Public Place Pty Ltd www.public-place.com.au

ABN 20 104 935 436

North East Link Project

Social Impact Assessment

Templestowe Road Soccer Facilities (27-59

Templestowe Road, Bulleen)

Prepared for North East Link Project (NELP)

May 2020

ii

Contents

1 INTRODUCTION ............................................................................................................................. 1

1.1 BACKGROUND ............................................................................................................................... 1

1.2 PURPOSE OF THIS REPORT ................................................................................................................ 3

2 METHODOLOGY ............................................................................................................................ 5

2.1 INTRODUCTION.............................................................................................................................. 5

2.2 METHOD ...................................................................................................................................... 5

3 IMPACT ASSESSMENT .................................................................................................................... 8

3.1 INTRODUCTION.............................................................................................................................. 8

3.2 BULLEEN PARK ............................................................................................................................ 11

3.3 BULLEEN DRIVING RANGE ............................................................................................................. 13

3.4 NEIGHBOURHOOD AMENITY .......................................................................................................... 18

4 SUMMARY AND CONCLUSION ..................................................................................................... 20

1

1 Introduction

1.1 Background

The North East Link Project (North East Link) is a proposed major road infrastructure project

designed to improve Melbourne’s cross-city transport network, by linking the M80 Ring Road to an

upgraded Eastern Freeway. The North East Link is the subject of an ongoing environmental

approvals process, which has included the development and exhibition of an Environment Effects

Statement (EES), public hearings convened by the ministerially appointed Inquiry and Advisory

Committee (IAC) and development of an independent appraisal of the project’s impacts by the IAC.

On the basis of these elements of the approval process, the Minister for Planning determined that

the North East Link should proceed subject to the requirements of an Environmental Management

Framework (EMF).

North East Link directly affects land within Bulleen Park (see Figure 1-1), and as a result would

interfere with the activities of a number of sporting clubs. Associated impacts for clubs, members

and associates are to be managed under the EMF. The EMF includes a suite of Environmental

Performance Requirements (EPRs) which set minimum environmental outcomes to be achieved

during delivery of North East Link. Amongst other things, the EPRs require that sporting facilities

displaced by North East Link are relocated to an acceptable location, and redeveloped in manner

which allows for their continued functionality at a reasonable level of service (refer to Table 1-1).

Table 1-1 Social Environmental Performance Requirements – SC5

SC5 - Minimise impacts of displacement of formal active recreation facilities

The project must be designed and delivered to minimise displacement of formal active recreation facilities

including facilities on private land such as schools. Where formal active recreation facilities are displaced by the

construction or operation of the project, the project must facilitate the reasonable relocation of all such facilities to

enable their continued functionality at a reasonable level of service for those activities (except where otherwise

agreed with the relevant facility owner or where other compensation is provided by agreement or under relevant

legislation).

The Proponent must work in collaboration with facility operators, local Councils, public land managers and

relevant State authorities, to prepare and implement a Formal Active Recreation Facilities Relocation Plan. The

Plan must:

▪ seek to relocate all formal active recreation facilities to reasonable relocation sites to the extent possible

before existing facilities are discontinued

▪ document measures to be provided by the Proponent to provide reasonable replacement facilities at all

relocation sites

▪ where facilities are not permanently displaced, document measures to be provided by the Proponent to

restore facilities that have been vacated to at least the same standard than when the use was discontinued,

accounting for identified growth of clubs (where applicable) and for any decline in condition of the facility

during the time of disuse

▪ consider and provide a suite of reasonable measures to enable the ongoing viability of relevant sporting and

recreation clubs affected by displacement and to reduce material disadvantage.

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Figure 1-1: Project Location

3

As part of the suite of initiatives designed to achieve the standards set by the EPRs, NELP proposes

to develop a new sporting facility and passive open space areas at 27 - 59 Templestowe Road (see

Figure 1-2) being the Templestowe Road Soccer Facilities (‘the Project’). The Project would

accommodate:

▪ The sporting activity of Templestowe United Football Club (TUFC), which occurs at the Bulleen

Park Soccer Fields (Bulleen Park, Fields 4 and 5).

▪ The sporting activity of the Bulleen Lions Football Club (BLFC), which occurs at Bulleen Park,

Oval 1.

To facilitate delivery of the Project, a planning scheme amendment is required (PSA). The North

East Link project area designated under the Major Transport Projects Facilitation Act 2009 must also

be varied to include the land so that it may be acquired.

1.2 Purpose of this report

The purpose of this report is to assess social impacts associated with the Project.

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Figure 1-2: Proposed Master Plan for 27 - 59 Templestowe Road

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2 Methodology

2.1 Introduction

The primary purpose of the Project is to mitigate potential negative effects of North East Link. Social

impacts associated with the displacement of formal sporting uses in association with North East Link

have been previously assessed by Public Place as part of the EES process. At this time, relocation

proposals were still under development, and as a result impacts associated with displacement of

sporting facilities were rated ‘Medium Negative’ (refer to Section 2.2.3 and Table 2-2) on the

premise that relocation strategies developed for displaced facilities would meet the minimum

standards stipulated in EPR - SC5. The original assessment also noted that impacts associated with

displacement of sporting facilities are potentially very significant, and that in the absence of SC5 a

higher rating may have been assigned.

This assessment identifies impacts likely to be associated with the specific relocation proposal for

the sporting activity of TUFC and BLFC and indicates whether the original assessment is still

applicable.

In addition, this assessment considers whether changes associated with the Project would generate

social impacts not considered as part of the North East Link EES. For the sake of consistency and to

enable direct comparison of impact ratings, the assessment framework used by Public Place to

assess social impacts associated with North East Link has been applied to these impacts.

2.2 Method

2.2.1 Conceptual Framework

Social impact assessment (SIA) is a social research process to identify the potential social effects of

planned interventions such as infrastructure developments and assess the likely impact of these

effects for individuals and social groups. In SIA, a distinction is drawn between effects and impacts

as follows:

▪ A social effect: an objectively verifiable change to the social profile of a community or the

resources it relies on, which results from the Project.

▪ Social impacts: the experience (positive or negative) of a social effect by individuals or groups

(the social receptors).

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2.2.2 Procedural Steps and Data Collection

This SIA was compiled following the well-established procedural steps of SIA and makes use of data

collected primarily through desktop research, complemented with targeted stakeholder interviews, to

establish existing conditions and assess potential effects and impacts.

Table 2-1: Procedural Steps and Data Sources

Stage Data Sources

Scoping – Define the scope of the study and

develop an SIA methodology

▪ Written instructions received on behalf of NELP

Profiling - Outline the existing social conditions.

Identify relevant social receptors and community

resources.

▪ North East Link documents.

▪ Written submissions and other documents and data

tabled during the North East Link Inquiry and Advisory

Committee (referenced as required).

▪ LVIA, TIA and BIA, relating to the proposal.

Prediction and Evaluation - Assess likely social

changes/effects associated with the proposal and

evaluate the impact of the predicted changes for

the social receptors.

Mitigation - Propose measures to mitigate

identified impacts.

2.2.3 Assessing Significance

The significance of social impacts has been assessed considering the magnitude of the changes

likely to generate impacts and the sensitivity and adaptive capacity of those affected (the social

receptors). The magnitude of change has been considered in terms of its intensity, extent and

duration. Sensitivity has been considered in terms of the value attributed to the disrupted community

asset or activity and adaptive capacity in terms of the ability of those who are affected to cope with

the predicted change.

While the SIA literature identifies these factors as relevant to a consideration of significance,1 it does

not provide a detailed methodological framework to assist in ‘weighing up’ the factors. In this

context, this assessment does not rely on a complex rating scale or system which seeks to outline

how the factors combine to produce a rating. Rather, ratings are presented in accordance with Table

2-2 below to draw attention to the impacts which should be given greater weight in the PSA

assessment process (see below).

The assessment scheme developed for the North East Link process was not applied to positive

impacts, as these had been systematically quantified as part of the business case for North East

Link. Given this, in cases where the Project would have positive impacts, these are described, but

not rated.

1 For example, see: Rowan M (2009) Refining the attribution of significance in social impact assessment, Impact

Assessment and Project Appraisal, 27:3, 185-191

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Table 2-2 - Significance Ratings for Negative Impacts – Ordinal Scale

Impact Rating Description

Very High Impacts may be difficult to justify. Significant investment in mitigation/Project redesign is

required.

High Impacts may be justifiable in the context of a project which delivers significant and wide-

ranging benefits. Investment in mitigation of the impacts is required.

Medium Impacts can potentially be tolerated assuming that the Project delivers important benefits to the

community. Opportunities to reduce impacts should be explored, although significant Project

redesign is not warranted.

Low Impacts can be tolerated assuming that the Project delivers important benefits to the

community.

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3 Impact Assessment

3.1 Introduction

27 - 59 Templestowe Road is located between Templestowe Road and the Yarra River,

approximately 3.3 kilometres to the north of Bulleen Park (refer to Figure 1-1). The site comprises

two properties, the larger being the Bulleen Driving Range site (BDR site) which is currently

occupied by the BDR and two residential dwellings located at 37-59 Templestowe Road, Bulleen.

The second property is located at 27-33 Templestowe Road, Bulleen and is owned by Parks

Victoria. This land is fenced and provides no public amenities (see Figure 3-1). To the north of 27 -

59 Templestowe Road is the Yarra River, and to the south of Templestowe Road is an established

residential neighbourhood.

The Project includes three soccer fields, a pavilion, club rooms and parking facilities which would be

situated across the two properties (refer to Figure 1-2 and 3-2). The primary purpose of the Project

is to enable NELP to relocate the activities of TUFC and BLFC, which would be displaced from

Bulleen Park.

Delivery of the Project would displace the existing Bulleen Driving Range (BDR) and two residential

dwellings and has the potential to alter residential amenity in nearby residential areas. Associated

social impacts associated are discussed below.

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Figure 3-1: Existing Conditions

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Figure 3-2: Development Plan

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3.2 Bulleen Park

3.2.1 Existing Conditions

The Bulleen Park Soccer Fields are two grass soccer fields located within Bulleen Park (Bulleen

Park fields 4 and 5). The fields are serviced by very modest change room facilities (comprising a

converted shipping container) located immediately to the south of the fields. The Bulleen Park

Soccer Fields are currently used by TUFC for up to 35 hours per week on six separate days. TUFC

is a significant local sporting organisation, which had 550 registered players in 2019.2

Bulleen Park Oval 1 is regional scale sporting facility located immediately to the east of the Bulleen

Park Soccer Fields. The oval is serviced by a contemporary pavilion and change room facilities and

is the current ‘home base’ of the Yarra Junior Football League (YJFL). The BLFC (450 registered

players) has a use allocation on Bulleen Park Oval 1, and uses the venue for training. The majority

of the activity of the BLFC, including formal competition, occurs at a purpose-built soccer ground

located at the Veneto Club immediately to the north.

TUFC and BLFC intend to merge in 2020 and operate under the Veneto Club umbrella. If and when

this occurs the new club would have 900 registered players. Players and family members of both

clubs use the Veneto Club as place to socialise during and after training and games.

3.2.2 Effects

As a result of the North East Link, TUFC and BLFC would be displaced from Bulleen Park. The

primary purpose of the Project is to provide alternate accommodation for TUFC and BLFC to enable

continuation of their sporting activities. The associated works include development of three soccer

fields, a pavilion, club rooms and parking facilities, which would be made available for use by the

TUFC and BLFC (and/or the amalgamated TUFC-BLFC). The new facilities would be located

approximately 3.3 kilometres to the north of Bulleen Park.

3.2.3 Impacts

TUFC has indicated that relocation of their activity to 27 - 59 Templestowe Road would have a

number of benefits for the club and overall that the club supports the Project. To illustrate, in its

submission to the IAC, the club stated that it is happy with the location of the replacement facilities

due to their proximity to the Veneto Club. TUFC has also indicated that, over time, the merged

TUFC and BLFC will require facilities with additional capacity. In this respect, the Project provides

for an increase in the capacity of facilities available for use by the affected club(s). Specifically, the

Project incorporates three purpose-built soccer fields, one of which would be developed with of a

synthetic playing surface. The proposed pavilion likewise has the potential to accommodate a

greater level of use compared with the very modest facility supporting the Bulleen Park Soccer

Fields, and would offer improved amenity for players and spectators.

2 Information drawn from Submission #684 to NEL IAC, Templestowe United Football Club.

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The BLFC has also expressed support for the relocation of their use allocation on Bulleen Park Oval

1 to 27 - 59 Templestowe Road on the premise that at least two FIFA accredited adult size pitches

are developed at the new site (i.e. 64-75 metres wide and 100 to 110 metres long) along with

appropriate supporting amenities (such as a pavilion). Each of the three proposed fields is

consistent with these requirements, and the proposed pavilion would be suitable to meet the needs

of the soon to be amalgamated clubs.

The original assessment of potential impacts associated with displacement of formal sporting

facilities by the North East Link indicated that impacts would be negative (medium severity – refer to

Table 2-2). In the absence of particulars relating to relocation options, the original assessment

envisaged notable changes in facility location, and significant challenges for volunteer-based

organisations in managing the transition, retaining members, etc. While the Project will require

TUFC and BLFC to navigate a process of change, the newly developed facilities would be located

close to the clubs’ social base (the Veneto Club) and improve the capacity and amenity of the

facilities available to the clubs. As a result, after an initial phase of adjustment, the Project would

have a positive, rather than negative impact on the clubs and their members.

Given the above, the minimum standards set by EPR - SC5 for North East Link have been

exceeded by the Project, and the initial impact rating of medium negative can be disregarded and

replaced with a positive rating.

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3.3 Bulleen Driving Range

3.3.1 Existing Conditions

The BDR site is an approximately 6.7-hectare site, which accommodates a driving range facility and

two residential dwellings. The site, including the driving range facility and dwellings, as well as the

driving range business, are in the joint ownership of two families. In relation to the driving range and

dwellings:

▪ The BDR site comprises 38 driving bays (some undercover) which point to a 250-metre length

driving range, a practice bunker, putting green and café. Golf lessons are also offered at the

facility. The facility is one of a number of driving ranges facilities located in Melbourne’s east and

north-east, including the Latrobe Golf Park (Bundoora), Plenty View Golf Park (Plenty), Yarra

Bend Golf Course (Fairfield) and Morack Golf Course (Vermont South) (refer to Figure 3-3). The

driving range business has been operating for over 30 years3 and currently employs four people

(three Full Time Equivalent - FTE).

▪ One of the dwellings is occupied by a single person household and the other is occupied by a

group household (share house arrangement). All occupants are known to the owners. The

dwellings are a-typical for Bulleen, in that they are located on a large land holding which offers

expansive views of open space to the rear of the dwellings.

3.3.2 Effects

The BDR site would be acquired to facilitate delivery of the Project, displacing the driving range

business and occupants of the two dwellings on the site. The owners of the BDR site and driving

range business have indicated their preference is to be compensated rather than to relocate, in part

due to a lack of suitable sites in the immediate area. That is, the driving range business would cease

to operate.

3.3.3 Impacts

Driving Range Users

No data were available on usage of the BDR to assist this assessment. However, estimates of

current usage were obtained from three driving ranges located in relatively close proximity to the

BDR site (refer to Table 3-1).

Due to the lack of usage data for the BDR, it was not possible to develop qualitatively reliable

estimates of the total amount of recreational activity which would be displaced. However, if it is

assumed that usage of the BDR approximates that observed at nearby facilities, then the facility

would accommodate in excess of 1,800 hours of recreational activity per week. If this is the case,

unused capacity at the three driving ranges for which usage estimates were obtained would be

3 https://www.yellowpages.com.au/vic/bulleen/bulleen-golf-driving-range-11971367-listing.html

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insufficient to accommodate all displaced activity. More specifically, the three facilities could likely

accommodate all displaced demand on weekdays, but only approximately 30% on weekends during

the day and 13% during the afternoon/evening throughout the week.

The closest alternative driving ranges are located some distance from the BDR site. As a result, the

Project would potentially result in additional travel expenses and loss of leisure time for displaced

BDR users who choose to make use of these facilities. In addition, unused capacity within the

closest facilities would likely be insufficient to accommodate all displaced demand, leading to a

reduction in flexibility and choice in terms of playing time, day of the week and/or range facility for

users of driving ranges throughout Melbourne’s east and north-east. Closure of the BDR and the

consequent reduction in the capacity and accessibility of driving ranges, would likely lead to reduced

participation.

Table 3-1: Capacity and Demand – Selected Driving Ranges

Latrobe Golf Park Morack Driving Range Plenty View Golf Park

Drive Time from BDR 18 min 25 min 24 min

Distance from BDR 10 km 25 km 18 km

Number of Bays 32 undercover bays and 7

grass tees

20 undercover bays 20 undercovers bays

Other features Putting green, mini-golf,

café, virtual golf, pro-shop

Overhead heating Café/lounge

Estimated Utilization

Weekday (day) 20% to 30% 30% to 40% 25% to 35%

Weekend (day) 80% to 90% 90% to 100% 90% to 100%

Afternoon/Evenings (all days) 90% to 100% 90% to 100% 80% to 100%

Source: Pers.Com driving range managers, March 2020

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Figure 3-3: Distribution of Driving Ranges

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Some users of driving ranges are regular and/or more advanced golfers seeking an opportunity to

practice their game, take instruction from a professional, etc. This type of activity cannot be readily

substituted by other recreational opportunities or sources of entertainment and therefore the closure

of the BDR would impact most negatively on users in this category. Other users visit driving ranges

primarily to relax and/or socialise with friends, and may not be regular golfers. For these users, other

similar recreational opportunities, including x-golf (indoor golf-simulators), may represent an

attractive substitute, if access to a driving range cannot be gained due to capacity constraints. For

users in this category, the closure of the BDR would be a source of frustration, but may not affect

their overall level of recreational and/or social activity.

In light of the above, the impacts associated with the closure of the BDR for users, are rated as

Medium Negative to High Negative. The facility supports a significant amount of recreational activity

and alternate facilities are located some distance away and have limited capacity to absorb

displaced demand. Moreover, driving ranges have a significant land requirement, and it is therefore

unlikely that a new facility will establish in the local area, unless NELP can facilitate development of

a driving range at the Freeway Golf Course (as per the Bulleen Park Options Assessment, NELP

2019, Option 4). Notwithstanding, the displaced activity is casual (as opposed to being associated

with an organised sporting body), ancillary to the main sporting activity of regular and/or more

advanced golfers, and essentially discretionary and easily substituted for many users.

Business

The driving range business is owned by a number of members of the same family. While financial

impacts associated with the closure of the business can be addressed through compensation, the

owners have expressed a sentimental attachment to the operation. The sense of meaning and

purpose that business owners obtain from their business is often a driving motivation for continuing

their operation. In this context, the proposed acquisition may lead the owners to experience a sense

of loss and/or lack of direction.

For current employees, the implications of the Project may be particularly serious, as depending on

the terms of their employment, they may not be eligible for any financial compensation. Moreover,

their ability to adapt will reflect a number of factors beyond their control (i.e. the availability of other

suitable employment opportunities, their current financial position and obligations, etc.). It is possible

that without some form of support, displaced employees may experience difficulties transitioning into

alterative employment and/or face acute financial challenges.

In light of the above, impacts associated with the closure of the BDR business are rated as Medium

Negative. Provision of support and assistance to the owners and their employees to facilitate their

transition into new employment and/or business ventures should be provided, if the need arises.

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Dwellings

The affected dwellings offer a relatively unique residential setting for their current occupants and the

occupants are known to the owners, which may have allowed for reasonable rental terms to have

been negotiated.

It is unknown to what extent the affected households have established social networks in the local

area, or whether they have the financial resources required to relocate to nearby rental

accommodation. Notwithstanding, the households do not contain children (who may be enrolled in

local schools, for example) and are renting, consistent with a degree of mobility and adaptability in

the context of forced relocation.

It is unlikely that the displaced households would be able to locate accommodation offering the

same residential amenity and/or rental terms in the local area and therefore their displacement may

result in a (not unacceptable) reduction in their standard of living.

In the above context, social impacts associated with property acquisition are rated as Medium

Negative. Mitigation should include provision of assistance to the displaced households in terms of

locating suitable replacement rental accommodation.

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3.4 Neighbourhood Amenity

Existing Conditions

The closest dwellings to the BDR site front a service lane on the southern side of Templestowe

Road, and there are many more dwellings located further to the south within a conventional low-

density residential area. There are no direct residential interfaces to the north, east or west.

There are several passive and active open space areas located with the residential area to the south

of the BDR site such as Sheahan’s Reserve, which includes a children playground, tennis court

(outdoor) and indoor court facility. Immediately to the east of the BDR site on the northern side of

Templestowe Road is Birrarrung Park, a 33-hectare passive open space which incorporates two

large ephemeral wetlands, several barbeques, picnic tables, public toilets and shelters. The park

also provides an adventure playground and 2.8 kilometres of flat sealed trails.

The existing BDR operates from 9am to 8pm daily, and the facility is lit in the evening as required.

The BDR site is accessed from Templestowe Road via an unsignalized intersection. Templestowe

Road is a two-lane major arterial road which carries approximately 15,000 to 21,000 vehicles per

day. Traffic volumes on local roads within the residential areas to the south are much lower. Traffic

volumes associated with the BDR site vary across the day, with 76 movements (two-way) being the

highest recorded number (during the PM peak period).

Effects

The redevelopment of the BDR site would deliver formal recreation facilities and passive open space

within walking distance of an existing residential neighbourhood. A shared trail is proposed which

would link into a potential extension of the Yarra River Trail and landscape elements are proposed

to the north of the soccer fields which are in keeping with the location of the site adjacent the Yarra

River.

The Project would result in a change in the nature and intensity of formal recreation which occurs at

the BDR site. Specifically, casual golf practice would be replaced by soccer competition and training.

Moreover, activity at the BDR site would occur over an extended period (i.e. until 10pm in the

evening, two hours later than the existing operating hours of the existing BDR) and total visitation

would increase. To illustrate, the Traffic Impact Assessment (TIA) estimates that peak two-way

vehicle movements to the site wold be approximately 369 on weekends and 148 movements on

weekdays during the PM peak, compared with the current Weekday PM peak of 76. It is noteworthy

that Templestowe Road currently carries 15,000 – 21,000 vehicles per day.

The proposed sporting fields would be lit at night until 10pm, producing light spill and glow.

However, the LVIA prepared for the proposal indicates that the design of the lighting would be in

accordance with the Australian Standards (AS/NZS 4248:2019 Control of the obtrusive effects of

outdoor lighting) which, when combined with the existing intervening vegetation, should avoid and

minimise potential light spill impacts on nearby residences.

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Impacts

The residential neighbourhood to the south of the BDR site (south of Templestowe Road) is

currently well provisioned with public open space. Notwithstanding, the available research indicates

that increasing the total amount of public open space available to a neighbourhood population, the

size of open space parcels and/or the accessibility of open space (in particular providing for

pedestrian access), increases open space utilisation and the benefits obtained by users. Indeed,

benefits for users (such as improved health and well-being) have been associated with supply

improvements even when open space supply exceeds what is typically achieved in an urban

neighbourhood.

The Project would diversify the type of open space available to local residents within the pedestrian

catchment of the BDR site, by introducing soccer fields which can be used informally when not being

used for by sporting groups. In addition, the proposed master plan would provide a new passive

open space area which would provide nature play opportunities and pedestrian access to the Yarra

River, complementing passive recreation opportunities provided by Birrarrung Park and Banksia

Park to the east and west respectively. In this context, it is noteworthy that a new path is proposed

that would provide access along the river where it currently is blocked by the driving range site,

consistent with objectives set out in City of Manningham's Draft Yarra River Corridor Concept Plan

(i.e.to provide continuous shared user paths along the river). The above considered, the proposal

can be expected to make a notable contribution to the liveability of the existing residential

neighbourhood to the south of Templestowe Road.

Formal sporting facilities can generate considerable activity well into the evening, and associated

noise (such as umpires whistles, yelling, etc.) traffic movements, and light emissions in the evening,

are at times perceived to detract from residential amenity by nearby residents. Notwithstanding,

sporting fields which are regularly used and lit at night are a common feature within residential

neighbourhoods. Moreover, the potential for the Project to alter residential amenity is limited by the

absence of residential interfaces to the north, east and west.

There are 20 dwellings directly adjacent the BDR site to the south. However, these dwelling front a

major arterial road and the projected increase in traffic is small in the context of currently flows. Also,

while the proposed facility would be lit, the existing land use, likewise, is lit (the driving range) and

lighting would be designed in accordance with AS/NZS 4248:2019. That is, the magnitude of

changes to amenity for the occupants of the nearby dwellings would be small and not sufficient to

result in material social impacts.

In light of the above, social impacts associated with changes to neighbourhood amenity are rated

positive.

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4 Summary and Conclusion

The preceding sections identify and rate potential social impacts associated with the Project

(reiterated in Table 4-1 below). As discussed, the Project would successfully mitigate potential

negative impacts associated with the displacement of TUFC and BLFC from Bulleen Park, and

moreover, provide these clubs with improved facilities. The Project would also result in improved

neighbourhood amenity for residents living in close proximity to the BDR site.

The Project would lead to the closure of the BDR and the displacement of two residential

households. Impacts for the owners of the BDR site and occupants of the two affected dwellings are

potentially significant, but within reasonable limits in the context of a major infrastructure project

which delivers important benefits to the community. If required, assistance should be provided to

those affected to support them in adjusting to their altered circumstances.

The BDR likely supports a large amount of recreational activity, and alterative driving ranges are

located some distance away and have limited spare capacity. As a result, the proposal would reduce

the accessibility and available of driving range facilities and likely result in reduced participation.

Associated impacts would only be acceptable in the context of a project which delivers significant

and wide-ranging benefits. While the North East Link arguably meets this criterion, mitigation of the

impacts is warranted. In this context, development of an alternative facility within a modified

Freeway Golf Course (as per Bulleen Park Options Assessment, NELP 2019, Option 4) represents a

possible approach. However, it is understood that the final design of the Freeway Golf Course is still

to be determined.

.

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Table 4-1: Capacity and Demand – Selected Driving Ranges

Resource Receptor Change Impact Rating Mitigation

Bulleen Park

Fields 4/5 and

Oval 1

(displaced by

NEL)

TUFC and

BLFC

Clubs re-

accommodated in

improved facilities in

appropriate location,

before displacement

from Bulleen Park

Clubs continue operation

with minimal disruption, in

improved facilities.

Positive N/A

Bulleen Driving

Range Site

Driving

Range

Users

Reduction in

accessibility and

choice for users of

driving ranges

throughout

Melbourne’s east

and north-east.

Increased travel costs

and/or reduced

participation among range

users. Sporting ambitions

frustrated. Social &

entertainment activity

reoriented.

Medium

to High

Negative

If Option 4 for

Bulleen Park is

pursued, develop a

driving range as part

of the golf course

redevelopment.

Business

owners

and

employees

Business ceases to

operate.

Business owners may

experience sense of

loss/lack of purpose.

Employees may

experience difficulties

transitioning into alterative

employment and/or acute

financial challenges

Medium

Negative

If need arises,

provide support and

assistance to owners

and employees to

facilitate transition to

new employment/

business ventures.

Dwelling

Occupants

Dwelling occupants

displaced

Existing amenity and/or

rental terms may not be

recaptured in the local

area. Occupants’

standard of living may be

negatively affected.

Medium

Negative

If need arises, assist

displaced

households to locate

suitable replacement

accommodation.

Neighbourhood

Amenity

Occupants

of nearby

dwellings

Increased intensity

& duration of activity

affects amenity in

close proximity.

Improvements in

availability of

passive and active

open space

Impacts associated with

amenity changes limited

by lack of exposure and

existing amenity of nearby

dwellings.

Open Space

improvements deliver

improved neighbourhood

livability.

Positive N/A