Planning and Environment Act 1987

WHITTLESEA PLANNING SCHEME

AMENDMENT C187

EXPLANATORY REPORT

Who is the planning authority?This amendment has been prepared by the Growth Areas Authority (now known as the Metropolitan Planning Authority in collaboration with the City of Whittlesea. The Metropolitan Planning Authority is the Planning Authority for this amendment.

The amendment has been made at the request of the Metropolitan Planning Authority and the City of Whittlesea.

Land affected by the amendmentThe amendment applies to approximately 1434 hectares of land located within Melbourne’s Northern Growth Corridor approximately 28km from Melbourne CBD. The land within the Wollert Precinct Structure Plan is bound by Craigieburn Road to the south, Summerhill Road to the north, Curly Sedge Creek to the west and the future E6 road reservation to the east.

What the amendment doesThe amendment proposes to incorporate two documents in the Whittlesea Planning Scheme titled “Wollert Precinct Structure Plan, April 2015” and “Wollert Development Contributions Plan, April 2015”. The amendment also rezones the land to Urban Growth Zone Schedule 5 to facilitate the development of the land and makes a number of other changes to the Whittlesea Planning Scheme.

More specifically, the amendment proposes the following changes to the Whittlesea Planning Scheme:

Amend Clause 21.11-1 Transport to include a reference to Wollert.

Amend Clause 22.10 River Red Gum Protection Policy to include a reference to Wollert.

Insert Clause 32.07 Residential Growth Zone into the Whittlesea Planning Scheme.

Insert Schedule 5 to Clause 37.07 Urban Growth Zone (UGZ) into the Whittlesea Planning Scheme and apply the UGZ Schedule 5 (UGZ5) to part of the land within the amendment area.

Rezone land from Urban Growth Zone to UGZ Schedule 5 (UGZ5) to part of the land within the amendment area.

Rezone land from Rural Conservation Zone (RCZ) to UGZ Schedule 5 (UGZ5) to part of the land within the amendment area.

Rezone land from Urban Growth Zone (UGZ) to Rural Conservation Zone (RCZ) to the conservation areas within the amendment area.

Rezone land from Urban Floodway Zone (UFZ) to UGZ Schedule 5 (UGZ5) to part of the land within the amendment area.

Rezone land from Farming Zone (FZ) to UGZ Schedule 5 (UGZ5) to part of the land within the amendment area.

Insert Schedule 10 to Clause 37.01 Special Use Zone (SUZ) into the Whittlesea Planning Scheme and apply the SUZ Schedule 10 (SUZ10) to the transmission line easement within the amendment area.

Rezone land from Farming Zone (FZ) to Special Use Zone Schedule 10 (SUZ10) to the transmission line easement within the amendment area.

Delete Environmental Significance Overlay Schedule 1 (ESO1), Schedule 4 (ESO4) and Schedule 5 (ESO5) from land within the amendment area.

Insert a new Schedule 4 to Clause 43.03 Incorporated Plan Overlay (IPO4) to apply to the local conservation reserves in the amendment area.

Insert a new Schedule 5 to Clause 43.03 Incorporated Plan Overlay (IPO5) to apply to the Nature Conservation areas in the amendment area.

Apply Clause 44.04 Land Subject to Inundation Overlay (LSIO) to part of the land within the amendment area.

Apply Clause 45.01 Public Acquisition Overlay 2 (PAO2) to Craigieburn Road, part of Epping Road and part of Lehmanns Road.

Insert a new Schedule 16 to Clause 45.06 Development Contributions Plan Overlay (DCPO) to apply to land in the amendment area.

Amend the Schedule to Clause 52.01 to provide for passive open space contributions for land within the amendment area.

Amend the Schedule to Clause 52.17 to identify native vegetation exempt from requiring a planning permit.

Amend the Schedule to Clause 61.03 to update planning scheme maps.

Amend the Schedule to Clause 66.04 to require referrals for planning permit applications in the Wollert Major Town Centre to the Growth Areas Authority and the ‘construction restrictions apply’ area to the Secretary to the Department administering the Mineral Resources (Sustainable Development) Act 1990).

Amend the Schedule to Clause 81.01 to include the new incorporated document titled “Wollert Precinct Structure Plan, April 2015” and “Wollert Development Contributions Plan, April 2015”.

Amends the Schedule to Clause 94 and Clause 95 to include VicSmart provisions for buildings and works, car parking and signage in relation to industrial areas.

Strategic assessment of the amendment

Why is the amendment required?The amendment introduces planning provisions to implement the State Planning Policy Framework with regard to the growth of Melbourne by facilitating new urban development, associated infrastructure provision, conservation and open space outcomes.

A planning scheme amendment is the most appropriate method for managing the proposed urban growth and associated development as the matters relate to land use and development outcomes.

The planning scheme amendment allows for urban development outcomes specific to the land resulting in more certain and efficient regulation.

The amendment provides a balanced outcome in favour of net community benefit. The certainty provided by the amendment in terms of land use, development and infrastructure outcomes provides for a transparent and informed investment environment while delivering a clear picture for the future of the land for the existing community. The amendment provides for the housing and servicing of new residents in a manner that minimises disruption to the existing nearby communities.

The amendment complements and in some cases replaces existing provisions of the scheme. In particular the amendment streamlines and integrates processes for native vegetation management, infrastructure provision, national biodiversity outcomes, bushfire protection, housing diversity on smaller lots and implements the use of VicSmart for applications within the employment areas. In most cases, all aspects of development in the amendment area will be addressed through the issue of a single planning permit following the approval of the amendment.

Schedule 5 to the Urban Growth Zone details the uses permitted within the precinct, along with the statutory requirements for planning permits and permit applications in accordance with the PSP.

The amendment does not duplicate any management provisions for the land and development in other acts or regulations.

How does the amendment implement the objectives of planning in Victoria?To provide for the fair, orderly, economic and sustainable use and development of land.

Development of the land for urban purposes will assist in consolidating the urban setting of the area and result in better use of local facilities. Contributions will be required from new development to enhance existing community and sports facilities and upgrade local roads in line with demand generated by the development. The precinct will also include areas of employment through retail and commercial opportunities in the major town centre, local town centres and in the designated employment land in the eastern end of the precinct.

The light industrial and bulky goods areas will provide planned employment opportunities in the area to encourage investment into the Epping North – Wollert corridor. This employment precinct is likely to develop as a sub-regional or district level industrial estate to provide services to the local and regional population catering for industrial land demand from building and service industries.

To provide for the protection of natural and man-made resources and the maintenance of ecological processes and genetic diversity.

The precinct contains a significant number of indigenous River Red Gum trees of varying arboricultural value. The PSP aims to retain a significant proportion of these trees to enhance the landscape character of the future developed area. Areas with significant conservation value have been set aside in the PSP to preserve and enhance native vegetation and will be rezoned to Rural Conservation Zone to prohibit development which is incompatible with the intention to protect conservation values in these areas.

In addition to the retention of conservation areas, development in the area will contribute funds towards maintenance of threatened ecological processes in line with Victoria’s obligations set out in the endorsed program report for Melbourne Growth Corridors under the Environment Protection and Biodiversity Conservation Act 1999.

To secure a pleasant, efficient and safe working, living and recreational environment for all Victorians and visitors to Victoria.

A precinct structure plan for the land will contain requirements that regulate the subdivision of land so as to create pleasant residential neighbourhoods with good access to jobs, services and recreation within and around the Wollert Major Town Centre and local town centres.

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.

Background studies informing the amendment have identified fifteen places of particular significance for Aboriginal cultural heritage. Ten of these sites are stone artefact scatters, four are isolated artefacts and one scarred tree. Sites are most likely to occur on stony rises and close to waterways and higher ground. Development proponents are required to comply with the Aboriginal Heritage Act 2006 in relation any matters of aboriginal cultural significance on the land.

The area is typical of dry stone walls as a marker of the historical farming uses of the land. The dry stone walls have local heritage significance. Clause 52.37 requires a planning permit for the removal of any dry stone walls. Where practicable, the PSP aims to retain significant dry stone walls in areas with compatible land uses such as road reserves, open space and frontage of property boundaries. Where the retention of walls is not feasible, guidelines around alternative uses for wall materials have been included in the PSP.

Two sites within the precinct are covered by a Heritage Overlay (HO41 & HO51) and are proposed to be incorporated into the future urban structure to continue the heritage protection of these sites. Other areas of historical value have been identified in the PSP. A Heritage Conservation Management Plan will be required to be submitted as part of an application that includes a heritage significant site to ensure the heritage value is incorporated into the proposed development or subdivision.

To protect public utilities and other assets and enable the orderly provision and coordination of public utilities and other facilities for the benefit of the community.

The amendment contains a development contributions plan that sets out how local roads, recreation spaces and community facilities will be funded for construction. Drainage infrastructure will be upgraded to cater for urban development and allow for natural flows into retarding basins or wetlands.

The PSP protects current and future surrounding land uses, such as the Wollert Landfill and future Quarry by placing compatible land uses (industrial and bulky goods) within proximity to

these areas and creating a buffer interface to residential areas. A specific provision in the UGZ5 will require an application for permit to demonstrate compliance with the Best Practice Environmental Management: Siting, Design, Operation and Rehabilitation of Landfills (Environment Protection Authority, 2014 – Publication 778.2). The BPEM may require further assessments to be undertaken for an application to determine the likely effects of gas migration and odour impacts.

The transmission easement that traverses the precinct will be rezoned from Farming Zone to Special Use Zone Schedule 10 to allow for better integration with surrounding land uses.

To facilitate development in accordance with the objectives set out in the points above.

The amendment allows for further urban development in Melbourne that will improve the supply of housing in the short term, provide for a robust neighbourhood structure and leave a legacy of funded local infrastructure projects. The amendment will set aside a designated employment area to provide local employment opportunities in the Epping North – Wollert corridor and act as a buffer from external land uses to proposed residential areas.

To balance the present and future interests of all Victorians.

Providing for urban development and employment in the area will ensure that the current landowners are able to develop land in a manner that will be functional and pleasant into the future.

How does the amendment address any environmental, social and economic effects?Environmental impacts

Development of the land following the amendment will alter the existing farming landscape of the precinct by changing storm water flows, increasing the urban population, increasing traffic flows and bringing housing closer to bushfire threats. Furthermore, development will allow sensitive land uses near major roads and where historical farming practices have left localised incidents of pollution.

All of these matters are mitigated through the proposed amendment to facilitate a productive and pleasant new suburb. In particular:

Land is set aside specifically to cater for retardation of water in heavy storms to avoid flooding, while storm water itself is to be treated to a quality fit for return to the natural watercourse.

The Wollert Major Town Centre has been strategically placed within the centre of the precinct to increase accessibility from all areas within the precinct and beyond via Boundary Road and proposed future extension to the transport corridor.

The employment area within the PSP has been strategically located adjacent to the quarrying and landfill activities to provide an appropriate buffer from these land uses and the proposed E6 transport corridor to residential areas. A 200m ‘construction restrictions apply’ buffer from the Extractive Works Area boundary of the quarry (or 100m from the property boundary) mandates that no structures can be built in this buffer area. Furthermore a referral for applications within this buffer area will be required via the UGZ5 and Clause 66.04 of the Whittlesea Planning Scheme.

The impact of potential gas migration and odour impacts from the Wollert Landfill has been considered as part of the amendment by requiring any application within the designated buffer areas identified in the UGZ5 and PSP to demonstrate compliance with the BPEM, as mentioned earlier in this report.

A precautionary Desktop Environmental Site Assessment has been carried out for the land to determine any contamination potential. The assessment identified areas subject to historical localised storage of fuels and other activities associated with farming of the land and generally displayed a medium to high contamination potential. Further work will be required for properties with a medium to high level of

contamination potential. The amendment via the UGZ5 requires further investigation and remediation for the identified land prior to use for a sensitive purpose such as child care centres and education facilities. Further detail on this matter is provided later in this report. The land identified as having low potential for contamination will not require any further assessments.

The Wollert Poultry broiler farm is located within the PSP area. The broiler farm has capacity for 60,000 birds and contains two sheds of 30,000 birds each. The Victorian Code for Broiler Farms 2009 has been considered with respect to impact of the farm on the PSP and a 250m buffer is required to be placed on land surrounding the broiler farm. The UGZ5 requires applications within this buffer to be accompanied by an odour impact assessment for any sensitive uses.

A significant transmission easement traverses the precinct and will be rezoned to Special Use Zone Schedule 10 to allow for appropriate land uses to be accommodated within the easement to maximise the use of this land, subject to the approval of Ausnet Services.

A significant gas pipeline easement also traverses the precinct in the north and west. This gas pipeline requires a pipeline protection area either side of these easements and will require a construction management plan to be submitted with an application to control methods for buildings and works, including demolition within the pipeline protection area.

APA Gasnet has identified a site adjacent to the precinct for a gas fired power station that may require buffers within the precinct. The PSP identifies a potential buffer nearby the APA site. Should this buffer not be required the land would revert to residential.

Social and economic effects

There remains a significant demand for housing in this part of Melbourne. Provision for new residential land supply will improve affordability and choice for homebuyers and investors. Furthermore employment land will provide localised employment opportunities within the corridor aiming to provide logistics, warehousing and showroom type land uses.

The amendment intends to allow for the delivery of an average dwelling density of 18 dwellings per hectare and has assisted with the planning for facilities for future and current residents within Wollert and surrounding areas of Epping North. The level and quantity of existing and planned urban amenities representing significant public and private investment in development that will support a strong urban community includes:

At least 25,000sqm of retail and commercial floor space in the Wollert Major Town Centre.

At least 30,000sqm of potential homemaker floor space.

161 hectares of Industrial land.

Five schools.

Local parks.

Provision for four new sporting reserves with as well as land set aside for an indoor recreation centre and leisure facilities.

Bus capable roads and the provision for an extension to the transport corridor.

Provision of two local town centres and a potential local convenience centre.

The area is likely to develop over a period of 15-30 years.

The amendment will provide a broad range of lot sizes to be provided at the time of subdivision, so as to maximise opportunities for a community with a diverse range of income levels, household size and types.

The delivery of a major town centre will provide the population of Wollert with a centralised area for retail and commercial opportunities. The designated employment area is intended to develop as a district to sub-regional level industrial estate, catering for the local and sub-regional population.

Providing for new population growth in Wollert will add to the economic well-being of the broader community as well as provide greater opportunities to existing residents of nearby suburbs. Increases in demand for goods and services will translate into more local jobs and economic activity.

Additional opportunities for recreation and social groups will emerge as a result of the provision of new public outdoor spaces, new community facilities and town centres.

New public and private sector investment will be significantly boosted in the immediate and surrounding area.

Does the amendment address relevant bushfire risk?The amendment implements specific requirements in the PSP to manage grassland bushfire risks associated with conservation areas and the E6 road reservation and surrounding non-urban areas, in accordance with Clause 13.05 of the Whittlesea Planning Scheme. These provisions accord with the views of the CFA, integrate with the building regulations and substitute the standard bushfire risk management provisions in a manner suitable to an area transitioning from rural to urban land uses.

The land is nominated as a Bushfire Prone Area under r 10 of the Building Regulations 2006 requiring minimum fire protection standards in home construction.

Does the amendment comply with the requirements of any Minister’s Direction applicable to the amendment?Direction No. 1 – Potentially Contaminated Land

A desktop (Phase 1) Environmental Site Assessment was carried out for the precinct (prepared by Cardno LanePiper Pty Ltd, July 2012). The assessment identified a number of potential sources of contamination within the precinct, derived from agricultural land uses, automotive repairs, chemical storage, fuel storage and industrial activities such as the poultry farm.

The report identified 17 properties with a high potential for contamination. Rather than require the amendment to place an Environmental Audit Overlay on these properties, it is considered that further work be required to identified the source and extent of contamination. Therefore a Phase 2 Environmental Site Assessment is required to be undertaken prior to the commencement of development for a sensitive land use. The UGZ Schedule 5 will trigger this as part of a planning permit application.

Similarly, the 15 properties identified with a medium potential for contamination will be required to undertake a Phase 2 Environmental Site Assessment as part of an application for a planning permit.

A condition in the UGZ5 will require any recommendations of the Phase 2 reports to be implemented.

One property has been issued with a Statement of Environmental Audit due to the presence of residual soil and groundwater contamination from a former shell depot. It is considered that the Statement provides enough guidance for future actions of landowners and no further assessments are necessary.

All other properties were assessed as having low potential for contamination and therefore no further assessments are considered necessary.

The Landfill and Quarry Risk Assessment (Golder Associates, October 2012) was also carried out to assess potential impacts of the Wollert Landfill and quarrying operations at 45-135 Bridge Inn Road, Wollert.

The report identified a number of properties with potential to be impacted by odour, landfill gas migration and quarry blasting. In response, land within the buffer has been identified for non-sensitive uses, and the UGZ5 will trigger further assessments for landfill gas migration risk and odour impacts as part of a planning permit application.

Direction No. 9 Metropolitan Strategy

The amendment implements the growth area elements of the Metropolitan Strategy. The amendment provides for fully serviced new urban neighbourhoods and employment in a designated growth area.

Initiative 1.2.1 Plan for industrial land in the right locations across Melbourne’s five subregions to support investment and employment

The amendment will facilitate 161.84ha of industrial land in the northern subregion. The precinct will inject investment in the region and create the potential for employment opportunities during construction as well as in the long term.

Initiative 1.2.2 Maintain the competitiveness of employment land in Melbourne’s growth areas

The amendment facilitates development of land at the eastern edge of the precinct for employment uses. This land will play a more sub-regional type role, providing for logistics, warehousing, showroom and bulky goods. The land is bound by the future E6 road reservation and the current state significant landfill and future quarry.

Initiative 1.2.3 Plan for Commercial land and Activity Centre needs

The Wollert precinct will deliver a mix of commercial zoned land as well as industrial land. The precinct will provide competitive commercial and industrial zoned land values ensuring Melbourne’s competitive commercial market is maintained and also provides viable local employment. Bulky goods are also proposed adjacent to the industrial area. The proposed land uses will most likely service the local and sub-regional population and will not compete with the higher order town centres within the Northern Growth Corridor, Lockerbie (to the north) and Merrifield (to the west) and Epping Central (to the south).

Initiative 1.3.1 Extend VicSmart in defined Industrial and Employment Precincts

The amendment will provide affordable well located industrial land in Melbourne’s northern growth corridor. The MPA is working with the City of Whittlesea and DELWP to identify possible permit applications that could be assessed under the VicSmart assessment process. This will allow applications to be assessed in a 10 day turn around and negate the need for notification or referral where possible.

Initiative 1.5.3 Support the planning of other activity centres

A new major town centre is planned within the precinct that can support a large discount department store, 2 full line supermarkets and 1 mid-sized supermarket. The major town centre will complement two local town centres proposed within the precinct and a possible local convenience centre.

The town centres within the precinct have been considered with respect to the hierarchy of surrounding town centres at Aurora and Epping North and ensure that the retail floor space does not undermine the role and function of these centres.

Initiative 1.5.4 Accelerate investment in Melbourne’s growth areas to increase local access to employment

The amendment will result in investment and job generation in a growth area, particularly within the major town centre and the designated employment area.

Initiative 2.1.1 Apply the reformed residential zones

The housing provisions of the PSP, the applied Residential Growth Zone around town centres and key transport interchanges and broader applied General Residential Zone will

encourage higher densities in suitable locations around the town centres and community facilities.

Initiative 2.1.4 Develop more diverse housing in growth areas

The PSP requires subdivision to provide a range of lot sizes capable of accommodating a wide range of housing types.

Initiative 2.2.4 Increase housing choice within walkable distance of railway stations in the growth areas

The provisions of the PSP aim to achieve a diversity of lot sizes capable of delivering a range of housing types within a walkable catchment to the extension to the transport corridor

The small lot housing code can be applied in this precinct through the UGZ5 condition.

Initiative 3.3.1 Improve roads in growth areas and outer suburbs

The amendment clearly defines a new road network that builds on the existing roads in the area. The road network is characteristic of the conventional grid pattern and allows for suitable links into surrounding neighbourhoods to the south and future neighbourhoods to the north.

Initiative 3.3.2 Improve outer-suburban rail and bus networks

The amendment provides for bus-capable roads serving the vast majority of the precinct. Development of the area will generate additional patronage demand that will feed into improved bus services in the area.

The extension to the Epping North public transport corridor to the Wollert Major Town Centre will direct customers to the major town centre to and connect into the local bus network.

Initiative 4.1.1 Support a network of vibrant neighbourhood centres

A new major town centre is planned within the precinct. Higher residential densities will be encouraged in the residential catchments of the town centre.

Two local town centres are proposed in the north and west of the precinct with the potential for a local convenience centre in the south-eastern portion of the precinct. These town centres will complement the major town centre’s role and function by providing more neighbourhood level services. The Residential Growth Zone will also be applied in areas within the 400m walkable catchment for these local centres.

Initiative 4.1.2 Support local governments to plan and manage their neighbourhoods

The amendment demonstrates planning for a local community through provision of the range of land uses and facilities that a residential community are likely to need on daily and weekly basis.

Initiative 4.3.1 Implement design guidelines to promote walking and cycling neighbourhoods for healthy living

The amendment requires new development to deliver a planned pedestrian and cycle network that provides safe and direct access through the precinct and to the Wollert Major Town Centre. Walking and cycling paths must also be integrated into roads designed primarily for vehicle use.

Initiative 4.4.2 A coordinated approach to the delivery of Education, Health, Recreation and Cultural Facilities

Public and private schools and community centres are planned on secondary arterial roads and connector streets to provide good access without the noise and traffic disruption associated with primary arterial roads. These facilities are also planned together so as to increase opportunities for these uses to share land and services.

Sporting reserves and community facilities are co-located to allow effective and efficient infrastructure provision associated with these uses and the potential early delivery of these services to meet the needs of the growing community.

Initiative 4.5.2 Provide new neighbourhood parks and open space

The amendment sets aside 10.15% of the precinct’s developable land for local parks and sporting reserves. Local parks are located within reasonable walking distance of all planned residential areas.

Initiative 5.1.2 Ensure settlement planning in growth areas and peri-urban areas responds to natural hazards

The precinct is within the Bushfire Prone Area as discussed elsewhere in the report. All developable land is located out of areas that are known to flood. The planned road network will facilitate numerous land use configurations over time allowing flexibility for the suburb to grow and change.

Initiative 5.2.1 Increase the protection and restoration of biodiversity areas

The precinct is located in Conservation Area 31 and 32 as defined in the Biodiversity Conservation Strategy for Melbourne’s Growth Corridors (BCS) and contains significant areas of Natural Temperate Grassland and Grassy Eucalypt Woodland identified for retention. The BCS allows for the conservation boundaries to be refined as part of the precinct structure plan and these revised boundaries are reflected in the PSP. The conservation areas will maintain the current Rural Conservation Zone (with variations to the boundaries) to ensure their continued protection. An Incorporated Plan Overlay will trigger the incorporated PSP in these RCZ areas.

Local conservation reserves have been identified as part of the PSP for the protection of River Red Gums and vegetated stony knolls. These will also be protected by the Rural Conservation Zone with an Incorporated Plan Overlay to trigger the PSP for these areas.

Initiative 5.2.2 Protect the values of our waterways

All developable land is located out of areas that are known to flood. An appropriate drainage scheme will be implemented for the precinct to divert stormwater to natural wetlands and retarding basins. Water sensitive urban design (WSUD) measures within developments will ensure storm water itself is treated to a quality fit for return to the natural watercourse.

Initiative 5.4.1 Integrate noise and air quality guidelines into land use and transport planning provisions

The road network and layout of land uses aims where practicable, to shield residential uses from significant noise sources. The employment areas have been strategically located to minimise impacts from the quarry and landfill activities on residential and sensitive land uses.

Initiative 7.3.1 Increase the productivity of the Victorian economy by improving the utilisation of existing and proposed state infrastructure

The area is also planned around two existing declared arterial roads, providing north-south connections and connection to the Hume Freeway-Craigieburn Bypass.

Once delivered, residents in the area will utilise the planned E6 road reservation that runs along the eastern boundary of the precinct and heads north to link back into the west. The significant increase in the population of the area will have an impact on the traffic network at a local level as well as through adjoining suburbs. The E6 will allow for an efficient connection to the north and west.

The provision of a public transport corridor into the Wollert area also will protect the ability for high-capacity public transport services to service the area in the future.

Direction No. 11 Strategic assessment of amendments

This direction seeks to ensure a comprehensive strategic evaluation of a planning scheme amendment. This Explanatory Report addresses the requirements outlined in this direction.

Direction No. 12 - Urban Growth Areas

Part 6 of Ministerial Direction 12 requires that when preparing an amendment to introduce or change provisions in a schedule to the UGZ, a planning authority must evaluate and include in the explanatory report a discussion about:

How the amendment implements any Growth Areas Framework Plan applying to the land

The North Growth Corridor Plan (North GCP) applies to the land. The North GCP identifies the land within the Wollert precinct as largely residential land uses with a designated area of employment on the eastern boundary bordered by the ‘E6 Road Reserve’. Utilities transmission easements (electricity and gas) traverse the precinct with the Principal Public Transport Network identified along Craigieburn and Epping Roads. Large areas of land are set aside for ‘biodiversity values’ in the western end of the precinct. A major town centre is identified near the intersection of Boundary and Bodycoats Roads.

The amendment implements the land use aspects of the North GCP by describing a residential and employment precinct with amenities including a major town centre, recreation and community uses. The conservation areas are set aside for conservation and open space.

How does the amendment accord with the Precinct Structure Planning Guidelines (October 2009)?

Objective one: To establish a sense of place and community

The amendment will provide for a self-sustaining community, defined by a series of town centres, meeting places and green spaces for conservation and recreation. The amendment actively incorporates natural features such as River Red Gums, nationally significant conservation areas, stony rises, waterways and cultural heritage elements into future urban structure. The PSP will deliver a range of lot sizes to increase housing choice and diversity for future residents as well as provide a robust road network to facilitate efficient movement throughout the precinct for vehicles and provide a framework to link to off-street walkways and cycle paths and accommodate public transport.

The amendment will also deliver strong and diverse employment uses to provide local employment opportunities but also provide suitable buffering from the nearby quarrying and landfill activities to residential land.

Objective two: To create greater housing choice, diversity and affordable places to live

An important new approach to housing diversity has been developed and introduced in this PSP and other PSPs currently under preparation. New provisions in the PSP deliver a comprehensive guide to delivering diversity that does not rely on a mono-cultural divide of ‘conventional density’, ‘medium density’ but provides for outcomes that provide a range of densities across the area. This allows for increased choice to homebuilders and purchasers to build a house of the size they want in the location they want while meeting policy goals seeking higher dwelling densities in growth areas.

The use of the Small Lot Housing Code, incorporated into the Whittlesea Planning Scheme, will provide developers the ability to provide diverse housing options promptly and within required design guidelines.

The provision of local facilities and access to the future bus network in the medium to long term will contribute to the affordability of the precinct and encourage reduced reliance on the private vehicle.

Objective three: To create highly accessible and vibrant activity centres

A key feature of the precinct is the Wollert Major Town Centre which is located central to the precinct adjacent to potential extension to the transport corridor. The major town centre fronts Boundary Road and connector roads to maximise its expose and accessibility.

The Wollert Major Town Centre will support a range of retail and commercial land uses with a retail floor space of at least 30,000sqm. Two local town centres are proposed in the

western and northern ends of the precinct with the potential for a local convenience centre in the south-eastern edge of the precinct. Higher residential densities will be encouraged around each centre.

The amendment also allows for bulky goods adjacent to the industrial area to service the local and regional population.

Objective four: To provide for local employment and business activity

Employment and business activity in the precinct are focused on retailing, commercial and light industrial uses. Home based businesses will also provide local employment opportunities.

In addition to precinct based employment opportunities, the precinct has good access to planned employment in the Northern Growth Corridor. Significant employment areas are located to the west in Craigieburn and Merrifield.

Objective five: To provide better transport choices

The PSP formalises road connections through the precinct and beyond into adjoining PSP areas. The North Growth Corridor Plan shows Craigieburn and Epping Roads as part of the Principal Public Transport Network (PPTN) with the potential of high capacity public transport along part of Craigieburn Road.

The cycle and walking trail network is deliberately aimed at providing access to key local destinations but also provide direct routes to the Wollert Major Town Centre and employment area.

Objective six: To respond to climate change and increased environmental sustainability

All of the elements planned for the precinct, as described in the response to objectives above and below, have sustainability built into their design. They provide for:

Reduced travel times to key services and multiple mode and route options for travel including by means other than the currently dominant private car mode.

Management of natural systems, and the effects of development on natural systems, so as to minimise or offset detriment to those systems.

Efficient use of land for multiple purposes where practicable.

Enhancement of biodiversity values and setting aside of land for open space.

Objective seven: To deliver accessible, integrated adaptable community infrastructure

Community facility hubs including community health and education centres, schools and sporting reserves are co-located to provide opportunities for more efficient use of land and vibrant public places.

The proposed connector roads, cycling and shared trails within the precinct will provide excellent access to these community hubs.

How the provisions give effect to the intended outcomes of the precinct structure plan.

Most provisions in the incorporated documents and associated ordinance are designed to be implemented at the subdivision development stage. At this point requirements and guidelines are either designed into subdivision plans (e.g. spatial outcomes), implemented through permit conditions (e.g. development and biodiversity contributions), implemented through referral authority agreements (e.g. essential services) or required to be applied as restrictions on title (e.g. bushfire protection, small lot housing code).

This provides for single permission after approval of the PSP and is central to providing certainty and clarity in the planning process.

Additionally, applied zones that follow the pattern of development rather than lead it allow flexibility when the PSP is followed through in the detail of subdivision and land use layouts.

The General Residential Zone is applied to the majority of residential areas with the Residential Growth Zone applied to residential areas within 400m of the town centres. The PSP will be the guiding document for neighbourhood development. The Commercial 1 Zone, complemented by as-of-right floor space limits in the UGZ Schedule, will allow for competitive development of growth areas centres. The Commercial 2 Zone will guide development within the land designated as Bulky Goods and the Industrial 1 Zone will encourage industrial land uses in the east of the precinct that take into consideration the potential effects of the landfill and quarrying activities.

How a translation of the provisions can be achieved, once development anticipated by the precinct structure plan is substantially complete.

As discussed above most outcomes will be delivered through subdivision permits prior to translation of the PSP to standard provisions. Subdivision permits will implement most of the non-standard provisions.

An assessment of how development has proceeded and where public land uses have been established closer to the time of translation will provide a better guide to where zones boundaries should be settled.

Other than the UGZ, standard provisions are used to implement the plan including development contributions through the Schedule 16 to Clause 45.06, open space contributions through Clause 52.01 and native vegetation management and exemptions through Clause 52.17. These will stay in place until all relevant contributions are collected and native vegetation is securely managed or offset.

S46m(1) - Direction on Development Contributions Plan

This direction seeks to direct planning authorities in relation to the preparation and content of a development contributions plan. Items (works, services and/or facilities) funded by the Wollert DCP is in accordance with these relevant Ministerial Directions.

How does the amendment support or implement the State Planning Policy Framework and any adopted State policy?The amendment represents an integrated decision making process that balances the conflicting objectives of the relevant State planning policies as follows:

Clauses 11.01 Activity centres, 11.02 Urban growth, 11.03 Open space - The amendment incorporates a precinct structure plan and development contributions plan. These plans set out an orderly structure for development of the precinct including the location and function of town centres taking into account the existing and planned network of centres in the region, bringing zoned land supply to the market for housing and employment, providing land with good proximity to existing and planned amenities and services, and infrastructure.

Clause 12.01 Biodiversity - Offsets for vegetation removal and habitat areas for nationally and state significant species will be provided in accordance with the Commonwealth EPBC Act approval for urban development in Melbourne’s Growth Areas. The amendment reinforces existing protection of land for the ongoing conservation and enhancement of the nature conservation areas and numerous locally significant River Red Gums located within the precinct.

Clause 16.01 Residential Development - Housing in the precinct will be fully serviced. New residents will have access to existing services and employment opportunities in the community and in adjacent developed neighbourhoods and through provision of new infrastructure in the precinct. The precinct structure plan sets out a range of housing densities that can be accommodated in the precinct.

Clause 17.01 Commercial - The PSP designates a major town centre central to the precinct which will comprise a mix of retail and commercial floor space. The major town centre will be supported by two local town centres to provide each catchment with retail services. Bulky goods and industrial land uses are proposed at the eastern end of the

precinct to service the local and sub-regional population. The precinct is well located to access the local town centre at Aurora and also the principal town centre at Epping Central.

Clause 18.01 Integrated Transport, 18.02 Movement networks - The proposed road network provides a robust structure for traffic and transport movement within and through the precinct. The road network builds upon existing main roads that run through the precinct (Epping Road, Craigieburn Road and Boundary Road). Rail Transport is currently provided at Epping and South Morang to the south, with opportunities for a future transport corridor connection in the precinct. Initial public transport will most likely consist of Bus Rapid Transit services along this route.

Clause 19.02 Community infrastructure, 19.03 Development infrastructure - A comprehensive development contributions plan has been prepared for the precinct. The amendment provides the strategic basis for that plan including roads, intersections, bicycle paths and sports facilities. Water, sewer and drainage services are readily connectable from adjacent development into the precinct.

How does the amendment support or implement the Local Planning Policy Framework, and specifically the Municipal Strategic Statement?The amendment is supported by the LPPF, in particular Clause 21.06-1, as it provides for the residential development of land that draws on the natural features of the site and incorporates this into the future development. Further, the development of the land will be managed in a way that effectively integrates the landscape, and avoids inappropriate incursions into environmentally sensitive areas. The interface with conservation areas and scattered trees to be retained will be appropriately managed, as directed by the PSP.

The development design process has been prepared in mind of the presence, retention and enhancement of existing River Red Gums within the future urban form.

The amendment has also been prepared in consultation with the following elements of the Municipal Strategic Statement:

Clause 21.04 – Settlement. This policy provides a strategic framework and vision for Whittlesea. The PSP has a robust urban structure which provides for series of town centres, community facilities and community focal points, leisure and recreation opportunities through planned sporting fields and local parks and an appropriate transition of land uses from industrial to residential.

Clause 21.05 – Environment and landscape values. The PSP aims to protect and enhance conservation areas and native vegetation through the appropriate zoning controls and outlining interface treatments to sensitive areas. Natural waterways protected by encouraging integrated water management systems and water sensitive urban design treatments throughout the precinct. Development is also located outside of the 1 in 100 year flood level.

Clause 21.08 – Built form and heritage. The PSP identifies areas of post-European heritage and has incorporated these sites into the future urban structure. Aboriginal cultural heritage has been considered with 15 Aboriginal Places being recorded via a field survey. A CHMP will be required before any planning permits can issue within the precinct.

Clause 21.09 – Housing. The PSP aims to meet this clause by providing a robust framework for the delivery of diverse housing opportunities and foster good urban design outcomes within the precinct.

Clause 21.11 – Transport. The PSP identifies an extension to the transport corridor to facilitate heavy rail from Lalor to Wollert. This policy has been updated to reflect this change and include a reference to Wollert.

Clause 22.09 – Industrial development policy. The location of industrial land within the precinct has been strategically sited to act as a suitable buffer between the proposed residential areas and the amenity impacts of the Hanson Quarry and Hanson Landfill and

the proposed E6 transport corridor to the east of the precinct, as well as maximising the exposure opportunities of its location on Epping Road. Guidance regarding urban design outcomes and appropriate transition of land uses is provided within the PSP to ensure this policy is met.

Clause 22.10 – River Red Gum policy. The retention of significant patches of River Red Gums has been considered as part of the future urban structure. Target tree retention rates have also been included in the PSP in accordance with Council practice. This policy has been updated to reference Wollert.

Clause 22.11 – Development Contributions Plan policy. The Wollert Development Contributions Plan has been prepared as part of the amendment in accordance with this policy.

Does the amendment make proper use of the Victoria Planning Provisions?The amendment meets the form and content requirements of the Victorian Planning Provisions. Importantly, the application of the UGZ is considered an appropriate tool to apply a suite of Victoria Planning Provision zones to guide future use and development of the site through the specification of conditions and requirements for permits. The use of the Rural Conservation Zone for conservation areas is considered the appropriate tool to manage and enhance biodiversity.

How does the amendment address the views of any relevant agency?The amendment and the Wollert Precinct Structure Plan and Wollert Development Contributions Plan have been prepared in collaboration with the City of Whittlesea and in consultation with affected agencies. Amongst others key relevant agencies include Department of Environment, Land, Water and Planning, Public Transport Victoria, VicRoads, Melbourne Water, Department of Education and Training, Department of Economic Development, Jobs, Transport and Resources, Parks Victoria, Office of Aboriginal Affairs Victoria, including the Wurundjeri, Yarra Valley Water and the Country Fire Authority.

Does the amendment address relevant requirements of the Transport Integration Act 2010?The amendment is likely to have a significant impact on the transport system at a local level. It will require upgrades to nearby parts of the regional road network and will allow the creation of a new local road network that will set the future pattern of development in the precinct. It will contribute to the development of the bus network in the area.

The proposed additions and changes to the existing transport system in and adjacent to the precinct will meet the transport system objectives by:

Providing for an interconnected road system that responds to the likely level of use generated by the precinct and hence facilitating investment in housing and local retail services in the area.

Enabling efficient access to existing and planned employment and services in and around the local area and region through connections to the nearby arterial road network and planned extensions to bus services.

Ensuring the road network minimises impacts on the site’s topography, native vegetation and water flow regimes.

Providing locally based sports and recreational facilities to reduce the need for extended travel.

Designing roads that are of a suitable scale and compatible with the expected travel demand and that provide a suitable scale and impact in relation to likely adjoining development infrastructure provided for through a development contributions plan will generally be provided as sufficient demand arises for the relevant infrastructure item

and provides the opportunity for the efficient construction of items concurrent with subdivisional development.

Integrating the construction of bus stop facilities with the development process to minimise construction costs and provide the opportunity to optimise the location of bus stops and design of roads in relation to bus routes and associated facilities.

Integrating relevant government bodies involved in the provision of transport infrastructure and services in the decision making process of the amendment.

Resource and administrative costs

What impact will the new planning provisions have on the resource and administrative costs of the responsible authority?

The amendment will have minimum impact on the resources and administrative costs of the responsible authority. The incorporation of the PSP in the Whittlesea Planning Scheme will facilitate the future orderly and proper planning of the area. In most cases a single subdivision permit will capture all of the development requirements for a particular site.

Further, the UGZ Schedule 5 has been structured in such a way that the ultimate translation to conventional Victorian Planning Provisions zones can occur in a timely and efficient manner once the land has been substantially developed.

Where you may inspect this AmendmentThe amendment is available for public inspection, free of charge, during office hours at the following places:

City of Whittlesea Metropolitan Planning AuthorityMunicipal Offices Level 25

25 Ferres Boulevard 35 Collins Street

South Morang 3752 Melbourne 3000

www.whittlesea.vic.gov.au www.mpa.vic.gov.au

The amendment can also be inspected free of charge at the Department of Environment Land, Water and Planning website at www.dtpli.vic.gov.au/publicinspection .

Submissions Any person who may be affected by the amendment may make a submission to the planning authority. Agency submissions about the amendment must be received by Monday 1 June 2015.

A submission must be sent to: Metropolitan Planning Authority Level 25, 35 Collins StreetMELBOURNE, VIC, 3000

Or via email at: amendments@mpa.vic.gov.au

Panel hearing dates In accordance with clause 4(2) of Ministerial Direction No.15 the following panel hearing dates have been set for this amendment:

directions hearing: Week beginning 13th July 2015

panel hearing: Week beginning 24th August 2015