such as a restrictrive covenant,
section 173 agreement or other obligation such as an easement or building envelope?
Q Ves (lf 'yes'contact Gouncil for advice on how to proceed before continuing with this
application.)
ONoO ruot applicable (no such encumbrance applies).
ff provide a full, current copy of the title for each individual parcel of land forming the sublect srte
The tttle includes: the covering register search statement', the title diagram and the associated title documents
as'ilstrLmelts, for example, restr,ctrve covenants
Applicant and Owner Details Eand the owner of the landPrcvide details of the apPlicant
Applicant
The person who wants thepermrt
First Name: Paul Surname: Dettman
organisation (if applicable): c/- JCA Land Consultants Pty Ltd
lf it is a P.O. Box, enter the details here:
St. Name: Maroondah HighwaySt No :Suite 9, 303
Suburb/Locality: RINGWOOD Postcode: 3 1 34
Please provide at ieast onecontact Dl1one uLtmber
Contact Informatlon for appllcant OR contact pemon below
Business phone:03 9735 4888
Mobile phone
Email: [email protected]
Fax:
Vy'here the preferred contactpetson for the applrcation isdifterent from the applicant,provide the details of thatpersoil
First Name: Steve
Same as applicant
Surname: Kaylock
organisation (if applicable): JCA Land Consultants JCA Ref: 22001
St No : Suite 9, 303
Suburb/Locality: RINGWOOD
lf it is a P.O.8ox, ent€r the dotails here:
St Name: Maroondah Highway
Postcode: 3'1 34
Same as apdicant
Surname:Frrst Name:
Avrner '
The person or organlsatlonwho owns the land
1ly'icte thc oLvner B differenlfrom lhe applicant, Providelhe detalls of that Person ororgantsatton
lf it is a P.O. Box, ent€r th€ dotails hore:
St Name:Grav Street
Postcode: 3300
Date: /?/ ri / t fday/month/yeat
Organisation (if applicable): Kennedy Gray Pty Ltd
St No.:36
Suburb/Localitv: HAM ILTON
ApDlicalion for a Plannin-o Permit I Regronal Council
This co
pied d
ocum
ent is m
ade
avai
lable
under Sect
ion 5
2of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
emm
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g aco
py of t
his docu
ment y
ou
ackn
owle
dgean
d agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution
or copyin
g of t
hisdocu
ment i
s stri
ctly
prohib
ited.
applicant
DecNanatlon E-ffuis f arm must be signed bY the
nrisleading information.which could result in aheavy fine and cancellatlonof the permlt
I declare that I am the applicant; andconect: and the owner (if not myself)
that all the information in this application is true and
has been notified of the permit application.
Date:
day/month/ye;r
Need help with the APPlication? EGeneral information about the planning process is available al';'a:fa!!!\L."''cv tt.'
contact councii's planning departmentto discuss the specific requirements forthis application and obtain a plannrng permit checklist
;15xffi6ient or unclear information may delay your app{ication
a pre-application'das lhere beenrneeting with a
officer?council planning O ruo Q ves lf 'Yes'. with whom?:
Date: day/month/year
Checklist EFlave you:
ffi rirr"a in the form completely?
I J I eaia or included the application fee?lv I
n l',4ost applications require a'ee Lo be palo Corla't CounLilS to d"t"r.'n" the aPproPrrate fee
@ ,rouri"d all necessary supporting information and documents?
A lull, wrent @py ol tluo lnlomatlon for e8ch indlvldual parel of 16nd lmlng lho sbject slte
A plan o[ existing condilions.
Plans showing the layout and details ol the pDposal.
Any informetim required by lhe planning 6ch€me, requo8ted by @uncll of ouUlned in a @uncil dsnning Pemil checklisl
lf requiEd, a dascriptlon of tho likely 6fEcl ol lho propos8l (lor examd€, traflic, nobe wlronnBntal mpacls)'
l/ | Co.p'"ted the relevant council planning permit checklist?
M Sign"O the declaration above?
aaaaT
Lodgement El-odEe the comPieted andsigned form, the feeand all documents with:
Planning DepartmentHepburn Shire CouncilPO Box 2'1
Daylesford VIC 3460
Customer Seruice GentreCnr Duke & Albert StreetsDaylesford VIC 3460
Contact informatlon:
Phone: (03) 5348 1577Email: [email protected]
Deliver application in person, by post or by electronic lodgement'
Apirircailor far a Ptanr ng PermiL I Regional Council
This co
pied d
ocum
ent is m
ade
avai
lable
under Sect
ion 5
2of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
emm
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g aco
py of t
his docu
ment y
ou
ackn
owle
dgean
d agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution
or copyin
g of t
hisdocu
ment i
s stri
ctly
prohib
ited.
'ITJTORI
Copyright State of Victoria This publication is copyright No part may be reproduced by any process except in accordance with the provisions of the CopyrightAct 1 968 (Cth) and for the purposes of Section 32 of the Sale of Land Act 1 962 (Vic) or pursuant to a written agreement The information is only valid at the timeandintheformobtainedfromtheLANDATAREGDTMSystem TheStateofVictoriaacceptsnoresponsibilityforanysubsequentrelease,publicationorreproduction of the information
REGISTER SEARCH STATEMENT (TiIle Search) Transfer ofLand Act 1958
Page 1 of 1
VOLUME 08669 FOLIO 563
CROWN GRANT
Securlty no : L24470829074EProduced 1,5/03/20a8 09:55 am
LAND DESCRIPTION
Crown Allotment 12 Sectlon 55 Township of Creswick Parish of Creswick.
REGISTERED PROPRIETOR
Estate Fee SJ-mp1eSole Proprietor
KENNEDY GRAY PTY LTD of 36 GRAY STREET HAMILTON VIC 33OOAN702B13J 3r/03/2011
ENCIIMBRANCES, CAVEATS AND NOTICES
MORTGAGE AN702Ba4G 3a/ 03/2047WESTPAC BANKING CORPORATION
COVENANT AFB614I2G 23 / 05 / 20O8
Any crown grant reservations exceptions conditions limitations and powersnoted on the plan or imaged follo set out under DIAGRAM LOCATTON befow.For detai-Is of any other encumbrances see che plan or lmaged foLio set outunder DTAGRAM LOCATION below.
DIAGRA.I{ LOCATION
SEE TP389143R FOR FURTHER DETAILS AND BOUNDARIES
ACTIVITY IN THE LAST 125 DAYS
NIL
__END OF REGISTER SEARCH STATEMENT
Additional information: (not part of the Register Search Statement)
SITCCT AddrCSS: 34 CLUNES ROAD CRESW]CK VIC 3353
ADMINISTRATIVE NOTICES
NIL
eCT Contro] L5232S WESTPAC BUSINESS BANKINGEffective from 31 /03/2077
DOCUMENT END
Title 8669/563 Page 1 of 1
This co
pied d
ocum
ent is m
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under Sect
ion 5
2of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
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with
in th
emm
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sed fo
r any o
ther p
urpose
. By t
akin
g aco
py of t
his docu
ment y
ou
ackn
owle
dgean
d agre
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ill only
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e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
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or copyin
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s stri
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avai
lable
under Sect
ion 5
2of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
emm
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g aco
py of t
his docu
ment y
ou
ackn
owle
dgean
d agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
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or copyin
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hisdocu
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s stri
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ited.
LAND DESCRIPTION INOLUDING RESERVATIONS EXCEPTIONS
CONDITIONS AND POVVERS SHOWN ON THE CROWN GMNT
lll rrrr ?E r tt uxo h rhc rl|SbE oqnrrinirt br ran trr rtod. oa fib<tr DGol.. rrr! E lrr lrtf Allolrt trdrr rf tr|fr tlftpflvr larb rbbrD d M,* tblA oC Mi Oiltt d irbt
dcbaad and colourd yltlor il tbr nrp in rbc anrjrn hrrnof mqrrtn uirt rbc tiEbt !o ril wllr fdr tatF rcd to tbc il fc rll Fryortrd tn7 rrb od rpcirp Dor d h.raffcr rryoo tle :drl lend rr thou3l rhi Grrnt hrl lrcr Erd. rrilba'gl *ol ffidor u l,o dqth Pmvoo6rt &ir Ottd h Etttt nrldeg to*
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liitl rl*btr rc0sg a.d {or $pc{trer vorlr antl otbrr purf1,{! i. ry lot o 3 ad coat*fiog ot axl from thc nd land rny
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irlnx Frris.li t.6€ot to caj.r *n th. lsid lrrdl ,t.d *, n. gold or lxlrl r'hlril ttc g of tbtrl Afi rtld tlt€r ll{ ndnh3 pfrlt rr nnrhinsl lhcr m lb! renrg llt &ad l'thr th, cstdlfi :rtl tnr,rrioat &t th(ra
This co
pied d
ocum
ent is m
ade
avai
lable
under Sect
ion 5
2of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
emm
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g aco
py of t
his docu
ment y
ou
ackn
owle
dgean
d agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution
or copyin
g of t
hisdocu
ment i
s stri
ctly
prohib
ited.
De ivered by LANDATAO Land Us Victoria I mestamp 1510312418 10:10 Page 1 of 2
@ State of Victoria. This publication is mpyright No part may be reproduced by any process except in accordance with the provisions of the Copyright Act and for thepurposes of Section 32 of the Sale of Land Act 1962 or pursuant to a written agreement The information is only valid at the time and in the form obtained from theLANDATA@ System The State of Victoria accepts no responsibility for any subsequent release. publication or reproduction of the information
AN702814GThe information from this form is collected by the Registrar of Titlesunder statutory authority and is used for th€ purpose of maintaining
publicly searchable registers and indexes-
lyo$gageSection 74 Transfer of Land Act 1958
1. Land/s
Land Title
Volume 8669
2. Estate and lnterest
FEE SIMPLE
3. Memorandum of common provisions
MCP Number AA1795
4. Mortgagor/s
Mortgagor
Sole Person Company
Executed for KENNEDY GRAY PTY LTD by beingsigned by the person(s) authorised to sign for thecompanyDirector/Secretary
FullName ANDREW GRANT BRADBEER
UsualAddress 36 GRAY ST, HAMILTON 3300
563Foo
ISignature
Morigagor
Name
ACN
KENNEDY GRAY PTY LTD
617160960
5. Mortgagee/s
Mortgagee
Name WESTPAC BANKINGCORPORATION
ABN 33007457141AustralianC,Jn ii"L."e 233714
6. Signing
The mortgagor morlgages to the mortgagee the estate and intereslspecilied in the land described subject to the encumbrancesaffecting lhe land including any created by dealings lodged forregistration before the lodging of this mortgage. The mortgagorcovenants with the mortgagee that the provisions of theMemorandum of Common Provisions (MCP) refened to in thismortgage and retained by the Registrar of Titles form part of thismortgage.
of Director/Secretary
7. DatetG loz lzst-l
Date: (DD/MM^/YYY)
8. Lodging Party
Customer Code 152325
Reference
9. Additional Terms/Covenants
X Enter additional information below
You may lodge this form in two ways:
1. In person
Land Registralion ServicesLand VictoriaLevel 9, 570 Bourke StreetMelbourne Vic 3000
2. By mail (extra fee applies)
Land Registration ServicesLand VictoriaPO Box 500East Melbourne Vic 8002Or DX 250639 Melbourne
Approval Number: 3371 1 1 1 1R THE BACK OF THIS FORM MUST NOT BE USED Page 1 of2LV-V26-Apr2013
This co
pied d
ocum
ent is m
ade
avai
lable
under Sect
ion 5
2of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
emm
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g aco
py of t
his docu
ment y
ou
ackn
owle
dgean
d agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution
or copyin
g of t
hisdocu
ment i
s stri
ctly
prohib
ited.
Delivered by LANDATA@ Lend Use Victoria timestamp l5/0312O18 10:1O Pege2ot2
Mortqaqez ,,'.. - vSection 74 Transfer of Land Act 1958
AN702814GrrrYaqy soil€s(on olarem€nI
The information from this form is collected by the Registrar of Titlesunder stalutory authority and is used for the purpose of maintaining
publicly searchable registers and indexes.
Enter additional Terms/Covenants below (all relevant parties to sign this page/s):COVENANTSyou (THE MORTGAGOR) AGREE W|TH US (THE MORTGAGEE) AS FOLLOWS:1 EACH REFERENCE TO "LAND" ON THE FIRST PAGE OF THIS COVER SHEET INCLUDES A REFERENCE TOANY FIXTURE, STRUCTURE OR IMPROVEMENT ON IT OR AFFIXED TO IT.2 A REFERENCE TO "THIS MORTGAGE'IN THIS COVER SHEET. IN ANY ANNEXURE TO THIS COVER SHEET ORIN THE MEMORANDUM OF COMMON PROVISIONS SPECIFIED ON THE FIRST PAGE OF THIS COVER SHEET IS AREFERENCE TO THE MORTGAGE CONSTITUTED BY THIS COVER SHEET, EACH ANNEXURE TO THIS COVERSHEET AND THAT MEMORANDUM. YOU ACKNOWLEDGE THAT YOU RECEIVED, READ AND UNDERSTOOD ACOPY OF THE MEMORANDUM BEFORE SIGNING THIS MORTGAGE:3 ADDRESS FOR NOTICES AND OTHER COMMUNICATIONS, IF DIFFERENT TO THAT SHOWN ON THE FIRSTPAGE OF THIS COVER SHEET:
YOU (MORTGAGOR)
NAME, ADDRESS & FAX NO (rF ANY)*KENNEDY GRAY PTY LTD ACN 617160960 .36 GRAY ST. HAMILTON 33OO
us (MoRTGAGEE)ADDRESS: 150 COLLINS ST, MELBOURNE VIC 3000FAX NO:4 THIS MORTGAGE SECURES THE SAME MONEY AS OTHER ENCUMBRANCES INCLUDING THE FOLLOWINGCOLLATERAL SECURITIES:. NONETHERE MAY ALSO BE OTHER ENCUMBRANCES THAT SECURE THE SAME MONEY.5IF THERE IS AN INCONSISTENCY BETWEEN THIS COVER SHEET AND THE MEMORANDUM. THIS COVERSHEET PREVAILS.6 THE MEMORANDUM lS VARIED AS FOLLOWS: NOT APPLICABLE
EXECUTTON AND ATTESTATTON (MORTGAGOR ONLY - THrS MORTGAGE rS NOT REQUTRED TO BE EXECUTEDBY THE MORTGAGEE):
Page 2 of 2LV-V26-Apr2013
Approval Number: 3371 1111R THE BACK OF THIS FORM MUST NOT BE USED
This co
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ion 5
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he Pla
nning a
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onment A
ct 1
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t of t
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ermit
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ss. T
he docu
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ust n
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urpose
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his docu
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ackn
owle
dgean
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urpose
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issem
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istrib
ution
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hisdocu
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ited.
Delivered by LANDATA@ Land Use Victorja LimeslGmp 15/03/2018 10:10 Page 1 of 2
@ State of Victoria, This publication is copyright No part may be reproduced by any process except in accordance with the provisions of the Copyright Act and for thepurposes of Section 32 of the Sale of Land Act '1962 or pursuant to a written agreement The information is only valid at the time and in the form obtained from theLANDATA@ System The State of Victoria accepts no responsibility for any subsequent release, publication or reproduction of the information
AN702813J
' 'Tranafer of Land Privacy Collection StatemenlThe information in this form is collected under statutory authority andused tor the purpose of maintaining publicly searchable registers and
indexes.Section 45 Transfer of Land Act 1958
1. Land/s
Land Title
Volume 8669 Folio 563
2. Estate and Interest
FEE SIMPLE
3. Transferor/s
Transferor
Name DWELL PROPERTY GOUNTRYCLUB ESTATE PTY LTD
ABN 1278 10637
4. Transferee/s
Transferee
NaME KENNEDYGRAY PTY LTD
AcN 617160960AustralianCredit Licence
5. Manner of Holding
SOLE PROPRIETOR
6. Address/es of Transferee/s
Address of Transferee
Unit
Street Name
Street Type
Locality
State
Street No
GRAY
STREET
HAMILTON
VIC Postcode
9. Signing
The tansferor transfers to the transferee the estateand interest specified in the land described for theconsideration expressed and subject to theencumbrances affecting the land including anycreated by dealings lodged for registration beforethe lodging of this transfer.
TransferorSole Person Company
Executed for DWELL PROPERTY COUNTRYCLUB ESTATE PTY LTD by being signed by theperson(s) authorised to sign for the company
Director/Secretary
FullName GARY TAKLE
UsualAddress 10 DAFFODIL COURT,
Si g n atu re of Di rector/Se creta ry
36
3300
7. Directing Party
None
8. Consideration
$ 180,ooo
Approval Number: 3371 1 111R THE BACK OF THIS FORM MUST NOT BE USED Page 1 of2LV-V31-Dec-2015
Land Mctoria. 570 Bourke Street, Melbourne, 3000, Phone 8636-2010
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pied d
ocum
ent is m
ade
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lable
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ion 5
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he Pla
nning a
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onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
emm
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g aco
py of t
his docu
ment y
ou
ackn
owle
dgean
d agre
e that
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ill only
use th
e docu
ment f
or the p
urpose
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istrib
ution
or copyin
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hisdocu
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ctly
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ited.
Delivered by LANDATA@ Land Use Victoria timestamp 15/03/2018 10;t0
- r!\
Transfer of LandSeclion 45 Transfer of Land Act 1958
Transferee
tofa P".s",l Cs"9o,5Executed for KENNEDY GRAY PTY LTD by beingsigned by the person(s) authorised to sign for the
Director/Secretary
FuII Name ANDREW GRANT BRADBEER
UsualAddress 36 GMY STREET. HAMILTONvtc s300
10. Date ?rA/o3J-O, 1Date: (DD/MMffYYY)
11. Lodging Party
CusromerCode WESTPA.d
Reference
152325
Prlvacy Collectlon StatementThe lnformation In lhis form is collecled under statutory authority andused for lhe pu.pose of mainlaining publicly searchable regislers and
indexes.
Duty Use Only
Approval Number: 33711 11 1R THE BACK OF THIS FORM MUST NOT BE USED Page2oI2LV-V31-Dec-2015
AN702813J
Land Victoria, 570 Bourke Street, Melbourne, 3000, Phone 8636-2010
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pied d
ocum
ent is m
ade
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under Sect
ion 5
2of t
he Pla
nning a
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onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
emm
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g aco
py of t
his docu
ment y
ou
ackn
owle
dgean
d agre
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ill only
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or the p
urpose
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ove an
d
that
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issem
inat
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istrib
ution
or copyin
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hisdocu
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ited.
D"livered by LANDATAir Lar rl Use \4clcria tirrestarnp l t0?20 18 10 1 0 Pag6 1 ot 3
OStateofVictoria Thispublicationiscopyright NopaftmaybereproducedbyanyprocessexceptinaccordancewiththeprovisionsoftheCopyrightActatidforthepurposesof Section32oftheSaleof LandAct'l962orpursuanttoawrittenagreement TheinformatiorrisonlyvalidatthetimeandintheformobtainedfromtheLANDA f AO Systenr Ihe State of Victoria accepts no responsibility for any subsequent release.gublication or reproduction of the infornration.
<.tEuh,.tE_FtOF'LA}[D/ Section.4S riafrsfei otLand Act I
AF861412G
Namc:
Phone:
Address:Ref:
MADE AVAILABLE/CHANGE CONTROL
Customer Code: Office Use On
The transferor at the direction ofthe directingparty (ifany) transfers to the transferee the estate and interest specifiedin the land described for the consideration expressed-- togcthcr with any cascmcnts crcatcd by this transfcr- subject to the encumbrances affecting the land including any created by dealings lodged for regishation
before the lodging of this transfer; and- subject to any easements reserved by this transfer or restrictive covenant contained or covenant created pursuantto statute and included in this transfer.
Land: (volume andfolio reference)
Certificate of Title Volume 8669 Folio 563
Privacy CollectThe information fisratutory authoritlmaintaining publirin thc Victorian L
Estate and Interest:
All Our Estate In
(e g. "all my estale in fee simple")
Fee Simple
Consideration:
$270,ooo.oo
Transferor: (fttll name)
ALAN ANTHONY WILLIAMS AND PATRICK GERARD CANFIELDTransferee: (ull natne and address including postcode)
DWE,LL PROPERTY COUNTRY CLUB ESTATE PTY LTD A.C.N. 121 8IO 637
of 10 Daffodil Court, GOWANBRAE VTCTORIA 3043
Directing Party: (ull name)
NIL
Creation and/or Reservation and./or Covenant
*rThe Transferees for-Jhemselves, their heirs, executors and administrators and transferees the
/ . reigstered proprietor'o(proprietors for the time being of ihe iand hereby transferrcd and cvery parithereof DOES HEREBY and as separate coyenants COVENANT with the Transferors, theirsuccessors, assigns and transferees and other registered proprietor for the time being of the land
n Crown Allotments 11, 13 and 14 Section 55, Township of Creswick and beingthe land inof Title Volume 8504 Folio 155 and Volunre 9481 F'otioO73 and Volume 9580 Folio 015art of parts thereof as follows: \
(a) Not to construct any building or otber structure save for a normal residential type fence on the
ApprovalNo. 13560710A
T2ORDER TO REGISTER
Please register and issue title to
Cust. Code:
STAMP DUTY USE ONLY
Llriei nal L3rd Tr.arrfertt=r,rp,# '.,i lh Si 1.t1uD.$0Dnt ID j?Fl{.llu' tli Dec ?tltl?I of 2 Signed
.iFtt lJittort.l Dr.li.r' J:'ll'l?THE BACK OF TI{IS F'ORM MUST NOT BE USED
Land Registry, 570 Eourke Steet, Melbourne 3000- Phone 03 8636 2010
Anstst Pty Ltd
This co
pied d
ocum
ent is m
ade a
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ble u
nder Sect
ion 5
2 of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
em m
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g a co
py of t
his docu
ment y
ou
ackn
owle
dge a
nd agre
e that
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urpose
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Delivered by LANDATA@ Land Use Victoria limeslamp 1 t03201B 10 10 Page 2 of 3
J -ifea
g-, _lwc*EA 1
markQd,Epdbirthe Plair annexed hereto and marked rrA"
(b) Nbt to create or allow any access to or egress from the land for any purpose via Little KingStreet.
AND lT IS HEREBY AGREED as follows:
That the benefit of the foregoing covenant shall be attached to and run at law and in equity with theland comprised in Crown Allotments ll, l3 and l4 Section 55, Township of Creswick and being theland in Certificates of Title Volume 8504 Folio 155 and Volume 9481 Folio 073 and Volume 9580 Folio015 other than the land hereby transferred and that the burden thereofshall be annexed to and run atlaw and in equity with the said lot hereby transferred and the same shall be noted and appear on everyfuture Certificate of Title for the said lot and every part as an encumbrance affecting the same.
Dated: -5 | n-lulExecution and attestation
Signed by the TRANSFEORS in the presence of:
Executed by DWELL PROPERTY COUNTRY CLUBESTATE PTY. LTD. A.C.N. 127 8lO 637 by being
Mr. Gary Takle of l0 Daffodil Court, GOWANB vIC.3043
AF861412c23/05/2008 fit fi
llllililililillilililltillliltitillilililtiltilltilillt
Approval No. 13560710A
T2of2
THE BACK OF THIS FORM MUST NOT BE USEI)
Land Regislry, 570 Eourke Street, Melbourne 3000. Phone 03 E636 2010
Anstrt Ply Ltd
This co
pied d
ocum
ent is m
ade a
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ble u
nder Sect
ion 5
2 of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
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ns and in
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atio
n conta
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ust n
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urpose
. By t
akin
g a co
py of t
his docu
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owle
dge a
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Delivered bj LANDATAO Land Use Vlctqliatin:elqnD 1503i2,018 10 10 Page_9lll3
ANNEXUREPAGE,'l-ransfer of Land Act | 958
Signaturcs of the Parries
P+trcl !-lcadins
.,st&ED
AF861412c23'05'2008 $17r 15
il1ililililt tilt rililtillilillrilfiilililil |ililil
Anthony Williarns and'l'his is page 3 of Approved Form T2 dated
Patrick Gerard canfield to Dwell Property country club Estate Pty. Ltd.
\r^lr
Adr$s
1'\tJ
CROI.IN ALLOTMENT 12SECTION 55
,o-f
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Pl\)\o
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Measureoents are in Metres
Approval No:2043p61FtrtAtrrr" is insultrcient space ro asconunodate the required information in a panel of the Approt'ed Form
insert the words "Sce Annexure Page 2" (or as the case may be) and enter all the intormallon on me
Annexure page under the appropriaie panel heading. THE BACK OF TIIE ANNEXURE PAGE lS
NOT 1'O BE IJSET)
It'rnultiplc copies of mortgage are lodged, original Annexure Pages must be attached to each'
The Annexure pages musi be proprly idenrified and signed by the parties to the Approved Fotm to which
it is anncxed-
All pages must be atuched together by hcing stapled in the top left comer.
Land Registry, 570 Bourke Street, Melboume, 3000, Phone 863&2010
2.
-1.
4.
A1
This co
pied d
ocum
ent is m
ade a
vaila
ble u
nder Sect
ion 5
2 of t
he Pla
nning a
nd Envir
onment A
ct 1
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which
form
s par
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he plan
ning p
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proce
ss. T
he docu
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, pla
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ined
with
in th
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ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g a co
py of t
his docu
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owle
dge a
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urpose
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ited.
CTAUSE 56 ASSESSMENT -3-15 tOT SUBDIVISION
PRoPOSAI: FTFTEEN (15) rOT SUBD|V|STON
ADDRESS: 34 CTUNES ROAD, CRESWTCK
56.01 SUBDIVISION SITE AND CONTEXTcr.AusE 56.01-1ctAUsE s6.01-2
ADeve|opmentP|an-SiteP|anhasbeenprovideoouttsubdivision and how they relate to the adjoining parkland and residential areas. Extensive writtendocumentation within the planning report is to be read in conjunction with this plan as the ,designresponse' to satisfy Clauses 56.01-1 and 56.01_2.
56.03 TIVABI-E AND SUSTAINABTE COMMUNITIESctAUsE 56.03-5STANDARD C6NeighbourhoodCharacter
The proposal respects the existing neighbourhood character. The application is for a fifteen (15) lotsubdivision which will provide the opportunity to develop further dwellings of a variety of types andsizes' Anexistinggravel (nowgrassed) crossoverfromClunesRoadwill beutilisedtoaccessall lots.The site is located within an established residential area of creswick quite centralto the township andother community amenities (parks and services). The subdivision pattern is a mix of regular andirregular small to larger lots of varied sizes due to the configuration of the land and mostly arrangedaround a wide cul-de-sacs' There is a future medium density development lot (Lot A) available for amore townhouse-style development - this will be undertaken under a separate permit application.Any future dwelling will be able to provide the required garden areas to further integrate theproposed lots and any future development into the surrounding urban environment.
s6.04 toT DESTGN
cr-AUsE 56.04-1STANDARD C7,Lot Diversity andDistribution
The site does not have any restrictions on subdivision size or site coverage and a proposeddevelopment has been created to increase lot diversity, provide for more medium-densitydevelopment, while respecting the existing neighbourhood character and the adjacent and nearbydwellings that already exist. Apart from the medium density site, the lot gizes of this proposal rangefrom 406sqm to 753sqm which will create a quality built environment with future landscaping andrevegetation capable to each lot, enhancing the character of the area which will support the social,cultural, economic and environmental wellbeing of creswick. The design of the subdivision supportsand achieves a desired outcome for a sustainable neighbourhood as it will be attractive, liveable,walkable and cyclable with a diverse lot r
ctAUsE 56.04-2STANDARD C8,Lot Area and BuildingEnvelopes
The proposed subdivision provides fifteen (15), with fourteen ranging in size from 406-753sqm.The proposal will result in the following lot size areas:
- Lot 7 wiil hove on oreo of 529 squore metres (excrusion areo 207sqm, 3g.7%) tgoio%l- Lot 2 wiil hove on oreo of 644 squore metfes (exclusion oreos 1g3sqm, 2g.g%) [qo30%]- Lot 3 wiil have on oreo of 709 squore metres (exclusion oreos 7g3sqm, 27.2%) [go35%]- Lot 4 will hove on oreo ol 744 sguore metres (exclusion oreos 27lsqm, 2|.gn ba3|%l- Lot 5 wiil hove on oreo of 706 squore metres (excrusion oreas 7g7sqm, 27.g%) tgo3s%l- Lot 6 will hove on area of s34 squore metres (excrusion oreos 143sqm, 26,g%) [qo3o%]- Lot 7 wiil hove on oreo of 753 squore metres (excrusion oreos 7g4sqm, 25.g%) tga3s%J- Lot 8 will hove on areo of 5G2 squore metres (exclusion oreos 158sqm, 28.1/.) [go30%]- Lot 9 wiil hove on oreo of 406 squore metres (exclusion dreos g*sqm, 2a.1%) tgo2s%l- Lot 70 will hove on oreo of 406 squore metres (exclusion oreos 98sgm, 24.1%) tgo2|%l- Lot 11 wirl hove on oreo of 406 squore metes (excrusion oreos 9gsqm, 24.1%j [go2s%]- Lot 72 will hove on oreo of 4OS squore metres (exclusion oreos g8sqm, 24.1%) [go2S%]- Lot 13 will hove on areo of 406 square metres (exclusion oreas g8sqm, 24.1%) tgo2|%l- Lot 14 will hove on oreo ol 4O6 squore metres (exclusion oreos 9gsqm, 24.2%) [ga2|%]- Lot 75 will hove on oreo of 1953 squore metres (notopplicobte)o this lot is designed to occommodate o medium density development of 5-7 dwellings.
- Common property with o totol oreo of 2322 squore metres, will extend from clunes Rood to o cul-de-soc serving them Clunes Rood primorily provided Jor
i!l: i ; : : ";;z: ;2 ;:; :" :: ;,i:: ;::: :This privote rood is proposed to be nomed,oonr""'fii!'.o"
lots ond will contoin porking oreos ond two-woy occess'
All lots are able to contain a rectangle measuring 10 metres by 15 metres with the orientation of thelots (given the land configuration and the exclusion zones) able to provide reasonable solar access forfuture dwellings and support the siting and design of dwellings that achieve the energy ratingrequirements of the Building Regulations.
This co
pied d
ocum
ent is m
ade a
vaila
ble u
nder Sect
ion 5
2 of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
em m
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g a co
py of t
his docu
ment y
ou
ackn
owle
dge a
nd agre
e that
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ill only
use th
e docu
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or the p
urpose
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ove an
d
that
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issem
inat
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istrib
ution o
r copyin
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his docu
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ctly
prohib
ited.
PROPOSAL: FIFTEEN (1s) tOT SUBDtVtStON
ADDRESS: 34 CTUNES ROAD, CRESWTCK
ct-AUsE 56.04-3STANDARD C9,
Solar Orientation ofLots
Yes
Each lot is of sufficient dimension to provide reasonable solar orientation and solar access for futuredwellings with the dimensions of the lots adequate to protect solar access to each lot, taking intoaccount likely dwelling size.
cLAUsE 56.04-4STANDARD ClOStreet Orientation
Yes
Each lot will have orientation and access from the common property (proposed to be named oaktreeLane) which will provide visibility and surveillance that will contribute to personal safety and propertysecurity.
ctAUsE 56.(X-sSTANDARD C1lCommon Area
Yes
All lots will have access to common property which is the shared vehicle accessway known as oaktreeLane with all lots having equal entitlement and liability for this area as detailed in the owner,scorporation proposed on the plan of subdivision for the and mai nf this
56.05 URBAN DESIGN
cLAUSE 55.05-1STANDARD C12,
Integrated urbanlandscape
Yes
The site has minimal existing trees (3 confined to north corner) and the development providesexclusion zones and some generous lot sizes to allow for reasonable landscaping.With each lot required to provide a minimum garden area of 25 per cent garden area the site willhave increased site coverage of future canopy trees and other vegetation beyond what minimaramounts exist now.
56.06 ACCESS AND MOB|I -IW MANAGEMENTcr-AUsE 56.06-2STANDARD C15
Walking & CyclingNetwork
Yes.
The proposed subdivision links to the existing street network along Clunes Road and is accessible tocycling and pedestrian paths within the wider street network. The site is also located within walkingdistance via the pedestrian path network to local neighbourhood reserves.
ctAUsE 56.06-4STANDARD Cl7,Neighbourhood StreetNetwork
Yes
The proposed fifteen (15) lot subdivision is directly accessible to the existing neighbourhood streetnetwork from the site frontage on Clunes Road and the proposal does not require any furtherdevelopment of the existing street network. The proposed common property provides a safe andefficient access to all lots for service and emergency vehicles with the entry and egress to ClunesRoad in excess of prescribed widths and passing areas provided along the orooosed common area.
cr-AusE s6.06-sSTANDARD C18,Walking and CyclingNetwork Detail
Yes
The proposed fifteen (15) lot subdivision is directly accessible to the existing neighbourhood streetnetwork from the site frontage on Clunes Road and the proposal does not require any furtherdevelopment of the existing street network.
cr.AUsE 56.06-7STANDARD C2O,
Neighbourhood StreetNetwork Detail
Yes
The proposed fifteen (15) lot subdivision is directly accessible to the existing neighbourhood streetnetwork from the site frontage on Clunes Road and the proposal does not require any furtherdevelopment of the existing street network.
cr-AUsE 56.06-8STANDARD C21,Lot Access
Yes
The subdivision provides efficient access to each lot by direct connection to Clunes Road via theproposed shared vehicle accessway and crossovers which provide access to all lots.
CI.AUsE 56.07 INTEGRATE D WATER MANAGEMENTcl-AUsE 56.07-1STANDARD C22
Drinking water supply
Yes.
Reticulated water is currently available to the site and can be utilized to service the new lots, makingmore efficient use of existing infrastructure.Water supply to the lot boundaries will be provided from the reticulated network in accordance withthe water authority requirements.
cf-AUsE 56.07-2STANDARD C23
Reused and recycledwater
Yes.
Reused water to the lots is not cost effective within the scale of this subdivision, however each lot hassufficient area for the provision of on-site water re-use and/or collection through the provision ofwater tanks in any future development.
ct-AUsE 56.07-3STANDARD C24Waste watermanagement
Yes.
The subdivision lies within an area that is connected to reticulated sewerage. The site will be addedinto this system in accordance with the relevant water authority's requirements.
This co
pied d
ocum
ent is m
ade a
vaila
ble u
nder Sect
ion 5
2 of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
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PROPOSAL: FIFTEEN (151 tOT SUBDIVISION
ADDRESS: 34 CTUNES ROAD, CRESWICK
JCA lsndCons|dtan$
ctAUsE 56.O7-4STANDARD C25
Urban run-offmanagement
Yes.
Urban run-off will be retained on-site where possible through the use of rainwater tanks. Excess run-off will be discharged to the local drainage network through appropriate water quality infrastructure(rain gardens or reed beds or other) to ensure the water discharging from the site has no impact onthe downstream water quality.
CI.AUSE 56.08 SITE MANAGEMENTctAUsE 55.08-1STANDARD C26
Site Management
Yes
There is a variety of servicing and road construction requirements associated with the provision ofinfrastructure to serve the proposed lots. These will be undertaken to ensure off-site impacts areminimised during the construction phase.
cr-AUsE 56.09 UTtUTtES
cr.AUsE 56.09-1STANDARD C27
Shared trenching
Yes.
Where possible reticulated services have been planned to make maximum use of shared trenching.
cr-AUsE 56.09-2STANDARD C28
Electricity,telecommunications &gas
Yes.
All utilities will be provided to each lot in accordance with the relevant authority requirements.
cr-AUsE 56.09-3STANDARD C29
Fire Hydran.ts
Yes.
The rear of lot 7 is the most remote from a fire service point in the proposed subdivision. In order toservice this lot in accordance with the requirements a fire hydrant will be required within thefrontage of lot 2. In this position it will be capable of servicing all of the lots and development sitesproposed.
ctAUSE 56.09-4STANDARD C3O
Public lightine
Yes.
Public lighting within the common property will be provided to appropriate engineering standardsand will ensure the precinct is well lit with shielded lighting for the security of its residents.
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JCA Land ConsultantsTH€ SUB DIVIS'ON SPECIALISTSSurveying Engineering Town Planning
Level l, 260 i^ain StreetLilydale Vic, Australia 3 | 40
Phone o3 9735 48ABEmail jca gjcalc.corn.au
www.jca lc.com.auABN 75 0E3 816 915
PLANNING REPORTFifteen (15) lot subdivision ond alterotion of occess
to a road in Road Zone CotegorY 1
Clunes Road, CreswickClient: Kennedy GraY PtY Ltd
JCA Ref: 22001
Date: October 2017
Property Address: 34
This co
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he docu
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, pla
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ust n
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sed fo
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urpose
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his docu
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e that
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urpose
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prohib
ited.
PROPOSAL: FIFTEEN (15) LOT SUBDIVISION AND
ALTERATION OF ACCESS TO A ROAD IN A ROAD ZONE CATEGORY 1
ADDRESS: 34 CLUNES ROAD, CRESWICK
1.
TABLE OF CONTENTS
INFORMATION ............... """" 1
l.t Land Detalls
t.2 Permit Requirements
1.3 Relevant Planning Scheme Policies and Provisions
srTE AND SURROUNDS ............... """""""" 1
2.1 Locality to Existing Infrastructure
PROPOSAI.. """"""3
PLANNING CONTROLS """""""4
4.1 State Planning Policy Framework (SPPF)
4.2 Local Planning Policy Framework (LPPF)
Zoning
4.4 Overlay
4.5 Particular Provisions
4.6 General Provisions
PLANNING ASSESSMENT................ """"""'9
ACCOMPANYING DOCUMENTS.......... """' 11
Certificate of Title Volume: 08669 Folio: 553
Plan of Feature Survey
Development Plan- Site Plan
Plan of Subdivision PS815740P
Clause 55 Assessment
2.
3.
4.
4.3
5.
5.
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ust n
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r any o
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urpose
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e that
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urpose
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ution o
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g of t
his docu
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ctly
prohib
ited.
PROPOSAL: FIFTEEN (15) LOT SUBDIVISION AND
ALTERATION OF ACCESS TO A ROAD IN A ROAD ZONE CATEGORY 1
ADDRESS: 34 CLUNES ROAD, CRESWICK
JCA tandConsulEnts
1. INFORMATION
1.1 Land Details
Address:Title:Land parcel:
VicRoads Reference:
Total Lot Area:Planning Scheme:Zone:Overlay:
Cultu ral Heritage Sensitivity:Bushfire Prone Area:
34 Clunes Road, Creswick
Volume: 08659 Folio: 563
CA 12 Sec 55, Township of Creswick, Parish of Creswick
(TP 38e143R)
583 R7
1.180 hectareHepburn Planning Scheme
General Residential Zone
Environmental Significance Overlay (Schedule 1)
Yes (exempt from a CHMP due to significant disturbance)No.
The Certificate of Title includes the following encumbrances:
Crown Grant for water rights (which restricts rights to the land in terms of reserved minerals; access &
pipelines for mineral recovery, resumption of land for mining, and mining rights conferred by other acts).
Covenant contained in AF 851412G that restricts development within 2m of the property's abuttal with
Little King Street.
The proposed development does not affect either set of restrictions and does not contain any easements, or
other restrictions.
1.2 Permit Requirements
Clause 32.08-3 A permit is required to subdivide land
Clause 42.0'J.-2 A permit is required to subdivide land (under the schedule).
Clause 52.29 A permit is required to alter access & subdivide land adjacent to a Road Zone Category L.
1.3 Relevant Planning Scheme Policies and Provisions
Clauses 10,7'J.,11.08, !2,13,'J.4,15,t6,L9,2L.Ot,21.02,21.03,21..04,2L.O5,21.06,2L.O9,22.0I,52.06,52.29,56 and 65.
2. SITE AND SURROUNDS
The following provides a description of the existing conditions on site and within the immediate surrounding area.
It should be read in conjunction with this report, photographs contained within, the Plan of Feature Survey which
accompany this Report.
The subject site is affected by the General Residential Zone (GRZ1), Environmental Significance Landscape Overlay
(ESO1)and has also been identified as being in: and an area of culturalheritage sensitivity.
The subject site is located on the southwest side of Clunes Road (a sealed road) and has an irregular configuration
with a total lot area of 1.180 hectares. The property is significantly disturbed in the past, left relatively flat and
devoid of any vegetation. The land is otherwise vacant. Access to this property is from a crossover located on
Clunes Road (a Road Zone Category L) toward the southern end. This crossover is currently gravel and heavily
overgrown from limited usage.
Ref: 22001 October 2017 Page I I
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PROPOSAL: FIFTEEN (15) LOT SUBDIVISION ANDALTERATION OF ACCESS TO A ROAD IN A ROAD ZONE CATEGORY 1
ADDRESS: 34 CLUNES ROAD, CRESWICK
The property has overali dimensions of approximately 190m (NW-SE) and 78m (NE-SW, northern end of thefrontage).
Land located to the north and west is also in a General Residential Zone (GRZ) while land to the south and southwest is within a Public Park & Recreation Zone associated with the Creswick Creek environs. The frontage abuts a
Road Zone Category 1 with GRZ land beyond. Residential zoned land to the north of the site is mostly developedwith single dwellings - all properties abutting Little King Street are developed as well as two properties on ClunesRoad (No.s 42 & 46) which also abut the site. These properties comprise mainly single-storey dwellings. Twofurther lots on Clunes Road (No.s 38 & 40) remain vacant. The subdivision pattern generally comprises irregularmedium to larse Iots on elevated land around the site.
Source: NearMap
Figure 2.2 Zoning Map {property highlighted). Source: DELWP
I n"f' zzoor october 2017 Contents I
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urpose
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g a co
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e that
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urpose
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ution o
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ited.
PROPOSAL: FIFTEEN (1s) LOT SUBDIVISION ANDALTERATION OF ACCESS TO A ROAD IN A ROAD ZONE CATEGORY 1
ADDRESS: 34 CLUNES ROAD, CRESWICK
JCA L.ndGon$lbr|ts
2.1 Localitv to Existing Infrastructure
The site is in a well-established township served by retail, school, public transport, community, open space parkland and sports facilities such as:
Open Space
walking trails, forest areas, picnic tables and gazebos located 200m to the southwest.
located 500m to the southeast.
Shopping Centre
Public Transport
located at Little King and Harvey Streets north and south of the site.Schools
3. PROPOSAT
This report provides information in support of a planning application for o fifteen (15) lot subdivision ondalterotion of access to o rood in a Rood Zone Category -1 in accordance with the Hepburn Planning Scheme.
Subdivision and Alteration of access to a road in a Road Zone Categorv 1
A permit is required to subdivide land into more than two lots and to alter the access to land that abuts majordeclared road. As it is proposed to formalise the crossover to the land proposed to be subdivided the referral to,and advice from, VicRoads is required for this proposal.
Subdivision
The proposal involves the subdivision of Crown Allotment n FP 389L43R) and known as 34 Clunes Road into
fifteen (75) lots.The proposal will result in the following lot size areas:
Lot L will have on oreo of 529 squore metres (exclusion oreo 207sqm, 39.1.%) [9o30%]Lot 2 will hove on oreo of 644 squore metres (exclusion areos 793sqm, 29.9%) [9o30%]Lot 3 will hove on area of 708 squdre metres (exclusion areas 793sqm, 27.2%) [9a35%]Lot 4 will hove an area of 744 squore metres (exclusion areas 215sqm, 28.9%) [9o35%]Lot 5 will hove an orea of 706 square metres (exclusion oreos 197sqm, 27.9%) [9o35%]Lot 6 will hove an oreo of 534 squore metres (exclusion oreos 143sqm, 26.8%) [9o30%]Lot 7 will have an areo of 753 square metres (exclusion areos 194sqm, 25.8%) [9o35%]Lot 8 will hove on oreo of 562 squore metres (exclusion oreos 758sqm, 28.1%) [9o30%]Lot 9 will have an area of 405 square metres (exclusion areas 97.9sqm, 24.L%) [9o25%]Lot 70 will have on areo of 405 squore metres (exclusion oreos 98.0sqm, 24.L%) [9a25%]Lot L7 will have on oreo of 406 squore metres (exclusion oreos 98.0sqm, 24.1.%) [9o25%]Lot 72 will hove on oreo of 405 square metres (exclusion oreas 97.8sqm, 24.1%) [9o25%]
Ref: 22001 October 2017 Contents
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g a co
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nd agre
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urpose
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PROPOSAL: FIFTEEN (1s) LOT SUBD|V|S|ON ANDALTERATION OF ACCESS TO A ROAD IN A ROAD ZONE CATEGORY 1
ADDRESS: 34 CLUNES ROAD, CRESWTCK
Lot L3 will have on areo of 406 square metres (exclusion oreos 97.9sqm, 24.7%) [go2s%]Lot 74 will hove dn oreo of 406 squore metres (exclusion areos 9g.7sqm, 24.2%) [ga25%]Lot 1'5 will have on dreo of 1853 square metres (not applicabte), this lot is designed to accommodote omedium density development of 5-7 dwellings.Common property with o totol orea of 2322 squore metres, will extend from Clunes Rood to o cul-de-socserving the rear lots. There will also be on exteniion of the common property across from Clunes Roadprimorily provided for pedestrian dccess linking the development to the odjoining parktand. Thisadditionol stem is suitable for other feotures and omenities suitoble for the development and may includewater sensitive urbon design requirements. The moin common property "roed' will provide occess to alllots and will contain parking areas and two-way access. This private rood is proposed to be nomed'Oaktree Lane'.
Easements & rights are implied by Section L2(21 of the Subdivision Act L988 and apply to the whole of the lano onPlan of Subdivision PS815740p.
It is also proposed to have building exclusion zones applied to most of the lots to ensure appropriate setbacksfrom frontages and the rear of lots. 1t is proposed this be included in any permit approval by way of a Section l-73Agreement.
This application will seek to demonstrate how the subdivision and alteration of access to a road in a Road ZoneCategory f. is appropriate in terms of State and Local planning objectives and policies.
4. PTANNING CONTROIS
The proposalfor a fifteen (L5) lot subdivision ond alteration of access to a rood in a Road Zone Cotegory L onthesubject site will be considered alongside the following relevant State Planning policy Framework (SppF), LocalPlanning Policy Framework (LppF) and the Municipal strategic statement (MSS).
4.1 State Planning Policv Framework (SppFl
The State Planning Policy Framework seeks to ensure that the objectives of planning in Victoria (as set out inSection 4 of the Plonning ond Environment Act 1.9871 are fostered through appropriate land use and developmentplanning policies and practices which integrate relevant environmental, social and economic factors in theinterests of net community benefit and sustainable development.
The objectives of planning in Victoria are:a) To provide for the fair, orderly, economic and sustainable use, and development of land.b) To provide for the protection of natural and man-made resources and the maintenance of ecological
processes and genetic diversity.c) To secure a pleasant, efficient and safe working, living and recreational environment for all Victorians and
visitors to Victoria.d) To conserve and enhance those buildings, areas or other places which are of scientific, aesthetic,
architectural or historical interest, or otherwise of special cultural value.e) To protect public utilities and other facilities for the benefit of the community.f) To facilitate development in accordance with the objectives set out in paragraphs (a),(b), (c), (d) and (e)g) To balance the present and future interests of all Victorians.
The State Planning Policy Framework includes a number of policies that apply to this proposal. lt seeks toanticipate and respond to the needs of existing and future communities through provision of zoned and servicedland for housing and infrastructure.
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istrib
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PROPOSAL: FIFTEEN (15) LOT SUBDIVISION ANDALTERATION OF ACCESS TO A ROAD IN A ROAD ZONE CATEGORY 1
ADDRESS: 34 CLUNES ROAD, CRESWICK
The proposal is considered to be consistent with the relevant State Planning Policy Framework. lt is noted thatthe Hepburn Planning Scheme builds upon the relevant State Planning Policies and a response to the applicablelocal provisions are provided below.
4.2 local Plannine Policv Framework (LppFl
The following components of the Hepburn Local Planning Policy Framework are relevant to this proposal.
Clause 21..01. Municipal Profile
The Municipal Profile outlines that the shire is well located to Melbourne (especially the outer metro growthareas) and the major rural centres of Bendigo and Ballarat - all of which are commutable distances for residentsof the regions townships. lt is also located within a number of major water catchments and mineral springs.
Creswick is one of five major towns and has rich gold history reflected in tis public buildings. lt lies at the edge ofCreswick State Forest and is home to tertiary facilities in forestry and ecosystems - one of only two forestrydegrees in Australia. creswick also offers a variety of lifestyle opportunities.
Clouse 2L.02 Kev lnfluences
In relation to settlement and housing, the Hepburn Shire notes:o Population growth is occurring in key towns within commuting distance of Ballarat and Melbourne;o Creswick and Clunes are experiencing the highest rates of population growth;o Reticulated water supply is available in larger towns; ando Future planning must accommodate the long-term protection of proclaimed water supply catchments.
Clause 21..03 Vision ond Strateaic Fromework
The community's vision includes the following relevant land use themes:o Protection, management and enhancement of the urban environment to support, rather than detract
from, the quality of life enjoyed by the shire's residents;o Support residential development in townships that have local facilities and services (inc. reticulated water
& sewerage) and a high level of amenity and community infrastructure;o Ensure future development is compatible with the quality, character, amenity and lifestyle of urban
communities; andr Maintenance of the regions quality water resources.
Land use structure plans have been developed for key towns. Creswick is well serviced township having recentlybeen linked to the Ballarat North wastewater treatment plant operated by Central Highlands Water.
Clouse 2L.05 Settlement & Housinq
The key issues for this policy relevant to the site are:r Consolidation of existing towns and residential infill opportunities.o Changes in population structure, including an ageing population and smaller household sizes have the
potential to Senerate further demand for diverse housing stock and access to services and facilities.. The need to conserve the fabric of urban townships and the maintenance of rural lifestyle and residential
. amenity.
Relevant objectives include:
To protect ond enhonce the heritoge, landscape and townscape character of towns.
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PROPOSAL: FIFTEEN (15) LOT SUBDIVISION ANDALTERATION OF ACCESS TO A ROAD IN A ROAD ZONE CATEGORY 1
ADDRESS: 34 CLUNES ROAD, CRESWICK
Strategies for this include:o Future development should protect and enhance significant views, prominent hilltops, ridge lines, vistas
and landmarks that contribute to the townscape character of towns.o Protect natural features important to the town's character, including significant native vegetation,
landscape and neighbourhood character of towns, having particular regard to building height, setback,bulk, form and mass and existing vegetation.
o Development in Creswick should be in keeping with its predominantly low rise rural town character withwide streets, green wedges and significant native vegetation cover.
Clause 21..06 lnfrastructure ond Tronsport
The policy overview recognises the need for timely and adequate infrastructure supply. Water is adequate acrossthe Shire but reticulated sewerage is only available in key townships (though some towns are being added to thisnetwork periodically including Creswick). Road network management is also a key infrastructure issue.
The policy identifies the following key issues relevant to this site:o Maintenance of key transport routes including the Midland Highway (south of the site), . . . Creswick-
Newstead Road (north of the site), Creswick-Maryborough Road (Clunes Road), and . . .
o Maximisation of existing reticulated water and sewerage systems in residential and commercial/industrialareas.
o Management of increasing traffic volumes.
Relevant objectives include:
7 To encourage oppropriote development in serviced areos, suppoft industriot ond residential growth and toencouroge alternotive on-site effluent disposal.
Strategies include encouraging infill development in existing or proposed serviced urban areas and providescope for diverse development options.
2 To encouroge effective use of the existing road networks and maintain the integrity of key transportcorridors throughout the Shire..
Strategies include encouraging development in areas with low road maintenance requirements.
Clause 21.09 Environment & Heritaoe
This policy area notes that the entire Shire is within important water supply catchments and its protection is acritical element of the environment. A key objective is the protection of surface and groundwater quality at alocaland region level. Strategies include:
o Preventing development that contributes to water quality decline through inadequate effluentmanagement, inappropriate water harvesting, erosion and vegetation clearance.
o Ensuring that development proposals have regard to water quality maintenance.o Ensure development proposals address the potential impacts on water quality standards and natural
condition of watercourses, existing flora and fauna habitat.
Another objective is to encourage water and energy efficiency in all development, including subdivision,construction of buildings and infrastructure. Strategies include:
r Ensure that the layout and design of residential subdivisions maximise opportunities for solar orientation,drainage infiltration and re-use, vegetation retention and landscaping.
o Require use of rainwater tanks and grey water reuse in new development.
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prohib
ited.
PROPOSAL: FIFTEEN (15) LOT SUBDIVISION ANDALTERATION OF ACCESS TO A ROAD IN A ROAD ZONE CATEGORY 1
ADDRESS: 34 CLUNES ROAD, CRESWICK
Clause 22.01 Cotchment and Land Protection
This local planning policy applies to all land in the planning scheme. In terms of soil and water management it is(relevant to the site) policy to:
o Require all proposals for use and development to incorporate measures to protect and enhance thequality of natural resources and environmental systems in proclaimed water catchments.
o Encourage a scale of subdivision (including both urban and rural residential development) that can beaccommodated according to land capability.
4.3 Zonine
The subject site is located in the General Residentiat Zone (GRZI- Hepburn General Residential Area) pursuant toClause 32.08 of the Hepburn Planning Scheme. The relevant purposes of the zone are:
. To implement the State Planning Policy Framework and the Local Plonning Policy Framework, includingthe Municipol Strdtegic Stotement an local plonning poticies.
,. To encouroge development thot respects the neighbourhood choracter of the area.. To encouroge diversity of housing types and housing growth porticulorty in locations offering good occess
to services and transport.
Pursuant to Clause 32.08-3 (Subdivision) a permit is required to subdivide land. Pursuant to this clause, anapplication to subdivide land that creates a vacant lot capable of development for a dwelling or residentialbuilding must ensure that each lot created contains the minimum garden area set out in Clause 32.08-4 which is25 percent on lot sizes of between 400-500 square metres, 30 percent on lot sizes of between 5O1--G5O squaremetres and 35 per cent on lot sizes above 650 square metres.
Pursuant to the Schedule L to this Zone there are further restrictions on subdivision or development.
An application for subdivision must meet the requirements of Clause 55 of the Hepburn planning Scheme.Assessment against the relevant Standards of Clause 56: Residential Subdivision is attached to this report.
4.4 Overlav
The subject site is also affected by an Environmental Sianificance Overlav (ESO1 - proclaimed CatchmentProtection) pursuant to Clause 42.01oJ the Hepburn planning Scheme.
The relevant purposes of this Overlay are:
o To protect the quality of domestic water supplies within the Shire and the broader region.c To mointoin and where practicable enhance the quality and quontity of water within wotercourses.c To prevent pollution and increased turbidity ond nutrient levels of water in naturol watercourses, woter
bodies and storages.
Pursuant to Clause 42.07-2 a permit is required for subdivision and buildings and works where the stormwaterdischarge is less than lOOm from a waterway unless into an approved drainage system. The development(subdivision) will require construction of a drainage system as part of the approval process.
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PROPOSAL: FIFTEEN (15) LOT SUBDIVISION ANDALTERATION OF ACCESS TO A ROAD IN A ROAD ZONE CATEGORY 1
ADDRESS: 34 CLUNES ROAD, CRESWICK
4.5 Particular Provisions
Clause 52.29 Lond Adjacent to a Road Zone Category 7.
The purpose of this Clause is to ensure appropriate: access to identified roads; and subdivision of land adjacent toidentified roads.
A permit is required to - create or alter access to; and subdivide land adjacent to a - road in a Road Zone, CategoryL. The key decision guideline is the effect of proposal on the operation of the road and on public safety.
Contributing factors in this assessment might include (but not limited to):
The internal 'road' of the development is not a through road;
The internal 'road' is proposed as common property;
The crossover lies within a 60km/h township precinct;
Houses and businesses abutting the west side of Clunes Road generally have direct access to the mainroad;
Houses opposite the development have access from a Clunes Road service road;
The site is located on a tertiary road, Clunes-Creswick Road (C291), and south of a key arterial road,Creswick-Newstead Road (C283) and north of the major traffic route through the area, the Creswick-Castlemaine Rd (Midland Highway A300).
VicRoads traffic volume data indicate annual average daily traffic movements of around 2000 vehicles ineach direction (4000 overall);
Traffic intervals may be modulated during peak periods by the Midland Hwy roundabout nearby to thesouth and the operation of the school crossing between Broomfield Road and Alfred Street to the north.
The internal 'road' may contribute up to L50 vehicle movements per day to the road network (based on 8per dwelling).
Clause 56 - Residential SubdivisionThe relevant purposes of Clause 56 alongside implementing the State and Local Planning policy framework andpolicies including the Municipal Strategic Statement is to creote liveoble and sustoinoble neighbourhoods ondurban places with character ond identity and to achieve residential subdivision outcomes thot appropriatelyrespond to the site ond its context for infill sites within established residential areos ond to ensure residentialsubdivision design oppropriately provides for policy implementotion, livable and sustoinable communities,residentiol lot design, urban londscope, access ond mobility monagement, integrated woter manogement, sitemanogement ond utilities.
Pursuant to this clause, an application to subdivide land must meet all of the objectives included in the clausesspecified in the zone and should meet all the standards lf the responsible authority is satisfied that an applicationfor an alternative design solution meets the objective, the alternative design solution may be considered. Anassessment against Clouse 56 accompanies this report.
4.6 GeneralProvisions
Clouse 65 Decision Guidelines
Clause 65 contains a number of Decision Guidelines that the responsible authority must consider when decidingwhether a proposal will produce an acceptable outcomes in terms of the decision guidelines of this clause.
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PROPOSAL: FIFTEEN (15) LOT SUBDIVIS|ON ANDALTERATION OF ACCESS TO A ROAD IN A ROAD ZONE CATEGORY 1
ADDRESS: 34 CLUNES ROAD, CRESWICK
5. PTANNING ASSESSMENT
The Stote Plonning Policy Fromework covers strategic issues of State importance. lt lists policies under nineheadings - settlement, environmental and landscape values, environmental risks, natural resource management,built environment and heritage, housing, economic development, transport and infrastructure.
The Local Planning Policy Framework contains a municipal strategic statement and local planning policies. Theframework identifies long term directions about land use and development in the municipality; presents a visionfor its community and other stakeholders; and provides the rationale for the zone and overlay requirements andparticular provisions in the scheme.
The Zone and Overlay requirements and Particular provisions show the type of use and development ollowed ineoch zone, additionol requirements for subdivision, buildings and works on land that is offected by on overloy ondrequirements for ony specific uses and development.
The subject site is located within Creswick, a regional township situated on key crossroods within the Shire and isaffected by the General Residential Zone and the Environmental Significance Overlay Schedule 1.
Creswick is characterised as a significant regional service township with good levels of infrastructure well suitedto increases in population due to its proximity to other larger regional towns and metropolitan Melbourne. Thetown has a rich gold mining history, heritage commercial buildings from this period, and a well-establishedcharacter largely built on this history and the on-going forestry, and associated agricultural pursuits, of the area.The town is centred on Creswick Creek with the residential areas spread across the surrounding slopes andnestled within the regional and state forestry areas. The residential areas comprise largely low scaledevelopment but some is elevated or double storey due to the undulating ground. The proposal provides avariety of lot sizes from 406-753sqm as well as an integrated development site for small developments. The lotsreflect the variety of subdivision sizes in the local area while those smaller lots and the integrated developmentsite serve the need for increased diversity of housing required by the local planning policy framework. Theindividual dwelling lots within the development fall within all the garden area sizes of the scheme. Each lotproposes building exclusion zones to their frontage and rear boundaries. These exclusion zones provide asubstantial proportion of the required garden area for each lot and the final design of dwellings will increasethese, and side setbacks, to achieve the required figures. The final development will provide ample room forlandscaping, development of tree canopy (currently absent from the site) and scope for alternative water re-useand treatment through water sensitive urban design options suitable for development within the commonproperty areas. The integrated development will allow for a higher density housing development that can benefitfrom views to the surrounding parkland and the wider township.
The property is an infill development site located on a low shelf below the surrounding residential properties andclose to the Creswick Creek environs. lt can only be serviced from its own narrow frontage to Clunes Road via itsown common property 'road'. This will ensure the development only attracts visitors to the residents themselvesand will generate limited traffic to the road network.
E nvi ro n me nta I Site Assessme ntThe site was previously issued with a planning permit (2008/9772 on 2O11,L12008) for subdivision into 19 lots.This application was required to undertake an environmental site assessment to ensure the land did not carryingany contaminants from past mining activities. The application fulfilled this requirement through a preliminaryEnvironmental Site Assessment prepared by Provincial Geotechnical Pty Ltd in June 2008. The report concludedthat "the site does not appeor to yield concentrotions of the anolytes tested to a level of concern in respect ofhumon heolth". The report was accepted by Council and a planning permit subsequently issued. As a result wedo not believe there is any further need to undertake these assessments as that work has already beencompleted and evidenced by the issue of the former planning permit.
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PROPOSAL: FIFTEEN (15) LOT SUBDIVISION ANDALTERATION OF ACCESS TO A ROAD IN A ROAD ZONE CATEGORY 1
ADDRESS: 34 CLUNES ROAD, CRESWICK
Subdivision
The proposed fifteen (15) lot subdivision will provide a range of lot sizes to suit a variety of dwelling andhousehold types to meet the needs and aspirations of different groups of people. With land decreasing in densityas it moves away from the township end where there is ample outlook to parkland and adjacent watercourses.The lower density lots to the upper end of the court bowl will be more reflective of the surrounding subdivisionpattern where it integrates with existing, more elevated dwellings. Lot A will provide an integrated attachedtownhouse development suitable for smaller households and other forms of compact accommodation oftenneeded in townships undergoing resettlement of existing community and new arrivals.
The internal road network (common property) is proposed as a no-through-road with the end finished in a broadcul-de-sac. The format of the road as a common property precinct will deter unwanted road users, therebykeeping traffic to a minimum. Despite the likely capacity of most lots to accommodate their own visitors, up tofour visitor parking spaces can be provided within the internal road - two are located adjacent to the high densitydevelopment lot, with good visibility from the main entrance and a further two spaces can proposed on thenortheast side toward the cul-de-sac end. Some of these spaces may be excess to needs (of lots 1-15)and mightbe suitable for their contribution to visitor parking the integrated development lot.
The common property section beyond the visitor spaces alongside Lot A is available for the recreation needs ofthe residents or as space for landscaping and water management infrastructure that may be necessary for thesite. This area will also act as a convenient point of access to the banks of Creswick Creek parkland.
There is little or no vegetation within the site (two trees in the north corner). Trees on adjacent land areprotected by the use of exclusions zone to all the rear boundaries of lots t-4. Setbacks to Clunes Road have arsobeen provided for amenity and tree protection to Lot 1 and A. These latter setbacks will also assist in providingadditional landscaping areas within the lot to assist mitigation of vehicular noise from the elevated road.
We believe allthese measures will provide for high amenity development of the land with generous facilities forresidents and visitors as well as excellent capacity for good landscape outcomes throughout the development.
It should be noted that Lot A is proposed as a multi-dwelling site and will be subject to a separate planning permitis required for the construction of any future dwellings. lt is expected this site may yield a further 5-7 townhousestyle dwellings. As this is a future development site it has not been assessed under the provisions of Clause 56 inthis application.
Pursuant to Clause 56 of the Hepburn Planning Scheme, an application to subdivide land must meet all of theobjectives included in the clauses specified in the zone and should meet all the standards. An assessment againstClause 55 accompanies this report and shows that the proposed application to subdivide meets all the relevantobjectives.
Pursuant to Clause 52.05-9 of the Hepburn Planning Scheme accessways must meet the design Standards of theprovision. The proposed crossover to Clunes Road has a width of 7.9 metres (which continues approximately 30metres into the site without any crossovers) , a length of 26 from the sealed pavement of Clunes Road and turnin& out radii of at least 5m. The accessway within the land is relatively flat, however the crossover falls 1.3metres across approximately 24 metres of road reserve from the edge of the gravel verge (giving an overall slopeof 5.42% (1:18) - well below the 10 o/o (l:tO) requirements of Design standard 3: gradients. The widths andturnouts meet the requirements for passing lanes (two-way traffic) and the crossover length, together with theposition of existing road reserve trees) provides ample width to ensure view lines can be accommodated (albeitwith some light pruning of lower branches of the southern tree). The relatively gentle grades of this section ofthe road verge will also allow re-profiling between the road and the frontage to ensure exiting vehicles have goodsight lines from a stationery position adjacent to the road.
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PROPOSAL: FIFTEEN (1s) LOT SUBDIVISION ANDALTERATION OF ACCESS TO A ROAD IN A ROAD ZONE CATEGORYADDRESS: 34 CLUNES ROAD. CRESWICK
1
JCA t ndComulants
The private road Common property) is proposed to be named 'Ooktree Lone'. As the proposed common propertyroad will be around 14Ometres long street lights will be strategically positioned along its length.
VegetationThe site has little or no vegetation (3 small trees) within its boundaries and these are located within the buildingexclusions. Protection is also afforded through these exclusion zones to the adjacent trees and boundaryplantings. The entire site will be supplemented by future plantings and landscaping within lots as well as amenityplantings in the common property areas wherever possible.
The proposed subdivision will create additional residential lots within an established urban residential area whichis consistent with dwelling densities found within the General Residential Zone, recent developments and thelocal area. The site is well located near a wide range of commercial, recreational and community services. Thesubdivision will provide opportunity for the planting of canopy trees within the site to enhance the landscapecharacter. The proposed subdivision will create lot sizes that are consistent with surrounding pattern ofsubdivision and are afforded ample site area for future residential development, vehicle access, solar access, carparking and open space and the required garden area. The requirement for a garden area will allow increasedplanting of canopy trees and other vegetation which will provide an attractive and continuous landscape responsethat will contribute and build on the character and identity of this neighbourhood.
From the investigation contained throughout this Planning Report we believe that the proposed subdivision isconsistent with the requirements of the Hepburn Planning Scheme and will contribute positively to the localneighbourhood character.
6. ACCOMPANYING DOCUMENTS
Certificate of Title Volume: 8559 Folio: 563
Plan of Feature Survev
Development Plan - Site Plan
Plan of Subdivision PS815740 P
Clause 56 Assessment
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JCA Land ConsultantsTHE SUBDIVISIONSurveying Engineering
SPECIALISTSTown Planning
Suite 9,303 Maroondah HighwayRingwood Vic, Australia 3134
Phone 03 9735 4888Email [email protected]
www.jcalc.com.auABN 75 083 816 915
Our Reference: SRK: 22001
15 March 2018
Ms Katy BakerHepburn Shire CouncilPOBox2lDAYLESFORD VIC 3460
ll.lE
File No:
Rec',dDate: 2 0 Fl
Rec'd By:
Action By:
Reg No:
] caa<-t {'c-An-1 r-:c\- Sc rq-..rr-.r[b
Dear Katy,
Re: 15 LOT SUNDIVISION34 CLUNES ROAD. CRESWICKYOUR REFERENCE: PlnPA001866
Please find enclosed supporting documentation for the above development. The documentationincludes:
. An up to date copy of the title with the title search and associated instruments.
. An amended Development Plan-Site Plan showing: revised building exclusion zones thatprovide for a separate driveway area; notation defining the function of the buildingexclusion areas; location of accessway lighting (solar powered) within the commonproperty; and the format of the rural basic left turn treatment in accordance with VicRoadsdirections.
. A waste management plan showing the proposed placement of bins for collection withinthe Clunes Road frontage (details regarding how we believe this can satisfy Council'srequirements are included later in this cover letter).
. A concept landscape plan for the common property area southwest of the visitor parkingspaces (this plan is provided for assessment purposes only).
. A copy of the Environmental Site Assessment undertaken in June 2008 as requested.
In terms of the information you have requested to be included we advise the following:
1. The title now provided includes all relevant information regarding the associatedinstruments.
2. a. Building exclusion zones & garden area requirement
The building exclusion zone is not to be confused with the requirement for garden areaunder the General Residential Zone. The building exclusion zone is generally topreserve front and rear setbacks for the lots that will ensure:
. There is ample setback from the common property accessway for amenity andvehicle entry/exit to the lots; and
. The amenity of adjoining properties is protected by a modest setback.
l2
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4
5. A concept landscape plan has been provided separate to the Development Plan-SitePlan. The plan is largely diagrammatic and indicative. The area is proposed to primarilyact as: a connective space to the adjoining parkland reserves; and a communityinfrastructure area for water quality and recreational uses. The final landscape design ofthis space will likely contain: a walking trail to the reserve; some fixed seating; solarpowered lighting; some lawn and garden areas; tree planting; and possibly one or twowater sensitive urban design features that may be required to manage the water qualityof drainage discharge from the site. We would be happy for a formal landscape plan forthis area to form part of the conditions of the planning permit.
6. A copy of the Provincial Geotechnical Report dated June 2008 has been located in ourrecords and is provided as requested.
We trust that this information adequately addresses the further information request and we lookforward to the application being further processed without delay. Should Council deem thatthe provided information be incomplete we request a 30 day extension of time to the datefor lodging the required information. lf the information provided is incomplete pleaseadvise our office accordingly.
lf the submitted information is satisfactory could you please forward the appropriate advertisingmaterial at your earliest convenience.
r Waste Management Notes (details, discussion and supporting photos). Garden Area Calculations (table)
Yours faithfully,
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34 Clunes Road, Creswick Garden Area Calculations
+ Rounded to nearest whole number
Lot Area(sqm)
Max. SiteCoverage
Is4.03-3](sqm)
DriveAllow.(sqm)
Totallmpervious(sqm)
BalancePermeable(sqm)
Permeable(%l
GardenAreaReq,mentsqm* (%)
BuildingExclusion(%)
BuildingExclusion(less
driveway)
Extra areaneeded tomeetrequirement(sqm)
1 529 3L7 20 337 L92 35.2 159 30) 36.2 191 Ni2 644 386 20 406 238 35.9 193 30) 27.5 177 L6
3 708 425 20 445 263 37.L 248 3s) 25.0 177 7T
4 744 445 20 466 278 37.4 260 3s) 26.7 199 625 706 424 20 444 262 37.t 247 3s) 25.6 181 555 534 320 20 340 L94 36.3 160 30) 23.8 t27 33
7 753 452 20 472 281 37.3 264 3s) 23.6 178 868 562 337 20 357 205 35.5 159 30) 25.3 L42 259 406 244 20 264 L42 35.0 LO2 2sl 202 6t 2010 406 244 20 264 L42 35,0 LO2 2sl 20.2 82 2011 406 244 20 264 1.42 3s.0 LOz 2sl 202 q') 201.2 405 243 20 263 'J.42 35.0 101 2sl 202 82 20
406 244 20 764 141L+Z 35.0 LOz zsl 202 82 20t4 406 244 20 264 r42 35.0 LO2 2sl 20.2 82 20A 1853 N/A
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34 Clunes Road, Creswick Waste Management Notes PA 00L856
A waste management strategy has not been provided as we believe there is sufficient room for theplacement of bins within the frontage. Considering the available land within the property frontage
and adjoining undevelopable lands, there is at least the following kerb side areas available (looking
toward the property);
L. Right of the proposed driveway to 34 Clunes Rd
2. Left of the proposed driveway to 34 Clunes Rd
3. (Left of 34 Clunes Road (approx. - b/w site & culvert)
The bin placement requirements are:
Standard refuse bin width
Standard recycling bin width
Proposed minimum distance between bins^
L4.6m
12.8m
11m)
0.48m
0.58m (alternate weeks)
0.2m
^based on observed bin placements in Creswick township on 8/2/2O78 (see overleaf).
This generates the following capacities within each kerbside section:
Sec Length Refuse* Capacity(extra)
Recycling* Capacity Splittvoes*
SplitCaoacitv
L 14.6m 0.58m 2T 0.78m L8 0.73 10+10
2 12.8m 0.68m 19 0.78m t6 o.73 9+8
3 (11m) 0.68m L6 0.78m L4 0.73 8+7
S/total o.73 27+25
Rea'd 2L+2L* Includes soace between bins
Given these figures represent the maximum kerbside bin placement for any refuse collection day -
and people will generally go either side of their driveway to place their bin - there is more than
enough capacity to place all the bins from the proposed development within the available (and, ifnecessary, the adjacent parkland) frontage without the need for a waste management strategy. lt is
likely that kerbside areas will progressively fill up from each side of the driveway wherever space is
available.
Furthermore, until No.38 Clunes Road is developed, there is still more kerbside area to the right
available to the proposed development. This may continue into the future depending on the
location of the driveway access to the land.
The proposed left turn rural crossover arrangement will provide up to 2m sealed verge width
ensuring refuse & recycling vehicles remain clear of the through traffic lane of Clunes Road.
The collection regime could also be modified to divide the bin types to each side of the development
for ease of collection on dual pickup days. Movement of bins to and from the verge could also be
co-ordinated in a formal, or informal, manner through the owne/s corporation to ensure there
duration at the kerbside is minimised.
A schematic layout has been prepared to show how this would work.
Sheet L of 2
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34 Clunes Road, Creswick Waste Management Notes
Photos of bin placements in multi-unit and commercial premises.
PA 001865
Sheet L of 2
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ion 5
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987
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5
Municipality : HEPBURNClient : PAUL DETTMANN
SCALE: @ A3
DATUM NOTES:
REV. REVISION DATE APP'D
- LEVELS SHOWN THUS
- LEVEL DATUM BASED ON
JCA Land ConsultantsTHE SUBDIVISION SPECIALISTS
Surveying Engineering Town Planning
Level 1, 260 Main Street, Lilydale Vic. Australia 3140
Phone 03 9735 4888 Fax 03 9735 1473
Email [email protected] www.jcalc.com.au
Sh
ee
t:
Jo
b N
o:
DW
G:
DRAWN:
EXPLANATORY NOTES:
- DATA ON THIS PLAN MAY ONLY BE MANIPULATED WITH THE PERMISSION OF JCA LAND CONSULTANTS.
- ACCURACY OF DETAIL LOCATION ± 0.05
- ACCURACY OF REDUCED LEVELS ± 0.02
- THIS HARDCOPY PLAN IS A VERIFICATION PLOT OF COMPUTER FILE :
DWG: DATE:
- LOCATION OF ABUTTING BUILDINGS AND ENVIRONS IS INDICATIVE ONLY UNLESS OTHERWISE SHOWN.
- IT IS STRONGLY RECOMMENDED THAT A MELBOURNE ONE CALL SERVICE (DIAL BEFORE YOU DIG,
FAX 1300 652 077) ENQUIRY BE MADE TO DETERMINE THE LOCATION OF ANY UNDERGROUND SERVICES
- WINDOW DESCRIPTIONS ANNOTATED ON THIS PLAN ARE INDICATIVE ONLY AND SHOULD BE VERIFIED
- ONLY VISIBLE SERVICES ARE SHOWN ON THIS PLAN.
- TREE SPREAD SHOWN ON THIS PLAN IS INDICATIVE ONLY.
- ONLY SIGNIFICANT TREES HAVE BEEN LOCATED AND SHOWN ON THIS PLAN.
- ALL VEGETATION SHOWN ON THIS PLAN IS TO BE VERIFIED BY AN ARBORIST.
WITHIN THE SITE.
BY THE ARCHITECT, OWNER OR BUILDER PRIOR TO ANY DESIGN.
34 CLUNES ROAD
CRESWICK
22001
2200111D
1D
M.COPPE
2200111D1D.dwg 28.06.17
----
----
-
-
-
-
- CONTOUR INTERVAL AT 0.2m
4 2 80 4 1:200
Original sheet size A1
WASTE MANAGEMENT PLAN
1 O
F 1
1:200
01 ADJACENT PROPERTIES ADDED VIA AERIAL OVERLAY 24.08.17 H.B.
N
AP
PR
O
X
1863m²
529m²
(MULTI UNIT SITE)
NOTES:
CROSSOVER AND DRIVEWAY
PROPOSED CROSSOVER AND DRIVEWAY HAVE BEEN DESIGNED IN
LINE WITH TYPICAL RURAL DRIVEWAY ACCESS TO RESIDENTIAL
PROPERTIES - TYPE C - STANDARD NUMBER SD2066
WASTE MANAGEMENT
WASTE BINS ARE ABLE TO BE DEPOSITED BY RESIDENTS SAFELY
ALONG CLUNES ROAD. PROPOSED BINS SHOWN ACCOUNT FOR 21
NUMBER OF PROPERTIES INCLUDING THE PROPOSED FUTURE
DEVELOPMENT OF THE MULTI UNIT SITE (LOT A).
This co
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*652m
²
Municipality : HEPBURNClient : PAUL DETTMANN
SCALE: @ A1
DATUM NOTES:
REV. REVISION DATE APP'D
- LEVELS SHOWN THUS
- LEVEL DATUM BASED ON
JCA Land ConsultantsTHE SUBDIVISION SPECIALISTS
Surveying Engineering Town Planning
Level 1, 260 Main Street, Lilydale Vic. Australia 3140
Phone 03 9735 4888 Fax 03 9735 1473
Email [email protected] www.jcalc.com.au
Sheet:
Job N
o:
DW
G:
DRAWN:
EXPLANATORY NOTES:
- DATA ON THIS PLAN MAY ONLY BE MANIPULATED WITH THE PERMISSION OF JCA LAND CONSULTANTS.
- ACCURACY OF DETAIL LOCATION ± 0.05
- ACCURACY OF REDUCED LEVELS ± 0.02
- THIS HARDCOPY PLAN IS A VERIFICATION PLOT OF COMPUTER FILE :
DWG: DATE:
- LOCATION OF ABUTTING BUILDINGS AND ENVIRONS IS INDICATIVE ONLY UNLESS OTHERWISE SHOWN.
- IT IS STRONGLY RECOMMENDED THAT A MELBOURNE ONE CALL SERVICE (DIAL BEFORE YOU DIG,
FAX 1300 652 077) ENQUIRY BE MADE TO DETERMINE THE LOCATION OF ANY UNDERGROUND SERVICES
- WINDOW DESCRIPTIONS ANNOTATED ON THIS PLAN ARE INDICATIVE ONLY AND SHOULD BE VERIFIED
- ONLY VISIBLE SERVICES ARE SHOWN ON THIS PLAN.
- TREE SPREAD SHOWN ON THIS PLAN IS INDICATIVE ONLY.
- ONLY SIGNIFICANT TREES HAVE BEEN LOCATED AND SHOWN ON THIS PLAN.
- ALL VEGETATION SHOWN ON THIS PLAN IS TO BE VERIFIED BY AN ARBORIST.
WITHIN THE SITE.
BY THE ARCHITECT, OWNER OR BUILDER PRIOR TO ANY DESIGN.
34 CLUNES ROAD
CRESWICK
22001
2200113D
1D
M.COPPE
2200113D1D.dwg 11.05.18
----
----
-
-
-
-
- CONTOUR INTERVAL AT 0.2m
NA
P
P
R
O
X
5 2.5 100 5 1:250
Original sheet size A1
4
PROPOSED BUILDING EXCLUSION ZONE
ROAD ALIGNMENT
ROAD ALIGNMENT BETWEEN COURTBOWL
& LOTS 1 & 14 TO BE BASED ON;
- COUNCIL TOWN PLANNING
REQUIREMENTS,
- ANY WATER SENSITIVE URBAN
DESIGN REQUIREMENTS,
- STREET TREE PLANTING AND,
- ENGINEERING REQUIREMENTS.
DEVELOPMENT PLAN - SITE PLAN
1 O
F 1
1:250
02 ADJACENT PROPERTIES ADDED VIA AERIAL OVERLAY 24.08.17 H.B.
PROPOSED GARDEN AREA REQUIREMENTS ( SHOWN HERE - COUNCIL MAY CONSIDER
REDUCTIONS BASED ON FINAL DEVELOPMENT LAYOUT).
GARDEN AREAS (AS PROVIDED IN CLAUSE 32.08-4 OF THE HEPBURN PLANNING SCHEME) MUST BE AT LEAST
THE AREA SHOWN (INCLUDING ANY BUILDING EXCLUSION ZONES WITHIN THE LOT) AND THAT DOES NOT
INCLUDE:
a) A DWELLING OR RESIDENTIAL BUILDING, EXCEPT FOR:
- AN EAVE, FASCIA OR GUTTER THAT DOES NOT EXCEED A TOTAL WIDTH OF 600mm;
- A PERGOLA;
- UNROOFED TERRACES, PATIOS, DECKS, STEPS OR LANDINGS LESS THAN 800mm IN HEIGHT;
- A BASEMENT THAT DOES NOT PROJECT ABOVE GROUND LEVEL;
- ANY OUT BUILDING THAT DOES NOT EXCEED A GROSS FLOOR AREA OF 10 SQUARE METRES; AND
- DOMESTIC SERVICES NORMAL TO A DWELLING OR RESIDENTIAL BUILDING;
b) A DRIVEWAY; OR
c) AN AREA SET ASIDE FOR CAR PARKING.
TYPE C CROSSOVER AS DETAILED
IN THE WASTE MANAGEMENT PLAN
PROPOSED SOLAR POWERED STREET LIGHT
03 PROPOSED FOOTPATH, BINS AND GARDEN AREA NOTES ADDED 11.05.18 J.U.
*652m²
102m²
This co
pied d
ocum
ent is m
ade a
vaila
ble u
nder Sect
ion 5
2 of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
em m
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g a co
py of t
his docu
ment y
ou
ackn
owle
dge a
nd agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution o
r copyin
g of t
his docu
ment i
s stri
ctly
prohib
ited.
I
SOLAR PANELPARK LIGHTING
PROPOSED RAINGARDEN TOCAPTURE AND
i--J.-Jss".\N. I
FILTER RUNOFF
10 5 0 10 20 1500
Original sheet size A1
SOLAR PANELPARK LIGHTING
GENERAL NOTES
VEGETATIONExastrng trees shrubs and groups of lrees as indicated lhus i .r are ro retained and proteded during site workscareful s[llng of kees ll is inadvisable to plant them under power lines or eleclricity supply lines or over water or drainage pipes Existing vegelationproleclion to be caried out during conskuclion in accordance with lhe relevant council authoritv
SYMBOL
H50
DESCRIPTION
TBM
EXISTING IREE TO BE RETAINED ANDPROTECIED DURING SITE WORKS
OPPORTUNITY FORBUFFER VEGETATIONWITH A MIX OF UPPER,MIODLE. AND LOWER
o PROPoSED EVERGREEN TREE
PROPOSED BENCH SEATING
STOREY VEGETATION
--tI
I SOLAR PANELPARK LIGHTING
flEEa
PROPOSED GRASSED AREAS AS NOTED
PROPOSED PLANTING ZONE
PROPOSED GRAVEL PATHWAY
PROPOSED RAIN GARDEN
PROPOSED CONCRETE DRIVE
PROPOSED SOUR UMP POLE
REFER TO
TOTO
CONTEXJ
T PLAN FOR LOCATION
I[,4PORTANT NOTE:- THIS PUN IS INTENOED AS GUIDE ONLY-ALL DIMENSIONS LOCATIONS ETC ARE ]O BE VEREIFIED ON SITE- REFER TO ARCHIT€CTURALANO ENGINEERING PLANS ANO PERMITCONOITIONS. JCA LANO CONSULTANTS ACCEPTS NO RESPONSIBILIry OR LIAEILIN AS A RESULT
DATUM NOTES:
- LEVELS sHowN THUS fu nusrnertnr retcHr oeruu- LEVEL DATUM BASED ON
-- cONTOUR INTERVAL AT 0 2m
EXPLANATORY NOTES:.DATA N THIS FUN MAY 4LY BE MANIPULATED WTH THE PERMISSION OF JCA UND CONSULTANTS-ACCUMCYOFOEIA|L L@And +0.6.ACCUUCY OFREOUCEOLEELS 1O02.THISHARrc@YPLANISAVERIFICANONPLOTSCNPUTERFILEDrc MM11L1D DATE OO@@
.L@ANONSAAUMTBUILONGSANOENVIRONSISINqCAIIVEONLYUNLESSOTHERWSESHOS
.TREESPREAOSHM d THIS PUNIS INDEANVE ilLY,ONLY SICNIFIANTTREES BAVE BEEN LtrATEOANO SHOM ON THIS PLAN-ALL VEGETANq 5HM d THIS PUN IS TO AE VEruFIEO AY AN ARAORIST.WNM DESCRIPNilS ANNOIATEO ON THIS PUN ARE INDICANVE ONLY AND SHOULD AE VERIFIEDBYftEARCHITECT iMERORBUILERPRIORTOANYDESIGN.
-ONLY USIBLE SERVICES ARE s|lw S ftIs PUN.IT IS SRNGLY RECdMENED ruTAMELBOURNE ONE CALL SERUCE (UAL BEFORE YOU DIGFAXlTOS2OT4ENOUIRYAEMADETODEERMINEftEL@ANONSANYUNDERGROUNDSERUCES
Client: PAUL DETTMANN Municipatity : HEpBURN o
=oNN
o
JCA Land ConsultantsTHE SUBDIVISION SPECIALISTSSurveying Engineering Town Planning
Suite 9, 303 Maroondah Highway Ringwood Vic, Australia 31 34Phone 03 9735 4888 Email j€@calc com au M lcalc com au
CONCEPT LANDSCAPE PLANFOR INDICATIVE OPEN SPACE
CLUNES ROADCRESWICK
SCALE: 1:100 @A1
This co
pied d
ocum
ent is m
ade a
vaila
ble u
nder Sect
ion 5
2 of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
em m
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g a co
py of t
his docu
ment y
ou
ackn
owle
dge a
nd agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution o
r copyin
g of t
his docu
ment i
s stri
ctly
prohib
ited.
