maroondah city council august 2009 · 2014-01-10 · theme 3: landscape and public realm theme 4:...

Ringwood Transit City North West Residential Precinct

VOLUME 1: THE PLAN Maroondah City Council

August 2009

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Contents Contents ............................................................................................................. i

Acknowledgements ............................................................................................ ii

How the Plan is structured ................................................................................. iii

Vision ................................................................................................................. 1

Creating Ringwood’s Leafy, City Living Precinct ................................................ 2

Context .............................................................................................................. 1

Why prepare a Precinct Plan? ........................................................................... 3

Policy Context .................................................................................................... 8

Density and Consolidation ............................................................................... 13

Development Potential ..................................................................................... 13

Development Potential: Strategies and Recommended Actions ...................... 22

Character and Built Form ................................................................................. 23

Character and Built Form: Strategies and Actions ........................................... 35

Landscape and Public Realm .......................................................................... 36

Landscape and Public Realm: Strategies and Actions..................................... 47

Access and Car Parking .................................................................................. 49

Access and Car Parking: Strategies and Actions ............................................. 58

Safety and Amenity .......................................................................................... 59

Safety and Amenity: Strategies and Actions .................................................... 65

Ecologically Sustainable Development ............................................................ 67

Ecologically Sustainable Development: Strategies and Actions ...................... 72

Community Development ................................................................................. 73

Community Development: Strategies and Actions ........................................... 78

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Acknowledgements The contributions of the Steering Committee are gratefully acknowledged.

The project was also overseen by the Ringwood Transit City Reference Group and the Ringwood Transit City Advisory Committee.

Consultant Team

Planisphere Urban Strategy Planners – Lead Consultant

Mike Scott Director

Elizabeth Jardine Project Manager / Strategic Planning

Aspect Studios – Landscape Architecture

Kirsten Bauer Director

Andrew Roberts Urban Designer / Landscape Architect

O’Brien Traffic – Transport and Traffic

Mark O’Brien Senior Traffic Engineer / Modeller

Deborah Donald Director

Ringwood Transit City North West Residential Precinct Plan

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How the Plan is structured

VISION

Describes how the Precinct could look and function in the future and demonstrates how the Plan aims to do this.

Vision Objectives

CONTEXT

Provides context and background to the Plan

Introduction Brief Process Location Policy Context Key Background

Documents Themes

THEMES

The Plan is structured under seven themes. Each theme has its own chapter containing strategies, analysis, findings, and actions.

Development Potential

Built Form Landscape and

Public Realm Access and

Parking Safety and

Amenity ESD Community

Development

IMPLEMENTATION MANUAL

Comprises four Action Plans that provide detailed implementation recommendations.

Managing Change

Making the Place Improving

Access Changing the

Rules

DESIGN GUIDELINES

A comprehensive set of design guidelines to apply to new development.

General Design Guidelines

Guidelines for Buildings along the Mullum Mullum Creek

Typologies

APPENDICES

Contains background research and other information that has provided input to the Plan

Full Policy Context Analysis

Existing Conditions Analysis

Summary of Consultation Outcomes

Traffic and Transport Advice

VOLUME 1 VOLUME 2

Vision


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The Ringwood North West Precinct in 2030 The Vision for the North West Precinct builds on the vision of the Transit City Urban Design Masterplan and provides a focus for the future of the North West Residential Precinct.

“Ringwood’s Leafy, City Living Precinct”

The Ringwood North West Residential Precinct is a distinguished higher density residential area within Melbourne’s outer east Central Activities District. It is a sustainable place to live, with convenient access to transport, shops, services, employment opportunities and open spaces.

New, higher density residential buildings range in height, but provide a human scale to the street. The changing built form and range of housing types allows an increased and diverse population access to everything the Ringwood CAD has to offer.

The Precinct’s connection with the Mullum Mullum Creek open space is enhanced through improved pedestrian and cyclist access. Buildings overlook the creek interface, giving residents a pleasant outlook and providing passive surveillance. The green spaces that border the Precinct are reflected in the leafy streets and private open space areas, where innovative planting and the retention of canopy trees creates a landscape setting.

There is an increased amount of on-street activity, with improved safety for cyclists and pedestrians, continuous footpaths that lead people to key destinations and a social atmosphere that draws people out onto the street.


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Creating Ringwood’s Leafy, City Living Precinct The gradual transformation of this area into Ringwood’s Leafy, City Living Precinct requires the following objectives to be met:

Create safe spaces, both in the public and private domain. Retain and improve residential amenity in the Precinct.

Facilitate a sense of community in the Precinct.

Improve pedestrian, cyclist and vehicular access to and within the Precinct.

Ensure an appropriate amount of parking is provided on-site in new developments and improve access to on-street parking.

Create a coherent and attractive built form across the Precinct. Ensure buildings are well articulated and innovatively designed. Provide certainty and clarity for developers and residents in terms of

built form guidance and controls. Encourage new development to adopt ecologically sustainable

development (ESD) principles. Redesign streetscapes to incorporate Water Sensitive Urban Design

(WSUD) principles. Ensure that the valued landscape character of the Precinct is maintained.

Create pleasant streetscapes with a high level of amenity. Investigate the need for new open spaces and ways to enhance the

existing open space associated with the Mullum Mullum Creek.

Enable increased housing density and building heights in locations with convenient access to public transport and commercial areas.

Create larger lot sizes through the consolidation of existing smaller lots.

Fulfil the development potential of larger sites within the Precinct while respecting the valued character of the Precinct.

THEME 1: DENSITY AND CONSOLIDATION

THEME 2: BUILT FORM

THEME 3: LANDSCAPE AND PUBLIC REALM

THEME 4: ACCESS AND CAR PARKING

THEME 7: COMMUNITY DEVELOPMENT

THEME 5: SAFETY AND AMENITY

THEME 6: ECOLOGICALLY SUSTAINABLE DEVELOPMENT

Enhance the sense of place in the Precinct through public realm works.

Context


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Why prepare a Precinct Plan? The Ringwood Activity Centre was categorised as a Transit City under Melbourne 2030 and has been nominated as one of six Central Activities Districts (CADs) across Melbourne in the State government’s update to Melbourne 2030, Melbourne @ 5 Million. The North West Residential Precinct (‘the Precinct’) forms the north-western corner of CAD.

The purpose of this project is to prepare a Plan for the Precinct as defined in the Ringwood Transit City Urban Design Masterplan 2004. Part of the Precinct’s vision for the future is for it to become a forefront of ‘new-urbanism’ in the Metropolitan region, through integration of high quality urban design and Ecologically Sustainable Development (ESD) principles within a prominent, high-density residential area.

Brief

The need for a Precinct Plan The Brief for the project required the preparation of a plan to guide future residential development in the Precinct.

The Urban Design Masterplan identified the need to stimulate development that fulfils the vision of the overall Transit City, while also ensuring the provision of necessary infrastructure that will be needed to accommodate higher densities.

There is an existing extensive level of private sector interest in the Precinct, which has also brought about the need to provide clear strategic direction for both the private sector and the local community.

Outcomes The Brief sought to develop a Plan based on a number of guiding principles that would deliver a visionary, but realistic resource to guide future development. Most importantly it was expected that the Plan would provide a level of comfort to both the local community and developers regarding future outcomes, while still promoting innovative, contemporary design. The Plan was required to include:

Built form guidance in terms of urban design, landscaping and ESD;

Design advice in the form of sections dealing with the interface between the public and private realm;

An access plan to address the safe and efficient movement of all forms of transport within and to/from the Precinct, with consideration of car parking, access to the Ringwood Railway Station interchange and access to the bicycle network;

Guidance for any necessary streetscape or intersection upgrades;

Recommendations for public art opportunities;

An Implementation Plan to detail recommendations, priorities, lead responsibilities and funding opportunities; and

Statutory recommendations to implement the Plan. Bourke Street, Ringwood


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Process The project commenced in 2008 and is following a four-stage process that is outlined in the table below:

Stage Steering Committee Timing

Stage 1: Scoping and Project Plan

SC1- Inception April 2008

Stage 2: Analysis and Issues/Opportunities Identification

SC2 – Issues presentation May-June 2008

Consultation A: targeted consultation with key stakeholders

July-August 2008

Stage 3: Draft Precinct Plan SC3 – Preliminary Draft Plan presentation

September-October 2008

Consultation B: Broad consultation with stakeholders and all landowners

March-April 2009

Stage 4: Final Precinct Plan SC4 – Final implementation recommendations

April 2009


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Location

Local and Regional Context

The Ringwood Central Activities District

The Precinct forms a large residential component of the wider Ringwood CAD. Ringwood is one of seven State Government-nominated CADs and is considered to be an important location due to:

Its role as a gateway between Melbourne’s Central Business District and the Yarra Valley;

Its strategic location at a major transport hub with excellent connections to the metropolitan arterial road and rail network;

Its service role to a large catchment area in Melbourne’s outer east, supporting a range of land uses and activities.


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The Study Area The Study Area, shown in the map to the right, consists of all residential land encompassed by Bond Street, New Street, Ringwood Street, the Ringwood Bypass and Eastlink. It also takes in the western side of Ringwood Street, north of Bond Street which is business zoned.


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The Challenge The Brief required the consideration of the following key issues:

The sensitive nature of the Mullum Mullum Creek and the need to retain its setting;

The proximity of Eastlink and associated environmental issues, including noise and traffic;

The lack of adequate pedestrian and bicycle infrastructure in parts;

The need to plan for new road linkages such as those recommended in the Urban Design Masterplan;

Potential commercial infiltration into the Precinct;

The impact of change and higher density development on existing residents and streetscapes.

The key opportunities identified in the Brief included:

The Precinct’s proximity to public transport, Eastlink, to the Mullum Mullum Creek and associated recreational infrastructure and open space;

The Precinct’s proximity to shopping, services and a range of other commercial activities;

The generally good level of walkability in the Precinct;

View to the natural ridgelines surrounding the area; and

Existing strong interest from investors.

The Precinct is well located within the CAD – it has convenient access to everything the centre has to offer and is bounded to the north by the natural landscape of the Mullum Mullum Creek. With work progressing in other precincts throughout the CAD, the convenient location of the Precinct will be further enhanced.

While the Precinct has been identified as an area to accommodate a substantial level of change, this will not come without challenges. It will be one of very few locations in the outer east to develop higher density housing and a shift in attitudes towards higher density living is required. These challenges, however, can be viewed as opportunities –

by those looking for a greater diversity of housing choice, for existing land owners and for builders and developers.

There is also a need to recognise the special attributes of the Precinct itself. Although higher densities will change the appearance of the Precinct, there are opportunities to retain some of its valued aspects. In addition, new development should respond to the distinctive identity of the Precinct and the wider area.


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Policy Context There are numerous policies and background documents that are relevant to the Precinct. In various contexts, these policies and documents support or guide aspects of the Plan and some have provided direct input to its preparation. They are summarised briefly below, and are analysed in more detail in Appendix 1.

Planning Scheme

State Planning Policy Framework The State Planning Policy Framework (SPPF) contains a number of clauses that support principles related to higher density development in areas like the Ringwood Transit City.

Clause 12, Metropolitan Development, implements the Melbourne 2030 metropolitan strategy, which has as its key directions ‘a more compact city’, ‘a great place to be’, ‘a fairer city’, ‘a greener city’ and ‘better transport links’. All of these directions rely on the establishment of well-designed higher density residential development around activity centres. The Ringwood Activity Centre is defined as a ‘Principal Activity Centre’ and is well placed to take on the higher density housing envisioned in Melbourne 2030.

The SPPF also:

Provides guidance for settlement patterns to ensure availability for all different types of land uses;

Highlights the need to protect the environment and to restore environmental resources including waterways and ensure water quality;

Seeks to create an integrated network of open space commensurate with the needs of urban communities;

Encourages residential development that is cost-effective in infrastructure provision and use, energy efficient, incorporates water-sensitive design principles and encourages public transport use;

Encourages medium density housing that respects neighbourhood character, improves housing choice, makes better use of existing infrastructure and improves the energy efficiency of housing;

Encourages activity centres to provide a variety of land uses and incorporate residential uses where appropriate.

Seeks to integrate land use and transport planning around existing and planned declared highways, railways, principal bus routes and tram lines.

Clause 19.03, Design and Built Form, aims to achieve high quality urban design and architecture that reflects the particular characteristics, aspirations and cultural identity of the community; enhances livability, diversity, amenity and safety of the public realm; and promotes attractiveness of towns and cities within broader strategic contexts.

Local Planning Policy Framework

Clause 21 Municipal Strategic Statement (MSS)

The MSS provides a vision for the future development of the municipality and expresses overall strategic directions.

Under the Land Use Framework Plan of the MSS’s Strategic Framework, the Precinct is described as a ‘Medium Density Housing Preferred Area’.

The MSS also:

Encourages higher densities in the Ringwood District Centre. The MSS states that commercial development should be avoided in preferred areas for medium density housing;

Describes the extensive network of open space and aims to provide equitable access to an extensive open space network;

Seeks to ensure the ongoing development of a quality and attractive built environment and encouragement of development that provides high quality urban places;

Aims to maintain and enhance the mix of housing types and residential densities, provide housing opportunities that complement the character of Maroondah and ensure the provision of well designed housing stock;

Aims to adopt a consistent approach to the concept of sustainable land use and development; and

Includes the requirement of underground utility services.


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Clause 22 Local Planning Policies

Clause 22.07 Ringwood Activity Centre Policy

This policy implements the vision of the Urban Design Masterplan, which seeks to: establish Ringwood as the primary mixed use centre in Melbourne’s outer east; ensure all services and activities are accessible; and foster increased residential densities with established multi-level, apartment style buildings as the preferred form of dwelling design. The policy sets out objectives and policy statements under a number of themes.

Objectives applying specifically to residential development within the Precinct include:

Encourage and provide for the development of multi level, multi occupancy apartment style residential buildings as the preferred built form in the Ringwood Activity Centre Residential Development Policy area.

Promote the sympathetic and managed development of the preferred residential precincts with multi level residential buildings.

Ensure that multi level, multi occupancy residential buildings are designed and developed to complement and enhance the form and regional role of the Ringwood Activity Centre.

Ensure that residential development contributes to the establishment of the preferred neighbourhood character.

Ensure that residential development is designed and constructed to a high standard of visual appearance and resident amenity and makes a positive contribution to the preferred neighbourhood character.

Encourage innovative medium and high density housing design based on integrated, multi level and multi occupancy forms of development on consolidated lots.

The following guidance is provided for building heights by the policy:

2 to 3 storey development on lots generally greater than 1500m2.

3 to 4 storey development on lots generally greater than 2500m2.

4 storeys and higher on lots generally greater than 3000m2.

Zones

Residential 1 Zone

The Residential 1 Zone (R1Z) applies to most of the Precinct. The R1Z aims to provide for residential development at a range of densities with a variety of dwellings to meet the housing needs of all households, encourage respect for neighbourhood character and allow certain non-residential uses in appropriate locations. A permit is required to subdivide land and construct or extend a dwelling on a lot less than 300 square metres.

The schedule to the R1Z includes requirements for side and rear setbacks that state that:

side setbacks must be 1.2m plus 0.3m for every metre of height over 3.6m up to 6.9m plus 1m for every metre of height over 6.9m.

rear setbacks must be 5m plus 0.3m for every metre of height over 3.6m up to 6.9m plus 1m for every metre of height over 6.9m.

All residential development must have regard to, where relevant, clauses 54, 55 and 56 (for subdivisions).

Overlays

Schedule 4 to the Significant Landscape Overlay (SLO) Maroondah Canopy Tree Protection Area – Inside Urban Growth Boundary

The SLO seeks to conserve and enhance the character of identified significant landscapes. The SLO outlines the effect that canopy trees have on the distinct leafy character of Maroondah and aims to conserve and protect this character.

Schedule 1 to the Vegetation Protection Overlay: Sites of Biological Significance

The purposes of the Vegetation Protection Overlay (VPO) are to protect areas of significant vegetation, ensure that development minimises loss of vegetation, and encourage the regeneration of native vegetation. Schedule 1 to the VPO applies to sites of biological significance. On sites within the Precinct, remnant vegetation is of significance.


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Key Background Documents There are numerous background documents that have been of relevance to this Plan or have provided direct input to it. These include:

Maroondah 2025 Vision.

Maroondah Pedestrian Strategy, June 2007.

Maroondah Bicycle Strategy, 2004.

Maroondah Urban Design Framework, November 2006.

Maroondah Integrated Transport Strategy, 2005.

Maroondah Road Safety Strategy, 2004.

Maroondah Open Space Strategy, 2005.

Maroondah Habitat Corridors Strategy, 2004.

Maroondah Skate and BMX Plan, 2006.

Disability Policy and Action Plan, 2008-2012.

Draft Ringwood Parking Strategy, 2008.

Ringwood Transit City Urban Design Master Plan, Hansen, August 2004

Ringwood Transit City Public Domain and Landscape Guidelines, Hansen, March 2006 and Ringwood Transit City Public Domain and Landscape Guidelines, Existing Conditions Survey, Hansen, May 2005.

Ringwood Transit City Lighting Strategy, Martin Butcher Lighting Design, November 2007.

Ringwood Traffic Study – Phase 2 Andrew O’Brien & Associates, December 2004.

Ringwood – A Place for People – The Ringwood Transit City Mobility and Way-finding Signage Strategy, Kinect Australia, March 2006.

Ringwood Eastern Gateway Precinct – Precinct Plans and Design Guidelines, Roberts Day & SKM, February 2007.

Ringwood Western Gateway Urban Design Review, Hansen, September 2007.

Due to their level of relevance, three of these background documents are summarised below. The remainder are summarised in Appendix 1.

Ringwood Transit City Urban Design Master Plan, Hansen, August 2004 The Ringwood Transit City Urban Design Masterplan establishes a vision that provides Council with strategic direction and future development recommendations. The vision for the Ringwood Transit City is to establish the centre as the primary mixed use hub in Melbourne’s outer east, boasting a vibrant and contemporary hilltop Town Centre with wholly integrated and sustainable retail, commercial, employment, leisure, civic and residential activities in a natural landscape setting connected through an advanced road and rail network.

The map on the following page shows the Urban Design Framework from the Masterplan, with land uses and key features designated:

Relevant to the North West Precinct, the key principles that underpin the vision are: Defining Ringwood as the most convenient, safe, accessible place in the region by

public transport and road, equally serving pedestrians and cyclists, including the mobility impaired.

Using the natural environmental features of Ringwood (including its landscape and topography) to distinguish the Ringwood Transit City from other suburban activity centres.

Achieving an intensity of activity in Ringwood that creates the critical mass needed to support the widest possible range of higher order retail, commercial and community uses.

Establishing Ringwood as a beautiful and highly regarded Transit City, in terms of its landscape setting, built form, streets and public spaces; demonstrating leadership in sustainable development practice.

The Master Plan identifies the Precinct as a housing consolidation area to include a mix of dwelling types and sizes. The Plan specifies a height of 3-4 storeys in areas of the Precinct closer to shops, public transport and services, and a height of 2-3 storeys further away from these. Along the Creek, higher building forms between 3 and 4 storeys are specified, however the Plan indicates that buildings along the Creek should be respectful of the creek’s natural and environmental qualities.


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Integral to the Plan’s transport and movement objectives is the formation of a clear and legible hierarchy of freeways, highways, grids, streets and lanes that allow for convenient and safe vehicular, pedestrian and cycle access that is easily ‘read’; by local users and visitors. The Plan outlines locations for potential additional streets and access ways that need to be considered by the North West Precinct Plan, including east-west links west of New Street.

In terms of open space, the Master Plan identifies the Creek as the key open space within the Precinct with additional land, including some that is currently owned by VicRoads, for complementary open space along the Creek corridor. The Plan needs to consider open space alongside the Creek in greater detail.


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Amendment C58 Amendment C58 was gazetted in December 2007 and applies to the entire Ringwood Transit City study area. C58 consolidated all previous local planning policies relating to the Ringwood Activity Centre into one Ringwood Activity Centre Policy, which also reflects the objectives and policies of the Urban Design Masterplan.

Maroondah Neighbourhood Character Study, 2004 The principal objective of the Neighbourhood Character Study was to identify and evaluate the significant or dominant urban and environmental elements that contribute to Maroondah's character, and develop preferred future character for the residential areas of the City. The Study is at Clause 22.03 of the planning scheme.

The Study divides the residential area of municipality into 24 neighbourhood areas. The Ringwood North West Residential Precinct is located in Neighbourhood Area 23: Ringwood Activity Centre. Community values are centred around the topography and the presence of trees. The community aspires to encourage new unit developments that are tasteful and have regard to the preferred neighbourhood character while protecting the treed canopy of the area. The brochure envisages a substantial level of change within the area, with multi-level, multi-occupancy apartment style buildings that retain elements of the existing garden setting. It states that ‘buildings will be larger apartment style single buildings constructed on consolidated sites’. The street pattern is to be maintained and new buildings will form visual landmarks.

The brochure provides detailed guidelines in relation to the design of new development. Of particular importance is a guideline relating to building heights. The design response in order to meet the objective of “providing a mix of building forms and heights…” states that building heights should relate to the same principles as set out in Clause 22.07 of the planning scheme (outlined above).

Maroondah Residential 2 Zone Urban Design Framework and Guidelines, March 2000 The preparation of the Residential 2 Zone Urban Design Framework (R2Z UDF) followed the rezoning of parts of the Ringwood District Centre to R2Z. The use of the R2Z raised issues of overall urban form and the need for an implementation framework. It was

intended that the R2Z UDF be used to facilitate a sustainable structure for medium and high density housing in and around the Ringwood District Centre.

The R2Z UDF divided residential areas of the Ringwood District Centre up into four precincts. It provided existing features of each precinct and urban design guidelines based on a number of elements. Following the completion of the R2Z UDF, Council consequently reviewed the role of the R2Z across the municipality and taking on the findings of the study that R2Z was not considered by the development industry as a critical component in the multi dwelling development process. R2Z areas within the Ringwood District Centre were rezoned to R1Z, while maintaining the status of these areas as preferred medium/high density housing precincts under the Maroondah Municipal Housing Strategy.

Density and Consolidation

THEME 1:

Development Potential

Ringwood Transit City North West Residential Precinct Plan | Themes

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Development Potential in the Ringwood North West Precinct The Precinct was identified in the Ringwood Transit City Urban Design Masterplan as a housing consolidation area, suitable for a mix of dwelling types and sizes. The Precinct is currently dominated by single dwellings, and although there is a presence of villa units and recent infill in the form of medium density housing, single dwellings on standard suburban lots still form the predominant housing style and density.

The Precinct Plan needs to address the following issues and opportunities:

Whether or not some parts of the Precinct are more suited to higher density housing than others based on proximity to public transport, shops and services;

How to change the overall subdivision pattern to enable higher density housing on larger lot sizes;

How to encourage well-designed higher density buildings that fulfil the potential dwelling yield of lots while respecting the Precinct’s valued character.

Existing higher density housing in the Precinct


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Q: WHICH PARTS OF THE PRECINCT HAVE CONVENIENT ACCESS TO PUBLIC TRANSPORT AND COMMERCIAL AREAS? The Precinct is located in what Melbourne 2030 terms a ‘Transit City’ and is now known as a ‘Central Activities District’ (CAD) in Melbourne@ 5 Million, the update to Melbourne 2030. The Ringwood centre has been chosen as a Transit City or CAD because of its opportunities for convenient access to transport, housing, shops, services and employment.

Enabling an increased number of people access to these things relies on an increased number of dwellings within the CAD, which is why the entire Precinct has been included as a residential component of the CAD.

The map on the following page illustrates that around a third of the Precinct is within 800 metres walking distance and almost every property is within 1200 metres walking distance. The measurements on the map have been chosen on the basis that:

400 metres is on average a 5 minute walk;

800 metres is on average a 10 minute walk; and

1200 metres is on average a 15 minute walk;

The Precinct is also generally flat, which contributes to its walkability and ease of access to Public Transport.

In addition, the entire Precinct is also within less than 1200 metres walking distance of other facilities and services including Eastland Shopping Centre, Ringwood Square, commercial activity along the Maroondah Highway, Eastlink and the Mullum Mullum Creek corridor. Along with access to public transport, the Precinct is well-placed to take on increased densities based on localised access to everything the centre has to offer.

FINDING: For the purpose of planning policy, it can be assumed that the entire Precinct is within a convenient walking, cycling and driving distance to public transport, shops and services

Eastland Shopping Centre is within convenient walking distance of the Precinct and can be accessed via Ringwood Street.

Objective: Enable increased housing density and building heights in locations with convenient access to public transport and commercial areas.


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Q: WHAT IS THE EXISTING DENSITY OF DEVELOPMENT AND HOW IS THIS CHANGING? The Precinct is currently dominated by lots with an area of around 700 square metres, generally with frontage widths of around 15 metres and lot depths of around 45 metres. Many of these original lots, along with 1950s dwellings still remain, however a large proportion has also been subdivided. Since the original period of subdivision, the following waves of development have occurred in the Precinct:

1960s-70s: single dwelling infill and villa unit subdivision particularly on the western side of New Street and in the eastern half of the Precinc-t;

1980s-90s: subdivision to the rear of original dwellings and some limited townhouse development throughout;

2000s: subdivision of standard lots for townhouse development and consolidation of lots for townhouse and multi-level apartment style buildings, generally in the southern parts of the Precinct east of New Street.

The map on the page opposite shows the range of lot sizes present in the Precinct.

The map also shows locations where recent construction of multi-level apartment or medium density townhouse buildings has occurred over the last five to 10 years and also where applications have been or are awaiting approval. Construction of these building types has generally occurred on consolidated lots east of New Street and along and south of Bourke Street.

Those lots in the 500-1000 square metres category are generally around 700 square metres in size.

FINDINGS: Due to different waves of development, varied lot sizes and fragmented ownership patterns are evident across the Precinct.

Construction of multi-level apartment or medium density townhouse buildings on consolidated lots has generally occurred east of New Street and along and south of Bourke Street.

Examples of existing housing styles throughout the Precinct


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Q: SHOULD DENSITY VARY ACROSS THE PRECINCT?

Based on existing conditions within the Precinct, this Plan needs to resolve whether or not densities should be varied across the area.

The Ringwood Transit City Urban Design Masterplan (2004) specifies building heights of three to four storeys in areas of the Precinct closer to shops, public transport and services, and heights of two to three storeys further away from these. Along the Mullum Mullum Creek, higher building forms between three to four storeys are specified however the Masterplan indicates that buildings along the Creek should also be respectful of the natural and environmental qualities of the Creek. These recommendations are based on a combination of two factors including proximity to shops, transport and services, and opportunities for higher building forms abutting open space.

This Plan challenges the basis of varying densities across the Precinct for the sole purpose of building up higher densities in the locations closest to the commercial aspects of the CAD. As illustrated on the Pedestrian Shed map, the entire Precinct is within a convenient distance of shops, transport and services and it is not considered necessary to vary densities on the basis of proximity to these things.

FINDING: There is no reason to vary densities across the Precinct based on access to public transport, shops and services.

Q: WHY DO LARGER LOT SIZES NEED TO BE CREATED? Consultation with builders and developers has revealed the difficulty in achieving higher densities within the typical dimensions of lots between 700-750 square metres in size. In general, multi-level apartment style buildings require a larger amount of space.

Once ResCode standards relating to site layout, building massing and amenity impacts are taken into account, there is very little flexibility in terms of where a larger building can be positioned and how it can be designed. It is also difficult to provide a building that will respond to the needs of its occupants in terms of floor space, common areas and car parking when restricted to standard suburban lot sizes. In addition, builders and developers need to justify development based on financial return. The construction cost associated with multi-dwelling buildings above two storeys can often only be justified by the total yield of dwellings, but smaller lot sizes restrict the number of dwellings that can be achieved on a site.

Larger site sizes also provide an opportunity for more efficient layout of buildings. On smaller sites the built form is often concentrated towards the centre of the site to ensure space around the building for setbacks and garden space. On larger sites there is the option to push development to the edge of the site, maximising floor space and providing a more functional ‘courtyard’ of open space at the centre of the site while still allowing room for boundary setbacks.

To achieve a good planning outcome as well as a realistic vision that can be fulfilled by builders and developers, the consolidation of lots within the Precinct must occur.

FINDING: Larger lot sizes need to be created in order to facilitate development of multi-level apartment style buildings as outlined in the vision for the Precinct.

Q: HOW CAN SITE CONSOLIDATION BE FACILITATED AND ENCOURAGED TO ENABLE HIGHER DENSITY HOUSING ON LARGER LOTS? There are a number of different ways in which Council can encourage and enable site consolidation including intervention, provision of financial incentives, facilitation and communication. Research has been conducted to analyse how other planning authorities locally and worldwide encourage site consolidation. In summary, site consolidation can be encouraged in the following ways:

Restructuring of the entire subdivision pattern of the Precinct or the compulsory acquisition and selling off of land parcels. (This option is not recommended as it would come at a high cost to Council and result in community dissatisfaction. There is a possibility for the State Government to investigate this method further);

Provision of financial incentives through decreases or waivers of fees associated with realignment of site boundaries;

Adopting a stepped built form so that increased building heights can be allowed for in the centre of larger sites, while still maintaining low scale interfaces at the edge of the site building on existing policy;

Facilitating cooperation between landowners interested in site consolidation;

Communicating information about the proportional increases in yield that can be gained from site consolidation;

Fast-tracking approvals for applications for higher density development and offering applicants a coordinated approach with an in-house specialist team consisting of

Objective: Create larger lot sizes through the consolidation of existing smaller lots.


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officers from relevant departments and consultants where necessary, e.g. arborist, ESD consultant.

It is recommended that in this instance a package of the last four of these possible actions should be pursued by the Council.

FINDING: The options recommended above should be considered as a package of ways to encourage site consolidation in the Precinct.

Q: WHERE DO CURRENT DEVELOPMENT OPPORTUNITIES LIE?

Most of the larger lots in the Precinct have been recently developed and are unlikely to be redeveloped in the near future. The key opportunities therefore lie in the amalgamation of multiple standard sized lots. The map below shows particular locations where development opportunities currently exist for site consolidation.

These locations have been selected based on the existing condition of buildings, land ownership patterns and the location of sites near other sites that share these characteristics.

This does not assume that consolidation is not possible or likely elsewhere in the Precinct, rather the highlighted locations warrant attention by Council to facilitate consolidation in the short term.

FINDING: Council should be aware of sites that have the greatest propensity for development in the near future. These sites warrant particular attention by Council to facilitate consolidation in the short term.

Q: HOW CAN BUILDERS AND DEVELOPERS BE ENCOURAGED TO FULFIL DEVELOPMENT POTENTIAL?

One of the key issues raised during the initial stages of the preparation of this Plan was concern that developers and builders were not meeting the full development potential of lots in the context of the Precinct’s location within a CAD. The economic gain related to an increased dwelling yield is in itself a substantial incentive for builders and developers to reach an appropriate number of dwellings on a site.

In addition, Council could assist builders and developers by providing a guide as to an appropriate yield for different lot sizes. As a last resort Council could reject an application on the grounds of underdevelopment and inconsistency with this Precinct Plan and the Masterplan.

FINDINGS: Communicating the incentives of fulfilling maximum dwelling yields to builders and developers will encourage exploitation of larger lot sizes.

Implementing an appropriate approximate dwelling yield dependent on lot size will give builders and developers a guide as to an achievable number of dwellings.

Objective: Fulfil the development potential of larger sites within the Precinct while respecting the valued character of the Precinct.


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Development Potential: Strategies and Recommended Actions

Strategy # Strategy Action # Recommended Action

DP1 Communicate the benefits of site consolidation to landowners, builders, developers and real estate agents.

DP1.1

Use the North West Precinct Brochure as a tool to communicate to landowners, developers and builders.

DP2 Communicate the incentives of fulfilling maximum dwelling yields to builders and developers. DP2.1 Hold a seminar for landowners, developers and builders to explain how to achieve

site consolidation and maximum yield within the design parameters of this Plan.

DP2.2 Implement an appropriate approximate dwelling yield dependent on lot size to act as a guide for developers.

DP3 Improve Council’s existing methods of matching compatible land owners.

DP3.1 Set up a formal register of landowners in the Precinct and update it twice yearly to monitor changes in land ownership and compatible owners.

DP4 Provide builders and developers expediency during the design and application process.

DP4.1 Consider allocating an in-house specialist team to each application received consisting of officers from relevant departments and consultants where necessary.

.

Character and Built Form

THEME 2:

Character and Built Form


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Defining a new character and built form The Precinct is currently characterised by predominantly by 1950s era buildings, most of which are constructed of weatherboard or brick. There is evidence of infill from the 1960s and 70s, in the form of both groups of units on subdivided allotments and single brick dwellings. There are also a very small number of buildings which pre-date the post-war era and consist of Interwar houses constructed of weatherboard. More recent development has included apartment buildings and townhouses which generally date from the 1990s onwards. These are contemporary in appearance with varying design details. The landscape plays a key role in influencing the existing character of the Precinct. Original dwellings are generally set within gardens that contain canopy trees, lawn areas and shrubs. These are complemented by established street trees and nature strips.

Higher density development will change the character of the Precinct however new buildings can respect the existing character through landscaping, use of materials, setbacks and form.

The Precinct Plan needs to address the following issues and opportunities:

How to achieve a coherent and attractive built form outcome;

The future height of buildings across the Precinct based on physical opportunities and constraints;

How new buildings should respond to the existing and preferred future character of the Precinct;

How to encourage well-designed, innovative buildings; and

How to guide future built form along the Mullum Mullum Creek corridor.


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Q: HOW SUCCESSFUL ARE THE BUILT FORM OUTCOMES OF CURRENT CONTROLS?

The built form of the Precinct is guided predominantly through the Ringwood Activity Centre Local Planning Policy, which sets out the preferred neighbourhood character and building heights across the Precinct based on lot size. The preferred neighbourhood character is drawn from the Maroondah Neighbourhood Character Study which states that the Precinct will:

provide for multi level, apartment style residential buildings that retain elements of the existing garden setting. Buildings will be larger apartment style, single buildings constructed on consolidated sites. New development will provide for a higher intensity of site development than occurs at present. New development will recognise the existing street pattern and create buildings that form visual landmarks throughout the Precinct.

In terms of the built form, this preferred future character is to be achieved by:

constructing multi level, multi occupancy residential buildings;

providing strategic opportunities for the planting or retention of canopy trees to maintain the existing streetscape and frame larger buildings;

ensuring that the building form retains a human scale and is designed to avoid large, block like structures dominating the streetscape;

providing a mix of building forms and heights that generally accord with the Ringwood Activity Centre indicative building height map

providing the opportunity to enhance pedestrian activity and contribute the creation of a sense of place;

relating building height to lot size; and

limiting vehicle crossings to one per site and providing common access to sites.

The preferred character statement and how it will be achieved are a step towards defining an attractive future built form but more detail is required to determine how a coherent built form can be arrived at. An analysis of recent higher density developments

in the Precinct shows that there is a low level of consistency in how buildings are presented to the street.

Medium density residential development in Nelson Street

Apartment building in Churchill Street Residential development in New Street

Objective: Create a coherent and attractive built form across the Precinct.


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Recently developed higher density buildings range in height between two and four storeys, some with a height of three storeys at the street. When viewed in the existing low density context of the Precinct, these buildings appear to excessively dominate the streetscape. Furthermore, some building facades are inadequately articulated, emphasising their bulkiness and overall impact on the streetscape. Reduced street setbacks are also evident on some recently developed sites, which may be justified, but if not applied consistently could result in an incoherent built form.

FINDING: Existing controls and guidelines are resulting in buildings that visually dominate the low-density streets of the Precinct and have a low level of consistency with other recent developments.

Q: HOW CAN A COHERENT BUILT FORM THAT CONTRIBUTES TO A SENSE OF PLACE BE ACHIEVED?

A coherent built form is most effectively achieved through consistency in the envelope of the building form, the depth of setback and/or the use of materials. The traditional form of buildings across the Precinct is relatively consistent with dwellings that range between one and two storeys and conformant setback distances. As illustrated above this is changing with the presence of newer buildings that lack unity with the traditional building form and that of each other.

One of the purposes of this Plan is to set built form parameters that provide a sense of balance between older and newer building forms while still providing for an increase in height and density.

While a consistent built form is sought, it is not necessarily appropriate to apply the same built form controls to all streets in the Precinct. Varying conditions within and surrounding the Precinct have been taken into account and include:

the established nature of the Precinct;

the physical circumstances of each location or streetscape;

the built form recommendations of other plans or policies that take in locations abutting the Precinct, particularly where this Plan takes in one side of the street and another plan takes in the opposite side; and

the external built form or landscape conditions of the area, i.e. the Mullum Mullum Creek, the freeway and Eastland.

Seven built form types have been defined across the Precinct, taking into account the existing and future anticipated built form and streetscape conditions. These are shown on the map on the following page.

Residential development in Bourke Street


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Type 1: Internal residential streets

The internal residential streets of the Precinct display common characteristics including the traditional low-density format of housing with some strata title unit infill as well as some more recent higher density infill. These streets are tree-lined, have similar dimensions and comprise residential land uses on both sides.

Building Heights

The predominant building height across the Precinct at present is one storey. Most single storey dwellings have a pitched roof, giving an overall height equivalent to at least two storeys or 7-7.5 metres. A reflection of this height at the street frontage of new buildings is therefore proposed as a means of providing a transition between the building form of traditional single storey dwellings and newer multi-dwelling buildings and providing a height that appears consistent at the street frontage.

Levels above the second storey would require a setback of at least 3 metres from the building façade, with the fourth storey set back an additional 3 metres from the façade of third storey. Determining the treatment of levels beyond the fourth storey would be discretionary, with the aim of reducing the prominence of upper levels in the street without resorting to the excessive use of tiers. This could be achieved through articulation and the use of materials.

The overall maximum height of buildings would be determined by the site size, given that larger site sizes provide greater potential for upper levels to be recessed and made less prominent.

The current formula used for maximum building heights is:

2-3 storey buildings on lots greater than 1500sqm

3-4 storey buildings on lots greater than 2500sqm

4+ storey buildings on lots greater than 3000sqm

It is proposed that this continues to be applied to new buildings in the Precinct, with a maximum height limit of 5 storeys.

Setbacks

Council currently allows a reduced street setback than that required by ResCode Where the subject site is not on a corner and has existing buildings on either side, ResCode requires the street setback to be the average distance of that of existing buildings on the abutting allotments or 9 metres, whichever is the lesser.

Given the change envisaged in the Precinct, there is little merit in requiring buildings to respond to existing street setbacks to this level. A new street setback must be defined and consistently applied in order to achieve a coherent built form appearance.

A non-negotiable street setback of 3 metres would provide greater flexibility for building designs but would continue to allow space in front of buildings to accommodate landscaping.

Side and rear setbacks are currently dealt with in the context of amenity and are required to adhere to the standards set out in ResCode. Council should continue to apply these standards given that their purpose is to limit the impact on the amenity of existing dwellings.

Type 2: New Street

New Street is dominated on the western side by strata title unit developments from the 1960s-70s, and by traditional low density housing on the eastern side, with limited infill. New Street has been identified as a separate streetscape type due to the slightly wider dimensions of the roadway and its function as a continuous link between the Mullum Mullum Creek and the Maroondah Highway.

The building height and setback recommendations for New Street are the same as those proposed for Type 1.

Type 3: Bond Street opposite Light Industry / Manufacturing / Service Retail

This section of the northern side of Bond Street comprises traditional dwellings, as


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well as some recent infill. It also provides for limited non-residential uses including medical practitioners. The southern side of Bond Street in this section is zoned B3Z and is currently dominated by light industry, manufacturing and service retail warehouse buildings approximately 5-7 metres in height. The Design and Development Overlay (DDO3) currently applying to this location sets a minimum building height of 7.5 metres and a maximum building height of 14.5 metres. Bond Street is a collector road and has slightly wider dimensions than internal residential streets.

Building Heights

It is proposed that building height controls along this stretch of Bond Street match those that currently apply to the opposite side of the street. DDO3 allows a maximum height of 14.5 metres, which translates to 4 storeys. Given that Bond Street is wider than other streets and is located on the boundary opposite a commercial area, no upper level setbacks are proposed.

Setbacks

A non-negotiable street setback of 3 metres should also apply to this stretch of Bond Street for reasons outlined above. ResCode standards should continue to be applied to side and rear setbacks for amenity purposes.

Type 4: Bond Street opposite the former Ringwood Market

This section of the northern side of Bond Street also comprises some traditional dwellings but has experienced more recent infill that the area west of Churchill Street. This part of Bond Street also provides for more non-residential uses including medical practitioners and offices. The former Ringwood Market is located on the southern side of the street and the current built form is dominated by the former market building approximately 4-5 metres in height. DDO3 sets a minimum height of 7.5 metres and a maximum height of 21.5 metres.

Building Heights

It is proposed that building height controls along this stretch of Bond Street also match those that currently apply to the opposite side of the street. DDO3 allows a maximum height of 21.5 metres, which translates to 6 storeys. It is proposed that the fifth and sixth storeys be set back from the front façade of the building to provide a greater level of

consistency with the western half of Bond Street and to reduce the prominence of upper levels in the street.

Setbacks

A non-negotiable street setback of 3 metres should also apply to this stretch of Bond Street for reasons outlined above. ResCode standards should continue to be applied to side and rear setbacks for amenity purposes.

Type 5: Ringwood Street opposite Eastland

The western side of Ringwood Street is zoned B2Z and comprises office buildings, as well as a major police station and café. It is expected that the existing land uses along this side of the road will continue. Most of the buildings along Ringwood Street are around 7-8 metres in height, with varying small setbacks. DDO3 sets a minimum height of 7.5 metres and a maximum height of 21.5 metres for new buildings. On the opposite side of the street closer to the Maroondah Highway, the DDO also allows ‘feature buildings’ that reach

a minimum height of 28.5 metres and have no maximum height limit.

Building Heights

It is proposed that the current controls that apply to Ringwood Street be maintained, with a maximum height of 6 storeys.

Setbacks

The commercial land use, street width and existing street setbacks justifies a street setback no greater than 2 metres.

Type 6: Residential land abutting the Mullum Mullum Creek corridor

The residential land abutting the creek corridor overlooks the treed landscape associated with the creek. The landscape of the corridor varies along the distance of the Precinct boundary, with large treed spaces at some locations and narrower sections at others, with the creek bank abutting the rear boundary of some residential sites. The topography


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of the landscape is influenced by sound walls along the Ringwood Bypass and the retaining walls leading up to Loughnan’s Hill. The shared path adjoins the southern side of the creek bank between Burwood Avenue and New Street, the northern side between New Street and Acacia Court and the southern side between Acacia Court and

Ringwood Street.

Building Heights

One possible policy response would be to allow for higher buildings along the creek edge to provide the maximum opportunity to exploit this outlook. However, balanced against this is the fact that the both the creek and its landscape corridor are relatively narrow, and the sound walls built alongside Eastlink are large in scale.

Therefore the position and height of new development needs to be determined so that the ‘natural’ features of the creek continue to dominate the landscape. Those features are:

The watercourse itself, which averages around 3 metres across

The banks of the creek, which are a similar dimension from edge of water to crest

The remainder of the creek corridor, which varies greatly in width

The trees within the corridor, the more mature of which range in height from about 3 to 6 metres.

Requiring development to be no more than 2 storeys at the creek frontage, with upper levels above 2 storeys set back a distance of 3 metres would allow the creek corridor and its vegetation to maintain its landscape character without being overwhelmed.

It is proposed that the same height controls applying to Internal Residential Streets be applied to the street frontage of new development.

Setbacks

Requiring development to set back 3 metres from the property boundary fronting the creek will also allow the creek corridor and its vegetation to maintain its landscape character without being overwhelmed. ResCode standards should continue to be applied to side and rear setbacks for amenity purposes. It is proposed that the same setback

controls applying to Internal Residential Streets be applied to the street frontage of new development.

Type 7: Burwood Avenue opposite Eastlink Freeway

The eastern side of Burwood Avenue predominantly comprises traditional single dwellings and is located opposite the sound wall of the Eastlink Freeway which ranges in height up to approximately 6 metres. The shared path leading to the Mullum Mullum Creek is located on the western side of the street, which abuts a vacant tract of land that is sloped and varied in width and is bounded by the sound wall.

The building height and setback recommendations for Burwood Avenue are the same as those proposed for Type 1.

Transition to Lower Building Heights

In some cases, particularly where higher buildings are allowed, such as along Bond and Ringwood Streets, it may be necessary for a transition to be provided between higher buildings and lower adjacent buildings. It is proposed that ResCode standards are applied to rear setbacks throughout the Precinct, including in non-residential zoned areas, to ensure that new development is suited to the context.

Balconies

It is important for functional balconies to be provided in all residential buildings to enhance amenity and provide for outdoor living spaces. The dimensions of a functional balcony that provides for outdoor living should measure no less than 2 metres in depth. Where balconies are proposed at the street frontage, it is important that they do not protrude into the street setback. Balconies at upper levels with a required setback may protrude into this setback, provided barriers and awnings are designed to appear light in structure and avoid the appearance of upper levels being built flush to the front façade.


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Corner Elements

The Height and Built Form Map earlier in this chapter identifies prominent and standard corners. New development in these locations should emphasise street corners through the integration of feature elements. A increased height, of no more than one storey, may be considered appropriate for prominent corners, provided all other siting and design objectives are met.

Materials

In an area undergoing change, colour and finishes can be used in new developments to link with the existing neighbourhood character. However, in this Precinct, there is not a strong consistency of colour and finishes. Therefore the recommended approach is to use frontage height as the main vehicle for ensuring an appropriate transition from existing to future character, and uniform frontage setback as the yardstick for coherence and consistency into the future. The use of materials should vary across the building façade to provide interest in the streetscape.

Summary of proposed built form controls

Type Maximum Building Height

Upper Level Setback from Front Facade

Street Setback

Side and Rear Setbacks

Types 1, 2 and 7

Lot Size above 1500sqm: 3 storeys

3rd storey: 3m 3m

ResCode*

Lot size above 2500sqm: 4 storeys

3rd storey: 3m 4th storey: 6m


3rd storey: 3m 4th storey: 6m 5th storey: Discretionary

Type 3 4 storeys No upper level setback 3m ResCode* Type 4 6 storeys 5th storey: 3m

6th storey: 3m 3m ResCode*

Type 5 6 storeys No upper level setback 1-3m Side Setbacks: 0m Rear setback: Rescode*

Type 6 Lot Size above 1500sqm: 3 storeys

3rd storey: 3m 3m Side Setbacks: Rescode* Rear setback: 3m


3rd storey: 3m 4th storey: 6m

3m


3rd storey: 3m 4th storey: 6m 5th storey: Discretionary

3m

*It is recommended that ResCode standards be applied to side and rear setbacks, however reduced setbacks may be allowed provided all other requirements are met. Balconies should provide functional outdoor living spaces and materials should vary

across the building facade.


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FINDINGS: Consistency of front setbacks and building heights at street level will help to establish a coherent built form. In most cases, a front setback of three metres will allow space for landscaping.

Larger sites should be allowed to be developed with a higher built form as they can accommodate additional recessed levels without impacting on the pedestrian scale of streetscapes. The existing principles that relate building heights to lot sizes sets an appropriate standard.

Given that side and rear setbacks are important for amenity reasons, they should continue to adhere to the requirements of ResCode which takes into account amenity issues.

Building materials should be varied across a building’s façade and should complement natural landscape features where appropriate.

Q: HOW CAN WELL-DESIGNED, INNOVATIVE BUILDINGS BE ACHIEVED?

The concepts of innovation and design quality are considered throughout various parts of this Plan. The physical appearance of the built form and the level of interest it provides within the streetscape is just one factor in the success of a well-designed building.

Façade articulation can help to achieve a well-designed exterior through the successful composition of various elements of a building’s elevation including roof form, materials, fenestration, balconies, verandahs, and other design features including variations in facade alignment, posts and pillars, and external cornices. Good articulation reduces the apparent bulk of a building and provides visual interest in streetscapes.

There are numerous ways to achieve affordable articulation. These include, but are not limited to:

Properly proportioned doors and windows;

Use of a combination of materials and colours on external walls that complement each other and the character of the Precinct;

Provision of functional balconies, verandahs and weather protection;

Visible roofs that are integrated into the overall form of the building and provide interest, for example through the use of skillion forms, eaves and parapets.

The Guidelines for Higher Density Development, prepared by the Department of Sustainability and Environment in 2004, provide detailed suggestions to achieve good design, including through building articulation.

The Built Form Design Guidelines prepared as part of this Plan are included in the Implementation Manual and will also aid discussions with builders and developers and provide clear expectations.

In addition to these measures, good design must be recognised within the Precinct. This could be easily achieved by acknowledging good designs through an awards process.

FINDINGS: Articulation of building facades is one of the key factors of a well-designed exterior. Articulation can be achieved through properly proportioned doors and windows, use of a combination of materials and colours, provision of functional balconies and visible roof forms.

Consider establishing an awards program for new developments that display a high quality of design and innovation.

Objective: Ensure buildings are well articulated and innovatively designed.


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Q: DO THE CURRENT BUILT FORM CONTROLS PROVIDE CERTAINTY AND CLARITY FOR DEVELOPERS AND RESIDENTS?

Discussion with the development community has indicated that existing controls lack clarity in terms of Council’s expectations related to building form. Existing controls specify broad objectives, but there is limited guidance for builders and developers as to how to respond to the overall vision for the Precinct.

There is also uncertainty among existing residents about the future built form of the Precinct. Many residents are aware of the vision for the Precinct, but are not comfortable with buildings that have been developed within the parameters of existing controls.

Providing clearer parameters for heights and setbacks as well as more detailed guidelines for building design will assist the development community in responding to Council’s expectations and will provide certainty for existing residents about how the Precinct is going to change in the future.

Q: HOW CAN FURTHER CERTAINTY AND CLARITY ABOUT THE FUTURE BUILT FORM OF THE PRECINCT BE PROVIDED FOR DEVELOPERS AND RESIDENTS?

Clear guidelines and parameters will illustrate acceptable design outcomes for existing residents and the development community. Where possible, the guidelines and specifications in this Plan may provide a basis for expanding and refining the existing Design and Development Overlay (DDO) and the local planning policy at Clause 22.07 that apply to the CAD. This will ensure that controls are applied consistently to all new development. In all cases, Council should facilitate, support and guide change on the basis of the recommendations of this Plan.

FINDINGS: Current built form controls are too broad and open to interpretation resulting in a lack of certainty for existing residents and the development community.

Inclusion of the guidelines and specifications resulting from this Plan should be implemented through the planning scheme. The guidelines should be used by Council to facilitate, support and guide change.

Objective: Provide certainty and clarity for developers and residents in terms of built form guidance and controls.


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Character and Built Form: Strategies and Actions Strategy # Strategy Action # Recommended Action CB1 Create coherent streetscapes by setting a maximum building

height of two storeys at street level and a street setback of three metres in all locations except along Bond and Ringwood Streets.

CB1.1

Apply height and built form requirements outlined in this chapter to all new development and include the requirements in the existing DDO, expanded to cover the Precinct.

CB2 Allow higher buildings on larger sites by relating building heights to lot sizes.

CB2.1 Continue to apply the principles that relate building heights to lot sizes as set out in Clause 22.07 of the planning scheme to all areas except Bond and Ringwood Streets, up to a maximum height of 5 storeys.

CB3 Ensure buildings respond to the existing valued characteristics of the Precinct through the use of complementary materials and colours, and by complementing natural landscape features where appropriate.

CB3.1 Apply the Design Guidelines contained in the Implementation Manual and include relevant sections in the planning scheme.

CB4 Provide landowners, builders and developers with certainty and clarity in terms of the future built form of the Precinct.

CB4.1 Apply the Design Guidelines contained in the Implementation Manual and make these available to all landowners and developers.

CB5 Provide builders and developers with practical design responses and evidence of feasibility.

CB5.1 Use the North West Precinct Brochure as a tool to shows photos and sketches of practical and feasible designs that respond to the requirements of this Plan.

Landscape and Public

Realm

THEME 3:

Landscape and Public Realm


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Maintaining an attractive landscape and public realm in the Precinct The landscape is one of the key valued characteristics of the Precinct and a factor that will continue to attract people to the area. Despite vegetation removal associated with more recent development and the construction of Eastlink and the Ringwood Bypass, clusters of canopy trees can still be viewed from all parts of the Precinct. Glimpses to Loughnan’s Hill and other ridgelines provide an additional vegetated backdrop, but it is the canopy trees within the Precinct that are the most important.

This Plan needs to consider the following issues and opportunities:

The protection of canopy trees, which needs to be balanced with the objective of achieving higher density development.

The environmental and visual sensitivities of the Mullum Mullum Creek and the need to protect the Creek corridor while allowing new development alongside it.

The contribution of private gardens to the landscape character of the area.

General improvement of the public realm to ensure its visual qualities are retained in accommodating increased levels of all modes of traffic.

Montgomery Street: A typical leafy Ringwood streetscape.


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.

Q: WHAT ARE THE VALUED LANDSCAPE CHARACTERISTICS OF THE PRECINCT?

One of the greatest assets of the wider Ringwood area is the level of vegetation cover and the presence of clusters of canopy trees. The construction of Eastlink and the upgrading of the Ringwood Bypass have detracted from the vegetated feel of parts of the Precinct, but the many canopy trees are still a dominant feature of its landscape character. In particular, street trees are a dominant feature of the Precinct.

The existing Significant Landscape Overlay (SLO4) that applies to the Precinct requires a permit to remove, destroy or lop vegetation with some exclusions in order to achieve the preservation of the existing pattern of vegetation and landscape quality.

There are opportunities to maintain canopy trees and encourage the regeneration of vegetation however the desire to retain trees on private property is generally seen in conflict with an increase in higher density development.

FINDING: The clusters of canopy trees are a dominant feature of the Precinct’s landscape character. The existing SLO protects existing trees but this is often seen in conflict with the vision to increase housing densities.

Q: HOW CAN A BALANCE BETWEEN RETAINING TREES AND INCREASING DENSITY BE ACHIEVED?

In new development, the retention of existing canopy trees and vegetation requires an innovative design response that considers the location of existing vegetation. There are a number of identified canopy trees within the Precinct that contribute to its landscape character, many of which are located within clusters. The Landscape and Public Realm Map shows where these exist. The only way to maintain the prominence of existing clusters of canopy trees is to ensure that individual trees are retained or replaced with a similar species when they are dead.

The Open Space Requirements for Provision and Retention of Canopy Trees in Maroondah (2002) includes information and guidance for the retention of canopy trees. The report states that any changes in the root zone of an existing tree will have an impact on the tree’s vitality – protecting such a tree cannot be accomplished through the minimum requirements provided by the report for newly planted trees that are expected to contribute to the overall tree canopy. The report recommends that protecting existing trees requires the services of a consulting arborist.

FINDINGS: Maintenance of the valued landscape character is dependent on the retention of existing trees that contribute to the overall canopy.

Providing adequate space for the root zone of trees in new development should be done in accordance with the advice of a consulting arborist.

The treed landscape along the Mullum Mullum Creek.

Objective: Provide certainty and clarity for developers and residents in terms of built form guidance and controls.


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Q: HOW CAN THE LANDSCAPE CHARACTER OF THE MULLUM MULLUM CREEK CORRIDOR BE PROTECTED?

The height and built form controls recommended for buildings abutting the Mullum Mullum Creek corridor are set out in the previous chapter.

The design of buildings and landscaping along the Creek should also be carefully considered in the following ways:

Fences should be visually permeable, allowing views to gardens and buildings and enhancing passive surveillance. Where additional privacy is required, this should be provided through vegetation.

Gardens should incorporate native planting including canopy trees and shrubs.

Buildings should demonstrate a high standard of contemporary design and consider using a combination of external materials and colours that complement those occurring naturally in the local area.

This Plan provides guidance for buildings along the Creek in Chapter 10, which address siting, materials and design detail and landscaping. These should be applied to all new developments along the Creek.

FINDING: Development along the Mullum Mullum Creek corridor should be carefully designed to ensure that it does not dominate the open space.

Q: CAN NEW DEVELOPMENT ENHANCE THE LANDSCAPE CHARACTER OF THE PRECINCT?

Private landscaping makes an important contribution to the landscape character of the Precinct. Along with the retention of trees that contribute to the overall canopy, new development can provide for additional vegetation within front setbacks and within other private open space areas. Innovative landscaping in the form of wall creepers, planter boxes and rooftop gardens are all worth considering in providing for new vegetation.

FINDING: The landscape character of the Precinct can be enhanced by requiring adequate vegetation in new development

Q: HOW DO STREETSCAPES CURRENTLY CONTRIBUTE TO VISUAL AND PHYSICAL AMENITY AND HOW WILL THEY COPE WITH AN INCREASE IN DENSITY? Streetscapes in the Precinct are characterised by standard width roadways, nature strips, and in most cases, highly valued street trees. Over recent months, Council works have been undertaken to provide footpaths on both sides of most streets, and once complete, will substantially improve the pedestrian network. Visually, the streetscapes of the Precinct are pleasant spaces to be in – they offer views to private gardens and the overall tree canopy and occasionally the landscapes that surround the Precinct.

Higher density development will place greater pressure on the public realm to provide an aesthetic setting as well as a place for interaction. It will also increase the need for better amenity in streetscapes due to higher levels of pedestrian, cyclist and vehicle traffic, and the need for solutions to the use of the public realm for car parking and waste removal.

FINDING: Streets are currently pleasant spaces but upgrades to streets should continue, as redevelopment of the Precinct proceeds, to improve the streets both as functional walking environments and as attractive, ‘green’ public spaces.

Q: HOW CAN STREETSCAPES BE IMPROVED TO RESPOND TO THE TRANSITION TO HIGHER DENSITY DEVELOPMENT?

Footpaths

Footpaths should be consistently widened to 1.5 metres and provided on both sides of all roads, in accordance with the in accordance with the standards of the Disability Discrimination Act (DDA) and Council’s Primary Pedestrian Network Strategy.

Nature Strips and Rain Gardens

It is proposed that nature strips with intermediate rain gardens be provided on most streets. Rain gardens are becoming more commonly used in Melbourne’s suburbs as alternatives to nature strips. They allow rainwater and runoff to be absorbed into a small

Objective: Create pleasant streetscapes with a high level of amenity.


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area planted with preferably native vegetation. Additional detail is provided in Chapter 7: Ecologically Sustainable Development.

Street Trees

The Ringwood Transit City Public Domain and Landscape Guidelines (2006) set out street tree planting for the Precinct with the following specifications for tree species: Eucalyptus cephalocarpa (Silver Stringybark): mature size = 5-8 metres. Lophostemon confertus (Queensland Brush Box): mature size = 10-30 metres x 6-20

metres. Eucalyptus Radiata (Narrow Leafed Peppermint): mature size = 10-15 metres. Angophora costata (Smooth-barked Apple Myrtle): mature size = 20 metres. Acacia implexa (Hickory Wattle / Lightwood): mature size = 10x5 metres.

Many of these tree species are present in the Precinct already. Where trees are absent, infill trees that are consistent with the existing species in the street would enhance its visual appearance. The Landscape and Public Realm Map indicates where there are existing street trees and reveals locations where there are gaps in street tree planting.

Private landscaping and front boundary treatment

Higher density development will increase the impact of the built form on each streetscape’s character however high quality landscaping will help to soften the impact of new development on streets.

Fences also play a role at the interface of public and private spaces and have an impact on a streetscape’s character. Fences become increasingly important where higher density development is present – high solid fences add to the appearance of bulk and mass from the street, whereas permeable, low fences, or open frontages, allow views through and over the front boundary to the building and landscaping. Front fencing is addressed through the Design Guidelines.

Powerlines

Powerlines detract from the visual quality of the public realm, disrupting views and taking up space. There is an existing commitment in the MSS that requires the undergrounding of utility services in the Precinct.

The progressive undergrounding of powerlines in the Precinct would vastly improve streetscapes and would have enormous aesthetic benefits. Underground powerlines are

being favoured in many new areas not only for aesthetic reasons but also because they reduce interference with street trees and can reduce maintenance and tree pruning costs.

Undergrounding of powerlines may be a costly exercise, however Council could apply for state government grants to do so through the Powerline Relocation Committee which funds up to 50 per cent of the cost of placing powerlines underground.

Lighting

The Public Domain and Landscape Guidelines and the Lighting Strategy include recommendations for lighting in streets which should be implemented throughout the Precinct.

This Plan has identified seven streetscape types which are described in detail under the Character and Built Form chapter. Recommendations for improving these streetscapes to enable them to respond to higher density development are provided below.

Summary of Specific Streetscape Upgrade Recommendations

This Plan has identified seven streetscape types which are described in detail in Chapter 3. These are shown on the Landscape and Public Realm Map on page 28 and include:

Type 1: Internal residential streets

Type 2: New Street

Type 3: Bond Street opposite Light Industry / Manufacturing / Service Retail

Type 4: Bond Street opposite the former Ringwood Market

Type 5: Ringwood Street opposite Eastland

Type 6: Residential land abutting the Mullum Mullum Creek corridor

Type 7: Burwood Avenue opposite the Eastlink Freeway

A summary of the recommendations for improving these streetscapes to enable them to respond to higher density development are provided below. It is recommended that all streets are upgraded with underground powerlines, improved lighting and continuous street trees. Cross sections and specifications are provided in the Implementation Manual.


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Type Footpaths Landscaping Type 1 1.5m wide on both sides. Nature strip on one side.

Up to 2.5m wide rain garden and garden beds on opposite side.

Type 2 1.5m wide on both sides. Nature strip on one side. Up to 5m wide rain garden and

garden beds on opposite side. Type 3 1.5m wide on both sides. Formalised car parking with

intermediate garden beds and rain gardens on both sides.

1-1.5m wide nature strip on both sides.

Type 4 1.5m wide on both sides. Formalised car parking with intermediate garden beds and rain gardens on both sides.

1-1.5m wide nature strip on both sides.

Type 5 Existing footpath on one side.

Shared path on opposite side.

Existing landscaping on both sides.

Type 6 Existing shared path. Existing landscaping. Type 7 Existing shared path on

western side. 1.5m wide footpath on

eastern side.

2.5m wide nature strip on both sides. Park landscape on western side incorporating rain gardens and other WSUD measures.

FINDINGS: Continuous street tree planting in line with the specifications of the existing Public Domain and Landscape Guidelines will improve the quality of streetscapes.

Private landscaping will help to soften the impact of the built form on streetscape.

Open frontages or low, permeable front fences will ensure that the openness of streetscapes is retained.

Progressive undergrounding of powerlines will have enhance the aesthetic appearance of the streetscape and reduce interruption to street trees.

Replacement of existing lighting with new hardware as specified in the Public Domain and Landscaping Guidelines will improve the visual appearance and consistency of lighting infrastructure and improve pedestrian amenity.

Q: DOES THE PRECINCT HAVE ADEQUATE ACCESS TO OPEN SPACE AND RECREATIONAL FACILITIES?

The Mullum Mullum Creek corridor is the key open space in the Precinct. The Masterplan indicates that the corridor is an important landscape and environmental feature of the CAD that should be supplemented by a landscaped setting within the Precinct.

Aside from the Creek corridor, there are no other open spaces within the Precinct, but given that the creek is easily accessible from the entire Precinct, the supply and quality of open space is considered to be more than adequate for the existing population.

With an expected increase in population in the Precinct, however, demand for open space and recreational facilities will increase, particularly with the lower quantities of private open space associated with higher density living.

Objective: Investigate the need for new open spaces and ways to enhance the existing open space associated with the Mullum Mullum Creek.


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The Creek corridor and the recently constructed shared path provide an informal recreational resource for the Precinct, but there is a distinct lack of other facilities and amenities such as playgrounds, public toilets and gathering/resting areas with outdoor furniture.

FINDING: While there is an adequate supply of quality open space along the creek corridor, as the population grows and higher density housing becomes more common, there will be an increased demand for higher quality open spaces with recreational facilities.

Q: WHAT ARE THE OPPORTUNITIES FOR NEW AND ENHANCED OPEN SPACES?

One of the objectives of the Masterplan is to reinstate the Creek as a natural corridor and an open space spine. The Creek corridor is narrow in some parts, but the recently constructed shared path provides the beginnings of an east-west spine, around which open space should be maintained and enhanced with high quality landscaping. Another relevant objective of the Plan is to identify focused play and recreation spaces to the periphery of the CAD.

There is one parcel of land at the northern end of New Street that is currently zoned Public Parks and Recreation (PPRZ). This site is Crown land currently managed by the Southern and Eastern Integrated Transport Authority (SEITA). The space lends itself as an ideal location for a break in the linear pattern of the creek corridor and is conveniently located with already established trees. A play area and barbeque facilities would be well-suited to this area. The triangle site at the northern end of Sherbrook Avenue and the western side of Burwood Avenue also provide opportunities for planned open spaces. The triangle site is Council owned, while the western side of Burwood Avenue is owned by VicRoads and managed by SEITA. In the short-term these spaces could be improved with landscaping, and future facilities, such as those providing active recreational opportunities could be investigated once the needs of the local population have been identified.

In addition to formal open spaces, incidental spaces are an important feature, particularly in higher density areas. Where space is limited, there is an opportunity to provide ‘pocket parks’ where people can gather, sit and relax. Corner sites are a good location for such features and could be acquired through negotiation with landowners and developers in appropriate locations.

FINDING: The triangle site at the northern end of New Street would be an ideal location for an improved open space with improved landscaping, a playground and potentially barbeque facilities.

The Precinct has good access to the passive recreational resources of the Mullum Mullum Creek landscape but may be lacking in formal recreational facilities.


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Q: HOW CAN THE SENSE OF PLACE IN THE PRECINCT BE ENHANCED THROUGH PUBLIC REALM WORKS?

Public art not only provides visual interest, but can enhance an area’s sense of place by providing landmarks and art that reflects the location. There are many options for Council to consider in introducing a public art theme.

One possibility is for public art in the Precinct to act as a practical guide for residents and visitors, indicating the distance between any given location and landmarks in the CAD such as the Railway Station, the Town Centre, the Creek, etc. The physical artworks could provide a creative interpretation of this theme and avoid a standard signage appearance.

A public art theme could be developed in consultation with the community, which is discussed further in Chapter 9, Community Development.

FINDING: A public art theme can provide an enhanced sense of place by reflecting its locality.

Objective: Enhance the sense of place in the Precinct through public realm works.


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Landscape and Public Realm Map


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Landscape and Public Realm: Strategies and Actions Strategy # Strategy Action # Recommended Action LP1 Where possible, retain existing trees that contribute to the overall

canopy of the area. LP1.1 Continue to apply the SLO.

LP1.2 Through the SLO, require the retention of all trees that contribute to the overall canopy and ensure that new development avoids the critical root zone of canopy trees in consultation with an arborist.

LP1.3 Where removal of a contributory tree cannot be avoided or where a contributory tree is in poor health, require that they be replaced by a similar species that will grow to the same size.

LP2 Ensure the built form abutting the Mullum Mullum Creek takes advantage of creek views and provides passive surveillance without dominating the corridor.

LP2.1 Implement the same built form guidelines to the creek frontage as those applying to street frontages in the area.

LP2.2 Apply the Design Guidelines for buildings along the Mullum Mullum Creek, included in the Implementation Manual.

LP3 Ensure development provides an adequate amount of landscaping.

LP3.1 Require a landscaping plan to be submitted with all new development, detailing how new landscaping will contribute to the character of the Precinct.

LP4 With consideration to traffic and pedestrian safety and relevant plans and strategies, upgrade streetscapes to ensure that that street spaces remain pleasant but are able to accommodate an increased amount of all modes of transport.

LP4.1 Progressively undertake Council works to improve the visual quality and amenity of streets.

LP5 Enhance open spaces along the Mullum Mullum Creek corridor and throughout the Precinct.

LP5.1 Request to SEITA that Council becomes the land manager of the triangle site at the northern end of New Street and the land on the western side of Burwood Avenue.

LP5.2 Develop a new open space on the triangle site at the northern end of New Street and provide improved landscaping, a play area and, potentially, barbeque facilities.

LP5.3 Provide landscaping on the triangle site at the northern end of New Street and on the western side of Burwood Avenue, and in the medium to long-term, investigate opportunities on these sites for active recreational facilities.

LP5.4 Rezone the triangle site at the northern end of Sherbrook Avenue and the western side of Burwood Avenue to the Public Park and Recreation Zone (PPRZ).

LP6 Ensure that the ongoing recreational needs of the Precinct’s population are provided for.

LP6.1 Continue to monitor the needs of the changing community in terms of formal and informal recreational resources.

LP7 Enhance the Precinct’s sense of place through public realm works such as public art.

LP7.1 In consultation with the community, develop, implement and commission a public art program for the Precinct.

THEME 4:

Access and Car Parking


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Providing convenient pedestrian, cyclist and vehicular access to the Precinct There are three components of the Access theme, including pedestrian, cyclist and vehicular access. With an increase in population in the Precinct, planning for access is imperative. Higher density development is likely to result in higher levels of all modes of travel. This section draws directly from and is supplemented by material prepared by O’Brien Traffic. There are several issues and opportunities that need to be addressed by the Plan, including:

How to achieve a better modal split, particularly given the expected increase in all levels of traffic in the Precinct;

Whether or not new road links will be needed to accommodate the expected increase in traffic levels;

How to improve the road network for all road users;

How to improve pedestrian and cyclist movement;

How to rationalise and provide appropriate levels of car parking; and

How to provide information to the community on the safest / most efficient / most scenic routes for various modes of transport within and around the Precinct.


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Q: IS THE EXISTING MODAL SPLIT BALANCED?

The Precinct has good access to public transport through Ringwood and Heatherdale Railway Stations and the Ringwood bus interchange. Walkability is excellent in terms of topography but the Precinct is lacking in footpath infrastructure, an issue that has been raised in previous work. Cycle lanes are not provided on local streets, but the shared path constructed along the Creek Corridor and along Eastlink is a good recreational resource that also improves connectivity to and from the Precinct.

There is scope to encourage local residents to walk or cycle to access public transport and services, through the upgrade of walking and cycling routes. Over recent months, Council has undertaken footpath works to improve the pedestrian network, substantially enhancing pedestrian access within the Precinct.

Prioritising walking and cycling as sustainable modes of transport will be important as the population of the Precinct grows to ensure that car use is not the dominant mode of transport. The following guidelines should be applied to all new development:

Minimise the area occupied by driveways and crossovers.

Provide clear access points and pedestrian pathways to buildings.

Ensure that new development provides access for all through DDA-compliance.

Encourage new developments to provide adequate bicycle storage.

FINDINGS: Vehicles take priority on most streets, which is particularly an issue where footpaths are absent

Improved pedestrian and bicycle infrastructure will encourage a greater proportion of trips to be made by these modes.

Prioritising walking and cycling will reduce the dominance of the car as the dominant mode of transport.

Q: IS THE EXISTING NETWORK SUFFICIENT?

Connectivity

The existing road network functions in two separate parts – east of New Street and west of New Street, which are linked together by Madden Street. The primary north-south external traffic route is Ringwood Street and the primary east-west travel route is Maroondah Highway.

Access to the western part of the Precinct is generally quite difficult, while the eastern part of the Precinct has better access, but is limited by vehicular access to and from Ringwood Street. The only full access intersections along the southern boundary of the Precinct occur at the Bond/New Street and at Bond/Churchill Street intersections. Bond Street connects to Ringwood Street at a signalised full access intersection while New Street similarly provides access to Maroondah Highway.

Access from EastLink to the Precinct is generally good with traffic from the east and west having the option of reaching the Precinct via either Maroondah Highway or Ringwood Street.

The configuration of intersections within the Precinct is considered to be adequate, with most configured as 3-leg T-intersections or 4-leg roundabouts, which typically have sound safety and operational characteristics.

Cycling and walking should be prioritised in the Precinct to encourage sustainable modes of transport.

Objective: Improve pedestrian, cyclist and vehicular access to and within the Precinct.


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Vehicular Traffic

While the Precinct currently experiences only few issues related to vehicular traffic, additional development could potentially increase the pressure on the existing network.

Based on the siting and built form controls proposed by the plan, housing capacity estimates have been prepared for the Precinct, providing an idea of how many dwellings could be constructed in the Precinct under a maximum build-out scenario.

O’Brien Traffic has indicated that under this scenario, with additional development in other locations throughout the CAD, there may be constraints on the network during the afternoon peak. Anticipated capacity constraints include some right turns out of the Precinct, as well as intersections at three other locations outside the Precinct. These are, however, predominantly caused by the growth of traffic across the CAD and the intensification of the Precinct is subsidiary to this anticipated situation. CAD-wide improvements to the network should address these issues as they relate to access to and from the Precinct.

O’Brien Traffic’s analysis of the capacity constraints of the network is detailed in full in Appendix 4.

Walking

Walkability throughout the Precinct is very good, with works soon to be completed to provide footpaths on both sides of all roads, substantially improving pedestrian access. In addition to the construction of footpath links in the pedestrian network, suitable crossings to connect them together across roadways are needed, particularly around the periphery of the Precinct where the quieter residential streets within the Precinct meet the busier traffic roadways surrounding it.

Cycling

Despite an absence of a formal bicycle network, the local streets within the Precinct provide good cyclist access, which could be further enhanced through formal links to cycle lanes outside the Precinct. The Ringwood Transit City Bicycle Plan (O’Brien Traffic, 2008) discusses issues related to cycling in detail. Cyclist access could be enhanced through the measures outlined in the Bicycle Plan, as well as other general safety and amenity improvements.

FINDINGS: The capacity of the road network is likely to experience some constraints in the afternoon peak, however these will be due to development across the CAD and should be resolved in CAD-wide improvements to the network.

Access to the western part of the Precinct is generally quite difficult.

The eastern part of the Precinct has better access, but is limited by vehicular access to and from Ringwood Street.

Improvements to the key entry and exit points of the Precinct will help the Precinct cope with an increased level of traffic.

Higher density development will place a greater demand on the need for pedestrian and cyclist infrastructure.

There are significant gaps in the pedestrian network and given the intensification of land-use proposed there is a reasonable justification for the provision of continuous footpaths on both sides of all streets in the Precinct.

Despite an absence of a formal bicycle network, the local streets within the Precinct provide good cyclist access, which could be further enhanced through formal links to cycle lanes outside the Precinct.

Q: HOW CAN THE EXISTING NETWORK BE IMPROVED?

A ‘readable’ grid network

One of the key transport and movement objectives of the Masterplan is the formation of a clear and legible hierarchy of freeways, highways, grids, streets and lanes that allow for convenient and safe vehicular, pedestrian and cycle access that is easily ‘read’; by local users and visitors. The Masterplan outlines locations for potential additional streets and access ways, including east-west links west of New Street. The east-west links include potential extensions of Bourke, Bond and Charter Streets as well as a new east-west roadway south of Charter Street, just outside the Precinct, which is addressed through the Ringwood Commercial Precinct Plan.


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New Links

Bond Street currently connects very well to Ringwood Street via a full access signalised intersection. Due to its good access to Ringwood Street, Bond Street already acts as a primary local traffic route through the CAD although it has significant spare traffic capacity that could be used by traffic from an extension to Sherbrooke Avenue. The position of the Bond Street extension at the centre of the western half of the CAD provides it with the largest “natural” traffic catchment of the links proposed by the Masterplan, which makes it potentially the most effective for improved local access and circulation. The existing Bond Street/New Street intersection also already contains some of the widening necessary to replace this intersection with a four-leg roundabout. Consequently, an extension of Bond Street would probably have less impact on existing uses in the vicinity.

Long-term improvements to the pedestrian network could also be carried out through the construction of links that would contribute to the overall vision of a grid network. These are shown on the Access Map and include:

A north-south path to connect Browns Avenue and Market Street.

An east-west path connecting the western end of Charter Street to Sherbrook Avenue.

New Footpaths

It is important that the footpath network is completed to ensure it can cope with increased pedestrian traffic. As mentioned above, footpaths on both sides of all roads are justified within the Precinct. Locations where new footpaths are needed are indicated on the Access Map.

Pedestrian Refuges

Several pedestrian crossing improvements on Bond Street have been suggested in previous planning investigations for the CAD. These improvements are generally proposed in the form of pedestrian refuges in the middle of the undivided carriageway. This makes it easier for pedestrians to cross, as they only need to pick a gap in one direction of traffic at a time. The refuges would take the form of small islands (about 1.5 metres in width when measured perpendicular to vehicle travel) that include line-marking on the approaches to divert traffic lanes around the island. Note that the need to provide

a transition on either side of the pedestrian refuge to off-set the traffic lanes usually results in a loss of on-street car parking in the vicinity.

The locations suggested are shown on the Access Map below and include:

Opposite the Centre Link offices and Ringwood Market site (approximately halfway between Market Street and Ringwood Street);

Immediately west of the Market Street intersection; and

Immediately west of the Churchill Street intersection.

Bicycle Lanes

The Transit City Bicycle Plan outlines the proposed future bicycle network and describes the recommended prioritisation and staging of the proposed infrastructure works. The Bicycle Plan recommends some improvements just outside the Precinct that will help to improve cyclist access to and from it and are recommended to be considered in the context of the staged process recommended by the Bicycle Plan. These include:

Construction of cycle lanes on New Street and Market Street between the Maroondah Highway and Bond Street;

Implementation of a shared path along Ringwood Street and Charter Street extending east to link up with Ringwood Street; and

Improved treatment of the intersections of New and Charter Streets, Market and Charter Streets and on Ringwood Street just north of Seymour Street.

It also designates New Street, north of Bond Street as a signed cyclist route, linking up with the Ringwood Bypass, to be completed as part of the first stage of the Plan. These improvements are outlined on the Access Map and should be further investigated.

Improved navigation and way-finding

Way-finding refers to the way in which people navigate themselves within or between places. Way-finding can be aided through an easily read street pattern such as a grid, through the use of landmarks to give people cues as to where they are and through signage that directs people to where they want to go.


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Improvements towards achieving a grid network will greatly improve way-finding in the Precinct. In addition, improvements to signage and visual information will help all road users find their way around the Precinct.

The Ringwood Transit City Mobility and Wayfinding Strategy (Kinect Australia, 2006) is based on pedestrian signage principles that are considered to reflect best practice. The Strategy makes a number of recommendations relevant to the Precinct, some of which include:

Redevelop access points for improved safety, attractiveness, comfort and conviviality through sign-posting and seamless design for pedestrians and cyclists.

Adopt comprehensive approach to travel behavior change through the provision of residential travel plans that include: induction sessions for new households; travel welcome packs; maps; public transport information; personal travel advice; information to other services and facilities; cycle training; community websites, notice boards, events and forums; and a bicycle user group/buddy scheme.

Review the location, installation and maintenance of public toilets, seating, lighting, and footpath conditions.

Ensure the installation of street signs at every intersection, with the highest priorities being those along walking routes.

Produce a pedestrian, cyclist and public transport map of based on the Bristol or Newcastle models and distribute the map widely.

Install three ‘Bristol-type’ independent Direction Signs in the Precinct, all located on the Mullum Mullum Creek corridor.

Some of these recommendations, along with others that are included in the Strategy, need to be carried out in the context of the wider CAD but would greatly benefit way-finding in the Precinct. All of these recommendations are supported by this Plan. In particular, it is suggested that Council acts on the signage recommendations of the Strategy, including the installation of ‘Bristol-type’ signage panels and the installation of street signs at intersections where they are lacking.

The Ringwood Transit City Public Domain and Landscape Guidelines include specifications for directional signage, as shown in the diagram below. It is recommended that at the very least, two directional signs are provided along the creek in locations specified by the Masterplan.

Traffic Calming

The only street in the Precinct that has formal traffic calming devices is Madden Street. Although streets currently have a general feeling of safety, as the density of the Precinct increases, it may be necessary to implement traffic calming. Speed bumps and kerb extensions are common traffic calming devices in urban streets, but are not always seen as successful. Instead, measures can be taken to apply the principles of shared space and to inform motorists that extra caution is required. The traffic calming devices in Madden Street and Greenwood Avenue (outside the Precinct) could be used as models for application to other streets, subject to further investigation through a Local Area traffic Management Scheme for the Precinct.

FINDINGS: An extension of Bond Street west to Sherbrook Avenue would improve local access and circulation.

New pedestrian links including north-south path to connect Browns Avenue and Market Street and an east-west path connecting the western end of Charter Street to Sherbrook Avenue would improve pedestrian access.

Pedestrian refuges on Bond Street would provide better access for pedestrians to the area south of the Precinct.

Implementation of the recommendations of the Ringwood Transit City Bicycle Plan, including cycle lanes of New and Market Streets, a shared path along Ringwood and Charter Streets and improved treatment of the New and Charter Streets intersection, the Market and Charter Streets intersection and on Ringwood Street just north of Seymour Street.

Implementation of the Mobility and Wayfinding Strategy will improve navigation around the Precinct.

Traffic calming devices could slow down entering traffic and inform motorists that extra caution is required in the Precinct. Council could consider applying the same traffic calming devices found in Madden Street and Greenwood Avenue through the preparation of a Local Area Traffic Management Scheme for the Precinct.


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Q: Will there be enough car parking in the future? How can the existing supply be made more efficient?

Car parking is currently provided on and off-site in various formats. In locations where higher density housing has not yet been developed, properties generally have two or more car spaces on site, and access to ample on-street car parking. The shift towards higher density housing means that there will most likely be an increased demand for on-street parking for residents and visitors. The eastern part of the Precinct is also subject to additional demand for car parking from people accessing the commercial services along Ringwood Street.

Under Clause 52.06, the planning scheme currently requires a rate of two car spaces to each dwelling for buildings of four or more storeys without a basement (however a permit can be granted to waive this number). For all other medium density developments, the number of car spaces required is up to the discretion of the responsible authority, with regard to the decision guidelines of Clause 52.06. Given the location of the Precinct within a CAD, there may be justification to reduce car parking rate required. Council is currently progressing The Ringwood Transit City Stage 2 Parking Strategy Report. The final recommendations of this Report should be applied to the Precinct once complete.

A car parking permit system could also be developed in the Precinct to provide fairer access to on-street car parking. The Parking Strategy Report will investigate options for a parking permit system. The recommendations of the report should be applied to the Precinct.

FINDINGS: The car parking rates specified in the Ringwood Transit City Stage 2 Parking Strategy Report should be applied to the Precinct.

A car parking permit system would ensure fairer access to on-street car parking for residents and visitors. The recommendations of the Parking Strategy Report should be taken into account in the application of a system to the Precinct.

Bourke Street: There is already high demand for on-street car parking in areas close to commercial land uses.

Objective: Ensure an appropriate amount of parking is provided on-site in new developments and improve access to on-street parking.

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Access and Car Parking: Strategies and Actions Strategy # Strategy Action # Recommended Action AC1 Improve pedestrian and cyclist infrastructure. AC1.1 Create pedestrian refuges on Bond Street, shown as indicative locations on the

Access Map.

AC 1.2 Implement the recommendations of the Transit City Bicycle Plan through the inclusion of cycle lanes on New and Market Streets and a shared path along Ringwood and Charter Streets.

AC2 Improve wayfinding throughout the Precinct. AC 2.1 Implement the recommendations of the Transit City Mobility and Wayfinding Strategy including, among other things that need to be considered in the wider CAD context, the installation of directional signage panels, consistent with the specifications of the Transit City Public Domain and Landscaping Guidelines.

AC3 Improve traffic, pedestrian and cyclist circulation. AC 3.1 Extend Bond Street to Sherbrook Avenue through the introduction of a Public Acquisition Overlay.

AC 3.2 Provide new pedestrian links including a north-south path to connect Browns Avenue and Market Street and an east-west path connecting the western end of Charter Street to Sherbrook Avenue as shown on the Access Map. Land for these works could either be acquired through negotiations with landowners in redevelopments or formally through a Public Acquisition Overlay.

AC4 Ensure that vehicular traffic does not impede on the safety or pedestrians and cyclists and does not overly restrict pedestrian and cyclist movement.

AC 4.1 In new works, prioritise pedestrian and cyclist access over that of cars through the application of the guidelines outlined in this chapter.

AC 4.2 Through the preparation of a Local Area Traffic Management Scheme for the Precinct, consider the installation of traffic calming devices, such as those found in Greenwood Avenue and Madden Street where appropriate.

AC5 Ensure an appropriate amount of on-site car parking. AC 5.1 Apply the proposed car parking rates outlined in the Parking Strategy, once complete.

AC6 Provide fairer access to on-street car parking. AC 6.1 Consider the introduction of a parking permit system as outlined in the Parking Strategy, once complete.

Safety and Amenity

THEME 5:

Safety and Amenity


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Creating a safe Precinct with a high level of amenity As the Precinct continues to undergo a transition from lower to higher density building forms, increased pressure will be placed on its existing infrastructure. Increased use of street spaces for car parking and waste removal will require detailed consideration of how the impact of these things on the Precinct’s amenity can be reduced.

The Plan needs to address the following Safety and Amenity issues and opportunities:

How to use urban design to improve the safety of the Precinct and deter criminal activity;

How to retain and improve residential amenity.

Existing streets and low density development have previously afforded the Precinct a high level of amenity.


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Q: HOW CAN URBAN DESIGN IMPROVE THE SAFETY OF THE PRECINCT?

In urban spaces, safety is a concept that encompasses actual and perceived safety. The actual safety of an area can be determined through incident and crime statistics that while perceived safety focuses on how people feel when they use a space and is usually determined by the design of the space and the presence of other people.

Urban design has an important role in the safety of spaces. It can contribute to feelings of safety, encourage more people to use the space, thus in turn making other users of the space feel safer and influence the behaviour of people within the space and deter criminal activity.

The quality and design of a space, as well as the presence of facilities that encourage activity can encourage more people to use a space. In suburban streetscapes, well designed footpaths, provision of adequate lighting and increasing interaction opportunities, through the use of open property frontages and incidental gathering spaces, can increase pedestrian traffic. On the other hand, car parks, doorway alcoves, areas that have little or no lighting, areas of low activity, and areas that are poorly maintained such as the rear of buildings create the perception that the area could be unsafe and should be avoided in design.

Passive surveillance enhances perceived safety and gives users of a space the feeling that activity within the space is being monitored in a passive way by people in surrounding areas or buildings. Opportunities for passive surveillance are achieved in a number of ways including clear glazing, overlooking from upper levels and adequate lighting.

Crime Prevention through Environmental Design (CPTED) is a concept that applies to spaces and buildings and encapsulates all of the above ideas. Application of CPTED guidelines to all new spaces and buildings would increase the perceived safety of the Precinct and would help to deter criminal activity.

In 2007 Council commissioned the Ringwood Transit City Lighting Strategy (Martin Butcher Lighting Design) that recommended upgrades to lighting throughout the Study Area. These should continue to be implemented throughout the Precinct.

FINDINGS: Application of the CPTED principles will improve the perceived safety of the Precinct and help to deter criminal activity.

Implementation of the Lighting Strategy and specific lighting recommendations of the Public Domain Guidelines will ensure streets and spaces are adequately lit.

Objective: Create safe spaces, both in the public and private domain.

Properties along the Mullum Mullum Creek should address the landscape rather than ‘turning their back’ on it with the use of high, solid front fences.


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Q: What is the existing standard of residential amenity in the Precinct? The traditional low-density, low scale dwellings set within gardens has afforded residents with a high level of amenity in the past in terms of visual and acoustic privacy and solar access. An increase in density will require greater consideration towards residential amenity.

The height and closeness of buildings means there is a greater potential for a loss of privacy and solar access, but careful management of certain aspects of design can ensure that amenity is retained. Waste collection is another amenity issue that has emerged in parts of the Precinct that are already experiencing a transition. Where higher density housing has been developed, the greater number of bins on streets during rubbish collection day detracts from visual and pedestrian amenity. Unless resolved, this issue will only be exacerbated further with the transition of the Precinct from lower to higher density housing.

FINDING: The smaller dwellings set within gardens have previously given the Precinct a high level of amenity.

Q: How can residential amenity be retained?

The retention of existing levels of amenity presents a challenge for an area in transition, particularly where higher density developments are located next to single dwellings. The closer proximity of dwellings associated with higher density housing means that neighbours will be probably be more aware of other residents’ presence. There are, however, certain standards that must be met in the design of new buildings, as well as measures that can be taken to reduce amenity impacts.

ResCode, under Clause 55.04, Amenity Impacts, includes a number of standards that address these issues which are discussed below, along with additional options to reduce amenity impacts. For residential buildings, ResCode provides standards for side and rear setbacks, walls on boundaries, daylight to existing windows, north-facing windows, overshadowing of open space, overlooking, internal views and noise impacts.

In addition to the objectives and standards of ResCode, there are other considerations that can be taken into account in the design of new buildings.

Visual Privacy

Reducing the impact on a neighbouring building’s privacy can be achieved through appropriate building separation and use of designs that minimise direct overlooking of rooms and private open spaces of adjoining dwellings either through floor plan and location of windows or where necessary through the use of screening.

Solar access

Access to natural light not only makes living environments more pleasant, but reduces reliance on artificial lighting. In addition to ResCode standards, buildings can be designed to maximise access to natural light through building orientation, floor plans that give all rooms access to natural light, flexible sun-shading devices, and placement and choice of tree species.

Acoustic Amenity

There are many sources of noise in residential buildings, including from service and plant equipment, noise from other apartments and external noise from sources such as road and freeway traffic.

When preparation of this Plan commenced, Eastlink and the upgraded Bypass had not yet opened. Since their opening, it is apparent that there are very few or no noise issues arising from traffic on these roads.

New buildings should be designed to consider all surrounding noise sources, as well as the acoustic amenity within each dwelling. The internal layout of buildings can be designed to group rooms that are commonly a source of noise together, for example, living areas can be located close together. Double glazing and high quality insulation can also assist in reducing external and internal building noises.

Waste Storage and Collection

In higher density areas waste removal requires greater consideration than what it might in a lower density area. In Ringwood, garbage is collected with the use of a vehicle with a mechanical arm that picks up the bin and transfers the waste to the vehicle. This means that bins need to be positioned in a single row along nature strips and cannot be picked up when positioned within one metre of a parked car.

Objective: Retain and improve residential amenity in the Precinct.


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It is recommended that Council considers the preparation of a Waste Management Plan to apply to the Precinct and potentially other higher density areas throughout the municipality. In the preparation of such a plan, Council should take into account any findings from the Parking Strategy in relation to this matter, once complete. The plan could consider the following measures to alleviate waste storage and collection issues:

In inner city areas in Melbourne, where higher density housing is common, councils often have employees manually position bins onto the truck in order to transfer the waste. The Council should give consideration to providing this kind of service in the Precinct.

As an alternative in higher density developments, Council could consider encouraging or enforcing common bins for households. This may involve the sharing of larger sized bins that could still be collected by Council, or the provision of rubbish skips that are collected privately. A condition for all developments over a certain size (e.g. 12 dwellings) could also be introduced, requiring private waste collections, the cost of which could be offset by the removal of waste collection fees in household rates.

Bin storage and waste collection should be considered during the design process. Specific areas could be provided for residents to store their bins, either for the entire week, or only on garbage collection days. Where common bins or skips are required, a location for these should also be designed within the development and screened appropriately.

Rubbish chutes, which are also commonly provided in higher density developments elsewhere, provide additional convenience for residents and resolve many amenity issues related to waste removal. These should be encouraged in new development.

FINDINGS: ResCode provisions provide guidance for side and rear setbacks, walls on boundaries, daylight to existing windows, north-facing windows, overshadowing of open space, overlooking, internal views and noise impacts which should be reflected in new development.

In addition to ResCode standards, buildings should be encouraged to take into account additional considerations related to visual privacy, solar access and acoustic amenity.

Waste removal issues that are common in higher density areas can be avoided by adopting strategies including manual collection of bins, sharing of larger bins between

households and a requirement for developments over a certain number of dwellings to organise private rubbish collections.

Waste storage areas should be considered in the design of new development and should include adequate screening.


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Safety and Amenity: Strategies and Actions Strategy # Strategy Action # Recommended Action SA1 Create spaces and buildings that assist in the deterrence of

crime and give residents a feeling of safety. SA1.1 Apply CPTED principles to the design of open spaces and new developments.

SA2 Encourage building designs that provide pleasant living spaces and have minimal impact on surrounding dwellings.

SA2.1 Encourage builders and developers to take into account considerations related to visual privacy, solar access and acoustic amenity.

SA3 Alleviate the existing rubbish collection issues in the Precinct. SA3.1 Through the preparation of a Waste Management Plan for the Precinct and other higher density areas throughout the municipality, consider options to alleviate garbage collection issues including the manual collection of bins, sharing of larger bins between households, and implementing a requirement for developments over a certain number of dwellings to organise private garbage collections.

SA4 Ensure that waste storage areas are considered in the design of new development.

SA4.1 Require that new development incorporates specified waste storage areas that are adequately screened.

Development

THEME 6:

Ecologically Sustainable Development


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Improving the ESD standards of new development ‘Sustainability’ is a concept that is widely accepted as the major planning challenge of our times, yet the practical implications of pursuing the goal of a more sustainable city are often less widely appreciated or agreed upon.

Although methods to achieve sustainable design are becoming more commonplace in individual buildings there is limited encouragement for builders and developers to incorporate ESD principles in new development beyond what is required by the State government.

Policy initiatives to create a more sustainable city can take many forms. They can relate to the urban form of a metropolitan area, the design and construction of buildings or even the behaviour of people. Other initiatives might encourage retro-fitting of existing building stock with carbon-minimising or water efficient technology or apparatus, such as water tanks or solar panels.

Sustainable urban form is inherent throughout this Plan and is indeed one of the drivers behind its preparation. The concept of increasing housing density to allow more people access to public transport, shops and services is a step towards a sustainable urban form. This chapter therefore focuses on sustainable building and streetscape design.


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Q: HOW SUSTAINABLE IS THE PRECINCT?

The State government provides policies and guidance to assist developers, builders, businesses and homeowners to reduce their levels energy and water use. The Victorian Building Regulations currently require new residential buildings to achieve a 5 Star energy rating for building fabric plus water savings measures and a rainwater tank or solar hot water service.

Council also has a number of ESD initiatives in place which contribute to the sustainability of the Precinct. Across the municipality, environment and waste initiatives include guidelines and planning controls, revegetation programs, the 3 wheelie bin service, cleanout and garden organics collections and support of environmental events. A series of modules on Council’s website focus on issues such as energy conservation, air quality, water use, biodiversity and transport information and tips.

As part of the Sustainable Living Space initiative, Council, together with Manningham City Council, North Ringwood Community House, Park Orchards Learning Centre, and the Eastern Volunteer Resource Centre communicates with the local community about living more sustainably through forums, focus groups, workshops, community conversations and surveys.

FINDINGS: New development is currently required to achieve a 5 star rating and Council has many other ESD initiatives in place.

There is little encouragement or guidance for new development to exceed the limited ESD requirements of the Building Regulations and the planning scheme.

Q: HOW CAN NEW DEVELOPMENT RESPOND TO ESD PRINCIPLES?

In addition to the requirements of the State government through the Building Regulations, builders and developers can be encouraged to adhere to guidelines that improve the ESD of new development. Guidelines prepared as part of this Plan cover the following ESD elements and are provided in full in the Implementation Manual:

Planning and design;

Orientation and shading;

Choice of building materials;

Energy efficiency;

Water conservation;

Retrofitting existing buildings;

Waste management and off site impacts.

FINDING: In addition to the requirements of the Building Regulations and the planning scheme, new development should consider ESD guidelines such as those above.

Q: HOW CAN NEW DEVELOPMENT BE ENCOURAGED TO FURTHER ESD PRINCIPLES?

The State Government is developing an assessment tool (provisionally entitled “VicBest”) to guide the design and environmental performance of new buildings. However, it is not fully developed or adopted. In the absence of a state-wide policy an increasing number of local governments have adopted their own sustainable development policies.

One option for the Council to achieve ESD objectives would be the introduction of an ESD policy. The policy could include the ESD design guidelines provided in the Implementation Manual and cover building design, siting and water and energy use. In preparing an ESD Policy, the Council would need to consider the extent of application of the policy - ideally it would apply to the entire municipality, but this would have substantial resource implications. The size and level of change occurring in the Precinct

Objective: Encourage new development to adopt ecologically sustainable development (ESD) principles.


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may present an opportunity to set up a pilot program, which if successful could then be applied to the municipality.

There is also an option for Council to adopt and implement the sustainable design program known as STEPS. The STEPS Sustainable Tools for Environmental Performance Strategy / SDS (Sustainable Design Scorecard) program was pioneered by the Cites of Moreland and Port Phillip in 2005 and is used by a growing number of local governments in Victoria. STEPS applies to residential development, while SDS applies to non-residential development. STEPS is a web-based self-administered assessment tool which provides a comprehensive assessment of the environmental performance of a proposed residential or non-residential building and generates a report describing the sustainability performance of that building and how it can be increased to meet a certain minimum standard. It covers the five areas of: greenhouse emissions from operating energy, peak energy use, mains water use, stormwater quality impacts, and building material impacts. It also calculates the number of bicycle parking places required and the necessary area for waste recycling services.

Should a state-wide program be introduced, it is recommended that Council implement that program.

The requirement of an ESD Management Plan to be prepared for some larger projects is also an option that Council could consider in order to achieve ESD objectives. The ESD Management Plan would include:

Evidence that the proposed development meets State government requirements for ESD, and

Evidence that the proposed development has been assessed against STEPS or SDS as appropriate.

Applicants would be encouraged to engage a specialist ESD consultant to prepare their ESD Management Plan.

FINDING: In the absence of a state-wide program to enforce ESD, Council could consider the introduction of the STEPS program pioneered by Moreland and Port Phillip. The program could be piloted in the Precinct and then rolled out municipal-wide.

Q: HOW CAN WSUD PRINCIPLES BE INCORPORATED INTO STREETSCAPES?

Traditionally designed streetscapes, such as those found in the Precinct, result in a large proportion of storm water runoff entering rivers and streams through the drainage system. Effective streetscape design can integrate storm water treatment into the landscape through such measures as grassed or vegetated swales, filtration trenches, wetlands and rain gardens. All of these elements can be integrated into streetscapes to not only improve stormwater treatment but also to improve streetscapes visually.

It is recommended that WSUD principles are applied

progressively throughout the Precinct in all streets. In Chapter 5, recommendations are made for the seven different streetscape types in the Precinct (this is further illustrated in the

Implementation Manual). It is

generally recommended that a nature strip be retained on one side of all streets and on the opposite side, garden beds with intermediate rain gardens be provided.

FINDING: WSUD principles should be progressively applied to all streets in the upgrading of roadways.

Objective: Redesign streetscapes to incorporate Water Sensitive Urban Design (WSUD) principles.


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Ecologically Sustainable Development: Strategies and Actions Strategy # Strategy Action # Recommended Action ESD1 Encourage builders and developers to consider the ESD

guidelines of this Plan. ESD1.1 Provide builders and developers with a copy of the ESD guidelines and promote

the long term environmental and economic benefits of ESD. ESD2 Exceed the ESD principles beyond the requirements of the

Building Regulations and the Planning Scheme. ESD2.1 Consider the introduction of a STEPS program in the absence of a state-wide

program that could either apply to the municipality, or as a pilot program to the Precinct.

ESD3 Reduce stormwater runoff and make use of rainwater through the incorporation of WSUD principles.

ESD3.1 Progressively upgrade streets to incorporate WSUD principles (n.b. this is addressed through the Landscape and Public Realm recommendations).

Community Development

THEME 7:

Community Development


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Maintaining a well-connected, thriving community The challenge to form and strengthen community connections becomes more difficult as an area undergoes a transition. Planning for the Precinct should take into account the wellbeing of the people that live there, now and in the future. Helping to strengthen the sense of community in the Precinct will have numerous benefits.

The Plan needs to address the following issues and opportunities:

How to enable and strengthen community connectedness in the face of change;

How to involve the community in identifying ongoing issues and solutions and in the decision making process.


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Q: WHAT ARE THE CURRENT ISSUES FACING THE COMMUNITY?

The Precinct has traditionally been a location for single family dwellings, but as explained in earlier chapters, this is changing and this Plan will maintain and potentially accelerate that level of change. The Precinct is, and will continue to be faced with issues that are common in areas in transition.

One potential source of difficulty is the varying perspectives from which residents are approaching the transition. There are residents that have or are considering selling their properties. There are other residents who would like to remain in the Precinct – they may be long-term residents who enjoy the benefits of living in a leafy suburb with convenient access to the activity centre, or they may have recently made improvements to their home with a view to staying long-term. And there are residents who may only be considering staying on a short-term basis – they may have recently moved into one of the newer apartment developments or may be living in a share-house.

Another source of tension results from the different needs of household types. For example, some households, such as those in a share-housing arrangement, may have a car for every person living on the property. For a neighbour living alone in the house next door, this might cause distress if parking is never available on the street or if parked cars reduce the visual amenity of the street. Noise, bin storage and other issues common to higher density areas are also evident and are discussed in Chapter 6.

It is important that Council provides understanding for people who are affected most by the transition of the Precinct. There may not be a practical solution to every problem, but there should at the very least be an opportunity for residents to discuss issues that could arise in the future. It is also important that resident complaints are responded to promptly.

FINDINGS: The Precinct is experiencing a level of change that will continue and may be accelerated by this Plan.

Residents are approaching the Precinct’s transition from different angles – this needs to be managed and recognised.

Council needs to provide an opportunity for residents to discuss issues that may arise in the future.

Q: WHAT COULD COUNCIL CONSIDER DOING TO STRENGTHEN A SENSE OF COMMUNITY? New residents to an area will often seek to establish themselves, whether by association with a group, through the use of facilities in the area, through interaction with neighbours and other residents or by seeking employment in the local area. If residents are provided with opportunities to establish themselves, and if their changing needs are met, it is more likely that they will stay in the Precinct on a long-term basis.

As the community continues to change, so will the needs of its residents. In terms of community facilities, the needs of residents in new higher density developments will be different to those who live in single dwellings. An obvious example is the increased need for shared spaces and facilities for those living in higher density housing. Additional research may need to be undertaken to identify the existing community facilities available to residents locally, as well as the needs of the changing community.

Although Council cannot be entirely responsible for facilitating community connections, it can create opportunities for people to interact and have greater community involvement. It is important to note however that some residents may not be looking for these opportunities and may be genuinely satisfied with their existing level of community connectedness.

It is recommended that Council undertakes a community development strategy for the Precinct as part of a wider strategy for the Ringwood CAD that identifies community needs and provides initiatives to respond to these. The strategy could investigate further ways for residents to participate in and ‘own’ the development of the Precinct. It could also initiate research into how many residents are employed locally and how local employment options may be increased. Some community development initiatives that Council could consider facilitating within the Precinct include:

The inclusion of a resident of the Precinct on the Community Reference Group.

A public art theme with community involvement, which could include the establishment of a group to oversee the design and assembly of art works, or a competition to select a public art work theme.

Objective: Facilitate a sense of community in the Precinct.


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A resident Household Panel to represent the diverse interests of residents in the area. This group could discuss issues facing the Precinct and could have a regular contact at Council.

A ‘Sustainability Street’ program, involving local residents.

A new community facility such as meeting rooms in or near the Precinct, dependent on existing community facilities and identified needs.

An elderly person’s assistance network which might involve volunteers providing older people assistance with tasks such as shopping or gardening.

Provision of a local convenience shop/café that caters for the needs of the Precinct and provides an informal meeting place.

The celebration of new developments such as new open spaces and playgrounds with a community event such as a launch.

FINDINGS: Many new residents will be seeking ways to establish themselves in the Precinct, while others may be satisfied with their existing level of community connection. If the community needs of residents are met, they are more likely to stay long-term.

There are numerous community development opportunities that Council could initiate including the formation of groups, a competition to select a public art theme, and a renaming of the Precinct to give it a greater sense of identity.


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Community Development: Strategies and Actions Strategy # Strategy Action # Recommended Action CD1 Attract a diverse community with a high proportion of long-term

residents. CD1.1 Promote the community and recreational facilities in the Precinct in cooperation

with local real estate agents.

CD1.2 Cooperate with developers and housing associations to encourage mixed levels of pricing to enable affordable housing and a diversity of households.

CD2 Create community development opportunities for local residents. CD2.1 Undertake a community development strategy for the Precinct as part of a wider strategy for the Ringwood CAD to identify community needs and investigate community development initiatives.

CD2.2 Encourage the community to get involved in existing community groups such as Friends of Mullum Mullum Creek, Ringwood Pipe Band, Neighbourhood Watch and local volunteering opportunities.