Acknowledgements The 275 Racecourse Road Master Plan (Master Plan) Report has been prepared by Hume City Council and HASSELL with background material and information prepared by WBCM, GTA, Charter Keck Cramer and Biosis Research.

Daryl Whitfort, Executive Sponsor Director City Governance & InformationFadi Srour, Project Manager Manager Finance & Property DevelopmentMichael Sharp Manager Strategic PlanningJohn Davis Manager SubdivisionsNick Walker Manager Sustainable EnvironmentVicki Renner Acting Manager Marketing & CommunicationsRund Gorgis Town PlannerPauline Kondos Team Leader, Property & Valuations

Project Team Members

The Master Plan incorporates residential areas, the proposed neighbourhood retail centre, road layouts, open space areas and documents the principles for the comprehensive and integrated development of the land. The outline shown in the Master Plan will be further detailed within stages of development and subdivision. The detailed design may vary or alter depending on the method of development, without changing the Development Vision or Design Philosophy.

When adopted, the Master Plan will form the basis of discussions with service authorities and government agencies to further refine and confirm elements of the plan and to allow further detailed design to be undertaken. The Master Plan will also provide the basis for a future planning scheme amendment.

Contents 1.0 Introduction1.1 BACKGROUND

1.1.1 INTRODUCTION1.1.2 SCOPE1.1.3 COMMUNITY CONSULTATION

2.0 Executive Summary2.1 EXECUTIVE SUMMARY

3.0 Development Vision3.1 DEVElOpMENT VISION3.2 DESIGN phIlOSOphY3.3 ECOlOGICAllY SUSTAINABlE DEVElOpMENT

3.3.1 PRINCIPLES Of SUSTAINAbILITY

4.0 Concept Master plan4.1 METhODOlOGY4.2 lAND USE4.3 ACCESS AND MOVEMENT

4.3.1 INTERNAL STREETS4.3.2 TRAffIC CALMINg4.3.3 PUbLIC TRANSPORT4.3.4 PEDESTRIAN AND bIkE NETwORk

4.4 BUIlT FORM4.4.1 bUILDINg ON SLOPES4.4.2 ORIENTATION4.4.3 fENCINg4.4.4 gARAgES4.4.5 bUILDINg ENVELOPES4.4.6 ENERgY AND wATER CONSUMPTION

MANAgEMENT SYSTEMS4.4.7 DESIgN gUIDELINES AND STANDARDS

4.5 RECREATION, OpEN SpACE AND pUBlIC AMENITY

4.6 lANDSCApE CONCEpT4.6.1 PLANTINg4.6.2 STREET TREES4.6.3 ExISTINg TREES4.6.4 CONSERVATION RESERVE (gRASSY

wOODLAND)4.6.5 gATEwAY TREATMENTS4.6.6 RESIDENTIAL LANDSCAPINg4.6.7 LIghTINg Of PUbLIC PLACES

4.7 wATER SENSITIVE URBAN DESIGN4.7.1 wSUD TEChNIQUES4.7.2 STREETSCAPES4.7.3 wETLANDS

5.0 Site Investigations5.1 SITE INVESTIGATIONS

5.1.1 SITE DESCRIPTION5.1.2 SERVICES5.1.3 LOCAL CONTExT

5.2 KEY ISSUES5.2.1 PLANNINg5.2.2 URbAN DESIgN5.2.3 PARk AND OPEN SPACE REQUIREMENTS5.2.4 LANDSCAPINg5.2.5 TRAffIC5.2.6 SERVICINg AND DRAINAgE

REQUIREMENTS5.2.7 ARChAEOLOgICAL

6.0 Planning6.1 lOCAl plANNING pOlICIES

6.1.1 STATE POLICY6.1.2 LOCAL POLICY6.1.3 zONINg AND OVERLAYS6.1.4 CLAUSE 56

7.0 Market Research and Analysis7.1 DEMOGRAphIC pROFIlE

7.1.1 VACANT RESIDENTIAL LOT SALES7.1.2 VACANT RESIDENTIAL LOT SIzE

7.2 hOUSING pROFIlE7.2.1 NATURE Of OCCUPANCY7.2.2 DwELLINg STRUCTURE

8.0 Implementation Strategy8.1 plANNING

8.1.1 PLANNINg CONTROLS TO ALLOw IMPLEMENTATION

8.2 pROTECTION OF EXISTING VEGETATION8.2.1 PROTECTION Of ExISTINg gRASSY

wOODLAND8.2.2 PROTECTION Of ExISTINg TREES

8.3 ECOlOGICAl MANAGEMENT plAN8.4 MANAGEMENT OF ARChAEOlOGICAl SITES

9.0 Conclusion9.1 CONClUSION

10.0 Reference Material10.1 REFERENCE MATERIAl

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1.0 Introduction 1.1.2 SCOPE

The scope of this Master Plan is to:

• Update and build upon findings of the 1999 Land Use Strategy and to create a master plan for the site which reflects current planning policy settings, legislative frameworks and community expectations

• Provide a commercially sound and feasible framework for the development of the site

• Create a development that is suitable for inclusion into the Hume Planning Scheme to provide support to the rezoning of the site

• Create a residential development that is innovative and encompasses the principles around sustainable communities

• Provide a physical plan showing the proposed subdivision, internal road layout, open space network and connections and linkages to surrounds

FIGURE 1.1 AERIAL PHOTO WITH SITE BOUNDARY

1.1 BACKGROUND

1.1.1 INTRODUCTION

Hume City Council owns land at 275 Racecourse Road, Sunbury comprising of 50.44 hectares of undeveloped land. The eastern boundary fronts Racecourse Road and is located approximately 2.5 kilometres to the north of the town centre of Sunbury. Adjoining the site is an allotment located at 45 Emu Road which is approximately 2.15 hectares.

In the early twentieth century a horse racing track was established on the eastern part of the site. In 1976 the site was purchased by Council as a possible site for a new town centre. Later changes to the planning of Sunbury resulted in this land no longer being required for this use. The site is currently vacant following years of use for grazing.

In 1999 Hume City Council commissioned the Pinnacle Property Group (Charter Keck Cramer) to undertake a land use strategy for the site (Land Use Strategy, Lot B Plan of Subdivision Number 116962 Racecourse Road, Sunbury). The study concluded that the site was most appropriate for residential use although there were opportunities for a portion of the site to be used for passive and active recreation use.

In July 2007, Council invited tenders from suitably qualified consultants to develop a site master plan and in October 2007, Hassell was awarded the contract.

The recommendation of the 1999 Land Use Strategy to develop the site for residential use has formed part of the brief for this Master Plan. In addition this Master Plan further investigates opportunities for setting new benchmarks in Ecologically Sustainable Development (ESD) for residential developments.

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1.1.3 COMMUNITY CONSULTATION

The development of the Master Plan is the first stage of community consultation for this site with the second being the rezoning of the land through a formal statutory planning process.

At this point in time, whilst there is no statutory requirement for Council to do so, there has been a significant level of community consultation to help inform the development of the Master Plan.

The community consultation for this stage comprised information sessions including displays at the Sunbury Agriculture Show on 10 October 2009 and at the Sunbury Square Shopping Centre on 17 October 2009 to ensure wide community exposure to this consultation process.

The information displays included draft concept plans known as Option 1 which included 409 lots and Option 2 which included 377 lots and more open space, prepared Questions and Answers and Community Feedback Forms.

The Master Plan options, prepared Questions and Answers and the Community Feedback Forms, were also placed on display from 29 September 2009 to 23 October 2009 at Council’s offices in Broadmeadows, Craigieburn and Sunbury as well as the Sunbury Library and on Council’s website.

Council officers including the project manager, CEO and Sunbury Councillors have also met with representatives from the Residents 4 Racecourse Road Recreation (R4RRR) action group.

The key changes as a result of the community consultation process are as follows:

• Reduction of lot numbers to 350• Increased lot sizes on the interface to the north and north

- west and south-west of the site adjoining the low density zoned properties

• The inclusion of no-build zones• Creation of a reserve around the significant yellow gum

tree at the rear of Marshall Close• Removal of the smaller wetland to the north of the site and

replaced it with a tree reserve• Closure of a pedestrian access in Forster Court• Increased the road reserve for the extension of Elizabeth

Drive to allow for future duplication if needed• Closed the vehicle access point in the south-west corner

to Kismet Road

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2.1 EXECUTIVE SUMMARY

The vision embodied within this Master Plan is to create a residential development that is economically, socially and environmentally sustainable by embracing current best practice in ESD.

The Master Plan includes the following:

• A clear vision and principles for the development of the site

• A detailed analysis of the site and surrounds

• Incorporation of best practice in the application of the principles of ESD where practical and possible

• Details of the proposed land use

• Creation of clear and legible streets and path networks including provisions for the Elizabeth Drive extension

• The lot density including details of proposed mix, orientation and location of medium density sites

• Creation of open space, park and public amenity and conservation zones

• A landscape concept plan which considers entries, conservation areas, wetlands, pedestrian movement, parks and streetscape treatments

• Retention of existing vegetation where possible and details of measures to protect existing vegetation including a management plan for native vegetation and natural features

• Strategies for stormwater management

The Master Plan has considered the requirements of the following:

• An archaeological study

• A flora, fauna and net gain assessment

• A traffic management report

• An engineering servicing report

2.0 Executive Summary

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3.0 Development Vision 3.1 DEVElOpMENT VISION

The vision embodied within this Master Plan is to create a residential development that is economically, socially and environmentally sustainable by embracing current best practice in ESD.

3.2 DESIGN phIlOSOphY

The design and development philosophy which underpins this Master Plan includes the following:

• The provision of a future development that aspires to best practise in standards for ESD in architecture, landscaping and urban design

• Creating a development that is practical and commercially sound

• Create a permeable development that considers pedestrian and cycle routes and connections with the surrounding context

• Provision of public transport routes

• Allow for the completion of Elizabeth Drive extension to Racecourse Road to improve access and connectivity

• Provide for the protection and enhancement of significant environmental features through the incorporation of open space and the creation of habitat

• The provision of a range of lot sizes to create a diverse community

• The provision of a range of services including fibre optics for modern lifestyles

• Adoption of passive thermal design strategies

• Encourage innovative stormwater management to reduce potable water demand and to improve water quality

• Encourage the responsible use and re-use of water

3.3 ECOlOGICAllY SUSTAINABlE DEVElOpMENT

ESD is described as development that meets the needs of the present without compromising the ability of the future generations to meet their own needs. ESD is a commitment to site specific design responses to achieve the following objectives:

• Creation of healthy and sustainable ecosystems

• Reduction in water consumption and improvement in water use efficiency

• Reduction in landfill waste and the efficient use of resources

• Reduction in energy consumption and reduction in use of polluting and non-renewable energy sources

• Use of materials that are environmentally responsible

• Creation of sustainable communities where people enjoy living both in the short and long term

ESD aims to meet our existing needs without diminishing the worth of our natural resources for generations to come. It demands a positive commitment from all to minimise waste, use renewable energy resources and provide optimum design solutions that will reduce long term demand for energy. The opportunity exists for this development to set a new benchmark in the active application of environmentally sustainable design and development techniques.

In the context of this, the following Principles of Sustainability were established at the outset of this project, to act as a philosophical overlay to all design decisions. Every attempt has been made, during the development of this Master Plan, to adhere to these principles.

3.3.1 PRINCIPlES Of SUSTAINABIlITY

The Principles of Sustainablity are as follows:

• Respect the history of the site and acknowledge and respond to its context

• Promote pedestrian and cycle use

• Promote safe, legible and direct access both within the site and to surrounding areas

• Utilise Water Sensitive Urban Design (WSUD) techniques to reduce the impact of the site and to protect the natural hydrological regime

• Adopt passive thermal design strategies

• Maximise energy efficient programs, where possible

• Provide for a range of lot sizes to meet the needs of different people

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4.0 Concept Master plan 4.1 METhODOlOGY

The Master Plan incorporates a number of ESD initiatives to create a benchmark in sustainable residential development (refer Figure 4.1) by considering access, movement, safety, integration with surrounding uses, on-site storm water treatment and storage, retention of native grassland, habitat links, open space provision and solar orientation.

Some of the features of the Master Plan include:

• 350 lots ranging in size to create a diverse community and affordability

• An average lot size of 753m2

• Provision of a greater diversity of smaller lot sizes opposite areas of higher amenity, such as near parks or shops

• Creation of proposed no-build zones to the rear of some lots to reduce impact on neighbouring properties

• Location of large sized lots to the western and northern edge of the site to create an improved interface with the surrounding low density rural zone areas

• An allowance of 3,900 m2 for a neighbourhood retail centre

• Several vehicular access points and pedestian and cycle routes

• Retention of a large portion of native grasslands (Grassy Woodlands)

• Creation of a legible movement network that capitalises on the views to the central open space

• Creation of an active recreation space (e.g. half court) adjacent to the Grassy Woodland and opposite the retail area

• Locating the neighborhood park adjacent to the Grassy Woodland to create a large central open space

• Retention of existing significant trees within open space areas including the creation of a reserve around the most significant remnant tree to better ensure ongoing protection

• Creation of a tree reserve along the eastern boundary (north of the proposed Elizabeth Drive extension) for planting and water treatment and to provide a buffer between the site and Racecourse Road

• Incorporation of Water Sensitive Urban Design techniques such as a wetland, bioswales and rain gardens

• Extension of Elizabeth Drive and an allowance for future duplication

By developing this site there are also other flow on benefits beyond the site itself. These include linkage paths between the Emu Bottom Wetlands and the Spavin Drive Lake, the extension of reticulated gas to the site, the potential extension of Elizabeth Drive to the south to Vineyard Road which will help ease traffic congestion through the town centre and the potential to extend the bus route along Elizabeth Drive which will reduce the level of car parking pressure in the town centre.

The following sections of the report provide further detail on the Master Plan.

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RESERVE 1

NEIGHBOURHOODPARK

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SPAVIN DRIVERECREATIONAL RESERVE

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45 EMU ROAD

RESERVE 2

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PROPOSED 5M WIDE'NO BUILD' ZONE

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MITIGATING WORKSTO INTERSECTION

PROPOSED ROADCONNECTION TODUNROSSIL DRIVE

LEGEND

GRASSY WOODLAND

REVEGETATEDGRASSY WOODLAND

WETLAND

LANDSCAPE BUFFER

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LOT COUNTLOT AREA <400 400-499 500-599 600-699 700-799 800-899 >900 TOTAL LOTS

NO. OF LOTS 55 18 42 71 60 26 78 350PERCENT 15.7% 5.1% 12.0% 20.3% 17.1% 7.4% 22.3% 100.0%

FIGURE 4.1 MASTER PLAN

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Lot Count

Number of Lots %

Less than 400 m 2 55 16%

400 to 499 m 2 18 5%

500 to 599 m 2 42 12%

600 to 699 m 2 71 20%

700 to 799 m 2 60 17%

800 to 899 m 2 26 8%

Greater than 900 m 2 78 22%

TOTAL 350 100%

Approx. Land Allocationm2

Total Site 504400

Grassy Woodland Reserve 91007

Wetland Reserve 14398

Neighbourhood Park 7250

Reserves 5240

Pocket Park 1 3382

Tree Reserve 2640

Road reservations 113060

Retail 3900

Net residential area 263523

No. of Lots 350

Average Lot Area 753

TABlE 4.1 LOT COUNT SCHEDULE

TABlE 4.2 LAND ALLOCATION SCHEDULE

4.2 lAND USE

The Land Use Strategy prepared in 1999 for the site recommended relatively higher density lots to the southern and eastern portion of the site comprising of lots ranging in size from 800 to 1,200 sqm. To the north of the site lower density lots of 1,500 to 2,000 sqm were proposed to create a transition to the existing lower density lots to the north.

Since preparation of the Land Use Strategy other issues such as housing affordability and environmental sustainability has led to a change in philosophy with regard to contemporary residential design. The lots sizes have been reviewed with regard to the expected growth of Sunbury and current trends in how people live, to provide a greater mix of housing opportunities, and to reduce environmental impact.

As recommended by the Land Use Strategy a transition has been created by locating the largest lots adjacent to the Low Density Rural Zone land that bounds the north, west, and part of the south of the site.

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4.3 ACCESS AND MOVEMENT

4.3.1 INTERNAl STREETS

The Master Plan allows for the completion of Elizabeth Drive to connect to Racecourse Road to improve access and connectivity for the broader community. In addition, further access into the subject site has been created at Kenway Street (north to Emu Road); to Dunrossil Drive through existing link; and Winilba Road (north to Sambell Road / Spavin Drive).

The neighbourhood streets have been designed to be generally in accordance with the objectives and standards set out in Particular Provisions - Clause 56.06 of the Hume Planning Scheme relating to residential subdivisions and in accordance with the Hume City Council engineering standards.

Connector Street - Level 2

Proposed Roads Elizabeth Drive Extension to Racecourse Road.Anticipated maximum volumes of 7000 vehicles per day (VPD)

Road Pavement Width (metres) 2 x 5.5 m wide carriageway with 10 m central median

Road Reserve Width (metres) 33 m (from roundabout to south)

Parking Provision within Street Reservation Parallel parking to one side of each 5.5 m carriageway to allow cars to exit in a forward direction

Footpath Provision1.5 m wide footpaths to one side of carriageway and shared 2.5 m other side except 2.5 m shared path to both sides of carriageway where road crosses open space to both sides

Access Street - Level 2

Proposed Roads Anticipated maximum volumes 3000 vechiles per day (VPD)

Road Pavement Width (metres) 7.5 m wide carriageway

Road Reserve Width (metres) 16.5 m

Parking Provision within Street Reservation Parking on both sides of carriageway

Footpath Provision 1.5 m wide footpath to one side of carriageway and shared 2.5 m other side

Access Street - Level 1

Proposed Roads Anticipated maximum volumes 1000 – 2000 VPD

Road Pavement Width (metres) 5.5 m wide carriageway

Road Reserve Width (metres) 13.5 m

Parking Provision within Street Reservation Parking on to one side of carriageway

Footpath Provision 1.5 m wide footpaths on both sides of carriageway

Access Place

Proposed Roads Cul-de-sac

Road Pavement Width (metres) 5.5 m wide carriageway.

Road Reserve Width (metres) 12 m

Parking Provision within Street Reservation Parking on to one side of carriageway

Footpath Provision 1.5 m wide footpath to both sides of carriageway.

TABlE 4.3 ROAD HIERACHY TABLE

*1

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9FIGURE 4.2 ROAD HIERARCHY DIAGRAM

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10FIGURE 4.3 INDICATIVE CROSS SECTION OF COLLECTOR STREET LEVEL 2 (ELIZABETH DRIVE ExTENSION)

Connector Street level 2 (Elizabeth Drive Extension)

The Elizabeth Drive extension is considered to be a Level 2 Connector Street to accommodate traffic of up to 7,000 vehicles per day and be the primary entry road into the site.

The existing section of Elizabeth Drive to the south currently comprises of a 45 metre wide road reserve with a 37 metre total carriage way width which includes a large central median. The proposed Elizabeth Drive extension narrows the existing road reserve to 33 metres from the proposed roundabout to the south. The road extension accommodates a divided carriageway with two 5.5 metre wide traffic lanes in each direction. Parking will be to one side of the carriageway.

A shared 2.5 metre bicycle and pedestrian path is located to one side of the road reserve and a 1.5 metre width pedestrian path to the other. Where the road reserve has open space adjacent to both sides of the carriageway a 2.5 metre shared path will be incorporated into the road reserve to link to path networks through the open space areas.

The 10 metre wide central median is proposed to include a swale to convey water to the wetlands to the east of the site. It is anticipated the swale may be a ‘dry rocky creek bed’ style which features indigenous plants. Nature strips are proposed to be gravel/inorganic mulched and planted with patches of low indigenous planting and informal plantings of street trees.

It is anticipated that the intersection of Elizabeth Drive with Racecourse Road will be unsignalised, however some localised widening will be required to incorporate right turn lanes and left turn deceleration lanes on Racecourse Road (similar to those for Hopbush Avenue to the south).

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11FIGURE 4.4 INDICATIVE CROSS SECTION OF COLLECTOR STREET LEVEL 2 (ELIZABETH DRIVE ExTENSION) AT GRASSY WOODLAND

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12FIGURE 4.5 INDICATIVE CROSS SECTION OF ACCESS STREET LEVEL 2 FIGURE 4.6 INDICATIVE CROSS SECTION OF ACCESS STREET LEVEL 1

Access Streets level 2

The Level 2 Access Streets have a 16.5 metre road reserve with a 7.5 metre carriageway to allow on-street parking to both sides of the road (refer Figure 4.5). The road reserve accommodates a 1.5 metre pedestrian path to one side of the road and a 2.5 metre shared path to the other.

Access Streets level 1

The Level 1 Access Streets have a 13.5 metre road reserve with 5.5 metre carriageways to allow on-street parking to one side of the carriageway (refer Figure 4.6). The road reserve accommodates a 1.5 metre pedestrian path to both sides of the road.

Access place

Access Places have a 12 metre road reserve with 5.5 metre carriageways to allow on-street parking to one side of the carriageway. The road reserve accommodates a 1.5 metre pedestrian path to both sides of the road.

The road reserve for the Access Streets and Access Places are to contain a swale to one side of the carriageway with gravel / inorganic mulch nature strips planted with patches of low indigenous planting and informal plantings of street trees.

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FIGURE 4.7 RAISED TRAFFIC CALMING

FIGURE 4.8 RAISED PEDESTRIAN CROSSING TRAFFIC CALMING

FIGURE 4.9 DRIVEWAY LINKS FOR TRAFFIC CALMING

4.3.2 TRAffIC CAlmINg

Traffic calming devices may be necessary to encourage drivers to drive at speeds lower than the speed limit. Proposed traffic calming measures include:

• raised areas at intersection points that act as a visual indicator of an approaching intersection and also provide an opportunity for feature paving treatment

• feature raised pedestrian crossings that provide a route between adjacent pavements for pedestrians without a change in level and also act as a visual warning to motorists

• driveway links to slow traffic and also as a method of protecting existing trees by diverting traffic around tree protection zones

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FIGURE 4.10 PLAN INDICATING PEDESTRIAN AND BIKE NETWORK

4.3.3 PUBlIC TRANSPORT

A bus route is proposed to run along Elizabeth Drive connecting to Racecourse Road to ensure residents have access to public transport within close walking distance. Bus drop-off and pick-up points are located near the retail area (refer Figures 4.10). There is potential for buses to also loop further west into the site to ensure 400 metre distances to bus stops.

4.3.4 PEDESTRIAN AND BIkE NETwORk

The Master Plan is very permeable in that it provides both pedestrians and cyclists with a number of options to connect to the broader community as well as creating opportunities for shorter recreational routes within the site.

All internal streets have pedestrian paths. In addition shared bicycle and pedestrian paths are located along the Elizabeth Drive extension and throughout the open space areas.

The internal path system connects to the various open space links that exist to the south of the site to provide residents with direct pedestrian and bicycle access to the Spavin Drive Lake, Sunbury Recreation Reserve, schools and the Sunbury town centre.

A series of paths ‘loop’ around the perimeter of the Grassy Woodlands and the wetland to provide recreational opportunities for residents.

Also, in December 2009, Council commenced the construction of a new pedestrian path on the east side of Racecourse Road from Lock Court to the Emu Bottom Wetlands car park.

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15 FIGURE 4.11 INDICATIVE SECTION OF BUILT FORM ON A STEEP SLOPE

4.4 BUIlT FORM

4.4.1 BUIlDINg ON SlOPES

Lots have been orientated to allow housing to step down steeper areas of the site to minimise impact on the landform.

Utilising construction techniques that minimise the extent of cut-and-fill will also reduce the impact of the built form on the landform (refer Figure 4.11).

4.4.2 ORIENTATION

PASSIvE SOlAR DESIgNLiving spaces are to be orientated to the north to maximise solar access. Bedrooms and utility rooms are to be located on the cooler south side of the building.

vISTAS Housing should be orientated to take advantage of views towards open space, and the surrounding hills and ridgelines without compromising the views from neighbouring properties.

PASSIvE SURvEIllANCELots to be orientated to view over public spaces to provide passive surveillance to improve safety.

4.4.3 fENCINg

It is recommended housing has no front yard fencing or only has a low boundary fence to the front yard. This will allow the front yard to become a part of the street environment. No fences will extend the landscape of the streets, whereas low fences will allow residents to feel secure in allowing children to play in the yard and contribute to the life on the street.

Front fences are to be no greater than 1,000 mm from natural ground level and to be open style (e.g. minimum 50% of front fence to be open).

4.4.4 gARAgES

Garages and carports are to be set-back from the house frontage to minimise their visual impact.

4.4.5 BUIlDINg ENvElOPES

The creation and of building envelopes are to be used to set design parameters for building on selected allotments. Some of the objectives for building envelopes for this development may include:• Ensuring efficient use and development of land to provide both

adequately sized dwellings and private open space

• Protecting amenity of neighbouring properties in relation to overshadowing and overlooking

• Creating increased set-backs for building development (in particular for boundary lots that adjoin the existing Low Density Residential land to the west) by including no-build zones

• Regulating building heights and setbacks to achieve improved environmental outcomes such as optimum solar and day light access

The building envelopes for allotments may be described by diagrams, plans and/or written descriptions.

There are a number of mechanisms for creating and enforcing building envelopes, for example: • inclusion within the planning permit for the subdivision and then

registered on title

• as part of the Design Guidelines for the development

• as a Section 173 agreement (under the Planning & Environment Act 1987), or

• within the Contract of Sale of land

4.4.6 ENERgY AND wATER CONSUmPTION mANAgEmENT SYSTEmS

As part of the master planning process a bench top study was undertaken of Victorian and National subdivision developments to determine the nature and level of sustainable practices incorporated into the planning, design and construction of subdivisions. One of the conclusions of this study was that developments generally lacked quantifiable performance measurements to confirm if ESD targets were being met post construction. One exception was the ‘The Ecovillage at Currumbin’ where a monitoring system via a web interface was installed in each household to track resource consumption and compare to targets. A similar monitoring system could be installed within each household to raise consumer awareness around resource consumption and to provide residents with a means to monitor, calculate, reduce, and off-set the amount of emissions, water and energy being used.

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FIGURE 4.12 DIAGRAM DEMONSTRATING SOME PRINCIPLES OF PASSIVE SOLAR DESIGN

4.4.7 DESIgN gUIDElINES AND STANDARDS

ENERgY RATINgIt is compulsory that all new homes in Victoria comply with the 5 Star standards which require all new homes to have: • 5 Star energy rating for the building fabric

• A 2,000 litre rainwater tank for toilet flushing or a solar hot water system

• Water efficient shower heads and tapware

To achieve the best environmental outcomes it is recommended that the highest energy rating of 6 Star be encouraged within the development. This may be achieved through education or through the implementation of Design Guidelines or codes.

To achieve the best environmental outcomes residential housing should consider:• Renewable energy

• Rainwater harvesting

• Grey water re-use

• Shading

• Glazing

• Passive cooling / cross ventilation

• Thermal energy

• Embodied energy

• Hot Water

• Efficient heating and cooling

• Efficient lighting and appliances

• Indoor air quality

• Sustainable and recyclable materials

• Waste management, composting and recycling

• Solar access

DESIgN gUIDElINES AND CODESDesign Guidelines and/or Building and Environmental Management Codes (Codes) are tools to ensure the vision of the development is achieved in the residential construction phase which is often beyond Council or the developer’s control. Design Guidelines and Codes are typically presented as a flyer or booklet that clearly states the principles of the development and outline the necessary controls.

Codes or Design Guidelines could include requirements for sustainable building materials, rainwater tanks, solar heating, cross ventilation, thermal control, maintaining of views, open space interfaces, Racecourse Road interface, street address, passive solar design, overlooking, overshadowing, building setbacks, site coverage, fencing, building design, design on sloping sites, landscaping, energy efficiency and to direct purchasers to green energy suppliers.

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FIGURE 4.13 OPEN SPACE AND RECREATION

4.5 RECREATION, OpEN SpACE AND pUBlIC AMENITY

The Master Plan includes a 0.73 hectare neighbourhood park, 0.34 hectare pocket park, 1.63 hectare wetland reserve and a number of smaller reserves to provide amenity and to ensure that all households have open space within 500 metres unimpeded walking distance.

The neighbourhood park will include a playground (junior to senior play areas), seating, landscaping, pathways, drinking fountain/s and site signage. In is envisaged that the pocket park may also include additional play equipment and possibly basket-ball half-courts and/or tennis rebound walls. The pocket park and reserves 1 and 2 will include seating, pathways, trees and garden bed planting to create landscape retreats. Existing site trees have also been incorporated within reserve 1 and 2 to better ensure their on-going health and protection.

The wetland reserve to the south-east plays an important role in the storm water management for the site as well creating new recreation opportunities and experiences through the provision of wetland planting, pathways, boardwalks, viewing platforms and signage.

The tree reserve along the north-east boundary will act as a landscape buffer between Racecourse Road and the development.

Conservation areas (Grassy Woodlands) have been established to incorporate the better quality grasslands identified on site. The Grassy Woodlands extend from the wetland, centrally through the site linking to the north. The Grassy Woodlands act as a flora and fauna corridor to facilitate movement of wildlife from the south to the more vegetated areas to the north.

A six metre minimum width linear open space link surrounds the perimeter of the Grassy Woodland Reserve to provide connection with the conservation areas and to create additional recreation opportunities. The link could include public facilities such as shared pathways, seating and signage. Interpretative signage may be used along this linear space to contribute to the story telling of the site by providing information such as the environmental qualities of the Grassy Woodlands, the Aboriginal history and the past use as the Sunbury Racecourse.

Residential areas have been orientated towards open space to encourage an interactive edge between residential areas and public reserves to improve safety through passive surveillance and to create an attractive environment to live.

Open Space m2

Grassy Woodland Reserve 91007Neighbourhood Park 7250Wetland Reserve 14398Pocket Park 1 3382Reserves 5240Tree Reserve 2640

TOTAl *1 123917

*1 Includes wetland reserve, pocket parks, neighbourhood parks, reserves, Grassy Woodland and incidental open space

TABlE 4.4 OPEN SPACE SCHEDULE

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Proposed Street TreesBOTANICAL NAME COMMON NAME MATURE HEIGHT MATURE SPREAD

Acacia implexa Lightwood 6-9 m 5-10 m

Acacia melanoxylon Blackwood 8-12 m 6-8 m

Acacia pycnantha Golden Wattle 4-5 m 5-6 m

Eucalyptus melliodora Yellow Box 7-10 m 3-5 mEucalyptus leucoxylon subsp. connata Yellow Gum 10-25m 6-10m

Eucalyptus polyanthemos Red Box 10-15 m 8-10 mEucalyptus radiata Narrow-leaved Peppermint 7-9 m 4-6 m

4.6 lANDSCApE CONCEpT

4.6.1 PlANTINg

Planting will be used to:

• Provide solar screening around buildings

• Anchor the landscape design

• Provide interest, visual simulation and amenity

• To enhance the landscape character and sense of place

• Direct the flow of pedestrian and vehicular traffic

• Provide safe and accessible open space, recreation and amenity areas

• To provide privacy for properties or to screen undesirable views

• Provide habitat

4.6.2 STREET TREES

Street trees are proposed to be native and predominately indigenous to provide habitat. FIGURE 4.14 EUCALYPTUS LEUCOxYLON FLOWER

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20FIGURE 4.17 ExISTING MEDIUM OLD EUCALYPTUS SP. CENTRALLY LOCATED

FIGURE 4.16 ExISTING LARGE OLD EUCALYPTUS TOWARDS SOUTHERN BOUNDARY

FIGURE 4.19 RAISED BOARDWALKS TO MINIMISE IMPACT

FIGURE 4.18 INTERPRETIVE SIGNAGE

4.6.3 ExISTINg TREES

The three existing significant Yellow Gums (Eucalyptus leucoxylon subsp. connata) are located within open space areas. Buffer planting of indigenous understorey species around these trees is proposed to encourage increased numbers of insect eating birds and bats as recommended in the Hume Natural Heritage Strategy 2006, Hume City Council.

4.6.4 CONSERvATION RESERvE (gRASSY wOODlAND)

The Grassy Woodland areas to be retained are to be re-vegetated in a woodland formation to re-establish a tree canopy cover of approximately 15 %. Proposed trees are to be predominately Eucalypts with an occasional Wattle or She-oak. The understorey comprises of sparse plantings of shrubs with a diverse ground cover layer of grasses and herbs. All planting is to be indigenous and of local provenance.

Any areas of Grassy Woodland vegetation to be removed will need to be ‘offset’ in accordance with the State Government’s strategy ‘The Native Vegetation Management Framework’(the Framework) to ensure a net gain of protected environmental values. This will require any cleared vegetation to be offset by managing and protecting other areas of vegetation that provide improvements ecologically equivalent to the cleared area. If a permit is obtained to remove any Grassy Woodland a multiplier of 1.5 times the habitat hectare loss applies when calculating offset requirements. This may increase if the Striped Legless Lizard is found within the study area.

4.6.5 gATEwAY TREATmENTS

Feature landscaping and the wetland at the intersection of Elizabeth Drive with Racecourse Road will act as gateway treatments into the development and stimulate vistas for both vehicles and pedestrians. The landscape treatment along Racecourse Road adjacent to the subject site will be informal and reinforce the rural / countryside image of Sunbury.

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FIGURE 4.21 LED LIGHTING BY SUMMIT LIGHTINGSOURCE: WWW.SUMMITLIGHTING.NET.AU

FIGURE 4.20 LED STREET LIGHTING TESTING IN NEW YORKSOURCE: HTTP://BITS.BLOGS.NYTIMES.COM

4.6.6 RESIDENTIAl lANDSCAPINg

An education campaign regarding the benefits of productive plants (e.g. fruit trees) and / or indigenous plants to encourage residents to use these plants within their gardens may be used. This may be in the form of information sessions, flyers or via the internet.

Residential gardens may also be controlled via guidelines or codes as discussed in Section 4.4.7 Design Guidelines and Standards.

4.6.7 lIghTINg Of PUBlIC PlACES

All public spaces are to be lit in accordance with relevant requirements and to maximise safety.

It is proposed that more energy effiecent lighting solutions for public places are investigated and used within this development as discussed following.

STREET lIghTINgAs an alternative to standard fluorescent street lighting, high power light-emitting diode (LED) or T5 fluorescent street lighting may be considered.

LED street lighting is low energy consumption (with the potential of up to 70 % energy saving), low maintenance and have a long life span when compared to traditional standard mecury vapour street lighting. LED street lighting has only recently been available in Australia and there are no known examples of their use in streetscapes except for trials by the City of Melbourne. Overseas, they have been used in Germany and also at the Beijing Olympic Stadium in China.

T5 street lighting is approximately 45% more efficient than the standard mercury vapour street lighting. T5 lamps are currently being used within various streetscapes within the City of Whittlesea, VicUrban’s Aurora Estate in Epping, and at Lochiel Park in South Australia.

Further negotiations would be required with relevant authorities early in the development process to ensure lighting meets local requirements and are approved by the relevant power authority.

PARk AND OPEN SPACE lIghTINgSolar panels fitted to light poles or on park structures may be used to provide an alternative energy source to power lighting in parks and open spaces where light emission is not required to be as great as needed for street lighting.

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FIGURE 4.24 RAIN GARDEN INCORPORATED INTO CAR PARKFIGURE 4.22 RAIN GARDEN WITH TREE GRATE IN STREETSCAPE

FIGURE 4.23 RESIDENTIAL WETLAND AND WATER BODY

4.7 wATER SENSITIVE URBAN DESIGN

4.7.1 wSUD TEChNIQUES

The Master Plan incorporates various Water Sensitive Urban Design (WSUD) techniques as follows.

• Wetland

• Street tree planting within integrated bio-retention basins (rain gardens)

• Swales / infiltration trenches within the road reserve

• Underground tanks within parks to capture and re-use run-off for irrigation

• Selection of plant species with low water consumption requirements

Some of the proposed WSUD techniques are described following.

4.7.2 STREETSCAPES

Swales, bio-retention swales and rain gardens are all methods of managing stormwater that may be incorporated into the streets of the development.

Vegetated swales are channels (typically grassed or planted) that are used to convey stormwater passing through them. They are also useful in directing and retarding water flow to provide water to planted areas. Bio-retention swales (or bio-retention trenches) include a system at the base of the swale which serves to fine filter storm water. There is the opportunity to incorporate swales and/or bio-retention swales within nature strips and/or central medians within the development.

4.7.3 wETlANDS

A wetland with a water surface area in the order of 8,000 to 12,000 sqm has been located to the the south-east of the site. The final size and shape would be subject to land profile and detailed design.

The siting of a wetland will have the following benefits:

• Provision of water storage / detention for site run-off for possible re-use e.g. irrigation

• Reduction in peak flows

• Improvements to water quality (by treating captured water and filtering fine and soluble pollutants)

• Creation of an aesthetically appealing landscape at the entry to the development

• Creation of additional recreation opportunities through the inclusion of paths, boardwalks, viewing platforms, signage, etc

• Provision of food, water and habitat for plants and animals

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5.0 Site Investigations 5.1 SITE INVESTIGATIONS

5.1.1 SITE DESCRIPTION

The site is known as Lot B LP 116962 situated at 275 Racecourse Road, Sunbury. The land is located on the west side of Racecourse Road, and bounded by low density housing to the north and west, and conventional housing to the south. The land has potential road connections to Elizabeth Drive (south to Riddell Road); Kenway Street (north to Emu Road); Dunrossil Drive; and Winilba Road (north to Sambell Road / Spavin Drive). Pedestrian paths are located to both sides of Riddell Road, Elizabeth Drive, Curtin Drive, Dunrossil Drive and Pasley Street. A potential road connection (refer Figure 5.7) at Marshall Close / Kismet Road (west to Spavin Drive) was also identified.

Although the original site has been modified through clearing and grazing activities some modified remnants of Grassy Woodlands remain that comprise of a mix of native and introduced plants. A number of man-made vehicle tracks and smaller tracks run through the site.

FIGURE 5.2 TRAIL BIKE TRACK

FIGURE 5.3 VIEW ALONG NORTHERN BOUNDARY FROM NORTH-EAST CORNER OF THE SITE

FIGURE 5.1 SOUTH ALONG EASTERN BOUNDARY

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FIGURE 5.4 VIEW NORTH ALONG KENWAY STREET

FIGURE 5.5 MARSHALL CLOSE

FIGURE 5.6 LINK TO DUNROSSIL DRIVE

TElEPhONE• Telstra is the responsible authority

• Telephone will be via optic fibre along the west side of Racecourse Road and local distribution cables along Elizabeth Drive which are of sufficient capacity

• Optic fibre in Racecourse Road will be the primary telecommunications feed

gAS• Tenix is the responsible authority

• There is an existing 80 mm diameter high pressure gas main to the east of Elizabeth Drive, and a 40 mm diameter high pressure gas main to the west. Both mains terminate at the sites south boundary

• The site will be serviced via extensions to these existing mains

DRAINAgE• Council is the responsible authority for minor drainage service to the

site

• Melbourne Water (MW) is the responsible authority for main drains

• Development to be designed for the 1 in 5 year ARI storm

• MW requires a water strategy to meet targets for stormwater runoff (80 % suspended solids, 45% phosphorus and 45% nitrogen) or pay an off-set to MW

5.1.2 SERvICES

The subject site is able to be serviced adequately for the intended use.

wATER• Western Water (WW) is the responsible authority

• The site may be serviced by connecting to the existing 222 mm and 100 mm diameter water supply mains that terminate at the northern end of Elizabeth Drive

• An existing 600 mm diameter water supply also extends along the future proposed alignment of Elizabeth Drive

• Reticulation mains will need to be installed internally

SEwER• WW is the responsible authority

• The majority of site may be serviced via the existing 225 mm diameter sewer that runs parallel to the south boundary from Lyons Court to Racecourse Road

• Existing 150 mm diameter sewers are also located in the residential area to the south that may be extended north as appropriate

• The north-east development is likely to require a small raw sewage transfer pump and rising main to provide sewer outfall to land abutting Kenway Street and to the rear of lots fronting Emu Road

• Reticulation mains will need to be installed internally

ElECTRICITY • Alinta AE Ltd is the responsible authority

• There is existing underground infrastructrue within the Elizabeth Drive Reserve which will likely require some augmentation

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25 FIGURE 5.7 SITE ANALYSIS PLAN

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FIGURE 5.8 LOCAL CONTExT SOURCE: MELWAYS

5.1.3 lOCAl CONTExT

The Sunbury township is approximately two kilometres south of the site via Racecourse Road.

Jacksons Creek is located in a valley 600 to 1,000 metres to the east of the site. Approximately one kilometre to the north-east of the site is the Emu Bottom Wetland and platypus ponds. North of the wetland is the Emu Bottom Homestead.

Spavin Drive Lake is located several hundred metres to the south-west of the site. Kismet Creek extends from the Spavin Drive Lake running south-east adjacent to Elizabeth Drive for approximately two kilometres before diverting to the east into Blind Creek which connects with Jacksons Creek. Along the Kismet Creek reserve are a number of pedestrian and bicycle paths that provide a connection to an Education Community Activity Centre, Sunbury College, Salesian Catholic College and the town centre. A pedestrian link also links Dunrossil Drive via McMahon Court to the south of the site and runs south to Issacs Close and connecting into the path network along Kismet Creek.

Sunbury Private Hospital is approximately half a kilometre from the site to the south-west of Spavin Drive Lake on Spavin Drive near the intersection of Riddell Road.

The Sunbury Recreation Reserve is located approximately two kilometres to the south of the site off Riddell Road and it includes the Sunbury Aquatic Centre, a BMx track, skate park, sporting oval, football and social club, Sunbury Bowling Club, netball courts and barbeque facilities.

Another major recreation reserve (Goonawarra Recreation Reserve) is located approximately six kilometres to the east of the site. This reserve has recently received a $2.3 million upgrade including two international standard sized softball diamonds, a full size AFL/cricket oval, three cricket practice nets, and a dual fronted pavilion that will accommodate simultaneous use of all three sports fields. This site also contains an area for future expansion or for alternative sports to be introduced to the site.

Kismet Park Primary School is approximately one kilometre to the south of the site. On McEwan Drive adjacent to the south-east of Kismet Park Primary School is a milk bar / general store.

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FIGURE 5.10 VIEW NORTH ALONG SOUTHERN BOUNDARY TOWARDS ExISTING TREES

FIGURE 5.9 TENNYSON COURT PEDESTRIAN LINK TO SITE

5.2 KEY ISSUES

5.2.1 PlANNINg

• Potential to implement the objectives of the Melbourne 2030 policy by the provision of sustainable development within the Urban Growth Boundary

5.2.2 URBAN DESIgN

• Potential to sympathetically undertake development whilst capitalising on the natural features of the site and preserving those identified cultural and heritage, and natural points of significance

• Encourage bicycle and pedestrian use by offering short and direct routes

• Provide pedestrian connections that link with existing networks including path systems to the south of the site that connect with the town centre

• Orientate housing towards open space to encourage an active edge between residential areas and public reserves, improve safety through passive surveillance and provide an attractive environment to live

• Design additional open space to provide further amenity and recreation opportunities within a short walking distance from all homes

• Link open space to Spavin Drive Lake

• Explore opportunities to incorporate Water Sensitive Urban Design (WSUD) techniques as part of the stormwater management strategy for the development

• Encourage on-site water harvesting for reuse via retention basins and rainwater tanks

• Provide recreation opportunities such as playgrounds, half courts, tennis re-bound walls, path networks and ‘kick-around’ space

• Design open space and parks to incorporate relevant features of natural or cultural significance where possible

5.2.3 PARk AND OPEN SPACE REQUIREmENTS

• Direct access points to surrounding open space networks

• Provide parks to be within 400 to 500 metres unimpeded walking distance of most residential areas

5.2.4 lANDSCAPINg

• Conserve water by specifying plants with low water consumption requirements, using permeable paving, mulching and directing water flow towards garden beds

• Retention of the better quality Grassy Woodland in the central south of the study area and as much as possible of the remaining areas of modified Grassy Woodland

• To incorporate existing trees and Grassy Woodlands to improve visual amenity and contribute to the identity of the site

• Design stormwater treatment wetlands as fauna habitat to include shelter and basking sites (e.g. rocks and logs), fringing emergent aquatic vegetation and submerged aquatic vegetation

• Design roads to provide amenity and habitat through streetscape planting and landscaping

5.2.5 TRAffIC

• The site has five potential points of road access

• To establish a road link between Elizabeth Drive and Racecourse Road

• To utilise existing road infrastructure and open space links to connect with surrounding developments and networks

• To incorporate WSUD within road reserves. For example rain gardens, swales and bio-retention swales

• Design roads to be suitable for bus access

5.2.6 SERvICINg AND DRAINAgE REQUIREmENTS

• Design services to be underground

• Create an integrated stormwater strategy to maximise on-site treatment and retention

5.2.7 ARChAEOlOgICAl

• To incorporate Aboriginal archaeological sites within open space areas to provide opportunities to educate residents and form part of the site’s identity

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FIGURE 5.13 PANORAMIC VIEW EAST TO WEST FROM NORTHERN BOUNDARY

FIGURE 5.12 PANORAMIC VIEW WEST FROM SOUTH- EAST OF SITE

FIGURE 5.11 VIEW NORTH-EAST FROM CENTRE OF SITE

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6.0 Planning 6.1 lOCAl plANNING pOlICIES

6.1.1 STATE POlICY

Melbourne 2030, articulated through Clause 12 of the State Planning Policy Framework, proposes that Melbourne should become a more compact and sustainable city by encouraging new residential and commercial development to concentrate close to existing activity centres and on strategic sites. It aims to ensure that redevelopment of selected sites enable the more effective use of physical and community infrastructure, and reduce pressure for development on the fringes of Melbourne.

The established urban area of Sunbury is nominated in Melbourne 2030 as an existing urban area. The subject site, whilst not currently zoned for urban development, is included within the Urban Growth Boundary established under Direction 2 of Melbourne 2030 – Better management of metropolitan growth, and is therefore nominated as a location where future urban growth will be accommodated.

Clause 12.05 of the State Planning Policy Framework, in conjunction with Direction 5 of Melbourne 2030 aims to ‘create urban environments that are of better quality, safer and more functional, provide more open space and an easily recognisable sense of place and cultural identity’.

Clause 14.01 of the State Planning Policy Framework aims to ‘ensure a sufficient supply of land is available for residential, commercial, industrial, recreational, institutional and other public uses’, and to ‘facilitate the orderly development of urban areas’. Within developing urban areas, it is State policy to prepare structure plans to facilitate the orderly development of such areas. The plans should takeinto account the strategic and physical context of the location, provide for the development of sustainable and liveable urban areas in an integrated manner, achieve the development of walkable neighbourhoods and achieve the logical and efficient provision of infrastructure.

The Master Plan has been developed in accordance with the principles and objectives of the State Planning Policy Framework, and its implementation will achieve an outcome consistent with State planning policy objectives.

6.1.2 lOCAl POlICY

Clause 21.06-8 of the Hume Planning Scheme contains the Hume Strategic Framework Plan. This provides for the containment of Sunbury’s development within the confines of the Jackson’s Creek Valley, surrounding hilltops and the Calder Highway, and aims to maintain an open rural backdrop to the town and its unique ‘country town’ character.

The Hume Strategic Framework Plan includes the site within a ‘township’ area, the centre of which is the Sunbury Town Centre Major Activity Centre.

The development of the subject site for residential purposes in accordance with the Master Plan will achieve outcomes consistent with the Hume Strategic Framework Plan, and provide for an environmentally sensitive and ecologically sustainable community which integrates successfully with the surrounding area.

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6.1.3 zONINg AND OvERlAYS

The subject site is currently within the Farming Zone – Schedule 3, the purpose of which is primarily to provide for agricultural activities and to encourage the retention of productive agricultural land. Rezoning of the land would be required to facilitate the subdivision and development of the land for residential purposes.

No overlays currently affect the subject site.

Land to the north, west, and along part of the site’s southern boundary is currently within a Low Density Residential Zone, where a minimum lot size of 0.4 hectares is applicable.

Land to the north and west of the site is also covered by the Vegetation Protection Overlay – Schedule 1 (Grassy Woodlands in vicinity of Spavin Drive, Sunbury), and the Development Plan Overlay – Schedule 1 (Spavin Drive and Environs).

Land to the south of the site is currently within a Residential 1 Zone.

All land within the estate is located within the Urban Growth Boundary (UGB).

A Public Acquisition Overlay – Schedule 2 applies to a strip of land directly opposite, and extending to the east of the site, providing for the acquisition of land by Council for the purpose of road construction and widening.

6.1.4 ClAUSE 56

The purpose of Clause 56 of the Hume Planning Scheme is ‘to create livable and sustainable neighbourhoods and urban places with character and identity’, and ‘to achieve residential subdivision outcomes that appropriately respond to the site and its context’. It sets out objectives and standards to ensure residential subdivision design appropriately provides for: policy implementation; livable and sustainable communities; residential lot design; urban landscape; access and mobility management; integrated water management; site management; and utilities.

The proposed Master Plan is consistent with the purpose of Clause 56 and will provide for the subdivision of the land in a manner consistent with the applicable standards and objectives of this clause.

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HUME PLANNING SCHEME - LOCAL PROVISIONHUME PLANNING SCHEME - LOCAL PROVISIONHUME PLANNING SCHEME - LOCAL PROVISIONHUME PLANNING SCHEME - LOCAL PROVISIONHUME PLANNING SCHEME - LOCAL PROVISIONHUME PLANNING SCHEME - LOCAL PROVISIONHUME PLANNING SCHEME - LOCAL PROVISIONHUME PLANNING SCHEME - LOCAL PROVISIONHUME PLANNING SCHEME - LOCAL PROVISION

This publication is copyright. No part may be reproduced by any process exceptin accordance with the provisions of the Copyright Act. State of Victoria.

This map should be read in conjunction with additional Planning OverlayMaps (if applicable) as indicated on the INDEX TO MAPS.

MAP No 2ZONES

AUSTRALIAN MAP GRID ZONE 55

INDEX TO ADJOININGMETRIC SERIES MAP

19/10/2006Printed:

NNNNNNNNN

AMENDMENT C78

Scale: 1:19,990500 0 500 1000 1500 mPublic Land

Public Park And Recreation ZonePPRZ

Public Use Zone TransportPUZ4

Road Zone Category 1RDZ1

ResidentialLow Density Residential ZoneLDRZ

Residential 1 ZoneR1Z

RuralFarming Zone - Schedule 3FZ3

Green Wedge A ZoneGWAZ

Green Wedge ZoneGWZ

Special PurposeComprehensive Development Zone 1CDZ1

Land Outside Urban Growth Boundary

Urban Growth B

oundary

1

10 11

12 13 14 15 16 17 18

19

2

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25 26

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5 6 7 8 9

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HUME PLANNING SCHEME - LOCAL PROVISIONHUME PLANNING SCHEME - LOCAL PROVISIONHUME PLANNING SCHEME - LOCAL PROVISIONHUME PLANNING SCHEME - LOCAL PROVISIONHUME PLANNING SCHEME - LOCAL PROVISIONHUME PLANNING SCHEME - LOCAL PROVISIONHUME PLANNING SCHEME - LOCAL PROVISIONHUME PLANNING SCHEME - LOCAL PROVISIONHUME PLANNING SCHEME - LOCAL PROVISION

This publication is copyright. No part may be reproduced by any process exceptin accordance with the provisions of the Copyright Act. State of Victoria.

This map should be read in conjunction with additional Planning OverlayMaps (if applicable) as indicated on the INDEX TO MAPS.

MAP No 2ZONES

AUSTRALIAN MAP GRID ZONE 55

INDEX TO ADJOININGMETRIC SERIES MAP

19/10/2006Printed:

NNNNNNNNN

AMENDMENT C78

Scale: 1:19,990500 0 500 1000 1500 mPublic Land

Public Park And Recreation ZonePPRZ

Public Use Zone TransportPUZ4

Road Zone Category 1RDZ1

ResidentialLow Density Residential ZoneLDRZ

Residential 1 ZoneR1Z

RuralFarming Zone - Schedule 3FZ3

Green Wedge A ZoneGWAZ

Green Wedge ZoneGWZ

Special PurposeComprehensive Development Zone 1CDZ1

Land Outside Urban Growth Boundary

Urban Growth B

oundary

1

10 11

12 13 14 15 16 17 18

19

2

20 21 22 23 24

25 26

3 4

5 6 7 8 9

FIGURE 6.1 HUME PLANNING SCHEME MAP

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7.0 Market Research and Analysis 7.1 DEMOGRAphIC pROFIlE

The following population and demographic commentary is based upon the Australian Bureau of Statstics (ABS) 2006 Census of Population and Households.

CURRENT POPUlATIONIn 2006, the suburb of Sunbury had an estimated resident population of around 31,000 representing a growth of 5,800 residents since the 2001 Census. Sunbury has seen strong population growth over the last 25 years, with an estimated resident population of around 11,300 in 1981, and an average annual growth rate of 7%.

7.1.1 vACANT RESIDENTIAl lOT SAlES

The number of vacant lots sold has been declining in Sunbury since 2005.

7.1.2 vACANT RESIDENTIAl lOT SIzE

Sizes of vacant residential lots vary within Hume. Within the estates of Sunbury, median lot sizes were around 650 sqm during 2005, with increases in 2006-2007 to 750-800 sqm and then dropping to around 600 sqm (September 2008).

In Sunbury variations exist between estates. In Sunbury, lots which recently sold were primarily sized 700 sqm and above within Jacksons Hill Estate, between 350-800sqm within Ashfield Estate and for Vineyard Rise lots sold were sized primarily within the 700-750 sqm range. Greater variations in lot sizes were evident within Jacksons Hill where stages with smaller lot sizes were released.

7.2 hOUSING pROFIlE

The following population and demographic analysis is based upon the ABS 2006 Census of Population and Households.

7.2.1 NATURE Of OCCUPANCY

In 2006 the predominant form of tenure in Sunbury was dwellings being purchased (54%). This figure was higher than that recorded across metropolitan Melbourne (37%). Between 2001 and 2006 the proportion of dwellings that were fully owned declined, while the proportion of rental properties and dwellings in the process of being purchased increased.

7.2.2 DwEllINg STRUCTURE

In 2006 residential development in Sunbury was characterised almost exclusively by detached dwellings, accounting for 91% of the housing stock. This was considerably higher than the dwelling structure observed across metropolitan Melbourne.

Between 2001 and 2006 there was an increase in median density (semi-detached, terraces and townhouses) dwellings in Sunbury, while the number of high density (flats, units, apartments) dwellings declined slightly.

The suburb of Sunbury has seen an increase of 28% in dwelling stock since 2001, with a total number of dwellings of around 10,600 in 2006. The suburb has seen an increase in the proportion of medium density dwellings to 6% of all stock, up from 4% in 2001.

FIGURE 7.2 DWELLING STRUCTURE – SUNBURY (2006)

FIGURE 7.1 NATURE OF OCCUPANCY SUNBURY (2006)

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8.0 Implementation Strategy 8.1 plANNING

8.1.1 PlANNINg CONTROlS TO AllOw ImPlEmENTATION

In order to facilitate the subdivision and development of the land for residential purposes, a planning scheme amendment will be required to apply appropriate planning controls to the site.

In deciding on a suite of planning controls to introduce as part of a planning scheme amendment, several guiding aims will be considered to ensure a nexus between the Master Plan and eventual outcomes on the site, and to provide for the vision of Council to be achieved.

Three guiding aims are as follows:

• To apply a suite of planning controls to residential areas which aim to balance flexibility with certainty providing for outcomes consistent with the overarching development vision of the Master Plan

• To ensure that planning controls to be applied to the site provide an opportunity for the responsible authority to achieve and maintain built form, land management, and sustainabilty outcomes consistent with the Master Plan

• To apply a suite of planning controls which ensure maximum viability for the establishment and ongoing performance of the neighbourhood retail centre, balanced with maintaining the amenity of and integration with surrounding residential uses and public open space areas

As a starting point for more detailed discussion aimed at assembling an appropriate suite of controls in accordance with the above key aims, a preliminary recommendation is to apply the following controls to the land:

• A Development Plan Overlay, setting a statutory framework for the subdivision and subsequent development of the land, and providing direct reference to the Master Plan report. A Development Plan Overlay also provides the opportunity to incorporate elements including urban design guidelines and environmental management plans which can be referenced and further implemented through subsequent statutory approvals. Consideration will also be given to additional overlays such as a Vegetation Protection Overlay and Environmental Significance Overlay aimed at providing ongoing protection for significant flora and fauna habitats identified on the land

• A Residential 1 Zone to all residential areas, consistent with land to the south, and the density of development envisaged for the site

• A Mixed Use Zone to the neighbourhood retail centre, providing for commercial use and development whilst ensuring appropriate integration with surrounding residential areas through the regulation of such use and development with planning permits. The schedule to the Mixed Use Zone can limit floor areas for shop and office and trade supplies uses as considered appropriate

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33 FIGURE 8.1 NATIVE GRASSES ON SITE

8.2 pROTECTION OF EXISTING VEGETATION

Any vegetation protection measures are to be in accordance with:• Council guidelines

• Policy for The Protection of Vegetation in Identified Vegetation Protection Areas (VPAs)

8.2.1 PROTECTION Of ExISTINg gRASSY wOODlAND

To ensure the protection of existing Grassy Woodland to be retained, VPAs are to be established prior to construction.

8.2.2 PROTECTION Of ExISTINg TREES

To ensure the protection of existing trees nominated as worthy of retention, Tree Protection Zones (TPZs) are to be established prior to construction around trees and groups of trees.

8.3 ECOlOGICAl MANAGEMENT plAN

Management issues and recommendations for the ecological management of native vegetation and natural features are as follows:

gENERAl• Prior to construction re-assess the vegetation of the site and develop

a detailed land management plan for the conservation of retained areas of Grassy Woodland

wEED CONTROl• Undertake weed control that is compatible with the ecological and

archaeological values of the site

PEST CONTROl• Monitor site to determine required levels of pest control

hABITAT PROTECTION• Incorporate habitat features such as logs and rocks for basking into

Grassy Woodland landscape

8.4 MANAGEMENT OF ARChAEOlOGICAl SITES

• Council will liaise early and often with indigenous communities and local community groups

• As part of the subject site just falls within 200 metres of the Kismet Creek reserve (which is an area of Cultural Heritage Sensitivity), a Cultural Heritage Management Plan will need to be prepared for any activity requiring a statutory planning authority

• Prepare a Cultural Heritage Management Plan for any works or activities within 50 metres of any recorded Aboriginal archaeological sites

• Early in any planning process undertake a detailed field survey and archaeological subsurface testing program to determine the cultural heritage values of the study area and if any further Aboriginal archaeological sites are present. This work is to be undertaken several months ahead of any development to allow for appropriate consultation and negotiations

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9.0 Conclusion 9.1 CONClUSION

This Master Plan embraces best practice in sustainable residential design by incorporating a number of ESD features including improved access and legibility; public transport planning; protection and enhancement of significant existing environmental features; increased provision of public open space; inclusion of WSUD techniques; provision of retail opportunities; creation of a diverse community and maintaining the unique visual character of Sunbury.

One future issue will be ensuring that sustainable development practices are maintained during the construction phase, where built form is often beyond Council’s or the developer’s control. To assist with this, Design Guidelines or codes are proposed to control the ESD outcomes of the built form. However, it is essential that an appropriate mechanism is chosen to ensure the successful implementation and ongoing operation of Design Guidelines, through either the statutory approvals process and/or restrictions on title.

Through careful planning and an ongoing commitment from the design development phase to construction, this site has the potential to set a benchmark in sustainable residential development by addressing livability, affordability, community well being, adaptability, environmental issues and economic viability.

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10.1 REfERENCE mATERIAl

Reference was made to the following background material during the development of this Master Plan:

• Preparation of Site Master Plan, Project Brief, June 2007, Hume City Council

• Municipal Strategic Statement, Hume Planning Scheme, 19 January 2006

• Hume City Plan 2030, Hume City Council

• Melbourne 2030, Hume City Council Submission, Adopted at Council Meeting February 17, 2003

• Sunbury Strategic Framework Plan, Component 2 – Retail, Commercial and Industrial Analysis Final Report, 11 December 2006

• Sunbury Strategic Framework Plan, prepared by Connell Wagner, 21 September 2005

• Sunbury Strategy Plan Towards 2011, prepared for Shire of Bulla, June 1993

• General Plan Towards 2011, A supplement to the Shire of Bulla General Plan, prepared for Shire of Bulla, June 1993

• Precinct Structure Planning Guidelines, Draft, 1 September 2006, Department of Sustainability and Environment

• Housing Strategy (2002-2005), Hume City Council, December 2002

• Land Use Strategy, Lot B Plan of Subdivision Number 116962 Racecourse Road, Sunbury, prepared by Pinnacle Property Group, November 1999

• Healthy Ageing in Hume City Research Report, Informing the Healthy Ageing in Hume City Strategic Directions 2007 – 2012, December 2006

• Healthy Ageing in Hume City Strategic Directions 2007-2012, Supported by Healthy Ageing in Hume City - Research Report, 2006

• Hume State of the Environment Report, Hume City Council,2003

• Neighbourhood Character Study Precinct Guidelines, Hume City Council, 23 June 2003

• Victoria in Future, Hume C, Department of Sustainability and Environment, 2004

• Population And Household Forecasts, Hume, Population and Household Forecasts for Sunbury, Hume City Council, August 10, 2007

• Population Data, Department of Sustainability and Environment Website

• Hume City Development Principles Recreation and Community Facilities, Hume City Council, 11 December 2006

• Hume Leisure Strategy 2006-2010, prepared by Strat Corp Consulting,

• Guidelines for Planning, Design and Construction of Open Space, Hume City Council, October 2003

• Draft Playspace Strategy—Hume City Council, 2006

• Section 5,Open Space, Urban Design Guidelines, Hume City Council,

• Hume City Council Landscape Guidelines for commercial, Industrial and Residential Landscapes, September, 2005

• Hume Natural Heritage Strategy, Hume City Council, 2006

• Hume Indigenous Vegetation Study, February, 2003

• Street Tree and Reserve Strategy, Hume City Council, September 2004

• Street And Reserve Tree Policy, Hume City Council, 27 September 2004

• Street and Reserve Tree Policy, Technical Notes, Hume City Council, 2004

• Hume City Council Recommended Species List,

• Policy For The Protection of Vegetation in Identified Vegetation Protection Areas (VPAS) , Hume City Council,

• Hume City Council’s Leafier City Program,

• Hume City Council Stormwater Management Plan, prepared by WBM Oceanics Australia, 3 July 2000

• Hume City Transport Priorities Plan, October 2004

• Macedon Street, Sunbury Traffic Surveys and Analysis, Evan Streets, Horne Street, Racecourse Roads Intersections, prepared by TTM Consulting Pty Ltd, July 1998

• Hume City Council Infrastructure Standards Manual,

• Proposed Development of Major Sunbury Site to Provide Significant Community Opportunities, Media Release, Tuesday 10 July 2007

• Hume City Council Wins Coveted Prize At Prestigious Water Saving Awards, Media Release, Tuesday 27 March 2007

• Hume City Is Victoria’s 2006 Sustainable City, Media Release, Wednesday 31 May 2006

• Sustainability Performance Measure Tables, VicUrban Sustainability Charter, 2006

• EnviroDevelopment Standards, Version 1.1, prepared by the Urban Development Institute of Australia (Queensland),

• LEED for Neighborhood Development Rating System prepared for Congress for the New Urbanism, Natural Resources Defence Council and U.S. Green Building Council, June 2007

• http://www.hepburnwind.com.au/ August 2008

• http://www.futureenergy.com.au/, August 2008

• http://www.summitlighting.net.au, August 2008

• HIA GreenSmart , http://hia.com.au, August 2008

• http://www.makeyourhomegreen.vic.gov.au, August 2008

• http://www.sustainability.vic.gov.au, August 2008

• http://www.westernwater.vic.gov.au, August 2008

Additional reference was made to the following material prepared as part of this study:

• Benchmarking Case Studies, HASSELL, 2008

• ESD Matrix, HASSELL, 2008

• Traffic Engineering Advice, GTA Consultants, 5 December 2007

• Engineering Servicing Report and Estimated Development Costs, 275 Racecourse Road, Sunbury, prepared by WBCM Pty Ltd, November 2008

• Flora and Net Gain Assessment of 275 Racecourse Road, Sunbury, Victoria, prepared by Biosis Research, July 2008

• An Archaeological Study for 275 Racecourse Road Sunbury Masterplan, prepared by Biosis Research, January2008

• Land and Residential Market Information 275 Racecourse Road Sunbury Vic. 3429, prepared by Charter Keck Cramer, November 2008

• Golden Sun Moth Survey, 275 Racecourse Road, prepared by Biosis Research, 14 January 2009

10.0 Reference Material