Growth Areas Authority Amendment C154 to the Hume Planning ... · provide uni-directional off road...
Transcript of Growth Areas Authority Amendment C154 to the Hume Planning ... · provide uni-directional off road...
Growth Areas Authority
Amendment C154 to the Hume Planning Scheme
Panel Hearing commencing 3 December 2012
SUBMISSIONS AND RESPONSE
PART TWO
Transport Network
Development Contributions Plan
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TABLE OF CONTENTS
Transport Network.........................................................................................................3
Overview.............................................................................................................3
Road Network......................................................................................................4
Road Network Volumes......................................................................................6
Road Implementation..........................................................................................6
Specific Submissions.........................................................................................10
Development Contributions Plan (DCP).......................................................................21
Overview............................................................................................................21
Road Infrastructure............................................................................................22
Intersection Infrastructure..................................................................................24
Active recreation Infrastructure.........................................................................26
Community Infrastructure..................................................................................28
DCP Provision of Public Open Space................................................................29
Concluding Statement........................................................................................32
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TRANSPORT NETWORK
1. Submissions 3, 23, 88, 106, 143, 172, 188, 193, 194, 199, 209 213, 215, 221, 222,
227, 235 & 237 relate to various transport-related issues relating to Hume C154.
OVERVIEW
2. Greenvale Central PSP has established a unique transport network devised to
overcome existing constraints to development within the precinct.
3. The PSP and DCP establish a road network that serves the transport needs of the
future residents in terms of access, safety and connectivity. Importantly, the road
network can be implemented non-sequentially to cater for all development
attitudes over the next few decades.
4. Challenges in establishing a future road network have been provided due to
widespread fragmentation of properties and landowners, a substantial coverage of
existing dwellings, and mixed (and/or unknown) attitudes regarding development
which are uncommon in greenfield development.
5. The existing precinct is characterised by rural-standard roads that are 20-metres in
width. Widening these roads and constructing a 25-metre connector road network
is an implementation challenge given that most properties currently have short
frontages to the internal road network.
6. GAA has worked with Council and key state agencies over an 18-month period to
establish a road network for the precinct. The revised road network balances the
varied requirements of multiple stakeholders, including Council, VicRoads, Public
Transport Victoria, the Department of Transport and Bicycle Network Victoria.
7. The local road network and its connection to the arterial road network at Hillview
Road, Brendan Road, Section Road, Greenvale Drive and Providence Road has
been long established in the preparation of the PSP. Minor changes to the order,
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width and cross sections of some connector and access roads has been necessary as
part of ongoing consultation with all stakeholders.
8. GAA supports the revised road network as presented and believe that it is largely
supported by the majority of key stakeholders.
ROAD NETWORK
9. 41-metre arterial roads:
(a) The precinct addresses significant lengths of Mickleham Road and Somerton
Road, providing direct access to wider transport network, as well as local and
regional facilities and services in existing Greenvale and Broadmeadows.
(b) Five intersections provide direct connection into the precinct from the arterial road
network.
10. In relation to 31-metre connector roads:
(a) The extension of Greenvale Drive into the precinct connects future residents
directly to Greenvale Shopping Centre and the wider network, is one of only two
signalised right-turn movements into the precinct on Mickleham Road, and
connects existing Greenvale residents directly to the expanding Greenvale
Recreation Reserve and Woodlands Historic Park.
(b) Bonds Lane will connect to the extension of Greenvale Drive to Carroll Lane in
the south of the precinct, and provide high-standard pedestrian and cycling links
from the linear corridor north to either the Reserve or Shopping Centre.
(c) The 31-metre connector roads provide a 7-metre carriageway, indent parking,
pedestrian paths and unidirectional, dedicated off-road cycling paths with
substantial opportunities for landscaping and buffering. This was revised to
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provide uni-directional off road cycling that marries directly with the other
connector road throughout the precinct.
11. In relation to 25-metre connector roads:
(a) The custom ‘Interim’ connector road will be constructed along the existing road
reserves of Hillview Road, Brendan Road and part of French Road in Area North,
and Carroll Lane and part of Providence Road in Area South. A road of the same
standard will be newly constructed between French Road and Brendan Road.
(b) The 25-metre wide road will be centred on the existing, 20-metre rural-standard
road network and constructed to urban standard in stages according to
development interest, as described in the Implementation section of the PSP.
(c) The 25-metre connector roads provide a 7-metre carriageway, indent parking,
pedestrian paths and unidirectional, dedicated off-road cycling paths with
buffering from development in the nature strip. At its initial 20-metre ‘interim’
standard, the road will provide a 7-metre carriageway, indent parking and
landscaping along development fronts, and shared path for pedestrians and
cyclists.
12. In relation to 20-metre access roads (existing road reserve):
(a) The remaining existing road network - Bonds Lane, Section Road and part of
Providence Road in Area South, and part of French Road in Area North – will be
constructed to a 20-metre access level standard road and be established to urban
standard in stages according to development interest, as described in the
Implementation section of the PSP.
(b) Section Road, between Greenvale Drive Extension and Somerton Road, is a
unique access road with a wider, 7-metre carriageway. The road will incorporate a
shared path inside the boundary of Greenvale Recreation Reserve.
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13. In relation to other, ‘new’ access-level roads:
(a) All other access-level roads in the precinct are indicative in their alignment and
have been included on the future urban structure plans to assist the Responsible
Authority in assessing planning applications.
ROAD NETWORK VOLUMES
14. Several submissions related concerns regarding future traffic volumes brought on
by development of the precinct.
15. Road infrastructure items provided within the Greenvale Central DCP and the
Local Road Network Implementation Plan in PSP will provide substantial
upgrades to the existing road network and cater for population growth brought by
the precinct. Traffic volumes anticipated by development in the precinct can be
comfortably accommodated with upgrades to road network infrastructure.
16. Future widening of Mickleham Road and Somerton Road will cater for traffic
increases throughout the entire corridor. Both are declared arterials; future upgrade
of these roads and their intersection is at the discretion of the road authority and is
outside the consideration of this amendment.
ROAD IMPLEMENTATION
Context
17. Submissions 199, 222 and 238 were made concerning the fragmentation of
ownership of the land within the PSP and future implementation issues with
development.
18. Landowner fragmentation is a significant challenge to the urban development of
the Greenvale Central precinct and has been a key driver in many of the urban
design and planning outcomes part of the overall plan.
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19. Greenvale Central consists of 109 properties over just 237 hectares, and includes
several existing road reservations. 87 out of the 109 properties include existing
dwellings (80%) many of which can be categorized as substantial in built form and
landscaping.
20. The precinct has an average property size of 2.04 hectares at time of PSP
preparation. When compared to the average property sizes in other North Growth
Corridor PSPs such as Greenvale West R3 (8.86 hectares), Craigieburn R2 PSP
(32.20 hectares), Merrifield West (44.80 hectares) and Lockerbie (27.34 hectares),
the complexity involved in preparing the plan can be fully appreciated.
21. The future urban structure utilises the existing road network where appropriate,
providing most landowners with direct access to their properties for development
purposes, whilst maintaining stability for landowners not interested in
development. As a consequence, a local road network implementation plan has
been devised to provide for the urbanisation of the existing road network
throughout the precinct.
22. Fragmentation poses further difficulties for provision of community facilities and
services within the precinct. The expense and unknown timing in securing multiple
adjoining parcels is prohibitive. For this reason, contributions to existing and
planned community and active open space infrastructure projects have deliberately
been directed to projects external to the precinct with the support of Hume City
Council.
23. The presence of so many unique landowners in the precinct, with most owning
only one property, further accentuates the initial challenge posed by fragmentation.
Landowner attitudes toward development vary neighbour-to-neighbour, but have
also changed during the lifespan of the precinct’s preparation.
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24. Indications of intent to fully subdivide, not subdivide or partially subdivide with
dwelling retention have been received from landowners, either with the landowner
as developer or through transfer to a third party.
Local Road Network Implementation Plan
25. The Local Road Network Implementation Plan provides for the upgrade and
‘urbanising’ of the existing road network in the precinct. The road cross sections
used as part of the plan are built in stages, ensuring that initial developers can and
must provide the precinct’s earliest residents with proper access to the arterial
network.
26. Greenvale Central PSP is the first growth area precinct to establish a Local Road
Network Implementation Plan. The plan has been devised as a mechanism to
urbanised existing road networks within fragmented greenfield development areas.
27. Construction and/or upgrade of connector-level and access-level roads is the
responsibility of the developer and part of net developable area when not within an
existing road reserve. Upgrade of an existing road network within greenfield
development areas should not be funded by Council.
28. The upgrade of existing road networks is likely to be required as part of PSP
preparation in fragmented greenfield areas within the expanded 2010 Urban
Growth Boundary. Greenvale Central PSP can provide a prototype for similar
planning considerations in future precinct development.
29. The Local Road Network Implementation Plan is beneficial to prospective
developers, existing landowners and the future community in the precinct in that
it:
(a) Enables individual developers to commence development independently of
neighbouring properties;
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(b) Enables individual developers to upgrade local connector roads to interim,
functional standard without the need to acquire land from neighbouring properties;
(c) Ensures that individual developers throughout the precinct have the potential to
develop their property no matter their location in the precinct, should they choose
to engage in ‘out-of-sequence’ development and build additional lengths of
connector road;
(d) Ensures that first developers construct an equitable extent of new roads to gain
initial access to their property;
(e) Ensures that underground services can be accommodated in the 20-metre interim
layout on both sides of the road and beneath the nature strip;
(f) Ensures that the earliest residents have access to urban-standard roads from their
dwelling to the arterial road network, irrespective of the development scenario in
their immediate proximity;
(g) Ensures that earliest residents have access to indent parking in front of the
development area in the interim, and shared path access to the arterial road
network;
(h) Ensures that subsequent developers contribute an equitable extent of the new roads
to complete the road when the development of their property takes place; and,
(i) Allows existing landowners complete independence in their decision to develop
land or remain as an existing use.
30. The revised Plan 10 – Local Road Network Implementation Plan in the PSP has
been amended since its exhibition, revising Implementation Areas throughout the
precinct. Upgrade responsibilities are attributed to properties with more equity and
are defined by the likelihood that access to the arterial road network from these
properties will be required via the prescribed local road.
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31. In the revised Local Road Network Implementation Plan, properties omitted from
the road implementation responsibilities include those not directly abutting an
existing local road and those zoned Low Density Residential Zone. Road access
for these residents will be subject to development staging and/or negotiations with
the road authority and Responsible Authority.
32. It should be noted that any further designation of Low Density Residential Zone in
the precinct will endanger the ability for road upgrades in those areas to occur.
This is especially the case in Providence Road and Carroll Lane, which will carry
traffic volumes associated with conventional or higher residential density
development from the north.
33. The Local Road Network Implementation has the joint support of GAA and
Council in its implementation and road cross sections as a tool for development
staging in the precinct.
SPECIFIC SUBMISSIONS
VicRoads (Submission 243)
34. VicRoads fully supports the connector road network devised by GAA and the
access arrangements to Mickleham Road and Somerton Road via signalised
intersections in the locations specified.
35. The VicRoads submission largely related to very minor technical details regarding
the functional layouts of arterial road intersections and their costings. Functional
layout plans for the intersections and their costings will be agreed between GAA
and VicRoads prior to finalisation of the amendment documentation.
36. VicRoads has reviewed draft functional layout plans for all intersections planned
for delivery in the precinct and is satisfied within the attributes of the intersections
subject to incorporation of very minor technical adjustments.
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37. GAA has not amended the DCP-included road infrastructure costings for the
purposes of the Panel Hearing due to timeframe issues with the consultancy
drafting the function layout plans. The DCP ‘per net developable hectare’ rate is
expected to vary less than +/- $10,000 per net developable hectare. The revised
DCP rate has already decreased more than $20,000 per hectare across the precinct
since its exhibition.
38. VicRoads has expressed additional support for the extension of Greenvale Drive in
light of Council’s submission for its removal from the precinct.
39. VicRoads has expressed unwillingness to approve future signalisation of the
intersection of Bonds Lane and Mickleham Road in the event that Greenvale Drive
in not extended into the precinct.
40. VicRoads supports the signalisation of Section Road as part of the Greenvale
Central precinct, noting its proximity to the Greenvale Recreation Reserve and its
future ability to convert to a four-lane intersection in the event of further
inclusions to the Urban Growth Boundary.
41. The submission recommending that additional land is set aside at the intersection
of Hillview Road and Mickleham Road to allow for double right-turn lanes under
ultimate conditions that fully provide for potential future access to Aitken College
via Hillview Road has been withdrawn by VicRoads. VicRoads acknowledges
that an expansion of the intersection for this purpose falls outside the PSP area and
does not meet nexus requirements.
42. VicRoads has noted that if the additional land is not available and the future need
arises for the provision of double right turn lanes, then such an outcome would
have to be achieved by some compromise to the intersection geometry, such as
reduced lane widths.
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Public Transport Victoria (Submission 109)
43. The following submission is made by GAA on behalf of Public Transport Victoria.
Submission
44. In relation to the future urban structure and road network:
(a) PTV considers that the Future Urban Structure provides appropriate opportunities
to connect the precinct to existing shops and schools in the established suburb of
Greenvale.
(b) In particular, the extension of Greenvale Drive into the precinct provides PTV
with the opportunity to provide, in the future, a direct local bus connection to the
key local shopping destination serving the precinct, Greenvale Village. It will also
facilitate access for Greenvale residents to the regional sporting facility at
Greenvale Reserve and Woodlands Historic Park.
(c) Laying out a well-integrated and connected urban fabric is a basic and essential
part of sound planning for new urban areas. Without this connection, the new
precinct will be disconnected from the existing suburb of Greenvale and will be
dislocated from the urban spine of Hume.
45. In relation to dwelling densities:
(a) PTV had concerns that the PSP does not respond to key standards set out in the
PSP Guidelines regarding average dwelling densities. The average yield of 15
dwellings per hectare is not met by the precinct.
(b) PTV considers that the proposed density of 14.47 dwellings per NDH is
acceptable in the context of Greenvale Central, due to the fragmented ownership
and small scale of lots in the precinct.
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46. In relation to the custom connector road networks designed as part of the Local
Road Network Implementation Plan:
(a) The GAA is leading a review of cycling provision on connector roads in the
growth areas, with the aim of providing infrastructure that can facilitate increased
cycling participation rates. PTV understands that the cross sections proposed for
Greenvale Central with unidirectional dedicated off road bicycle paths represents
an option that is being considered as part of this review.
(b) PTV and DOT are supportive of the goal of increased participation in cycling in
the growth areas; however there are concerns with the safety and practical
implementation of the cross sections.
(c) The latest ultimate connector road cross sections (shown as Figures 3 and 4 in the
version uploaded to the GAA website on 12 November) do not include provision
on road for cyclists, as currently set out in the Department of Transport's (DOT)
Public Transport Guidelines for Land Use & Development (the Guidelines).
(d) If the bicycle paths are poorly implemented it could pose safety risks for cyclists.
It could also increase the level of cyclists who choose to ride on the road, with no
space provided for them and potentially sharing the roadway with heavy vehicles,
including buses.
(e) PTV and DOT have requested that the GAA engage a qualified road safety auditor
to review the connector road cross sections proposed by GAA and confirm that
they are at least as safe as the connector road with the 8.4m carriageway, proposed
by PTV in their submission to the GAA.
(f) PTV and DOT have requested that the following guidelines should be inserted in
the PSP at 3.3 as a ‘Transport: Walking & Cycling’ requirement:
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The design of intersections (including any outstands) must ensure that low floor
bus turning movements can be accommodated.
The off-road bicycle path must allow for movement of cyclists travelling up to 30
km/h.
Bicycle priority at intersections of minor streets is to be achieved through strong
and consistent visual and physical clues and supportive directional and associated
road signs.
Connections must be provided to the adjoining bicycle network.
Provision of crossing points must be included at major attractors such as shops,
schools and recreation facilities.
Design of all off-road bicycle paths and related road cross sections is to be subject
to a road safety audit, at full cost to the proponent, and which is to be lodged with
the application for a subdivision permit.
Construction of the off-road bicycle paths must be in line with the
recommendations of the road safety audit, at full cost to the proponent.
Parking on the off-road bicycle lane must be discouraged through no parking
signage and enforcement.
Response
47. GAA has agreed to amend the custom 20-metre ‘interim’ and 25-metre ‘ultimate’
connector road cross sections to provide 2.3 metre wide parking lanes, as
requested by PTV.
48. The amended cross section provides maintains the 7.0 metre carriageway and,
with 2.3 metre parking lanes, provides a cross section that will provide safety to
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off road cyclists as well as more experienced cyclists preferring to utilise the
carriageway.
49. In light of the minor amendment to the cross section to satisfy the PSP and PT
Guidelines, GAA consider the requirement for a road safety auditor to assess each
application for subdivision permit onerous, particularly given the likely number of
application required in the precinct, the relative expense given the size of the
properties, and that generally the cross section amounts to excellent provision for
bicycle users.
50. GAA request a recommendation for the Panel Members in the relation to the need
for individual auditing of the road cross sections, and that the recommendation for
its need or lack of need be reflected in finalised documentation.
Bicycle Network Victoria (Submission 172)
51. Bicycle Network Victoria submitted requesting minor network changes to increase
the capacity for cycling throughout the precinct.
52. GAA has held discussions with BNV post-exhibition; BNV is satisfied with the
changes to the plan and support the amendment.
53. GAA will amend the plan to require direct access from Providence Road, through
Property 66 and 67, to Swain Street and into Woodlands Historic Park at the time
low density residential development occurs on the affected properties.
54. GAA will not provide direct connection to the Greenvale Reservoir Park, as
discussed in other sections of the submission. Bicycle Network Victoria supports
future connections into the park.
55. BNV has expressed support for the Greenvale Drive extension.
Hume City Council (Submission 238)
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GREENVALE DRIVE EXTENSION
56. Council oppose the extension of Greenvale Drive.
Context
57. Initial drafting of the future urban structure (early 2011) used only the existing
road network within the precinct, as reflected in the first draft of the Traffix
Assessment Report by Traffix Group. The justification for this was a complete
lack of knowledge regarding landowner attitudes toward development at the
beginning of PSP preparation in October 2010.
58. Early in the planning process, a significant connectivity issue was identified in the
initial future urban structure relating to interface between the precinct and existing
Greenvale along Mickleham Road.
59. The precinct, with Bonds Lane as the central connector road outlet to Mickleham
Road, has no connectivity to existing Greenvale. South of Somerton Road,
Mickleham Road would provide four T-intersections all fronting development.
Bonds Lane and Providence Road already face ‘back fence’ development in
existing Greenvale. Elphinstone Boulevard cannot connect to the precinct due to
water retarding requirements. Barrymore Road will front the Low Density
Development Zone and not connect into the precinct.
60. An extensive GAA-hosted urban structure workshop was attended by Council,
VicRoads, DOT, Melbourne Water, Parks Victoria and DSE on 13 July 2011. The
revised urban structure presented by GAA included a direct connection of
Greenvale Drive into the precinct. GAA circulated the future urban structure and
invited all parties to provide initial feedback.
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61. Feedback from VicRoads strongly supported the extension of Greenvale Drive in
feedback provided. VicRoads generally supported the location of arterial-to-
connector intersections subject to design, which remain unchanged.
62. Feedback from DOT strongly supported the extension of Greenvale Drive in
feedback provided. DOT had a preference for both Greenvale Drive and
Elphinstone Boulevard to connect into the precinct. With constraints relating to
access from Elphinstone Boulevard, DOT was satisfied with connections at
Greenvale Drive and Providence Road for future bus networks, cyclists and
pedestrians.
63. Feedback received from Hume Council officers, whilst informal, listed a number
of concerns with the future urban structure, none of which pertained to the future
road network. Council officers did suggest provision of medium density
development across from Greenvale Drive in proximity to Greenvale Shopping
Centre.
64. Pre-exhibition consultation with Council and key state agencies occurred in May
2012 maintaining all six arterial-to-connector road intersections as exhibited in
July/August 2012. The precinct’s relationship to the arterial road network had been
well established by GAA at this point; VicRoads and PTV made no comment in
relation to the position of intersections. Council did not make a submission to pre-
exhibition consultation.
65. Informal feedback to pre-exhibition consultation was received from Council
officers on 19 June 2012. No submission was made of the road network in its
relationship to arterial road intersections.
Justification
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66. The provision of Greenvale Drive Extension is not a traffic volume matter but an
urban planning matter, and GAA have not called expert evidence to justify the
inclusion of the project.
67. The extension of Greenvale Drive (‘Greenvale Drive Extension’) provides the key
east-west connection throughout the southern area of the precinct and is the
highest order road within the entire PSP area.
68. Greenvale Drive Extension provides direct connection between Greenvale
Shopping Centre, the key retail and commercial opportunity for the precinct, and
Greenvale Recreation Reserve, the key local recreation opportunity for the wider
Greenvale community.
69. Greenvale Drive Extension presents the sole opportunity to establish a strong
connection between the precinct and existing Greenvale through urban design.
70. Bonds Lane and Providence Road both abut ‘back-fence’ development along
Mickleham Road and can never provide connections between communities.
71. Establishing Greenvale Drive Extension will provide a key sense of place and
sense of addresses for future residents in the precinct.
72. Greenvale Drive Extension will establish excellent pedestrian and cycling
connections into the precinct and to Greenvale Recreation Reserve.
73. The alignment of Greenvale Drive Extension has been revised to allow for
maximum development opportunities of landowners affected, including dual
frontages where possible.
74. The development of Greenvale Drive Extension is integral to the provision of
medium density development in proximity to Greenvale Shopping Centre.
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75. Development of Greenvale Drive Extension is encouraged through the inclusion of
its land purchase and construction within the Greenvale Central DCP.
76. The revised 31-metre cross section of Greenvale Drive Extension provides off-
road, dedicated, unidirectional cycling lanes with substantial buffering from
development. The revised cross section links directly with Bonds Lane and Carroll
Lane, which are also unidirectional.
77. Greenvale Drive Extension has the absolute support of VicRoads, Public Transport
Victoria and Bicycle Network Victoria.
78. In a letter to GAA dated 29 July 2011, the Department of Transport informed:
79. “DOT strongly supports the extension of Greenvale Drive westwards into the
southern section of the Precinct and the realignment of Brendan Road, from the
northern section of the Precinct, to connect to Fleetwood Drive”
80. Greenvale Drive Extension is arguably the single most important urban design
outcome of the Greenvale Central Precinct Structure Plan.
81. GAA maintain the need for Greenvale Drive to extend through the precinct to
Section Road, connecting existing Greenvale and Greenvale Shopping Centre with
Greenvale Recreation Reserve.
82. The road network as exhibited should remain intact (on all land north of Swain
Street). The Council submission details a disjointed road network with no
connectivity between existing Greenvale and the precinct.
BRENDAN ROAD INTERSECTION
83. Submissions 238 and 263 oppose the realignment of Brendan Road at its
intersection with Somerton Road. Hume City Council has requested that a
staggered T-intersection be provided at Brendan Road.
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Response
84. Similarly to Greenvale Drive, the realignment of Brendan Road will provide Area
North with direct connection to existing Greenvale via a signalised intersection.
85. Without the realignment of Brendan Road, a staggered T-intersection between
Brendan Road and Fleetwood Drive would be developed across the six-lane
duplicated Somerton Road and would be substandard.
86. It is known that the land area affected by the realignment of Brendan Road has
been acquired for the purposes of urban development, and the road has been
realigned during post-exhibition to maximise the development potential of the
property.
87. The realignment of Brendan Road has the support of VicRoads, Public Transport
Victoria and Bicycle Network Victoria. Refer to the DOT quote above which also
provides strong support.
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DEVELOPMENT CONTRIBUTIONS PLAN (DCP)
OVERVIEW
88. The Greenvale Central Development Contributions Plan provides for delivery of
road and community infrastructure that is essential to the well-being of existing
and future residents within the precinct.
89. The DCP specifically addresses landowner fragmentation in the precinct by
providing development contributions to fund the land purchase and construction of
new connector-level roads to service the new community.
90. Key changes to the exhibited DCP can be summarised as:
(a) Removal of road infrastructure items as a consequence of rezoning of land south
of Providence Road to LDRZ;
(b) Revision of active open space infrastructure items as a consequence of further
consultation with Council;
(c) The removal of all land south of Providence Road from the DCP area; and,
(d) The revised DCP divides the precinct into two Main Catchment Area separated by
Somerton Road and Mickleham Road.
91. At exhibition, the residential development contribution for the entire precinct was
$215,734.56 per net developable hectare.
92. In the revised DCP, the residential development contribution is $190,187.35 per
net development hectare in Area North
93. In the revised DCP, the residential development contribution is $196,968.47 in
Area South.
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94. The ‘per net developable hectare’ contribution will be revised in the finalisation of
the DCP to include updated costings relating to the realignment of intersections
and roads within the precinct. Variation is anticipated to be less than $10,000 per
net developable hectare.
95. To compare this precinct with others, recently approved growth areas DCPs
include residential development infrastructure levies of $209,000 (Diggers Rest
PSP), $262,000 (Rockbank PSP), $255,000 (Lockerbie North PSP) and $221,000
(Merrifield West PSP) per net developable hectare.
96. In terms of development contributions, Greenvale Central is generally advantaged
by its proximity to existing urban areas and their services and facilities.
97. Greenvale Central is however also disadvantaged by its relative frontage to arterial
roads which must be accessed by signalised intersections that respond to ultimate
duplication requirements.
98. All costs within the DCP are fully apportioned to new development within the
precinct, excluding RD01 which is an approved signalised intersection shared by
Greenvale West R3 PSP.
99. Active recreation and community infrastructure appears to be fully apportioned to
the precinct which is not the case. Five projects are fully funded by the precinct
and two projects are partially funded by the precinct. Descriptions of
apportionment are provided within this submission.
ROAD INFRASTRUCTURE
100. Road and intersection infrastructure is fully apportioned to greenfield
development, either in Greenvale Central PSP and Greenvale West R3 PSP.
Development within the precinct has driven the need for access improvements.
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101. The DCP includes the land purchase and construction of three connector-level
roads required within the precinct. This is uncommon; usually only costs
associated with arterial roads are normally only included as items subject to
development contributions.
102. The three connector roads included within the DCP provide completely new links
within the precinct and do not form part of the existing, rural-standard road
network.
103. Precinct Structure Plans consider connector roads to be part of ‘net developable
area’. Fragmentation of properties and land ownership within the precinct,
specifically the small size of each property, means that provision of new
connector-level road reserves may encumber a relatively high percentage of an
affected party’s land.
104. It is equitable that the cost of these new connector roads is shared across the wider
precinct as they are critical to the local transport network. Provision of funds for
the land purchase and construction of these roads will offset loss of developable
land and generally encourage early provision of the roads.
105. RD01 is attributed to Area North; it connects French Road and Brendan Road and
is strongly associated with the proposed non-government school.
106. RD02 and RD03 are attributed to Area South; they combine to create the
Greenvale Drive extension, the primary east-west connection through the precinct
that connects into the existing Greenvale community.
107. Realignment of RD02 and RD03 as part of the revised PSP documentation will
allow affected landowners to maximise their development potential and offset loss
of developable land.
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108. RD04 is attributed is to Area South; it allows the connection of existing road
reserves at Bonds Lane and Carroll Lane which forms the primary north-south
connection through the precinct and links pedestrians and cyclists with Greenvale
Drive Extension.
109. RD07 (to become ‘RD05’ in the finalised DCP) links pedestrians from existing
Greenvale community to the linear corridor within the Greenvale Central precinct.
110. RD05 and RD06 have been removed from the DCP. These items were required to
provide conventional residential dwelling densities south of Providence Road and
are no longer required in light of the area being rezoned to Low Density
Residential Zone.
111. Road upgrades within existing road reserves in the precinct are provided for
through the Local Road Network Implementation Plan with associated text and
tables in the Greenvale Central PSP.
112. Access roads indicated on the Plan 3 Future Urban Structure in the PSP that are
not within existing road reserves are indicative alignments only to encourage
proper access road connectivity in the precinct. The roads were added to assist
Council in making planning decisions at their request and may be subject to future
realignment.
INTERSECTION INFRASTRUCTURE
113. All intersection infrastructure within the Greenvale Central DCP is apportioned
entirely (100%) to the Greenvale Central precinct, excluding the intersection of
Hillview Road and Mickleham Road which is apportioned 50% of the full cost.
The remaining half is paid for by development contributions attributed to
Greenvale West R3 PSP.
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114. Intersection infrastructure is fully apportioned to the new precincts (Greenvale
Central PSP and Greenvale West R3 PSP) given development within the precincts
has driven the need for access improvements.
115. IT01, IT02, IT03, IT04 and IT05 are arterial-to-connector road intersections and
provide for safe and direct access to the arterial road network.
116. The total project cost of IT01, the intersection of Mickleham Road and Hillview
Road, will increase on that required by the approved Greenvale West R3 PSP due
to updated requirements by the road authority. Greenvale Central PSP will is
attributed 50% of the revised cost; the shortfall created in the Greenvale West R3
DCP will be addressed by the road authority.
117. Realignment of IT02 and IT04 has occurred to provide straighten the intersections
and allow increased developable land for affected landowners. Realignment of the
intersections will require minor amendments to the infrastructure costings in
finalising the DCP.
118. IT06 has been removed from the DCP. The item was required to provide
conventional residential dwelling densities south of Providence Road and is no
longer required in light of the area being rezoned to Low Density Residential
Zone.
119. IT07, IT08 and IT09 are connector-to-connector road intersections that directly
adjoin the new connector roads within the precinct and are included in the DCP on
the same principle as RD01-RD04.
120. Connector-to-connector road intersections elsewhere in the precinct are part of the
existing road network and will be upgraded via the Local Road Implementation
Plan.
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121. Connector-to-access road intersections are indicative intersections only and will be
provided as part of detailed design through subdivision works.
ACTIVE RECREATION INFRASTRUCTURE
122. Active recreation infrastructure projects are provided as new facilities for the
improvement of existing recreation areas, all of which are to be located outside the
Greenvale Central precinct.
123. Active recreation infrastructure projects will be located at Greenvale Recreation
Reserve (adjacent the precinct at Woodlands Historic Park), Greenvale Recreation
Centre and Bradford Avenue Reserve (proximate to the precinct in the existing
suburb of Greenvale).
124. Provision of infrastructure within the precinct is extremely challenging due to
fragmentation issues. The externalising of active recreation infrastructure is
supported by GAA and Hume City Council.
125. Active recreation items are apportioned either fully or partially to the precinct as
described below. The revised DCP indicates no external apportionment; however,
the ‘total project cost’ as indicated by the revised DCP only specify the precinct’s
contribution. This is the case for AR03. Total cost and apportionment details for
projects only partially funded by the DCP will be incorporated in the finalised
documentation.
126. Greenvale Central PSP provides 0.00% net developable area for active open space;
that is, no land will be purchased through development contributions for the
provision of active recreation infrastructure. As a consequence, it is deemed
appropriate that additional funding should be made available for the ‘construction’
component of contributions to meet an overall nexus of provision. It is for this
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reason that some projects are apportioned entirely to the precinct despite being
located externally to the precinct.
127. A complete redirection of funds has occurred for items AR03 and AR05.
128. The exhibited PSP indicated the provision of netball courts at Greenvale
Recreation Reserve and a playing surface at Barrymore Road Reserve, both since
removed from the DCP and replaced by an extension of the stadium at Greenvale
Recreation Centre and sportsground redevelopment at Bradford Avenue Reserve.
129. The original AR03 and AR05 items were identified in the community services
report by ASR Research which cited the Council’s recreation department as its
source. GAA understand that a lack of communication within Council
departments caused this error.
130. GAA has no issue with the active recreation projects changes.
131. A summary of the revised active recreation infrastructure:
(a) AR01 is the provision of one playing surface and associated infrastructure in line
with Council’s master plan for the Greenvale Recreation Reserve. The cost of the
infrastructure is $2,150,000 and the funding of the item is generally in accordance
with the cost of like facilities in recently approved PSPs.
(b) AR02 is a pavilion associated with AR01 in line with Council’s master plan for the
reserve at a cost of $700,000 and with no change from its exhibition.
(c) AR03 provides a contribution toward the expansion of the basketball stadium at
Greenvale Recreation Centre. The project’s total cost is $4,500,000, for which the
precinct contributes 47.77% of that total.
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(d) AR04 is the provision of two tennis courts at Greenvale Recreation Reserve. The
cost of the infrastructure is $580,000 and funding of the item is generally in
accordance with the cost of like facilities in recently approved PSPs.
(e) AR05 is the redevelopment of the sportsground at Bradford Avenue Reserve at a
cost of $1,000,000, and replaces a similar project already funded at Barrymore
Road Reserve.
(f) AR06 is the construction of a pavilion at the Barrymore Road Reserve at a cost of
$1,000,000, and now provides for 100% of the cost of that facility.
132. It should be noted that AR02 and AR06 provide for a combined $1,700,000 for
pavilions. The pavilions are ‘under costed’ when compared to other like facilities
in approved PSPs and only utilized $621 of the $900 community infrastructure
levy (CIL) cap. Further increase to the cost of AR02 and AR06 can be
accommodated if deemed necessary.
COMMUNITY INFRASTRUCTURE
133. The community infrastructure project, CI01, is provided as a further extension and
improvement of the planned multi-purpose community centre located within
Greenvale West R3 PSP area.
134. Provision of infrastructure within the precinct is extremely challenging due to
fragmentation issues. The externalising of community infrastructure is supported
by GAA and Hume City Council.
135. Community infrastructure items are apportioned only partially to the precinct as
described below. The revised DCP indicates no external apportionment; however,
the ‘total project cost’ as indicated by the revised DCP only specify the precinct’s
contribution. This is the case for CI01. Total cost and apportionment details for
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projects only partially funded by the DCP will be incorporated in the finalised
documentation.
136. CI01 provides a contribution toward the expansion of the multi-purpose
community centre in Greenvale West R3 PSP. The project’s total cost is
$7,991,875 of which the precinct contributes 30% of that total.
137. CI01 provides for the expansion of an approved infrastructure item planned by
GAA as part of Greenvale West R3 PSP that will provide excellent local benefit to
the local community. It should be noted that as part of the Greenvale West R3 PSP
Panel Hearing, Council objected to the construction of this multi-purpose
community centre entirely, citing a lack of local demand for the project. Council
have now changed their position and concur with the funding and construction of
the multi-purpose facility in that location.
DCP PROVISION OF PUBLIC OPEN SPACE
Submisson 238 - Hume City Council
138. Hume City Council considers that local parks should to be delivered as part of the
DCP as opposed to the requirements under Clause 52.01.
Response
139. Requirements for public open space contributions have been included in the
schedule to Clause 52.01– Public Open Space Contribution and Subdivision of the
Hume Planning Scheme.
140. The planning scheme specifies a contribution rate at Clause 52.01, the provisions
of Section 18 of the Subdivision Act 1988 (Subdivision Act) do not apply. In
particular, the rate of contribution payable pursuant to Clause 52.01 is mandatory
and not open to appeal.
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141. The contributions will be cash in lieu of land. Subdivisions will be required to
make a public open space contribution of at least 2.10%.
142. Clause 52.01 provides that:
143. A person who proposes to subdivide land must make a contribution to the Council
to public open space in an amount specified in the schedule to the clause (being a
percentage of the land intended to be used for residential, industrial or
commercial purposes, or a percentage of the site value of such land, or a
combination of both). If not amount is specified, a contribution for public open
space may still be required under Section 18 of the Subdivision Act 1988.
144. The GAA consider that Clause 52.01 is an established practice in public open
space delivery for local parks is via the Subdivision Act and subdivision permits.
This provides a straight forward administrative process for the delivery local park
land. This is consistent with all other approved PSPs to date.
145. The scale of open space is such that for the most part they are able to be provided
as development occurs. Providing local parks through the subdivision process
ensures that future residents do not wait for a local park to be delivered.
146. Clause 52.01 ensures that the delivery of major roads/intersections/community
facilities is separate to the delivery of local parks. The provision of local parks
should not compete for delivery funds with larger projects. It ensures that local
parks are delivered whilst development proceeds.
147. Using DCPs to deliver local park infrastructure creates an unnecessary
administrative burden by requiring Council to deliver small scale infrastructure
that can easily be delivered by the developer hence reducing transaction costs.
148. A requirement has recently been developed for the delivery of local park
infrastructure by developers. This requirement was not incorporated into the
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recirculated amendment documents. The GAA suggest that this Requirement be
included as part of the approval documentation as Requirement 71 in the PSP.
149. Requirement 71 - Open Space Delivery
(a) All parks (where not otherwise provided via a Development Contributions Plan)
must be finished to the standard to the satisfaction of the Responsible Authority
prior to the transfer of the space to Council:
Removal of all existing disused structures, foundations, pipelines or stockpiles.
Cleared of rubbish and environmental weeds, levelled, topsoiled and grassed with
warm climate grass (unless conservation reserve requirements dictate otherwise).
Provision of water tapping, potable and recycled water connection points. Sewer
and gas connection points must also be provided to land identified as an active
reserve,
Drought resistant plantings.
Vehicles exclusion devices (fence, bollards or other suitable method) and
maintenance access points.
Construction of a 2.5 metre shared path (concrete unless otherwise approved by
the responsible authority) around the perimeter of the reserve, connecting and
linking into any other surrounding paths or points of interest, and
Installation of park furniture including BBQs, shelters, tables, local scale
playgrounds and other local scale play elements such as ½ basketball courts and
hit-up walls, rubbish bins and appropriate paving to support these facilities.
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For town squares and urban spaces – paving and planters, furniture including
seating, shelters and bollards, tree and other planting, lighting, drainage and
water tapping.
CONCLUDING STATEMENT
150. In Greenvale Central PSP, GAA ultimately seeks to:
(a) Develop an attractive and sustainable new community in which new residents
what to live;
(b) Provide existing landowners, if desired, the opportunity to develop their properties
and realise the value of its development;
(c) Contribute to the improvement, consolidation, and use of existing community
infrastructure, and provide new infrastructure in the local community;
(d) Provide excellent connections to and from existing Greenvale, principally via the
extension of Greenvale Drive; and
(e) Maximise dwelling yields to allow a heightened number of new residents with
proximity of access to regional parks and public transport services.