amendment c171 - ballan road precinct structure plan...

Contents:

1. List of Changes to PSP Document 2. List of Changes to UGZ Schedule 3. Updated Plan 2 (Future Urban Structure) Note: V6 Revisions are highlighted by red text / border. Revisions primarily relate to:

• Updating cross sections 3, 3e, 6a and 14 with additional wording • Addition of Werribee Township Regional Park to PIP • Inclusion of note to Plan 8 regarding signalised intersection treatment, as agreed by Manor Commercial and Wyndham City Council

Amendment C171 - Ballan Road Precinct Structure Plan List of Document Changes for Planning Panels Victoria 1st November 2013 V6

, as agreed by Manor Commercial and Wyndham City Council

6

Wyndham C171 - BALLAN ROAD - PSP Dopcument List of Changes 1/11/2013

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3 1Delete "The Ballan Road Native Vegetation Precinct Plan (NVPP) sets out requirements for the protection and management of native vegetation within the PSP area." MPA

3 1Delete Draft Wyndham Precinct Structure Plans 40, 92, 1088 and 1091: Conservation mangement Plan sets out the mangement requirements for areas protected for the GGF. MPA

5 1.1 Add footnote: the biodiversity requirements in Section 3.4 must be included as shown in the PSP. 31A5 1.25 1.35 1.4 Delete section 20A5 1.5

1 Refer exhibition document

Show all existing waterways as per marked up plan, colour in as existing dam, correct to to not go through the gully. Colour north eastern dam in as existing dam. (Changes as per marked up plan)

MPA

6 2 2 Refer exhibition document

Open space:

Minor adjustments to P11 and P15 and reconfiguration of P1 to avoid existing dwellingP9- Slide north east slightly to achieve view line looking north from within the LTC into the parkP11- Reduce park size from 0.9ha to 0.5ha subject 3% NDA of the PSP and make more regular in shape.P12- MPA to allow for discretion in table 4 and acknowledge existing meditation centre P14- maintain location- increase to close to 1ha and configure to a fit for purpose shape across property 27 and property 26Add roads around all active open space Amend size of property 14 to be consistent with certificate of title


Removal of housing density classifications Add 400 metre radius to the edge of Manor Lakes MTC and local town centre. Add 800 metre radius to train station. Amend "mixed use employment/commercial" along Ballan Road to indicate 120 metre frontage (no dimensions are shown on the plans)Amend boundary of GGF Conservation Area (proposed park) on property 2 in line with DEPI and Melbourne Water agreed changesAdd shared user bridges at decided locationsRemove key access street from properties 2,4 and 5Remove potential vehicle crossing on property 2Make dry stone wall changes to the south of property 34Shift P14 to the south to allow for 3.06% on both propertiesIncrease size of community centre on property 8 from 0.4ha to 0.6haAll RRL legend notations to be changed to 'Regional Rail Link Corridor'Change legend to Growling Grass Frog Conservation Area (encumbered)Clearly show land required for Ballan Road widening

2,4,6,7,7A,12,16,17,18,19,22,23,24A,29,

32,33A


Update RRL area and dimensionsAmend 'proposed railway stabling yard' to purple with hash. Remove words rail corridorAdd note to railway stabling yard to "indicative subject to confirmation by Public Transport Victoria/VicTrak"Fade all non-PSP areasUpdate legend to rename all "key access streets" to "key local access"Notate area "suitable for non-residential uses" along Ballan RoadRemove noteRename future railway station to "potential future Riverdale station"Remove words "major and "Ballan Road" from Major arterial road in legendRemove words "site (Aboriginal) from Heritage in legendReplace words "Breakaway Waterway" with Tributary in legendReplace words "community facility" to "community centre"Add "shared user bridge (indicative location)' to legendUpdate legend font

2,4,6,7,7A,12,16,17,18,19,22,23,24A,29,

32,33A

7 2.18 2.2 O1 To create an attractive urban environment that has a strong sense of place.8 2.2 O2 To provide a consistent landscape treatments along the length of Ballan Road and Hobbs / Armstrong Roads respectively.8 2.2 O3 To ensure development positively addresses all public open spaces.8 2.2 O4 To create streetscapes, parks and public spaces, with significant canopy tree cover.

8 2.2 O5 Promote greater housing choice through the delivery of a range of lots capable of accommodating a variety of dwelling typologies.Amend to: "To deliver an overall average precinct density of a minimumof 17 dwellings per net developable hectare."

2,4,6,7,7A,12,16,17,18,19,22,23,24A,29,

32,33A8 2.2 O6 To deliver a density of housing that underpins the viability of town centres, community services, and public infrastructure.

8 2.2 O7To ensure medium and higher density residential development is prioritised in locations proximate to high amenity, such as public transport, community facilities, town centres and open space.

8 2.2 O8 To provide a broad range of retailing and business activities to meet the local retail and service needs of the future community.

Relevant Number (Exhibition)

Exhibition Version Text

Additions proposed for Panel

Panel Version Text Related Submission Number/s

Introduction

Outcomes

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8 2.2 O9 To provide opportunities for small office, mixed use and home based businesses within and on the periphery of the LTC.

8 2.2 O10 To ensure the LTC design integrates and prioritises public streets and open spaces as the primary pedestrian movement and activity spaces.

8 2.2 O11To provide services and employment opportunities for new residents by facilitating the timely delivery of the LTC, commercial area, community hubs, schools and other community facilities.

Delete "To provide services and employment opportunites for new residents by facilitating the timely delivery of the LTC, commercial area, community hubs, schools and other community facilities."

8 2.2 O12To facilitate commercial and retail development along the Ballan Road interface to Manor Lakes MTC to reflect the scale of Manor Lakes MTC and the arterial road location.

8 2.2 O13 To ensure community, educational and other public buildings are sited and designed as prominent features in the urban landscape.8 2.2 O14 To provide a range of well located community and education facilities that efficiently delivers local infrastructure and services.8 2.2 O15 To create an integrated open space network that delivers a diverse range of park sizes and designs.

8 2.2 O16To plan for the long term conservation of significant heritage, vegetation and fauna habitat areas, including the Growling Grass Frog Conservation Area.

8 2.2 O17To create an urban landscape that integrates with the existing biodiversity, cultural heritage, drainage and landscape values along the Werribee River and internal waterway corridors.

Remove words "along the Werribee River and internal waterway corridors" and replace with "within the precinct and along the Werribee River". 29

8 2.2 O18To identify areas where bushfire hazard requires specified bushfire protection measures for subdivision and buildings and works to be implemented. Delete objective 29

8 2.2 O19 To ensure that the location, design and construction of development consider the need to implement bushfire protection measures. Delete objective 298 2.2 O20 To ensure development does not proceed unless the risk to life and property from bushfire can be reduced to an acceptable level. Delete objective 29

8 2.2 O21To create an excellent cycle and pedestrian network that ensures users can travel safely and directly by foot and bicycle throughout the Precinct and to key destinations such as the LTC, Wyndham Vale train station, schools, open space and community facilities.

8 2.2 O22To recognise the strategic importance of the Hobbs / Armstrong Road crossing of the Werribee River and the need to provide this road reservation as early in the life of the development as practicable.

8 2.2 O23To create a subdivision design that achieves an integrated, connected, legible and permeable street network and ensures excellent inter-parcel connections across cadastral (property) boundaries.

9 2.2 O24 To encourage non noise-sensitive land uses to be located adjoining the RRL corridor / public transport reservation. Replace words "to be located adjoining" with "adjacent" 299 2.2 O25 To protect the amenity of residential areas adjacent to the RRL corridor / public transport reservation.

9 2.2 O26 To create an arterial and local road network that functions effectively as an easily navigable network with a clear and identifiable hierarchy.

9 2.2 O27 To deliver integrated water management systems that reduce reliance on reticulated potable water and increase the re-use of alternative water (storm and / or waste) and contribute to a sustainable and green urban environment.

Delete "Utilities" from heading Amend objective to: "To deliver Integrated Water Management (IWM) systems that reduce reliance on reticulated potable water, increase the use of alternative water (treated storm and/or waste), minimise flood risk, ensure waterway health and contribute to a liveable, sustainable and green urban environment."

9

9 2.2 O28 To ensure that development staging is co-ordinated with the delivery of key local and state infrastructure.9 2.2 O29 To provide for a non-government school site to meet a strategically justified need for a Catholic primary school in the area.

9 2.3Delete "lot" in title Delete "summary lot" 29

10 2.3 3 Refer exhibition document

Local convenience centre to be retitled "mixed use employment/commercial" Remove key access street from properties 2,4 and 5Remove potential vehicle crossing on property 2Make dry stone wall changes to the south of property 34Increase size of community centre on property 8 from 0.4ha to 0.6haRemove 3 on the Riverdale side of the PSPAll RRL legend notations to be changed to 'Regional Rail Link Corridor'Change legend to Growling Grass Frog Conservation Area (encumbered)Clearly show land required for Ballan Road wideningUpdate RRL area and dimensionsFade all non-PSP areasRename future railway station to "potential future Riverdale station"Remove words "major and "Ballan Road" from Major arterial road in legendRemove words "site (Aboriginal) from Heritage in legendReplace words "Breakaway Waterway" with Tributary in legendReplace words "community facility" to "community centre"Add "shared user bridge (indicative location)' to legendUpdate legend fontDelete "Werribee River" from legendOpen space changes as per Plan 2Amend "mixed use employment/commercial" along Ballan Road to indicate 120 metre frontage (no dimensions are shown on the plans)Amend size of property 14 to be consistent with certificate of title


Amend title to "Summary land use budget and yields"Change WRTP under open space to WTRP and "witihn" to "within"Remove dwelling yield and typologiesReplace NRDA with NDARDelete "passive open space (employment) percentage calculate on NEDA"Include major heading "Encumbered land for conservation purposes"

29

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Replace housing categories with "residential"Move "note" to fit under "key unified landscape streetscapes"Remove potential vehicle crossing on property 2Make dry stone wall changes to the south of property 34Increase size of community centre on property 8 from 0.4ha to 0.6haRemove 3 on the Riverdale side of the PSPAll RRL legend notations to be changed to 'Regional Rail Link Corridor'Change legend to Growling Grass Frog Conservation Area (encumbered)Clearly show land required for Ballan Road wideningUpdate RRL area and dimensionsFade all non-PSP areasRename future railway station to "potential future Riverdale station"Remove words "major and "Ballan Road" from Major arterial road in legendRemove words "site (Aboriginal) from Heritage in legendReplace words "Breakaway Waterway" with Tributary in legendReplace words "community facility" to "community centre"Add "shared user bridge (indicative location)' to legendUpdate legend fontDelete "Werribee River" from legendOpen space changes as per Plan 2Amend "mixed use employment/commercial" along Ballan Road to indicate 120 metre frontage (no dimensions are shown on the plans)Amend size of property 14 to be consistent with certificate of title

13 3.1 R1

Canopy trees (native, indigenous and exotic) in parks and streets must be:• Larger species wherever space allows (to facilitate continuous canopy coverage);• Suitable for local conditions; andPlanted in modified and improved soil as required to support tree longevity.

13 3.1 R2

Street trees must be planted on both sides of all roads and streets (excluding laneways) at regular intervals appropriate to tree size at maturity and not exceeding:Interval Tree Size8 – 10 metres Small trees (less than 10 metres)10 – 12 metres Medium trees (10 – 15 metres)10 – 15 metres Large trees (15 metres or greater)

Replace requirement wording with:"Street trees must be planted on both sides of all roads and streets (excluding laneways) at regular intervals appropriate to tree size at maturity and not exceeding:Average Interval Tree Size8 – 10 metres Small trees (less than 10 metres)10 – 12 metres Medium trees (10 – 15 metres)10 – 15 metres Large trees (15 metres or greater)"

16, 24A

13 3.1 R3 Subdivision layout must maximise the number of streets perpendicular to, or with direct views to, the Werribee River and other waterways.

13 3.1 R4Suitable street frontages must be provided on educational and community sites to allow buildings to front the street while allowing for vehicular access.

13 3.1 R5A use or development that contains a bedroom and is located on land that is reasonably likely, in the opinion of the Responsible Authority, to be impacted by noise from the train operations in the RRL corridor / public transport reservation must be designed to ensure that internal noise levels in bedrooms is less than 65 dB LAMAX and 40 dB Leq9h(night).

13 3.1 R6A boulevard street treatment with a distinct, unified and consistent landscape treatment, with canopy trees within the central median, must be created along the connector road between the LTC and the Manor Lakes MTC.

Remove "along the connector road between the LTC and the Manor Lakes MTC" and replace with "in accordance with the PSP" 19

14 3.1 G1 Opportunities for planting larger canopy trees within and beside arterial roads should be maximised.

14 3.1 G2Streets should be oriented to maximise direct connections and views to key destinations including the LTC, Manor Lakes MTC, the Werribee River, schools, community facilities, public spaces and waterway corridors.

14 3.1 G3Street furniture and public street lighting should have a unified (consistent) character across the Precinct, appropriate to the type and role of street or public space, unless otherwise approved by the Responsible Authority.

14 3.1 G4Salvaged rocks should be incorporated in the design and construction of waterways, retaining structures, walls, fences and other landscape features.

14 3.1 G5Where long term viability is likely, trees, windrows and dry stone walls with high integrity should be retained within public spaces and reserves including road reserves.

14 3.1 G6Highlight planting should be utilised to accentuate the arrival and departure from civic elements within the Precinct and provide transition between different corridors and landscape treatments.

14 3.1 G7Sites in prominent locations such as within and approaching the LTC or the Manor Lakes MTC and / or on street corners intersecting with key arterial and connector roads of the Precinct, should be developed to respond to their strategic location and preferably have greater height, density and reduced setbacks.

14 3.1 G8The selection of street trees and landscaping should reinforce the movement hierarchy and be consistent with the Wyndham Street Tree Species List.

14 3.1 G9 Front fences abutting open space areas and waterway corridors should be visually permeable and not more than 1.2m high.

14 3.1 G10

Dwellings on corner lots should: • provide a positive address to both frontages, and • restrict boundary fencing forward of the front wall of the dwelling to not more than 1.2m in height.

Add words after "lots"- "(including lots interfacing pedestrian links)"

29

ImplementationImage, Character, Housing & Heritage

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14 3.1 G11To provide sustainable and robust landscapes, with extensive tree canopy cover, Water Sensitive Urban Design (WSUD) initiatives should be implemented to direct runoff water into nature strips, medians and other planted areas.

Add words at the end of guideline 11 "refer to Section 3.6 Integrated Water Management"

26

14 3.1 G12 Where Plan 2 shows residential land abutting the RRL corridor, consider provision for non-sensitive land use along the RRL corridor.

14 3.1 G13

High quality and cohesive landscape treatments should be provided throughout the Precinct, in particular:• Across parcel boundaries• Along Key Unified Landscape Corridor• Along the entire length of the proposed rail stabling yards and the Hobbs/ Armstrong Road corridor to minimise the visual impacts of the RRL corridor and proposed metropolitan rail stabling facility.• Roads immediately abutting and intersecting with the Werribee River corridor (including the Werribee Township Regional Park, GGF Conservation Area and the Werribee River breakaway waterway corridor), using indigenous species and where practical, matching the relevant Ecological Vegetation Class.

Add dot point "Ballan Road"

14 3.1 G14The existing stand of Sugar Gums that runs from Ballan Road to the proposed Government primary school in the south of the Precinct should be retained and incorporated within the public realm and form part of the connector road reservation, where practical; subject to the expert advice of a qualified arborist and satisfaction of the Responsible Authority.

14 3.1 G15Subject to the expert advice of a qualified arborist, the future subdivision and development of PSP Property 28 (Lot 9 LP126153, 481- 523 McGrath Road) should retain and incorporate significant trees within the public realm, where practical; subject to the expert advice of a qualified arborist and satisfaction of the Responsible Authority.

Updated to refer to "significant trees (non-native) as shown on plan 6, should be retained and inegrated into the public realm where practical etc. 29

14 3.1 G15 See above Amend "property 28" to "property 32"

15 3.1 R7 Development must achieve a minimum average density of 17 dwellings per Net Developable Hectare (NDHa) across the Precinct.Replace requirement with "Provide a broad range of residential lot sizes within each neighbourhood described on Plan 4a."

15 3.1 R8 Development applications must demonstrate how they contribute to the achievement of the density target outlined in R7. Delete15 3.1 R9 Development applications must demonstrate how the proposal will contribute to delivery of a diversity of housing types. Delete

15 3.1 R10Subdivision applications must identify sites capable of delivering higher density housing adjacent to the LTC and within the primary catchment (approximately 800 metres) of the Wyndham Vale train station.

Delete

15 3.1 R11 Dwellings with abuttal to the RRL / public transport reservation must front a road unless otherwise agreed by the Responsible Authority. Replace requirement with "Lots with abuttal to the RRL / public transport reservation, must front a road, as illustrated by Figure X, unless otherwise agreed by the Responsible Authority." 29, 30

15 3.1 X Include Figure to demonstrate the above. 29

15 3.1 R12Development abutting Hobbs / Armstrong and Hobbs Road north of the arterial road extension over the Werribee River must be directly fronted to those roads.

Delete.29

15 3.1 G16Where a subdivision proposal represents a single stage or limited number of stages, proponents should demonstrate how the subdivision will contribute to the eventual satisfaction of the guidance in the property specific yield table (Appendix 1).

Delete

15 3.1 G17Development applications should, for each stage, cater for the provision of three or more dwelling types listed in Table 2, as appropriate, or, demonstrate an alternative lot range that achieves the housing diversity objectives.

Update wording to "Residential subdivision stages should provide a broad range of lot sizes capable of accomodating a range of housing types described in Table 2." 18

15 3.1 G18Within the general boundary of each density category shown on Plan 4, Table 2 and Appendix 1 a range of lot sizes should be provided. For example, lots less than 300sqm within the conventional density areas and lots greater than 500sqm in medium density areas.

Delete

15 3.1 G19Subdivision of land close to town centres and or public transport routes should create a lot range suitable for the delivery of medium and higher density housing types listed in Table 2.

Subidvision of land within a walkable distance of town centres, train stations and /or public transport routes should create a lot range suitable for the delivery of medium and higher density housing types listed in Table 2.

15 3.1 G20Lots capable of supporting conventional and lower density housing are encouraged closer to the Werribee River. and the Werribee Township Regional Park.

15 3.1 G21

Specialised housing forms such as retirement living or aged care should be:• Integrated into the wider urban structure.• Located in close proximity to town centres and community hubs.• Accessible by public transport.

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Remove and replace with amended table 2 Title renamed "Housing Type and Lot Size Guide"

16 3.1 R13

Retained dry stone walls must:• Be situated within public open space or road reserve to the satisfaction of the Responsible Authority• Have a suitable landscape interface to minimise maintenance requirements (for example mulch, garden bed or gravel) and which does not encourage public access immediately adjacent the retained walls.• Be checked by a professional craftsperson for any loose stones. Any loose stones are to be reinstated in the wall in secure positions.• Retain post and wire or post and rail fences situated within the walls, with any wire protruding beyond the vertical face of the wall reinstated to its original position or removed.• Be incorporated into subdivision design to minimise disturbance to the walls (e.g. utilisation of existing openings for vehicle and pedestrian access).

Remove words "retained dry stone walls must" and replace with "Dry stone walls which are retained must"

4

16 3.1 R14

Installation of services across the alignment of retained dry stone walls is to be undertaken by boring rather than open trenching. If open trenching or disturbance to the wall is unavoidable, a minimum section of wall may be temporarily removed and then reinstated to original condition.Any reinstatement or repair of walls is to be undertaken by a professional craftsperson and is to be consistent with the construction style of the original wall. Reinstatement is to use stone from (in order of priority):• The original wall in that location (including fallen stone adjacent to the wall).• A nearby section of the wall approved to be removed• From the adjacent paddock• From walls approved to be removed in the nearby area (including stone stockpiled by Council)A list of professional craftspeople can be obtained by Council and the Dry Stone Walls Association of Australia.

Split requirement into separate requirementsWording for R14: "Installation of services across the aligment of retained dry stone walls is to be undertaken by boring rather than open trenching. If open trenching or disturbance to the wall is unavoidable, a minimum section of wall may be temporarily removed and then reinstated to original condition."Wording for R15: "Any reinstatement or repair of walls is to be undertaken by a professional craftsperson and is to be consistent with the construction style of the original wall. Reinstatement is to use stone from (in order of priority):• The original wall in that location (including fallen stone adjacent to the wall).• A nearby section of the wall approved to be removed• From the adjacent paddock• From walls approved to be removed in the nearby area (including stone stockpiled by Council)A list of professional craftspeople can be obtained by Council and the Dry Stone Walls Association of Australia."

4

17 3.1 G22Where retention of dry stone walls in their current state is not feasible, walls (or parts of walls) in high profile and / or strategic locations should be re-built by a master craftsperson to integrate with the development and subject to the satisfaction of the Responsible Authority.

Delete

17 3.1 G23Where existing dry stone walls are to be removed, land owners should consult with Council to determine whether the material may be used internally within the Precinct or transferred for landscaping purposes.

Delete

17 3.1 G24The dry stone wall located on the southern boundary of PSP Property 34 (Lot 1, LP 133394, 575 McGrath Road, Wyndham Vale) should be integrated into the future subdivision design of the land and retained within a median within the future road reserve as demonstrated on Cross Section 12 in Appendix 4 to the satisfaction of the Responsible Authority.

Delete

17 3.1 G25The dry stone wall located on the eastern boundaries of PSP properties 32 and 33 (Lot 9 LP126153, 481- 523 McGrath Road and Lot 10 LP126153, 525- 559 McGrath Road, Wyndham Vale) should be integrated into the future subdivision design of the land and ensure that the integrity of the structure is retained, where practical, to the satisfaction of the Responsible Authority.

Delete

18 3.2 1 Refer exhibition document Amend "key circulation" in legend to "key pedestrian and/or circulation"Change legend to SOHO & Commercial

2919 3.219 3.2 R15 Subdivision and development within the Local Town Centre must respond to the relevant concept plan shown in Figure 1.19 3.2 R16 Subdivision and development within the Local Town Centres must address the design principles and performance criteria outlined in

Appendix 2.

Town Centres & Employment

Housing types that may be supported

Lot Size

Less than 300m2

300m2 to 600m2

More than 600m2

Small Lot Housing including townhouses and attached houses and detached houses

ü

Dual occupancies, duplexes ü ü ü Detached houses ü ü Multi-unit housing sites including terraces, row houses and villas

ü ü

Stacked housing including apartments and walk up flats

ü

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19 3.2 G26 Retail floorspace should be limited to approximately 5,000sqm with additional allowance for ancillary uses including office and service industry.

19 3.2 G27 Footpaths in the main street should be a minimum width of 4.0 metres. 19 3.2 G28 Large expanses of blank walls along streets should be avoided. Blank walls should be treated to discourage graffiti.

19 3.2 G29Planning permits should address and resolve the management of local roads and town squares to ensure appropriate management outcomes.

19 3.2 R17Land use and development of the Southern Local Convenience Centre (LCC) must be generally in accordance with the Local Convenience Centre Concept Plan shown in Figure 2.

19 3.2 R18Subdivision and development within Local Convenience Centres must address the design principles and performance criteria outlined in Appendix 2.

19 3.2 G30Retail floor space should be limited to approximately 500sqm with additional allowance for ancillary uses including office and service industry.

19 3.2 G31 Footpaths should allow for increased pedestrian activity and on-street dining.19 3.2 G32 Large expanses of blank walls along streets should be avoided. Blank walls should be treated to discourage graffiti.19 3.2 G33 Development of the LCC should create opportunities for the long term development of high and medium density housing.

20 3.2 2 Refer exhibition documentExtend key circulation along frontage to Hobbs Road of the Local Convenience CentreAmend legend to ensure words not cut off

21 3.2 3

22 3.2 3 Refer exhibition documentAmend Plan to indicate 120 metre consistent frontage (noting no dimensions are shown on the plans) and annotate the concept plan to highlight flexibility in the lot depth to be allowed by the responsible authority as suitable to the application).

6,17,19,21,32,34

23 3.2 R19 Land use and development must be generally in accordance with the Ballan Road Commercial Area Concept shown in Figure 4.

23 3.2 R20

Key locations within the Ballan Road Commercial Area must incorporate features of interest into the built form and surrounding landscape (refer to Figure 4). Features of interest include:• Minimum two storey construction or elements of two storey construction (such as higher floor to ceiling heights, parapets, awnings, shade structures or roof elements);• Sculptured facades which include recesses and projections to provide variation and segmentation to the building facade;• Strong vertical elements;• Balconies;• Roof and/or wall articulation; and/or• Feature colours and materials which are sympathetic to the sites surrounds.

23 3.2 R21Vehicular access to properties fronting Ballan Road to the Employment Area must be from service lanes, internal loop roads or rear laneways .

Replace "employment area" with "commercial area" "Vehicular access to arterial or sub-arterial roads must be provided from local road or rear lanes only. Service roads may be considered in exceptional circumstances, subject to agreement of the coordinating road authority."

23 3.2 R22Water tanks, service infrastructure and other structures that are not part of a building must be located behind the building line; or where this is not possible behind constructed screening using durable and attractive materials to the satisfaction of the Responsible Authority.

23 3.2 R23Development proponents must consider Crime Prevention Through Environmental Design (CPTED) and Safer Design Guidelines when designing employment areas.

23 3.2 R24 Land uses must complement the role and function of the Manor Lakes MTC.

23 3.2 R25Buildings must be setback no more than 22 metres from the Ballan Road road reserve and comply with the Ballan Road Commercial Area Concept shown in Figure 4.

23 3.2 R26 All buildings must provide an active frontage and primary access from Ballan Road to the building.23 3.2 R27 Articulated frontages must address all side and / or rear streets.

23 3.2 R28Secondary access points to buildings from side and / or rear streets may be considered in addition to primary access to the building from Ballan Road.

23 3.2 R29 Provide a Local Access Level 2 interface road adjacent to residential development.23 3.2 G34 Fencing to the Ballan Road interface should be visually permeable and no greater than 1.2 metres in height.

23 3.2 G35Preferred land uses are office, commercial, restricted retail, allied health and food and drink premises. Medium and higher density dwellings may be considered as part of a mixed use development.

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Add native vegetation information from the NVPP to Plan 5, distinguish what is to be retained and what may be removedUpdate legend fontIncrease size of P14 to the southAmend plans to show “Shared Use Bridge (indicative location)” over the Werribee River connecting to the Riverdale PSP 91“ to the north east of Wollahra Rise; and nearby GGF wetland 19 in the north.Remove potential vehicle crossing on property 2Make dry stone wall changes to the south of property 34Increase size of community centre on property 8 from 0.4ha to 0.6haRemove 3 on the Riverdale side of the PSPAll RRL legend notations to be changed to 'Regional Rail Link Corridor'Change legend to Growling Grass Frog Conservation Area (encumbered)Clearly show land required for Ballan Road wideningUpdate RRL area and dimensionsFade all non-PSP areasRename future railway station to "potential future Riverdale station"Remove words "major and "Ballan Road" from Major arterial road in legendRemove words "site (Aboriginal) from Heritage in legendReplace words "Breakaway Waterway" with Tributary in legendReplace words "community facility" to "community centre"Add "shared user bridge (indicative location)' to legendUpdate legend fontDelete "Werribee River" from legendOpen space changes as per Plan 2Amend "mixed use employment/commercial" along Ballan Road to indicate 120 metre frontage (no dimensions are shown on the plans)Amend size of property 14 to be consistent with certificate of title


Amend size of P15 from 0.1 to 4.4Add P18 to the table (0.20ha- Neighbourhood Passive Recreation Node-Anchored to the Werribee River Breakaway Waterway Corridor- Wyndham City)Check size of P15 is it 1.0ha or Describe Park P12 shape and configuration within Table 4 ‘Other Attributes’ column to allow for some discretion.Amend P6, P7 and P8 classification to Urban Park in Table 4 to accord with Appendix 3.

24

Open Space & Community Facilities

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26 3.3 R30 Open space design and delivery must have regard to Table 3 and Appendix 3.

26 3.3 R31

The open space network must:• Provide flexible recreational opportunities that allow for the anticipated range of active and passive recreational needs of the community.• Maximise the amenity and value of encumbered open space, in particular waterway, heritage and habitat conservation open spaces.

26 3.3 R32All public land, including streets, must be designed to provide robust and attractive landscaping, that can be viably maintained, to the satisfaction of the Responsible Authority.

26 3.3 R33Parks and open spaces must contain extensive planting of large canopy scale trees, native, indigenous and exotic, that are suitable for urban environments, the local climate, soil conditions, and to the satisfaction of the Responsible Authority.

Amend wording to "parks, open spaces and paths must contain"...

26 3.3 R34Open space (including active, passive, encumbered land and waterways) must be separated from development either by a road interface or lots with rear laneway access and a 3m wide shared path unless otherwise agreed in writing by the Responsible Authority.

26 3.3 R35 The town square must be delivered via the Clause 52.01 passive open space contributions.

26 3.3 R36Development abutting open space must be designed to provide passive surveillance, through the appropriate siting of windows, balconies and pedestrian access points.

26 3.3 R37 Fencing of parkland must be low scale and/or visually permeable to facilitate public safety and surveillance. Replace requirement with "Where fencing of open space is required, it must be low scale and/or visually permeable to facilitate public safety and surveillance."

26 3.3 R38

Design and construction of any infrastructure or trails located within the Werribee River open space corridor must be consistent with:• The Werribee River CMP. • The Werribee River Shared Trail Strategy • Any relevant approved Cultural Heritage Management Plan.

26 3.3 R39If local parks interface with a waterway corridor or encompass remnant native vegetation the design of that open space must demonstrate integration of the relevant environmental and waterway values.

26 3.3 R40

A planning permit application involving the Werribee River or tributaries must be accompanied by the following information (as appropriate): A summary of the Aboriginal cultural heritage implications related to the development of the Corridor within the specific permit area. An analysis of the ecological, landscape and geomorphic values of the Corridor within the specific permit area.A plan clearly demonstrating the recreation facilities to be provided within the Corridor within the specific permit area.A plan demonstrating the stormwater facilities to be provided in the Corridor within the specific permit area and how this is compliant with the approved drainage strategy.A plan identifying the retention of vegetation and re-vegetation proposed within the corridor.Where appropriate, the development proponent may be required to prepare an Environmental Management Plan for the Corridor within the specific permit area prior to the commencement of works.

26 3.3 R41Where single passive parks are located across multiple existing property parcels, the first development proponent to lodge a permit application must undertake a master plan for the entire park to the satisfaction of the Responsible Authority, or unless otherwise approved by the Responsible Authority.

27 3.3 G36Active recreation reserves should be designed to maximise co-location opportunities between complementary sports and adjoining school facilities.

27 3.3 G37The design and layout of open space should maximise water use efficiency, storm water quality and long term viability of vegetation through the use of Water Sensitive Urban Design (WSUD) initiatives.

27 3.3 G38 Passive parks should cater for a broad range of users and support both structured and informal recreation activities.

27 3.3 G39The design of waterways, wetlands (other than GGF wetlands), retarding basins and other encumbered land should maximise the potential for passive and / or active recreation uses where this does not conflict with the primary function of the land.

27 3.3 G40Passive parks within and adjacent to the Werribee River corridor should provide clear delineation of areas of conservation or cultural heritage significance.

27 3.3 G41Design of sporting reserves should orientate playing fields in a generally north / south direction to minimise interference to play by direct sun.

27 3.3 G42The indicative layout of schools and open space as illustrated in Figure 4 and Figure 5 may be altered to the satisfaction of the Responsible Authority.

27 3.3 G43In addition to the pedestrian crossings shown on Plan 10, development proponents should provide waterway crossings at intervals no greater than 400m.

27 3.3 G44The proponent delivering a master plan for a local passive park that traverses multiple property parcels, should consult with the landowners of parcels also covered by the park, to ensure an integrated design.

27 3.3 G45Design and construction of any infrastructure or trails located within the Werribee River open space corridor should be guided by the Desktop and Standard Aboriginal Cultural Heritage Assessment (Aboriginal Affairs Victoria project number 11896).

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28 R42

Further to the public open space contribution required by Clause 52.01 of the Wyndham Planning Scheme, this provision sets out the amount of land to be contributed by each property in the Precinct and consequently where a cash contribution is required in lieu of land.

All land owners must provide a public open space contribution equal to 2.61% of NDA upon subdivision of land in accordance with the following:• Where the passive open space shown on the lot in Plan 5 of this Precinct Structure Plan is equal to 2.61% of the lot’s NDA that land must to be transferred to Council at no cost to Council.• Where the passive open space shown on the lot in Plan 5 of this Precinct Structure Plan is equal to 0% or less than 2.61% of the lot’s NDA:o the relevant land must be transferred to Council at no cost to Council o a cash contribution must to be made to Council to bring total open space contribution (land and cash) to a value equal to 2.61% of NDA. The cash contribution is to be made at a rate of $630,000 per NDHa (as at July 1 2012, indexed annually to All Groups CPI; Melbourne ABS 6401, Table 5).• Where the passive open space shown on the land in Plan 5 of this Precinct Structure Plan is greater than 2.61% of NDA, Council will pay to the subdivider, at a time to be agreed, $630,000 per net NDHa• (as at July 1 2012, indexed annually to All Groups CPI; Melbourne ABS 6401, Table 5) for the relevant land in excess of 2.61% of NDA where the land is provided in accordance with this Precinct Structure Plan.

Refer to the Property Specific Land Use Budget (Appendix 4.1) for detailed individual property open space land areas and percentages specified by this Precinct Structure Plan.

The Responsible Authority may alter the distribution of passive open as shown in this Precinct Structure Plan provided the relevant vision and objectives of this Precinct Structure Plan are met.

A subdivider may provide additional passive open space in a subdivision to the satisfaction of the Responsible Authority. There is no onus on Council, the Responsible Authority or any other party to provide compensation for open space provided above that required by Clause 52.01 and this Precinct Structure Plan.

Replace wording with:"Further to the passive open space contribution required by Clause 52.01 of the Wyndham Planning Scheme, this provision sets out the amount of land to be contributed by each property in the Precinct and consequently where a cash contribution is required in lieu of land.All land owners must provide a passive open space contribution equal to 3% of the land’s NDAR upon subdivision of the land except in the case of employment land (as shown on Plan 6) where the contribution is 2% of the land’s NDAE. The contribution must be made as follows:• Where the passive open space shown on the lot in Plan 6 of this Precinct Structure Plan is equal to 3% (or 2% for employment land) of the lot’s NDAR (NDAE) that land must to be transferred to Council at no cost to Council.• Where the passive open space shown on the lot in Plan 6 of this Precinct Structure Plan is equal to 0% or less than 3% (or 2% for employment land) of the lot’s NDAR (NDAE):• the relevant land must be transferred to Council at no cost to Council • a cash contribution must to be made to Council to bring total open space contribution to a value equal to 3% (or 2% for employment land) of NDAR (NDAE). • Where the passive open space shown on the land in Plan 6 of this Precinct Structure Plan is greater than 3% (or 2% for employment land) of NDAR (NDAE), the relevant land must be transferred to Council at no cost to Council. In this case Council will compensate the landowner, at a time to be agreed, for the amount of land provided in excess of 3% (or 2% for employment land) but no greater than difference between 3% (or 2% for employment land) and the amount of land shown as passive open space on Plan 6.Refer to the Property Specific Land Budget (Appendix 1) for detailed individual property open space land areas and percentages specified by this Precinct Structure Plan.The Responsible Authority may alter the distribution of passive open as shown in this Precinct Structure Plan provided the relevant vision and objectives of this Precinct Structure Plan are met. A subdivider may provide additional passive open space in a subdivision to the satisfaction of the Responsible Authority. There is no onus on Council, the Responsible Authority or any other party to provide compensation for passive open space provided above that required by Clause 52.01 and this Precinct Structure Plan."

29 4 Refer exhibition documentReplace P15 with P16Show the shared path

29 5 Refer exhibition document

Replace P16 with P17Show Local Access Level 1 Streets on interace between residential areas and open space areasIncrease 'community facility' size from 0.4ha to 0.6ha. Decrease passive open space by 0.2ha and active open space by 0.03ha

31 3.3 R43

Community and education facilities must provide efficiency through the co-location of:• shared buildings, car parking and other infrastructure• active open space and associated facilities.

Replace with: "Community facilities, schools and active recreation reserves which are co located should to maximise efficiencies through the sharing of car parking and other complementary infrastructure."

31 3.3 R44The siting and design of community facilities must ensure a strong street address to their primary street frontage and any adjoining public spaces or other public uses.

31 3.3 R45Where the Responsible Authority is satisfied that land shown as a non-government school site is unlikely to be used for a non-government school, that land may be used for an alternative purpose which is generally consistent with the surrounding land uses and the provisions of the applied zone.

31 3.3 R46 Schools and community centres must be designed to front and be directly accessed from a public street with car parks located to the side and / or rear of the allotment.

Amend to: "Schools and community centres must be designed to front, and be directly access from, a public street with car parks located away from the main entry."

31 3.3 G46 Community facility sites should be provided with at least two street frontages. 31 3.3 G47 Schools should be provided with three street frontages, where practicable.

31 3.3 G48Community facilities should be planned and designed with the flexibility and capacity to meet the changing needs of the community and provide for a range of community uses.

31 3.3 G49 Community, education and commercial buildings should incorporate design and construction measures to minimise resource use.

31 3.3 G50Any private childcare, medical, or similar facility should be located proximate to any Local Town Centre, Local Convenience Centre or nominated community hub as appropriate.

31 3.3 G51Where a community centre is co-located with public open space, efficiency of land use should be maximised through the sharing and overall reduction of car parking.

XAny connector road or access street abutting a school must be designed to achieve slow vehicle speeds and provide designated pedestrian crossing points as requried by the responsible authority.

XWhere appropriate, non-government community services to integrate with Council community centres and/or town centres.

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Biodiversity, Threatened Species & Bushfire Management


Replace with Map 2 of the NVPPShow all GGF wetland ID pulloutsUpdate RRL area and dimensionsName for plan changedRemove potential vehicle crossing on property 2Make dry stone wall changes to the south of property 34Increase size of community centre on property 8 from 0.4ha to 0.6haAll RRL legend notations to be changed to 'Regional Rail Link Corridor'Change legend to Growling Grass Frog Conservation Area (encumbered)Clearly show land required for Ballan Road wideningUpdate RRL area and dimensionsRename future railway station to "potential future Riverdale station"Fade all non-PSP areasRemove words "major and "Ballan Road" from Major arterial road in legendRemove words "site (Aboriginal) from Heritage in legendReplace words "Breakaway Waterway" with Tributary in legendDelete "Werribee River" from legendOpen space changes as per Plan 2Amend size of property 14 to be consistent with certificate of title

33 3.4 R47Development within the Conservation Management Plan area must be in accordance with the approved Werribee River CMP to the satisfaction of Melbourne Water and the Department of Sustainability and Environment.

Delete "Sustainability and Environment" and replace with "Department of Planning and Environment"Add "and the Responsible Authority" 1,18,29

33 3.4 R48Design, baffle and locate adjoining lighting to prevent light spill and glare adjacent to Growling Grass Frog wetlands (as described in the Werribee River CMP).

Delete "wetlands" and replace with "conservation area"Delete "prevent" and replace with "minimise"

33 3.4 G52 Where appropriate co-locate public recreation and open space areas to assist in buffering significant conservation reserves and waterways.

33 3.4 G53Landscaping adjacent to the Werribee River, waterway corridors and retained indigenous vegetation should be complementary to the natural environment and should use indigenous planting, where appropriate.

Update wording "Tree planting and landscaping adjacent to the Werribee River, waterway corridors and retained indigenous vegetation should be indigenous species".

33 3.4 G54 Where practical, subdivision applications should have regard to the Wyndham City Council Landscape Context Guidelines.33 3.4 G55 Where located adjacent or nearby each other, maximise the integration of linear and conservation open space with local parks.

33 3.4 G56Street trees and public open space landscaping should contribute to habitat for indigenous fauna species, in particular arboreal animals and birds.

34 3.4 R49Unless a subdivision meets the standards set out in either G71 or G72, it must provide defendable space between a fire threat edge identified on Plan 5 in this Precinct Structure Plan and a dwelling to the satisfaction of the Country Fire Authority (CFA).

Deleted - note bushfire management reverts to Bushfire Prone Area provisions under the Building Regulations 2006 (regs 810 & 811)

34 3.4 R50

Where a lot contains defendable space the following applies:Before the statement of compliance is issued under the Subdivision Act 1988 the owner must enter into an agreement with the Responsible Authority under Section 173 of the Planning and Environment Act 1987 and make application to the Registrar of Titles to have the agreement registered on the title to the land under Section 181 of the Act. The agreement must set out the following matters:A building envelope and that a building must not be constructed outside of the building envelope.That a building must not be constructed on the lot unless it is constructed to 12.5 BAL.The area of defendable space applicable to the lot with the following restrictions on vegetation during a declared fire danger period:Within 10 metres of a building, flammable objects (such as plants, mulches and fences) must not be located close to the vulnerable parts of the building (such as windows, decks and eaves).Grass must be no more than five centimetres in height. Trees must not overhang or touch any part of a building.Leaves and vegetation debris must be removed at regular intervals.Shrubs must not be planted under trees.Plants greater than ten centimetres in height at maturity must not be placed directly in front of a window or other glass feature.A tree canopy must not be closer than two metres to another tree canopy.Total tree canopies must cover no more than 15% of the area of the lot at maturity.That the agreement ends upon the issue of a certificate of occupancy for a building on the lot.This does not apply where the CFA states in writing that a Section 173 agreement is not required for the subdivision or lot.


34 3.4 R51 Provide a road network that enables at least two safe egress routes away from the fire hazard.Deleted - note bushfire management reverts to Bushfire Prone Area provisions under the Building Regulations 2006 (regs 810 & 811)

34 3.4 R52

For the purposes of Clause 56.06-7, the requirements of the relevant fire authority are, unless otherwise approved by the CFA: Constructed roads must be a minimum of 7.3m trafficable width where cars park on both sides, or:A minimum of 5.4m in trafficable width where cars may park on one side only.A minimum of 3.5m width with no parking and 0.5m clearance to structures on either side, and if this width applies, there must be passing bays at least 20m long, 6m wide, and located not more than 200m apart.Roads must be constructed so that they are capable of accommodating a vehicle of 15 tonnes for the trafficable road width.The average grade of a road must be no more than 1 in 7 (14.4% or 8.1°).The steepest grade on a road must be no more than 1 in 5 (20% or 11.3°) with this grade continuing for no more than 50 metres at any one point.Dips in a road must have no more than a 1 in 8 grade (12.5% or 7.1°) entry and exit angle.Constructed dead end roads more than 60 m in length from the nearest intersection must have a turning circle with a minimum radius of 8 m (including roll-over curbs if they are provided).

34 3.4 R53 Planting in streets and public spaces within defendable space must be designed to take into account impact on fire risk.Deleted - note bushfire management reverts to Bushfire Prone Area provisions under the Building Regulations 2006 (regs 810 & 811)

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35 3.4 R54

Before the commencement of works for a stage of subdivision a Construction Management Plan that addresses Bushfire Risk Management must be submitted to and approved by the Responsible Authority and the CFA. The CMP must specify, amongst other things:Measures to reduce the risk from fire within the surrounding rural landscape and protect residents from the threat of fire.A separation buffer, consistent with the separation distances specified in AS3959-2009, between the edge of development and non-urban areas. How adequate opportunities for access and egress will be provided for early residents, construction workers and emergency vehicles.

35 3.4 R55

A Construction or Engineering Plan required under a subdivision permit must show:• The location of static water supplies for fire fighting purposes that are:• Accessible to fire fighting vehicles • Have sufficient volume to support effective fire fightingor• Strategically positioned fire hydrants installed on the potable water supply system in addition to the fire hydrants installed on the recycled water supply system (where present).and• Water supply design, connections and flow rates.All to the satisfaction of the CFA.


35 3.4 G57

Where a lot capable of accommodating a dwelling is proposed up slope or on flat land and adjacent to a fire threat edge identified on Plan 5 in this Precinct Structure Plan, a plan of subdivision must provide for defendable space in the form of a 19 metre wide road reserve between the edge of the fire threat and the lot on which a dwelling may be developed.

A restriction on a plan of subdivision registered under the Subdivision Act 1988 must specify that a dwelling constructed on land within 60 metres of a fire threat edge shown on Plan 5 in this Precinct Structure Plan must not be constructed to a standard less than BAL 12.5.


35 3.4 G58

Where a lot capable of accommodating a dwelling is proposed down slope and adjacent to a fire threat edge identified on Plan 5 in this Precinct Structure Plan, a plan of subdivision must provide for defendable space comprising a road reserve of at least 19 metres width between the edge of the fire threat and the lot on which a dwelling may be developed plus the additional width of defendable space specified below. The additional defendable space may be on public or private land:Down slope (degrees) additional defendable space (metres) Total defendable space >0-5 3 22>5-10 6 25>10-15 9 28>15-20 13 32>20 to the satisfaction of the relevant fire authority.

Where defendable space is proposed on a lot capable of accommodating a dwelling requirement R52 in this Precinct Structure Plan applies.


3.4 XPassive open space, infrastructure, pathways and lighting must be a minimum of 30m from a dedicated Growling Grass Frog Westland.

3.4 XWhere there is no separation between a conservation area and urban development by a road, development must face the conservation area.

3.4 X The Growling Grass Frog Conservation Area is to be designed and managed as a dog on leash open space area.

3.4 XDrainage of stormwater wetlands should be designed to minimise impact of urban stormwater on the biodiversity values of the conservation area.

3.4 X In general, trees should not be planted within 10m of native grassland or wetlands.

3.4 XPrior to the commencement of any subdivision, a Kangaroo Management Plan must be approved in respect to the land that the permit relates, to the satisfaction of the Department of Environment & Primary Industries.

3.4 X

Land Adjoining Conservation AreasThe design and layout of subdivision, buildings or works within 50 metres of any Conservation Area shown on the Ballan Road Precinct Structure Plan, must be in accordance with the Conservation Interface Cross-Sections set out in that Plan. Otherwise an alternative Conservation Interface Cross-sections must be approved, to the satisfaction of the Department of Environment and Primary Industries.

3.4 X

Approval of Construction Environment Management PlansPrior to the commencement of any subdivision, buildings or works within any Conservation Area shown on the Ballan Road Precinct Structure Plan, a Construction Environment Management Plan must be approved, to the satisfaction of the Responsible Authority and the Department of Environment & Primary Industries;Where a Construction Environment Management Plan has already been approved in respect to the land to which the application applies, then the application should be accompanied by a ‘design/management response’ statement outlining how the application is consistent with and gives effect to any requirements of that Plan.

3.4 X Add Conservation Area Concept Plan3.4 X Add Conservation Interface Cross Section

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Transport & Movement


Change "other development/open spaces" in legend to greyAdd shared use bridge to property 2 and to north of property 34 across Werribee RiverAdd "shared user bridge (indicative location)" into the legendDelineate Presidents Park from other open spaceAdd note advising that the continuation of path may occur through local streets not necessarily diagonally as shown Amend colour of active open space to be consistentAdd words following "Shared paths/Werribee River Shared Trail Connections" with "(delivered by nominated park manager)"Remove "residential area beyond 400m from Bus Capable Road in both legend and from plan." Shared path on north south connector – to be amended to transition from north side to south side at the south-east corner of Park 5.Show shared path on northern side of east-west connector provided there is minimal increase in road reserveAdd shared path to the southern side of the northern connector road crossing of the Werribee River breakaway waterwayAmend 400m bus catchment as there is an area served by the bus capable north south connector road between the LTC and Ballan Road.

19


Remove potential vehicle crossing on property 2Make dry stone wall changes to the south of property 34Increase size of community centre on property 8 from 0.4ha to 0.6haAll RRL legend notations to be changed to 'Regional Rail Link Corridor'Change legend to Growling Grass Frog Conservation Area (encumbered)Clearly show land required for Ballan Road wideningUpdate RRL area and dimensionsFade all non-PSP areasRename future railway station to "potential future Riverdale station"Remove words "major and "Ballan Road" from Major arterial road in legendRemove words "site (Aboriginal) from Heritage in legendReplace words "Breakaway Waterway" with Tributary in legendReplace words "community facility" to "community centre"Add "shared user bridge (indicative location)' to legendUpdate legend fontDelete "Werribee River" from legendOpen space changes as per Plan 2Amend "mixed use employment/commercial" along Ballan Road to indicate 120 metre frontage (no dimensions are shown on the plans)Amend size of property 14 to be consistent with certificate of title

37 3.5 R56A road nominated on Plan 9 as a bus capable road must be constructed (including any partial construction where relevant) in accordance with its corresponding cross section in this Precinct Structure Plan.

37 3.5 R57

Any roundabouts or other road management devices on potential bus routes must be constructed to accommodate ultra low floor buses in accordance with the Public Transport Guidelines for Land Use and Development; and

Prior to the issue of a Statement of Compliance for any subdivision stage, bus stop hard stands with direct and safe pedestrian access to a pedestrian path must be constructed unless otherwise agreed by Public Transport Victoria: • In accordance with the Public Transport Guidelines for Land Use and Development; and Compliant with the Disability Discrimination Act – Disability Standards for Accessible Public Transport 2002; and • At locations approved by Public Transport Victoria, at no cost to Public Transport Victoria and to the satisfaction of Public Transport Victoria.

Replace "potential bus routes" with "bus capable roads"

37 3.5 R58Bus stop facilities must be designed as an integral part of town centres and activity generating land uses, such as schools, sports fields and employment areas.

37 3.5 X

Add requirement that a bicylce/pedestrian connection must be provided from development within PSP Property 13 to the Ballan Road and Hobbs/Armstrong Road signalised intersection. 24

39 3.5 R59Pedestrian paths must be provided on both sides of connector and access streets in accordance with the cross sections in this Precinct Structure Plan.

39 3.5 R60 Safe, accessible and convenient pedestrian and cycle crossing points must be provided at all intersections and on key desire lines.

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39 3.5 R61

Shared trails, paths and any pedestrian walkway along waterways must be above the 1:10 year flood level, and all waterway crossings must be above the 1:100 year flood level, to the satisfaction of Melbourne Water. Any pedestrian crossings must be a bridge or boardwalk construction. All waterway crossings, including roads and pedestrian bridges must maintain hydraulic function of the waterway and be designed to the satisfaction of Melbourne Water and the Responsible Authority.

Change words to: "Shared trails, paths and any pedestrian walkway within waterway corridors must be above the 1:100 year flood level, and all waterway crossings must be above the 1:100 year flood level, to the satisfaction of Melbourne Water. Any pedestrian crossings must be a bridge or boardwalk construction. All waterway crossings, including roads and pedestrian bridges must maintain hydraulic function of the waterway and be designed to the satisfaction of Melbourne Water and the Responsible Authority."

39 3.5 R62Bicycle parking facilities must be provided by development proponents in safe and convenient locations at key destinations such as parks and town centres, to the satisfaction of the Responsible Authority.

39 3.5 R63 Where Plan 7 shows developer delivery of the Werribee River Shared Trail, the path must be at least 3 metres wide in accordance with the Werribee River Shared Trail Strategy.

Change wording to: "Where Plan 7 shows the Werribee River Shared Trail, the path must be provided in accordance with the Werribee River Shared Trail Strategy."

39 3.5 R64 The bicycle path network must be designed to allow for the safe and convenient transition between on-road and off-road routes.

39 3.5 R65Any public infrastructure or trails located within the Werribee River corridor must be designed to minimise disturbance to existing and / or created Growling Grass Frog habitat areas.

39 3.5 R66All shared pathways in waterway corridors must be at least 3m wide and capable of withstanding vehicular traffic. All trails and crossings must be designed to the satisfaction of Melbourne Water.

39 3.5 R67Pedestrian crossings of waterways must be provided by development proponents in the locations as shown on Plan 10 to the satisfaction of the Responsible Authority.

39 3.5 R68 Lighting must be installed along all major pedestrian and cycle paths to the satisfaction of the Responsible Authority.

39 3.5 R69Cut-off or similar light fittings must generally be utilised to minimise light spill beyond paths, roads and bridges, except where required for safety purposes.

39 3.5 R70 Shared paths within road reserves must be delivered on the same side of the road across inter-parcel boundaries.

39 3.5 R71The shared trail from the intersection of Ballan Road and Armstrong Road to the Werribee River must be provided either within the road reserve, within dedicated rail reserve or within open space subject to the satisfaction of the Responsible Authority.

39 3.5 R72 A shared trail must be incorporated within the median strip required to retain the dry stone wall as shown and described on Plan 7 and the relevant cross section in Appendix 4

Delete

39 3.5 G59 Location of pedestrian and cycle paths should make the best use of opportunities for passive surveillance. 39 3.5 G60 Lighting should not illuminate natural areas beyond paths, roads and bridges paths, except where required for safety purposes.

39 3.5 G61In addition to those shown on Plan 7, connections to the Werribee River Shared Trail should be provided at approximately 400 metre intervals

40 3.5.1 8 Refer exhibition document

Add words "(subject to detailed design)" after "general alignment of key access level streets...Amend interparcel connections as marked on hard copy: delete 2nd and 4th inter-parcel connection back from Ballan Road and move 3rd interconnection centrallyRemove roundabout on Boulevard connector and add roundabout further south Amend "Future" to small f.Road 1 - Have the kink removed so that the road runs directly from the connector road to the south to the Investa subdivision to the north.Remove Road 2 inter-parcel connection. Road 3 will be placed generally evenly between Road 1 and Road 4. Keep Road 3 but move it so its location is spaced evenly between Road 1 and the inter-parcel connection on the adjacent lot that links Lot 12 Wollahra Rise (PSP Property 17) and 16 Hobbs Road (PSP Property 13).Delete northern leg or section of Road 4, if Road 3 is placed more evenly between others as per 1b and 1c above.Amend "mixed use employment/commercial" along Ballan Road to indicate 120 metre frontage (no dimensions are shown on the plans)Amend size of property 14 to be consistent with certificate of titleAdd note to intersection adjacent to Manor Lakes Town Centre: The first stage of the interim intersection for the central access intersection to the Major Town Centre on Ballan Road is a signalised, “T” intersection for a single carriageway. The interim works are to be funded by the Major Town Centre. The second stage of this interim intersection will be to convert the signalised “T” to a 4 way intersection and will be funded by the Wyndham West DCP.

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40 3.5.1 8 Refer exhibition document

Delete northern leg or section of Road 4, if Road 3 is placed more evenly between others as per 1b and 1c above. Add to legend notation “(subject to detailed design)” after “General alignment of key access level streets for stormwater conveyance” on Plans 8, 9 & 10. In addition, this notation may be deleted from Plan 8, given Plans 9 & 10 demonstrate it adequately.Remove potential vehicle crossing on property 2Make dry stone wall changes to the south of property 34Increase size of community centre on property 8 from 0.4ha to 0.6haAll RRL legend notations to be changed to 'Regional Rail Link Corridor'Clearly show land required for Ballan Road wideningUpdate RRL area and dimensionsFade all non-PSP areasRename future railway station to "potential future Riverdale station"Remove words "major and "Ballan Road" from Major arterial road in legendReplace words "community facility" to "community centre"Add "shared user bridge (indicative location)' to legendUpdate legend fontDelete "Werribee River" from legendOpen space changes as per Plan 2

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41 3.5.1 R73

Street layouts of individual subdivisions must integrate to: • Form a coherent movement network across the wider precinct. • Ensure no dwelling is disadvantaged by poor access to open space, community facilities and town centres.

41 3.5.1 R74Development proponents must ensure the timely construction of connector road bridges as early in the development of the land as is practicable.

41 3.5.1 R75Subdivision design must achieve an integrated, connected, legible and permeable street network that ensures excellent inter-parcel connections across cadastral boundaries.

41 3.5.1 R76 Development must provide a local road interface to the Werribee Township Regional Park and Growling Grass Frog Conservation Area.

41 3.5.1 R77

Where a subdivision contains more than one Connector Street, the ‘standard’ cross section for Connector Streets outlined in Appendix 3 is to be applied to no more than 70% of the total number of Connector streets in a subdivision. Alternative cross section treatments are to be applied to the remaining Connector streets such as the variation examples provided in Appendix 3, to the satisfaction of the Responsible Authority. For the purposes of this requirement, a single Connector Street is defined as the length of road between intersections with other Connector Streets and Arterial Roads

Where a subdivision contains more than one Local Access Level 2 Street, the ‘standard’ cross section for Local Access Level 2 streets outlined in Appendix 3 is to be applied to no more than 70% of the total number of Local Access Level 2 streets in a subdivision. Alternative cross section treatments are to be applied to the remaining Local Access Level 2 streets such as the variation examples provided in Appendix 3, to the satisfaction of the Responsible Authority. For the purposes of this requirement, a Local Access level 2 street is defined as the length of road between intersections with other Local Access Level 2 streets, connector streets and / or arterial roads

The ‘standard’ cross section for Local Access Level 1 streets outlined in Appendix 3 is to be applied to no more than 70% of the total number of Local Access Level 1 streets in a subdivision. Alternative cross section treatments are to be applied to the remaining Local Access Level 1 streets such as the variation examples provided in Appendix 3, to the satisfaction of the Responsible Authority.

Re-word requirement to: Approximately 30% of local streets (including connector streets) within a subdivision must apply an alternative cross section to the ‘standard’ cross section for these streets outlined in Appendix C. Examples of potential variations are provided in Appendix C, however others are encouraged including but not limited to: • Varied street tree placement, • Varied footpath or carriageway placement, • Introduction of elements to create a boulevard effect, • Varied carriageway or parking bay pavement material and • Differing tree outstand treatments For the purposes of this requirement, changes to street tree species between or within streets does not constitute a variation. Alternative cross sections must ensure that: • Minimum required carriageway dimensions are maintained to ensure safe and efficient operation of emergency vehicles on all streets as well as buses on connector streets. • The performance characteristics of standard cross sections as they relate to pedestrian and cycle use are maintained. • Relevant minimum road reserve widths for the type of street (illustrated in Appendix C) are maintained.

Alternative cross sections treatments must maintain the relevant minimum road reserve widths illustrated in Appendix 4."

41 3.5.2 R78Vehicle access to residential lots fronting Ballan Road and the arterial road portion of Hobbs/Armstrong Road must be provided from internal loop roads or rear lanes only.

Add additional words to R78 "where an internal loop road is not provided, a tree reserve of not less than 5m and not more than 12m must be provided to the edge of the road reserve."

41 3.5.2 R79Vehicle access to a lot with six metres or less frontage in width must be from a side frontage or rear laneway and (or sideage if on a corner) generally in accordance with the Wyndham City Residential Design Guidelines Element:”Rear Loaded” Lots.

Amend R79 to refer to “vehicle access to a lot with a frontage width of less than six metres” to be consistent with the Small Lot Housing Code

41 3.5.1 R80 Streets must be constructed to property boundaries where an inter-parcel connection is intended or indicated in the structure plan, by any date or stage of development required or approved by the Responsible Authority.

8, 14, 15, 19

41 3.5.1 R81 A frontage road along the proposed metropolitan rail stabling yard / public transport reservation must be provided unless otherwise agreed by the Responsible Authority.

Delete

41 3.5.1 XAdd new guideline: "Access to the proposed railway stabling yard from Hobbs/Armstrong Road should be from the signalised intersection, unless otherwise agreed by the RA." 29

43 3.5.1 G62 Street layouts should be legible and provide multiple routes by all modes of transport to key destinations, such as the LTC, LCC and community facilities.

43 3.5.1 G63Residential block lengths should not exceed 200 metres. Intervals between blocks may take the form of either a trafficable street or pedestrian passage of not less than four metres in width.

Replace guideline with: "Street block lengths should not exceed 240 metres to ensure a permeable and low speed environment for pedestrians, cyclists and vehicles is achieved." 24, 29

43 3.5.1 G64A cul-de-sac should only be used when there is no practical alternative and not detract from convenient pedestrian and vehicular connections.

43 3.5.1 G65Intersections of local connector streets and arterial roads should be designed to facilitate the safe and convenient movement of all transport modes.

43 3.5.1 G66 Around the LTC and LCC, provide increased permeability in the road network including via shorter block lengths and avoiding cul-de-sacs.

43 3.5.1 G67

Where practicable, the frequency of vehicular crossovers on the boulevard connector road should be reduced by the use of a combination of:• Rear loaded lots with laneway access.• Side street placement to enable lot sideage.

43 3.5.1 G68Variation and flexibility of the road layout in Plan 11 may be considered so long as the intended performance and function of the network is maintained to the satisfaction of Council and VicRoads.

43 3.5.1 G69Interim and ultimate access to Ballan and Hobbs / Armstrong Roads should be in accordance with Plan 8; to the satisfaction of VicRoads and Council as applicable.

Add words "to the satisfaction of the Responsible Road Authority".29

XAdd guideline: "Where pedestrian links are provided between streets in lieu of a road, they should not be less than four metres in width". 29

XAdd requirement: "Bicycle priority at intersections of minor streets must be achieved through strong and consistent visual and physical clues and supportive directional and associated road signs." 30

XAdd requirement: "Safe, accessible and convenient pedestrian and cycle crossing points must be provided at all intersections, key desire lines and locations of high amenity (e.g. town centres and open space)." 30

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XAdd requirement: "The alignment of the off-road bicycle path must be designed for cyclists travelling up to 30km/h." 30

Integrated Water Management & Utilities


Reword legend item: "Melbourne Water to provide treated stormwater supply for Growling Grass Frog wetlands where suitable and practical".Insert additional note at Note 1: "Urban catchment to provide treated stormwater to the Werribee River." Existing notes to be renumbered 2-6.Amend note 3: "urban catchment to provide treated stormwater supply for Growling Grass Frog Wetland 15. Stormwater is to be treated subdivision level water quality works or via wetland associated in Retarding Basin 1 before being discharged to Melbourne Water drainage channel. Melbourne Water drainage channel to then provide treated stormwater supply for Growling Grass Frog Wetland where practical."Amend existing note 4 as follows: "Urban catchment to provide treated stormwater supply for Growling Grass Frog Wetlands 4 and 5. Stormwater is to be treated via subdivision level water quality works before being discharged to Melbourne Water drainage channel. Melbourne Water drainage channel to then provide treated stormwater supply for Growling Grass Frog Wetlands 5 and 6 where practical."Amend size of property 14 to be consistent with certificate of title


Remove interparcel connections from the plan and legend Remove suitable zone at GGF Wetland 15 from Plan 9Rename Wetland 15 to 14Rename Wetland 18 to Wetland 19Delete note 4.Remove potential vehicle crossing on property 2Make dry stone wall changes to the south of property 34All RRL legend notations to be changed to 'Regional Rail Link Corridor'Clearly show land required for Ballan Road wideningUpdate RRL area and dimensionsFade all non-PSP areasRename future railway station to "potential future Riverdale station"Remove words "major and "Ballan Road" from Major arterial road in legendReplace words "community facility" to "community centre"Add "shared user bridge (indicative location)' to legendUpdate legend fontDelete "Werribee River" from legendOpen space changes as per Plan 2

45 3.6 R82 Final design of constructed waterways (including widths), retarding basins, waterway corridors, the Werribee River and its tributaries, and associated footpaths, boardwalks, bridges and planting, must be to the satisfaction of Melbourne Water and the Responsible Authority.

Amend requirement to add words "and boundary" following "final design".10

45 3.6 R83 Subdivision applications must demonstrate how waterways and integrated water management design enables land to be used for multiple recreation and environmental purposes.

45 3.6 R84Treatment standards for water draining to the Werribee River specified in the Werribee River CMP must be met to the satisfaction of the Department of Sustainability and Environment.

Add words at end of requirement "Melbourne Water and the Responsible Authority".10

45 3.6 R85

Development staging must provide for delivery of ultimate waterway and drainage infrastructure including stormwater quality treatment. Where this is not possible, development must demonstrate how any interim solution adequately manages and treats stormwater generated from the development and how this will enable delivery of an ultimate drainage solution, all to the satisfaction of Melbourne Water.

Add words at end of requirement "Melbourne Water and the Responsible Authority".

10

45 3.6 R86Development must meet best practice stormwater quality treatment prior to discharge to receiving waterways as outlined in Plan 9, unless otherwise approved by Melbourne Water.

Amend wording to “Development must meet or exceed best practice stormwater quality treatment standards prior to discharge to receiving waterways as outlined in Plan 12, to the satisfaction of Melbourne Water."Move next to R84

10

45 3.6 R87The final design, depth of fill and extent of developable area related to the land currently within the 1:100 ARI flood line and associated with the Werribee River breakaway creek corridor (refer Plan 2) must be approved to the satisfaction of Melbourne Water.

The final design, depth of fill and extent of developable area related to the land currently within the1:100 ARI flood line and associated with the Werribee River Corridor and the Werribee River breakaway creek corridor (refer Plan 2) must be approved to the satisfaction of Melbourne Water.

45 3.6 R88Subdivision applications must demonstrate how:• Overland flow paths and piping within road reserves will be connected and integrated across property / parcel boundaries.• Melbourne Water freeboard requirements for overland flow paths will be adequately contained within road reserves.

Add "underground" before "piping within road reserves "add "and the Responsible Authority freeboard requirements" following "Melbourne Water freeboard requirements".

10

45 3.6 R89 Storm water conveyance and treatment must be designed in accordance with the relevant Development Services Scheme established by Melbourne Water.

Anend to: "Stormwater conveyance and treatment must be designed in accordance with the relevant Development Services Schemes established by Melbourne Water, to the satisfaction of Melbourne Water."

45 3.6 XAdd new requirement: "Frontage roads must be the primary interface between development and waterway corridors." 10

45 3.6 X

“Where a frontage road along a waterway corridor is not provided, allotments must be set back a minimum of 5m from the waterway corridor. A 3m wide shared path capable of withstanding vehicular traffic must be provided within the setback. The setback must be landscaped appropriately to the satisfaction of Melbourne Water and the Responsible Authority.”

10

45 3.6 G70Where practical, development should include IWM initiatives to reduce reliance on potable water and increase the utilisation of storm and waste water that contributes to a sustainable and green urban environment.

To be updated to “Where practical, development should include IWM initiatives to reduce reliance on potable water and increase the use of treated storm and waste water that contributes to a sustainable and green urban environment”.

9

45 3.6 G71Where practical, IWM systems should be designed to:• maximise habitat values for local flora and fauna species, and• enable future harvesting and / or treatment and re-use of stormwater.

45 3.6 G72 Road design should consider provisions for WSUD to the satisfaction of the Responsible Authority.Updated to: “The design and layout of roads, road reserves and public spaces should optimise water use efficiency and long term viability of vegetation and public uses through the use of WSUD initiatives, such as rain gardens and / or locally treated storm water for irrigation to contribute to a sustainable and green urban environment”

9

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45 3.6 G73Development should exceed best practice environmental standards for stormwater treatment prior to discharge into receiving waters, where practical.

Delete

45 3.6 G74The design and layout of open space should maximise water use efficiency and long term viability of vegetation through the use of WSUD initiatives, including use of locally treated stormwater for irrigation purposes.

Update to "The design and layout open space should optimise water use efficiency and long term viability of vegetation and public uses through the use of WSUD initiatives, such as rain gardens and / or locally treated storm water for irrigation to contribute to a sustainable and green urban environment”.

9

45 3.6 G75Development should have regard to relevant policies and strategies being implemented by the Responsible Authority, Melbourne Water and the Water Retail Authority, including any approved Integrated Water Management Plan.

Move to top of page9

45 3.6 G76 Setbacks along waterways should be in accordance with Melbourne Water guidelines.

45 3.6 G77Where practical, and where primary waterway, conservation or recreation functions are not adversely affected, land required for integrated water management initiatives (such as stormwater harvesting, aquifer storage and recharge, sewer mining, grey water recycling etc) should be incorporated within the Precinct open space system as depicted on Plan 5, subject to the satisfaction of the Responsible Authority.

45 3.6 XAdd new guideline: "Stormwater runoff must be treated to best practice standards to the satisfactin of Melbourne Water by use of regional scale and distributed treatment infrastructure." 10

45 3.6 X Add a typical cross section section for a constructed waterway 10

45 3.6 XAdd guideline "Utilities easements to the rear of lots should only be provided where there is no practical alternative."


Amend widths of Werribee West Drain DSS Constructed Waterway sections from 45 to 43m in Section 1 and to 51 metres for both Section 2 and 3Rename table heading: "Retarding Basins Stormwater Drainage and Water Quality Infrastructure" Description column (RB1) amend to: "Strathaird Park Drain Development Services Scheme Retarding Basin."Description column (RB2) amend to: "Werribee West Drain Development Services Scheme Retarding Basin."Description column (CW1) amend to: "Strathaird Park DSS Development Services Scheme Constructed Waterway."Description column (CW2) amend to: "Werribee West Drain DSS Development Services Scheme Constructed Waterway."

10


Thicken all property linesShow the sewer alignment within the regional park. Delete the existing waterbody proposed to be removed as part of the Strathaird Park. Remove the dam. Development Services Scheme associated with CW1 from this planRemove potential vehicle crossing on property 2Make dry stone wall changes to the south of property 34All RRL legend notations to be changed to 'Regional Rail Link Corridor'Clearly show land required for Ballan Road wideningUpdate RRL area and dimensionsFade all non-PSP areasRename future railway station to "potential future Riverdale station"Remove words "major and "Ballan Road" from Major arterial road in legendReplace words "community facility" to "community centre"Add "shared user bridge (indicative location)' to legendUpdate legend fontDelete "Werribee River" from legendOpen space changes as per Plan 2Amend size of property 14 to be consistent with certificate of title

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49 3.6 R90

Before development commences on a property, plans are to be submitted of the road network showing the location of all:• Underground services• Driveways / crossovers• Street lights• Street treesA typical cross section of each street is also to be submitted showing above and below ground placement of services, street lights and trees.The plans and cross sections are to demonstrate how services, driveways and street lights will be placed so as to achieve the road reserve width (consistent with the road cross sections outlined in this PSP) and accommodate the minimum level of street tree planning (as outlined in this PSP). If required, the plans and cross sections will nominate which services will be placed under footpaths or road pavement. The plans and cross sections are to be approved by the Responsible Authority and all relevant service authorities before development commences.

Add dot point "domestic tapping points and access pits"

29

49 3.6 R91Delivery of underground services must be coordinated, located and bundled (utilising common trenching) to facilitate tree and other planting within road verges.

49 3.6 R92 All new electricity supply infrastructure (excluding substations and cables with voltage greater than 66kv) must be provided underground.

49 3.6 R93New electricity substations and sewer pump stations must be identified at the subdivision design response stage to ensure effective integration with the surrounding land uses and to minimise amenity impacts.

49 3.6 R94 Electricity substations must be located outside of key view lines, screened with vegetation and designed to minimise visual impacts.

49 3.6 R95Substations and other utilities services must not be in public open space, conservation or waterway open space unless otherwise agreed by the land owner / manager.

Amend requirement to: "Substations and other utilities services must not be in public open space or constructed waterways, unless otherwise agreed by the ultimate land owner/manager or responsible authority as relevant." 29

49 3.6 R96 Third pipe recycled water infrastructure must be provided to each lot.

49 3.6 R97Subject to City West Water agreeing to do so, the developer must enter into an agreement with City West Water requiring the subdivision to be reticulated with a dual pipe recycled water system to provide for the supply of recycled water from a suitable source or scheme to all lots and open space reserves provided in the subdivision.

49 3.6 R98Irrespective of whether City West Water has entered into an agreement as contemplated, any plan of subdivision must contain a restriction which provides that no dwelling or commercial building may be constructed on any allotment unless the building incorporates dual plumbing for recycled water supply for toilet flushing and garden watering use if it is to become available.

49 3.6 R99Design and placement of utilities services within or adjacent to retarding basins and waterway corridors must be to the satisfaction of Melbourne Water.

49 3.6 R100 Utilities must be placed outside of natural waterway corridors and any areas shown as protected for conservation on Plan 6. 100Amend to: Utilities and substations must be placed outside of natural waterway corridors and any areas shown as protected for conservation on Plan 6.

49 3.6 R101Where existing above ground electricity cables are retained along road ways (excluding cables with a voltage greater than 66kv), underground conduits are to be provided as part of the upgrade of these roads for future undergrounding of the electricity supply.

49 3.6 G78The design of subdivision electricity infrastructure should consider the practicality of removing existing above ground electricity lines in the local and arterial road network both within and abutting the subdivision and re-routing lines underground through the subdivision.

49 3.6 G79Existing above ground electricity cables should be removed and re-routed underground as part of a subdivision (excluding cables greater than 66kv).

49 3.6 XAdd guideline "Above ground utilities infrastructure should be located to minimise adverse amenity impacts."

29

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Precinct Infrastructure Plan & Staging50 3.7 Add "Works in Kind Agreement" to bullet points 29


Amend references to "pedestrian bridge" to "shared user bridge"Amend North-South Connector to a "yes" item under DCPInclude Wollahra Rise DCP re-construction item in Table 6 Precinct Infrastructure Plan (PIP).Include two roundabouts on Wollahra Rise at the intersections with the two east-west Connector Roads.Match project numbers in table with DCP table numbersAdd RRL shared path bridge over Werribee River

16

52 3.7 6 Include Werribee Township Regional Park - Land for metropolitan regional park

53 3.7 R102Development proponents must comply with the Wyndham City Transport Delivery and Land Release Strategy included in the Wyndham West DCP.

Delete requirement25, 24

53 3.7 R103 Staging of subdivisions must provide for the timely connection of connector road bridges.Replace requirement with "streets must provide inter parcel connections as generally indicated in the structure plan".

53 3.7 R104

Development staging must ensure timely provision for and delivery of:• Connector streets.• Road links between properties.• Connection of the off-road pedestrian and bicycle network.• The Hobbs / Armstrong Road arterial road reservation.

53 3.7 R105Streets must be constructed to property boundaries where inter-parcel connections are indicated in the structure plan and delivered in a timely manner.

53 3.7 G80

Staging will be determined largely by the development program of proponents within the Precinct and the availability of infrastructure services. Within this context, the following should be achieved:• Development staging should not create circumstances in which residents will be unreasonably isolated from community facilities or public transport.• Development staging should, to the extent practicable, be integrated with adjoining developments, including the timely provision of connecting roads and walking/ cycling paths.• Access to each new lot is to be via a sealed road.• Development should proceed abutting areas where there is established housing.

53 3.7 G81The early delivery of active open space, community facilities, local parks and playgrounds is encouraged within each neighbourhood and may be delivered in stages.

54 3.7 R106

GeneralAs part of subdivision construction works, new development must meet the total cost of delivering the following infrastructure (except where provided for in a Development Contributions Plan applying to the land):• Connector roads and local streets.• Local bus stop infrastructure (where locations have been agreed in writing by Public Transport Victoria).• Landscaping of all existing and future roads and local streets.• Intersection works and traffic management measures along arterial roads, connector streets, and local streets.• Council approved fencing and landscaping (where required) along arterial roads.• Local pedestrian and bicycle paths along local arterial roads, connector roads and local streets and within local open space including bridges, intersections and barrier crossing points.• Appropriately scaled lighting along all roads major pedestrian thoroughfares traversing public open space and shared paths.• The Werribee River Shared Trail and connections to it.• The RRL shared trail and connections to it. • Basic improvements to local parks/open space (refer to Open Space Delivery below)• Local waterway systems.• Infrastructure as required by utility services providers including water, sewerage, waterway (except where the item is funded through a Development Services Scheme (DSS)), electricity, gas and telecommunications.• Remediation and / or reconstruction of dry stone walls where required.

Amend dot point Werribee River Share Trail to "The Werribee River Shared Trail (State Government to deliver the path where wholly within the Werribee Regional Township Park).

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54 3.7 R107

Open Space DeliveryAll public open space (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, including but not limited to:• 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,• Trees and other plantings.• Vehicles exclusion devices (fence, bollards or other suitable method) and maintenance access points.• Construction of a 2.5 metre (except where shown in Plan 7) 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.• For town squares and urban spaces – paving and planters, furniture including seating, shelters and bollards, tree and other planting, lighting, waterway and water tapping.

Replace requirement with:

Open Space DeliveryAll public open space (where not otherwise provided via a Development Contributions Plan) must be finished to a standard to the satisfaction of the Responsible Authority, prior to the transfer of the space to Council including but not limited to:• 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 to land identified as an active reserve and passive open space reserves as identified by Council.• Trees and other plantings.• Vehicle exclusion devices (fence, bollards or other suitable method) and maintenance access points.• Construction of minimum 1.5m wide pedestrian paths around the perimeter of the reserve, connecting and linking into any other surrounding paths or points of interest, except where shown as 3m wide shared paths on Plan 10 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, consistent with Appendix 3.• Additionally, for town squares and urban parks – paving and planters, furniture including seating, shelters and

54 3.7 R108

Active open space required to be set aside by a Development Contributions Plan must be vested in the relevant authority in the following condition:• Free from surface / protruding rocks and structures;• Reasonably graded and / or topsoiled to create a safe and regular surface (with a maximum 1:6 gradient); andBare, patchy and newly graded areas seeded, top-dressed with drought resistant grass.

XAdd requirement to ensure consultation occurs with Melbourne Water prior to the approval of any development and/or subdivision for the land containing the existing dwelling at 162 Hobbs Road.

AppendicesAppendix 1 - Property Specific Land Budget

55 1

56 7 Refer exhibition documentInclude title "Property-specific land budget"Include major heading "Encumbered land for conservation purposes" 31A

57 7 Remove housing density columns and expand open spaceAppendix 2 - Town Centre Principles

58 259 260 261 2

Appendix 3 - Open Space Delivery Guide62 363 3 Under Town Square/Urban Park add "with" after low key kick and throw activities63 3 Add words "Skate/scooter abled items must be incorporated into park design"

Appendix 4 - Cross Sections65 1 4 Refer exhibition document Delete "Ison" in the title

66 1a 4 Refer exhibition documentInclude note "increased density of tree planting to verge adjacent carpark"Include a tree within the verge between service road and pedestrian path on Cross Section 1a. Add note under frontage road pavement "6.5m for two way local frontage road".

66 1b 4 Refer exhibition documentInclude note "increased density of tree planting to verge adjacent carpark"Tree to be added in centre of car park as per Cross Section 1b

67 2 468 2a 469 2b 4 Refer exhibition document Amend median width70 2c 4

71 3 4

Include following note:Where street abuts Werribee Township Regional Park and pending utilities services being adequately accommodated, the road reserve may be reduced to 20m, by incorporating the verge and required shared path at this interface as part of the adjoining park, subjecto the approval of council.

72 3a 472 3b 473 3c 473 3d 4

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74 3e 4Delete '2.0m' from Central Median widthAdd note "Subject to approval by council and pending demonstration of design/construction measures to ensure trees can be viable accomodated, potential exists fro central median to be reduced to 2m.

75 4 4 Refer exhibition document Amend 6th bullet point to include at end "or where no vehicle crossovers are proposed". 76 5 4 Refer exhibition document Reduce cross-section from a 31m total to total 27.5m wide within Property 15.77 6 4

78 6a 4Add note: "Subject to approval by council and pending deomnstration of design/construction measures to ensure trees can be viably accomomodated, potential exists for central median to be reduced to 2 metres".

79 6b 480 7 4 Refer exhibition document Amend 6th bullet point to include at end "or where no vehicle crossovers are proposed". 81 8 482 9 483 9a 4 Refer exhibition document Amend 2.0 metre notation on plan to 1.5 metres.84 10 485 10a 485 10b 486 10c 487 10d 488 10e 489 11 4


Reduce cross-section from 31 metres to 24 metresAdd note:For stone wall in median:breaks (not more than two in any 150m stretch) to accommodate street / pedestrian crossings may be provided.Construction methods to protect wall should be utilised.As an alternative, a cross section which accommodates the dry stone wall within a widened verge instead of a median may be considered subject to breaks in the wall being minimised via rear loaded dwellings (eliminating cross-overs) and subject to approval by Council.

91 13 4 Refer exhibition documentAdd total width of sectionMinimum path width should be 4 metres

92 14 4

Add notes:"Planting of small/medium trees encouraged where space permits"""Pending demonstration that function can be maintained and subject to the approval of Council, overall laneway width of less than 7 metres may be possible". Delete 3.0 metres in cross section and replace with 4.0 - 5.0 metres)Add overall dimension width of 7.0 metres

Appendix X - Service Placement Guidelinesx Guidelines to be added as an appendix.

Page 21 of 21

Wyndham C171 - Ballan Road - Urban Growth Zone List of Changes 1/11/2013

Exhibition Version Panel Version proposed Changes

Clause Clause

1.0 The PlanMap 1 to Schedule 8 to Clause 37.07 shows the Future Urban Structure for Ballan Road. It is a reproduction of Plan 2 in the Ballan Road Precinct Structure Plan.MAP 1 TO SCHEDULE 8 TO CLAUSE 37.07

As per exhibition version No change N/A

MAP 1 (April 2013 version) MAP 1 (October 2013 version) Updated map MPA

2.1 The LandThe use and development provisions specified in this schedule apply to the land shown as ‘Precinct Structure Plan Area’ in Map 1 of this schedule and shown as UGZ8 on the planning scheme maps.Note: If land shown on Map 1 is not zoned UGZ, the provisions of this zone do not apply.


2.2 Applied zone provisionsThe provisions of the following zones in this scheme apply to the use and subdivision of land, the construction of a building, and the construction or carrying out of works as set out in Table 1.

Table 1: Applied zone provisionsLand use or development (carried out or proposed) generally in accordance with the precinct structure plan applying to the land) - Applied zone provisions (Applied reformed zone provisions)

Local town centreLocal convenience centre Clause 34.01 – Business 1 Zone (Clause 34.01 – Commercial 1 Zone)

Mixed use employment/commercial Clause 34.05 – Business 2 Zone (Clause 32.04s1 – Mixed Use Zone 1)

Ballan Road widening Clause 36.04 – Road Zone Category 1

All other land Clause 32.01 – Residential 1 Zone (Clause 32.08s1 – General Residential Zone 1)

2.2 Applied zone provisionsThe provisions of the following zones in this scheme apply to the use and subdivision of land, the construction of a building, and the construction or carrying out of works as set out in Table 1.Table 1: Applied zone provisionsLand use or development (carried out or proposed) generally in accordance with the precinct structure plan applying to the land Applied zone provisions

Local town centreLocal convenience centre Clause 34.01 – Commercial 1 Zone

Mixed use employment/commercial Clause 32.04s1 – Mixed Use Zone 1

Ballan Road widening Clause 36.04 – Road Zone Category 1Waterway (Encumbered) – where waterway is Werribee River and its tributaries Proposed Werribee Township Regional Park – Drainage (encumbered)Proposed Werribee Township Regional Park – Drainage (unencumbered) Clause 36.03 – Public Conservation and Resource ZoneAll other land Clause 32.08s1 – General Residential Zone 1

Delete reference to Residential 1Zone and Business 1 Zone.

Remove words '(Applied reformedzone provision)' from title of 2ndcolumn.

MPA

2.3 Specific provisions – Use and development of future public landA permit is not required to use or develop land shown in the Ballan Road Precinct Structure Plan as open space (active or passive) or community facilities provided the use or development is carried out generally in accordance with theBallan Road Precinct Structure Plan and with the prior written consent of the responsible authority.


2.4 Specific provisions – Use of landThe following provisions apply to the use of land. Table 2: Use USE REQUIREMENTShop where the applied zone is Business 1 Zone or Commercial 1 Zone A permit is required to use land for a shop if the combined leasable floor area of all shops exceeds: ● 5,000 square metres for land shown as a local town centre in the incorporated Ballan Road Precinct Structure Plan.● 500 square metres for land shown as a local convenience centre in the incorporated Ballan Road Precinct Structure Plan.Any use in an applied zone with the condition, ‘The site must adjoin, or have access to, a road in a Road Zone.’ At the end of the condition add the words, ‘or any arterial road described in the Ballan Road Precinct Structure Plan’.

Include "School" as a use with the following condition "A permit is not required to use land for a Primary school on land shown as Potential Non Government Primary School." As per discussions with CEOM. CEOM

2.5 Specific provisions - referral of applications to the Director of Public TransportClause 52.36 requires referral of specified applications to the Director of Public Transport. Clause 52.36-1 exempts an application from the referral requirement where the application is consistent with an adopted Structure Plan that hasbeen prepared in consultation with and endorsed by the Public Transport Division of the Department of Transport.For the purpose of Clause 52.36-1 of this planning scheme a development is consistent with the Westbrook Precinct Structure Plan where the following requirements are met: ● A road nominated on the Public Transport & Trail Network Plan in the Westbrook Precinct Structure Plan as a potential bus route is constructed (including any partial construction where relevant) in accordance with its correspondingcross section in the Westbrook Precinct Structure Plan; and ● Any roundabouts or other road management devices on potential bus routes are constructed to accommodate ultra low floor buses in accordance with the Public Transport Guidelines for Land Use and Development; and ● Prior to the issue of a Statement of Compliance for any subdivision stage bus stop hard stands with direct and safe pedestrian access to a pedestrian path are constructed unless otherwise agreed by the Director of Public Transport: ● In accordance with the Public Transport Guidelines for Land Use and Development; and ● Compliant with the Disability Discrimination Act – Disability Standards for Accessible Public Transport 2002; and ● At locations approved by the Director of Public Transport, at no cost to the Director of Public Transport and to the satisfaction of the Director of Public Transport. A responsible authority may address any of the above matters through planning permit conditions.

Deleted Remove provision. 8

Brief ExplanationRelated Submissi

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Page 1 of 4



Clause ClauseBrief Explanation

Related Submissi

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2.5 Specific provisions – Management of urban development impacts on Growling Grass Frog Habitat – Category 1Prior to the commencement of works for any road, bicycle pathway, trail or bridge on land shown as Growling Grass Frog Habitat – Category 1 in the Ballan Road Precinct Structure Plan a detailed Management of Environmental ImpactsPlan must be prepared by a suitably qualified professional and submitted to and approve by the Department of Sustainability and Environment. The plan must include:● An assessment of the likely impacts of the works on existing or proposed Growling Grass Frog Habitat – Category 1; and● Demonstration of how the bridge design avoids and, where avoidance is impracticable, minimises and offsets impacts on Growling Grass Frog Habitat – Category 1; and● A Construction Management Plan.Once approved the plan must be implemented before, during and after the relevant works to the satisfaction of the Department of Sustainability and Environment.

Awaiting updated condition from DEPI/DTPLI.Update to reflect September2013 Commonwealth EPBC Act1999 (Cth) approval.

31

2.6 Specific provisions – Construction of one dwelling on a lot less than 300 square metres in areaA permit is not required to construct one dwelling on a lot with an area less than 300 square metres where:● an approved building envelope as defined in Part 4 of the Building Regulations 2006 applies to the lot, and● the building envelope complies with the Small Lot Housing Code in the Wyndham Planning Scheme, and● the dwelling is constructed in compliance with the building envelope.


2.7 Specific provisions – Buildings and works for a school A permit is required to construct a building or construct or carry out works associated with a Primary School or Secondary School on land shown as a non government school unless exempt under Clauses 62.02-1 and 62.02-2.

As per exhibition versionUpdate to reflect meeting withCEOM

N/A

3.0 Application requirementsIf in the opinion of the responsible authority an application requirement listed below is not relevant to the assessment of an application, the responsible authority may waive or reduce the requirement. As per exhibition version No change N/A

In addition to any requirement in 56.01-2, a subdivision design response must include:● A land budget table in the same format and methodology as those within the precinct structure plan applying to the land, setting out the amount of land allocated to the proposed uses and expected population and dwelling yields.An application for subdivision must be accompanied by a Public Infrastructure Plan which addresses the following:● A stormwater management strategy that makes provision for the staging and timing of stormwater drainage works, including temporary outfall provisions, to the satisfaction of Melbourne Water.● What land may be affected or required for the provision of infrastructure works● The provision, staging and timing of road works internal and external to the land consistent with any relevant traffic report or assessment● The landscaping of any land● The provision of public open space and land for any community facilities● What, if any, infrastructure set out in the development contributions plan applying to the land is sought to be provided as "works in lieu" subject to the consent of the collecting agency● Any other matter relevant to the provision of public infrastructure required by the responsible authority.An application that proposes to create or change access to Ballan Road or Hobbs/Armstrong Road must be accompanied by a Traffic Impact Assessment Report (TIAR). The TIAR, including functional layout plans and a feasibility / conceptroad safety audit, must be to the satisfaction of VicRoads (in the case of Ballan Road) or Wyndham City Council (in the case of Hobbs/Armstrong Road).An application to use or develop land must be accompanied by an environmental site assessment of the land by a suitably qualified environmental professional to the satisfaction of the responsible authority which takes account of ‘Stage1 and 2 – Desktop Environmental, Hydrogeological and Geotechnical Assessment: REPORT ON PSP AREA 40 – BALLAN ROAD’ (SKM, March 2013) and provides information including:● Further detailed assessment of potential contaminants on the relevant land.● Clear advice on whether the environmental condition of the land is suitable for the proposed use/s and whether an environmental audit of all, or part, of the land is recommended having regard to the Potentially Contaminated LandGeneral Practice Note June 2005, DSE.● Further detailed assessment of surface and subsurface water conditions and geotechnical characteristics on the relevant land and the potential impacts on the proposed development including any measures required to mitigate theimpacts of groundwater conditions and geology on the development and the impact of the development on surface and subsurface water.● Recommended remediation actions for any potentially contaminated land.

In addition to any requirement in 56.01-2, a subdivision design response must include:● A land budget table in the same format and methodology as those within the precinct structure plan applying to the land, setting out the amount of land allocated to the proposed uses andexpected population and dwelling yields.● A demonstration of how the property will contribute to the achievement of the residential density outcomes in the precinct structure plan applying to the land.● A demonstration of lot size diversity by including a colour-coded lot size plan, reflecting the lot size categories and colours outlined in Table 2.A land budget table in the same format andmethodology as those within the precinct structure plan applying to the land, setting out the amount of land allocated to the proposed uses and expected population and dwelling yields.

An application for subdivision must be accompanied by a Public Infrastructure Plan which addresses the following:● A stormwater management strategy that makes provision for the staging and timing of stormwater drainage works, including temporary outfall provisions, to the satisfaction of MelbourneWater.● What land may be affected or required for the provision of infrastructure works● The provision, staging and timing of road works internal and external to the land consistent with any relevant traffic report or assessment● The landscaping of any land● The provision of public open space and land for any community facilities● What, if any, infrastructure set out in the development contributions plan applying to the land is sought to be provided as "works in lieu" subject to the consent of the collecting agency● Any other matter relevant to the provision of public infrastructure required by the responsible authority.

An application that proposes to create or change access to Ballan Road or Hobbs/Armstrong Road must be accompanied by a Traffic Impact Assessment Report (TIAR). The TIAR, includingfunctional layout plans and a feasibility / concept road safety audit, must be to the satisfaction of VicRoads (in the case of Ballan Road) or Wyndham City Council (in the case ofHobbs/Armstrong Road).

An application to use or develop land must be accompanied by an environmental site assessment of the land by a suitably qualified environmental professional to the satisfaction of theresponsible authority which takes account of ‘Stage 1 and 2 – Desktop Environmental, Hydrogeological and Geotechnical Assessment: REPORT ON PSP AREA 40 – BALLAN ROAD’ (SKM, March2013) and provides information including:● Further detailed assessment of potential contaminants on the relevant land.● Clear advice on whether the environmental condition of the land is suitable for the proposed use/s and whether an environmental audit of all, or part, of the land is recommended havingregard to the Potentially Contaminated Land General Practice Note June 2005, DSE.● Further detailed assessment of surface and subsurface water conditions and geotechnical characteristics on the relevant land and the potential impacts on the proposed developmentincluding any measures required to mitigate the impacts of groundwater conditions and geology on the development and the impact of the development on surface and subsurface water.● Recommended remediation actions for any potentially contaminated land.

Replace first dot point with threenew dot points.

MPA -housing changes

Page 2 of 4




Related Submissi

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3.2 Development applications on land containing or abutting the Werribee River, its tributaries and environsA application to develop land containing or abutting the Werribee River, its tributaries and environs should be accompanied by a plan that shows:● Natural features including trees and other significant vegetation, habitat for protected species, drainage lines, water courses, wetlands, ridgelines and hill tops.● Recreation facilities to be provided within public open space.● Storm water facilities that are compliant with the relevant approved drainage strategy.● The retention and removal of vegetation and any re-vegetation.

3.2 Development applications on land containing or abutting the Werribee River, its tributaries and environsA planning permit application on land containing or abutting the Werribee River, its tributaries and environs must be accompanied by a plan that shows:● Natural features including trees and other significant vegetation, habitat for protected species, drainage lines, water courses, wetlands, ridgelines, hill tops and features of geomorphicsignificance.● Recreation facilities to be provided within public open space.● Storm water facilities that are compliant with the relevant approved drainage strategy.● The retention and removal of vegetation and any re-vegetation.● The width of the waterway corridor to the sa�sfac�on of Melbourne Water.

Change 'should' to 'must' 7

4.0 Conditions and requirements for permits

4.1 Tree reserve and landscape buffer requirementLand set aside for tree reserves or landscape buffers as set out in the Ballan Road Precinct Structure Plan must be transferred to or vested in Council at no cost to Council unless the land is funded by an incorporated DevelopmentContributions Plan.


4.2 Ensuring the Small Lot Housing Code is an approved building envelope under Part 4 of the Building Regulations 2006 - conditionsThe Small Lot Housing Code incorported into the Wyndham Planning Scheme is endorsed under this planning permit. The Small Lot Housing Code must be shown as a restriction (on a plan of subdivision certified under the Subdivision Act 1988) that is recorded on the register under the Transfer of Land Act 1958 in relation to an allotment that is less than300 square metres in area.


4.3 Eastern Grey Kangaroo conditionsA permit for subdivision must contain the following conditions unless otherwise agreed to in writing by the Department of Sustainability and Environment: ● Prior to the commencement of any works in a stage of subdivision an Eastern Grey Kangaroo Management Plan must be submitted for approval to the Department of Sustainability and Environment. The plan must include:● Strategies (e.g. staging) to avoid land locking Eastern Grey Kangaroos; and● Management solutions and action to respond to their containment in an area with no reasonable likelihood of their continued safe existence.● The subdivision and associated works must implement the Eastern Grey Kangaroo Management Plan in the timeframes set out in the plan by:● Proceeding in the order of stages as shown on the plan; and● Implementing the management solutions and actions of the Plan,all to the satisfaction of the Department of Sustainability and Environment and the Responsible Authority.

Awaiting upadted condition from DEPI/DTPLI.Update to reflect September2013 Commonwealth EPBC Act1999 (Cth) approval.

31

4.4 Nationally threatened species and communites conditionsA permit for subdivision, or to construct a building or construct or carry out works must contain the following condition:● The Protocol for the Salvage Translocation of Threatened Species in Melbourne's Growth Corridors (Department of Sustainability and Environment, 2012) must be implemented to the satisfaction of Department of Sustainability andEnvironment.● Prior to the issue of a Statement of Compliance under the Subdivision Act 1988 fees for the clearing of threatened species habitat and/or native vegetation within the lot must be provided in accordance with the [compensatory habitatfee document] current at the date that the permit is granted to the satisfaction of the Department of Sustainability and Environment. These conditions are not required to be included in a permit where the Department of Sustainability and Environment has confirmed in writing that the conditions has previously been met.

Awaiting upadted condition from DEPI/DTPLI.Update to reflect September2013 Commonwealth EPBC Act1999 (Cth) approval.

31

4.5 Land for road flaring/widening requirementPrior to the certification of a plan of subdivision, the plan of subdivision must show the land affected by the widening of the road reserve which is required to provide road widening and/or right of way flaring for the ultimate design ofany adjacent intersection.The land required for road flaring must be transferred to or vested as ‘road’ in the Roads Corporation (in the case of Ballan Road) or in Wyndham City Council (in the case of other roads) at no cost unless the road widening land is fundedby an incoroporated Development Contributions Plan.


4.6 Public Infrastructure Plan implementation conditionPrior to the certification of a plan of subdivision or at such other time which is agreed between Council and the owner, if required by the responsible authority or the owner, the owner must enter into an agreement or agreements undersection 173 of the Planning and Environment Act 1987 which provides for:● The implementation of the Public Infrastructure Plan approved under this permit;● The purchase and/or reimbursement by the responsible authority for any provision of public open space in excess of the amount specified in the schedule to clause 52.01 4.6 Public Infrastructure Plan implementation conditionPrior to the certification of a plan of subdivision or at such other time which is agreed between Council and the owner, if required by the responsible authority or the owner, the owner must enter into an agreement or agreements undersection 173 of the Planning and Environment Act 1987 which provides for:● The implementation of the Public Infrastructure Plan approved under this permit;● The purchase and/or reimbursement by the responsible authority for any provision of public open space in excess of the amount specified in the schedule to clause 52.01 in accordance with any relevant development contributions plan applying to the land at the land value provided for any relevant development contributions plan applying to the land;● The timing of any payments to be made to the owner having regard to the availability of funds in the open space account.in accordance with any relevant development contributions plan applying to the land at the land value provided for any relevant development contributions plan applying to the land;● The timing of any payments to be made to the owner having regard to the availability of funds in the open space account.


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Related Submissi

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5.0 Advertising signsThe advertising sign category for the land is the category specified in the zone applied zone to the land at Clause 2.2 of this schedule. As per exhibition version No change N/A

5.1 Land and home sales signsDespite the provisions of Clause 52.05, signs promoting the sale of land or homes on the land (or on adjoining land in the same ownership) may be displayed without a permit provided:● The advertisement area for each sign does not exceed 10 square metres. ● Only one sign is displayed per road frontage. Where the property has a road frontage of more than 150 metres multiple signs may be erected provided there is a minimum of 150 metres distance between each sign, with a total of notmore than 4 signs per frontage. ● The sign is not animated, scrolling, electronic or internally illuminated sign.● The sign is not displayed longer than 21 days after the sale (not settlement) of the last lot. ● The sign is setback a minimum of 750mm from the property boundary.A permit may be granted to display a sign promoting the sale of land or homes on the land (or on adjoining land in the same ownership) with an area greater than 10 square metres.


Page 4 of 4

DRAFT

Wollahra Rise

CC

LTC

Govt. SC 7-12

Govt. PSP-6

CC

Govt. PSP-6

Potential Non-Govt PS

1

1

1Railway Station

Proposed Railway Stabling Yard

Arterial Road - Hobbs / Armstrong Rd.

Key Local Access - Level 1

Dry Stone Wall Access Street - Level 1

Connector Street - Boulevard

Existing Road Reserve

Arterial Road

Connector Street

Heritage Site

Werribee River Shared Trail (Indicative Location)

Werribee River Tributary

Regional Rail Link Corridor

Potential Future Riverdale Railway Station

Existing Urban Area

Future Urban Area

Shared User Bridge (Indicative Location)

Waterway (Encumbered)

Key Local Access - Level 2

Key Local Access - Level 2 (Parcel Access)

Roundabout

Proposed Werribee Township Regional Park (Unencumbered)

Proposed Werribee Township Regional Park - Drainage (Encumbered)

Proposed Werribee Township Regional Park GGF Conservation Area (Encumbered)

Growling Grass Frog Conservation Area (Encumbered)

Precinct Structure Plan Boundary

Local Convenience Centre

Community Centre

Government Education Facility

Potential Non-Government Primary School

Mixed Use Employment / Commercial

Local Town Centre

Passive Open Space (Unencumbered Delivered via Clause 52.01)

Active Open Space/Playing Fields (Unencumbered)

Suitable for Non - Residential

Residential

CC

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400m

800m

400m

Scale:Date:

Plan 2

0 100 250 500m

Future Urban Structure Planballan road precinct structure plan

1:20,000 @ A4, N.T.S. @ A331 Oct 2013

amendment c171 - ballan road precinct structure plan...

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