notice of an application for planning permit€¦ · • certificate of title and instrument at...

NOTICE OF AN APPLICATION FOR PLANNING PERMIT

PLANNING AND ENVIRONMENT REGULATIONS 2005 Form 2

Section 52 (Planning & Environment Act 1987)

The land affected by the application is located at:

17 Smith Street DAYLESFORD VIC 3460 Lot 5 LP 90304 PSH PWO

The application is for a permit for:

Multi lot subdivision - 53 lots, native vegetation removal

The applicant for the permit is: Niche Planning Studio

The application reference number is: PA 2504

You may look at the application and any documents that support the application at the office of the responsible authority:

Municipal Offices: Hepburn Shire Council Customer Services Building Corner Duke and Albert Streets, Daylesford Planning Department - Ph: 03 5348 1577

Planning applications may also be viewed on Council's web site under tab 'Statutory Planning'.

Follow the link to 'Applications on Advertising'.

This can be done during office hours and is free of charge. Any person who may be affected by the granting of the permit may object or make other submissions to the responsible authority. An objection must * be sent to the Responsible Authority in writing, * include the reasons for the objection, and * state how the objector would be affected.

The Responsible Authority will not decide on the application before:

15 / 10 / 2019

If you object, the Responsible Authority will tell you of its decision.

ABN 80 518 867 063

14 August 2019

Planning Department

Hepburn Shire Council

PO Box 21

Daylesford VIC 3460

Delivered via email to: [email protected]

Dear Sir/Madam,

PLANNING PERMIT APPLICATION – MULTI-LOT SUBDIVISION AND REMOVAL OF

NATIVE VEGETATION – 17 SMITH STREET, DAYLESFORD 3460

Please find enclosed all relevant documentation to support Council’s assessment of a

planning application for a multi-lot subdivision and removal of native vegetation at 17 Smith

Street, Daylesford 3460 (Lot 5 on LP90304).

The following is attached to this letter:

• Completed Application Form;

• Planning Permit Application Report;

• Certificate of Title and Instrument at Appendix A

• Subdivision Layout Plan at Appendix B

• Flora and Fauna Report at Appendix C

• Arborist Report at Appendix D

• Clause 56 Assessment at Appendix E:

• Stormwater Strategy Report at Appendix F

• Entrance Access layout at Appendix G

• Typical Cross-Section Layout at Appendix H

• Servicing Strategy Report at Appendix I

It would be greatly appreciated if Council could issue an invoice addressed to the

applicant for the payment of the application fee and we will organise payment. We have

calculated the fee to be $1977.15, based on subdivision (Class 20), and 50% of the fee for

removal of native vegetation (Class 22).

Should you have any queries, or wish to discuss information contained within this letter,

please contact Ursula van Dyk on 0428 117 558 or via email at

[email protected].

Kind Regards,

Nicola Smith

Director

Niche Planning Studio Pty Ltd

PLANNIN

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mailto:[email protected]

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G & ENVIRONMENT ACT 19

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Suite 2 Parry Village, 188 Parry AvenueBULLCREEK, WA 6146

Level 1, The Mezz, 286 Ferrars StreetSOUTH MELBOURNE, VIC 3207

Level 1, 14 Molle StreetHOBART, TAS 7000

PERMIT APPLICATION

17 SMITH ST, DAYLESFORD

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V_Smith Hygge

PLANNING PERMIT REPORT

Application in support of a multi-lot subdivision and removal of native vegetation, at 17 Smith Street, Daylesford

3460 (Lot 5 on LP90304).

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N I C H E

S T U D I OP L A N N I N G

SITE AERIAL17 SMITH ST, DAYLESFORD

Aerial supplied by: NearmapAerial Date Stamp: 01.12.18Survey supplied by: VICMAPPlan Number: NPS739_004Revision Number: ADrawn By: Kim DelbridgeClient: Hygge Property

DISCLAIMER: This Concept Plan has been prepared based on the High Level Planning Advice.All Dimensions, Areas and Calculations are subject to Detailed Survey and Design before Town Planning Permit application.Built Form is illustrative only and subject to Architectural Design and approval from an RAIA qualified architect. This plan has been preparedfor illustrative purposes only and should not be used as a means to judge any properties value or yield potential.

©Niche Planning StudioDate Issued: 31.07.2019

LEGEND Site boundary Parcel Cadastre

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V_Smith Hygge

Table of Contents

1. SUMMARY .................................................................................................................................. 1

2. INTRODUCTION .......................................................................................................................... 2

3. SITE CONTEXT ............................................................................................................................. 3

3.1 Strategic Context – Daylesford’s Role in Hepburn Shire .................................................... 3

3.2 Local Context ..................................................................................................................... 5

3.2.1 Planning Context ............................................................................................................ 5

3.2.1 Surrounding Development and Character ..................................................................... 8

3.2.2 Existing Conditions and Site Analysis ........................................................................... 11

4. PROPOSAL................................................................................................................................. 13

4.1 The Subdivision ................................................................................................................ 13

4.2 Land Use Budget .............................................................................................................. 13

5. PLANNING POLICY FRAMEWORK .............................................................................................. 15

5.1 State and Regional Planning Policy Framework ............................................................... 15

5.2 Local Planning Policy Framework ..................................................................................... 17

5.2.1 Settlement and Housing (Clause 21.05) ....................................................................... 17

5.2.2 Environment and Heritage (Clause 21.09) ................................................................... 17

5.2.3 Catchment and Land Protection (Clause 22.01) .......................................................... 17

5.2.4 Daylesford Neighbourhood Character (Clause 22.08) ................................................. 17

6. ZONES ....................................................................................................................................... 19

7. OVERLAYS ................................................................................................................................. 21

7.1 Environmental Significance Overlay (Clause 42.01) ......................................................... 21

7.1.1 Schedule 1 to the ESO (ESO1) ...................................................................................... 21

7.1.2 Schedule 2 to the ESO (ESO2) ...................................................................................... 24

8. PARTICULAR PROVISIONS ......................................................................................................... 25

8.1 Clause 52.01 – Public Open Space Contribution and Subdivision .................................... 25

8.2 clause 52.17 – Removal of Native Vegetation ................................................................. 25

8.3 Clause 56 – Subdivision .................................................................................................... 26

9. GENERAL PROVISIONS .............................................................................................................. 27

9.1 CLAUSE - 65 DECISION GUIDELINES ................................................................................. 27

9.1.1 Clause 65.01 Approval of an Application or Plan: ........................................................ 27

9.1.1 Clause 65.02 Approval of an Application to subdivide land: ........................................ 28

9.2 Clause 66 Referral & Notice Provisions ............................................................................ 28

10. DESIGN ASSESSMENT ............................................................................................................... 29

10.1 Image, Character and housing ......................................................................................... 29

10.2 Roads and Access ............................................................................................................. 31

10.3 Staging & Servicing .......................................................................................................... 33

11. CONCLUSION ............................................................................................................................ 36

Appendices Appendix A – Certificate of Title and Instrument ............................................................................. 37

Appendix B – Subdivision Layout Plan .............................................................................................. 38

Appendix C – Flora And Fauna Report .............................................................................................. 39

Appendix D – Arborist report ........................................................................................................... 40

Appendix E – Clause 56 Assessment ................................................................................................ 41

Appendix F – Stormwater Strategy Report ....................................................................................... 42

Appendix G – Entrance Road FLP ..................................................................................................... 43

Appendix H – Typical Cross-Section Of 11m Accessway ................................................................... 44

Appendix I – Servicing Strategy Report ............................................................................................ 45

Prepared – Ursula van Dyk

Reviewed – Celia Konstas

Date – 14 August 2019

Version – 1.0

This report is subject to copyright the owner of which is Niche Planning Studio. All unauthorised copying or reproduction of this report or any part of it is

forbidden by law and is subject to civil and criminal penalties as set out in the Copyright Act 1968. All requests for permission to reproduce this report or

its contents must be directed to Niche Planning Studio.

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1. SUMMARY

Table 1 Summary of Proposal

Site Address: 17 Smith Street, Daylesford 3460

Title Details: Lot 5 LP90304

Zoning: General Residential Zone – Schedule 1 (GRZ1)

Overlays: Environmental Significance Overlay – Schedule 1 (ESO1) Environmental Significance Overlay – Schedule 2 (ESO2)

Proposal: Multi-lot residential subdivision and removal of native vegetation.

Permit Triggers:

Clause 32.08-3 (General Residential Zone)

• A permit is required to subdivide land. Clause 42.01-2 (Environmental Significance Overlay):

• A permit is required to subdivide land • Remove, destroy or lop any vegetation, including dead vegetation.

Clause 57.17 (Native Vegetation) • A permit is required to remove, destroy or lop native vegetation,

including dead native vegetation

Attachments included within report:

Appendix A: Certificate of Title and Instrument Appendix B: Subdivision Layout Plan Appendix C: Flora and Fauna Report Appendix D: Arborist Report Appendix E: Clause 56 Assessment Appendix F: Stormwater Strategy Report Appendix G: Entrance Access layout Appendix H: Typical Cross-Section Layout Appendix I: Servicing Strategy Report

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2. INTRODUCTION

This report has been prepared by Niche Planning Studio on behalf of the owner, Irene Pearl Henderson, and the

Development Manager, Smith Development Partnership Pty Ltd.

This application is made in support of a multi-lot subdivision at 17 Smith Street, Daylesford (Lot 5 on LP90304)

(Appendix A Title and Certificate).

Council’s assessment and approval of this application will result in the transformation of the site from a small

hobby farm to residential development, generally in accordance with the Daylesford Structure Plan and the

applicable planning controls.

This report will detail how the subdivision has been designed and will be developed to reflect the strategic

direction of Hepburn Shire, specifically Daylesford as a ‘regional town’, having regard to the site’s context and

site-specific opportunities. This report will also discuss how the design has responded to the vision of Hepburn

Shire, which is to ‘build a Shire based on the strength and character of the individual and valued lifestyle aspects

of the towns, small communities and rural areas of the Shire’.

This application has had regard to the following documents and background discussions:

- Hepburn Planning Scheme as at August 2019

- A site visit and preliminary meeting at Hepburn Shire undertaken by the development managers (Hygge

Property c/o Smith Development Partnership Pty Ltd)

- Daylesford Structure Plan (at Clause 21.05) and Daylesford Character Precincts plan (at Clause 22.08)

- Additional site-specific background studies and reports supporting this application

This submission should be read in conjunction with the Subdivision Layout Plan (Appendix B) prepared by Niche

Planning Studio and the various consultant reports and information, which will be referred to throughout this

report.

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3. SITE CONTEXT

3.1 STRATEGIC CONTEXT – DAYLESFORD’S ROLE IN HEPBURN SHIRE

Hepburn Shire’s Municipal Profile identifies Daylesford as a ‘regional town’, having the following role: ‘Providing

district retail, business, employment and cultural facilities, higher order shopping and some regional level

services’.

Daylesford has good access to Ballarat, Bendigo and Melbourne, being connected by various major highways

and freeways.

The Daylesford Structure Plan (refer to next page) identifies an ‘urban growth boundary’, in which township

development is to be contained. The Structure Pan also identifies five main town entrance points from varying

directions, which connect to major freeways and highways. The town of Daylesford is nestled directly to the east

of various regional parks and conservation areas.

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Daylesford Structure PlanHepburn Planning Scheme

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3.2 LOCAL CONTEXT

3.2.1 Planning Context

The subject site is located within the township (urban growth) boundary, in the north-east of the town (refer to

plan on next page). The subject site is identified within an area in which residential design is to reflect and

address the town entrance character.

Entrance 1 (‘E1’ on plan), via the Midland Highway, and 2 (‘E2’ on plan), via Daylesford-Trentham Road, are

located to the east of the subject site. These entrances are to protect the avenue planting and rural character of

the entry.

The site is provided with good access to proposed amenities and services, in close proximity to the following

land uses:

- Commercial: Daylesford Town Centre is within walking distance (approx. 400m to the south-east) from

the subject site. The town centre supplies the local retail, services, and other needs of residents. It is

also a tourist hub for the wider area.

- Education: St Michael’s catholic school, and Daylesford Secondary College are both located directly to

the north of the subjects site.

- Recreation: Wombat Hill is located directly to the south of the subject site, which is identified as an area

of natural beauty. It includes a prominent ridgeline, and a high point for views towards various points of

the town and beyond.

- Employment/Industrial: land to the south-east of the subject site is zoned Industrial 1.

This diversity of services, land uses, and major highway and freeway connections provides a high amenity

context and high level of connectivity for future residents.

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MIDLAND HWY

DAYLESFORD - TRENTHAM RD

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N I C H E


DAYLESFORD STRUCTURE PLAN17 SMITH ST, DAYLESFORD




LEGEND Site boundary Parcel Cadastre Contours (Vicmaps) Prominent Ridgeline Urban Growth Boundary Green Wedges Town Centre Residential design to address town entrance character Existing Industrial Zone High Point / Area of Natural Beauty Waterway Prominant Viewlines Key entrance character to townE#

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3.2.1 Surrounding Development and Character

The surrounding character of the area is diverse: undulating topography, informal street tree planting, large road reserves, bush views, and larger lots with modest houses and generous setbacks. Combined together, all of these features contribute to the unique character of Daylesford.

An analysis of this character has been undertaken, to ultimately inform the final subdivision layout and ensure it incorporates the preferred character features for the area (refer to plan to the right, and photos on subsequent two pages, to be read in conjunction with Table 2 below).

Table 2 Description of Character Areas and Features

ARE A AND CORRES PONDING CHARACTE R

DES CRIPT ION OF CHARACTER

Smith Street character

(Neighbourhood Character Precinct 7)

The majority of Smith Street is located within Character Precinct 7, which abuts the subject site’s western boundary. Housing along Smith generally reflects modern architecture (dating from the 1960s to 1980s), and is situated in a higher point of the town. The setbacks and lot sizes are uniform, and create a rhythmised look along the street. Houses are of diverse materials, including both brick and weatherboard, and rooves are mixed but predominantly iron. The street features grassed nature strips, and on-street planting is minimal. Front setbacks of houses are very treed, contributing to a leafy and green streetscape. These characteristics are shown in photos 1 – 4 on the next two pages.

Views to Wombat Hill

Given the topography of the subject site and immediate surrounds, there are view lines to Wombat Hill (to the south of the subject site) which are important to protect. This is demonstrated within photos 5 and 6 on the next two pages.

Midland Highway Town Entrance


The Midland Highway is one of Daylesford’s main entrances to town. It is a wide, avenue-like road lined with Pinoaks. The subject site is located to the right of the road as driving into town, and is visible in the distance. This character precinct is distinct for its flat topography and predominantly post-war to recent housing, with some heritage listed buildings. The housing comprises large setbacks, low front fences and create an ‘open feel’. The character of this area is shown in photos 7 and 8 on the next two pages.

Entrance to town


This character precinct is located to the south-west of the subject site, and is one of the most important entrances to the town. It is known for the mix of residential and commercial land uses, incorporating timber as a predominant material. Please refer photos 9 and 10 on the next two pages.

Surrounding farming land to the east

The east of the subject site is used for farming purposes, and features scattered trees and hilly land. Please refer photo 11 on the next two pages.

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3.2.2 Existing Conditions and Site Analysis

This section describes the existing site conditions. The table should be read in conjunction with the Site Analysis plan on the next page.

Table 3 Site Features Explanation

EXIST ING SITE FEATUR ES DESCRIPTION OF S ITE FEATURES

High Point

The high point of the site is located within the middle of the subject site

Drainage Catchment Fall As a result of the site’s highpoint, there are three drainage catchments, which each have a differing fall direction.

Topography

The site’s topography is complex, with fall across three areas as follows:

- To the north-east - To the south-west - To the north-west

Residential interface

The subject site is bound by residential lots to the west and south.

School interface

Catholic primary school, and a secondary school, located to the north of the subject site.

Farming Interface

The subject site is bound by farming use to the eastern boundary of the subject site. There is a prevalent downhill fall to the north-east of the subject site, across the farming land.

Road Zone Interface

The subject site is accessed via Smith Street. There is an existing large oak tree at this entrance, which is proposed for removal this is the only point of access into the site.

Views towards the site Given the hilly topography of the area, there are great views to and from the subject site.

Contours

The contours demonstrate the naturally hilly nature of the subject area.

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NORTHWEST CATCHMENT

SOUTHWESTCATCHMENT

NORTHEASTCATCHMENTFALL

FALLFALL

EXISTINGBUILDING

EXISTINGBUILDING

ST MICHAELS CATHOLICPRIMARY SCHOOL

POTENTIALFUTURE DEVELOPMENT

(BY OTHERS)


(BY OTHERS)POTENTIAL

FUTURE DEVELOPMENT(BY OTHERS)

VIEWS TO BALLARAT CENTRAL

RESIDENTIAL DWELLING

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SLIGHT FALL

SLIGHT FALL

EXISTING SEASONALDRAINAGE LINE

EXISTING SEASONALDRAINAGE LINE

POTENTIALFUTURE

DEVELOPMENT(BY OTHERS)

FARMING ZONED LAND

EXIS

TIN

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OPM

ENT

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ING

-ON

EXIS

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-ON

EXISTING SITE ACCESS

600M

610M

590M

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0 20 40 60 80 100 120m

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N I C H E


SITE ANALYSIS & FEATURES17 SMITH ST, DAYLESFORD




LEGEND Site boundary Contours (10m) Site topography Local highpoint Drainage catchment edge Drainage catchment fall Residential interface School interface Farming interface Road zone interface Views towards site Natural drainage line Adjacent roads

FALL

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4. PROPOSAL

4.1 THE SUBDIVISION

The proposed subdivision and development of the site seeks to create a high-quality neighbourhood, located in

close proximity to the Daylesford Town Centre. The residential subdivision incorporates a range of larger lot

sizes reflective of the subdivision pattern of the area. A connected network of roads and path facilities are

proposed to connect to the established areas, and will be provided for the ultimate use of future residents.

The application seeks planning permission for:

- Multi-lot Residential Subdivision (fifty-three residential lots);

- Removal of native vegetation pursuant to Clauses 42.01 (ESO) and 52.17 of the Hepburn Planning

Scheme.

Please refer Appendix B for the proposed Subdivision Layout Plan (this plan is provided on the next page). Details

and descriptions of the existing vegetation on the subject site is provide at Appendix C Flora and Fauna Report

and Appendix D Arborist report.

A more detailed explanation of the design response which underpins the proposed subdivision layout plan has

been provided in Chapter 10 of this report.

The subdivision design has been informed by a range of background technical documents (refer to Appendices)

as well as the site analysis (see Chapter 3).

4.2 LAND USE BUDGET

The proposed subdivision layout has resulted in the following land use allocations:

Table 4 Land Use Budget table

TOTAL LAND AREA 4.88 HA

NON-RESIDENTIAL LAND USES

Drainage Reserve 0.15 HA

Total Non-Residential Land Uses 0.15 HA

NET LAND AREA (NLA) 4.72 HA

NET RESIDENTIAL AREA (NRA) 4.72 HA

DEVELOPMENT AREAS

Local Road 25.1% 1.19 HA (% of NRA)

Residential Land 74.9% 3.54 HA (% of NRA)

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5 642 3 7 9 10811 12 1513

1720

14 1621

22

23

25

2627

28

2930

31

3233

34

35

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50

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34

18

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18

18

34

18

18

34

18

34

18

18

18

34

18

20.43

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17.5

8

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42

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21.7

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2

19.0

3

4.24

29

21

18

20

32

4.26

17

35

20

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35

24

214.2

2

32

321

8

32

18

32

18

32

32

18

32

18

18

4.26

29

19.9

3

16.9

5

294.22

16.9

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294.2

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15

32

18

18

32

18

18

32

18.9

5

32

18.6

4

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16

20

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17

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20

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20

20

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20

20

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20

32

20

20

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20

20

32

18

18

32

18

18

32

18

18

32

18

18

32

18

18

32

28.27

15.8 4.79

30.2

8

32.1

31.0

4

10.9

40.86

40.3

4

20

40.83

20

20

40.79

20

20

40.76

20.4

8

45

17

2.2

42.8

17.1

9

45

17

17

4.26

42

18.6

2

15.5

2

424.22

15.7

2

45

17

45

17

45

34

20

34

20

4.26

14

17

29.7

5

17

17

32.7

9

17

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32.8

3

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2

29.9

1

17

32.8

7

34

20.1

9

25.838.17

34.8

6

4.26

22.22

38.1

2

979m²

612m²612m²

612m²

612m²612m²

612m²

883m²

695m²

667m²

696m²700m²

836m²

576m²

576m²

576m²

576m²

634m²

633m²

571m²

576m²

576m²

601m²

512m²

636m²640m²

640m²640m²

640m²640m²

640m²576m²

576m²576m²

576m²576m²

749m²

817m²

816m²

825m²

769m²

765m²

831m²

836m²

765m²

765m²

680m²

553m²558m²

558m²555m²

682m²

965m²

15

1413

12

1011

9

8

7

6

1918

17

25

20

21

24

23

22

5

4

3

1

253

5251

5049

4847

4645

4443

4241

40

39

3837

36

35

34

33

32

31

3029

2827

26

16

LOT MIX TABLE - SUBJECT SITETOTAL NUMBER OF LOTS : 53 AVERAGE: 667.5m²LOTS 599m² AND LESS 17 AVERAGE: 567.2m² 32.1%LOTS 600m² TO 699m² 21 AVERAGE: 639.8m² 39.6%LOTS 700m² TO 799m² 6 AVERAGE: 752.2m² 11.3%LOTS 800m² AND GREATER 9 AVERAGE: 865.3m² 17%

ST MICHAELS CATHOLIC PRIMARY SCHOOL


(BY OTHERS)


(BY OTHERS)

POTENTIAL FUTURE ROAD CONNECTION

12M SHARED DRIVE WITH VISITOR PARKING AND SEWER AND DRAINAGE OUTFALL IF PERMITTED THROUGH NEIGHBOURING LOT(IF REQUIRED)

ENTRY ROAD LAYOUT AND DIMENSIONSAS PER ENGINEERING ADVICE

16M ROAD RESERVE

16M

RO

AD R

ESER

VE14

M R

OAD

RES.

16M ROAD RESERVE

11M

SH

ARED

ACC

ESS-

WAY

11M

SH

ARED

ACC

ESS-

WAY

15.2M ENTRY ROAD

TEMPORARY TURN AROUND AREA/FUTURE CONNECTIONTO BE NEGOTIATED WITH ADJACENT LAND OWNER

TURN AROUND T-HEAD AS PER VPA STANDARD(SUBJECT TO DETAILED ENGINEERING DESIGN)

8.0M ACCESSWAY

LANDSCAPED ACCESS WAYWITH FOOTPATH

WATERWAY/DRAINAGE

1526m²

SMIT

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HOSPITAL ST

LEGEND Site Boundary Waterway/Drainage Potential Drainage Basin Potential Shared Path Connection 1.0m Contours Trees To Be Offset (With ID No.)41

0 10 20 30 40 50 60m

Scale: 1:1,000 @A2

N I C H E


SUBDIVISION PLAN FOR PERMIT APPLICATION17 SMITH ST, DAYLESFORD

Aerial supplied by: NEARMAPAerial Date Stamp: 01.12.18Survey supplied by: VICMAPPlan Number: V_18-016-004Revision Number: DDrawn By: Matthew PatullockClient: HYGGE PROPERTY

DISCLAIMER: This Concept Plan has been prepared based on the High Level Planning Advice.All Dimensions, Areas and Calculations are subject to Detailed Survey and Design before Town Planning Permit application. Built Form is illustrative only and subject to Architectural Design and approval from an RAIA qualified architect. This plan has been prepared for illustrative purposes only and should not be used as a means to judge any properties value or yield potential.


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5. PLANNING POLICY FRAMEWORK

5.1 STATE AND REGIONAL PLANNING POLICY FRAMEWORK

The State Planning Policy Framework sets the high order strategic guidance for planning and land-use outcomes

across Victoria.

The proposed subdivision is consistent with what is set out within the Central Highlands Regional Growth Plan

(refer plan on next page). Daylesford is highlighted as a key tourism precinct, and an area which should ‘contain

growth’. The proposed residential subdivision allows for growth to be contained within the area, as it is within

the township urban growth boundary.

The regional Planning Policy Framework sets out strategic guidance for planning and land-use outcomes across

the regional context of Hepburn Shire, and the wider Central Highlands area. Relevant to the subject site, these

regional policies aim to ensure that services and sub-services be provided at regional towns, including

Daylesford. Additionally, it seeks to ensure that Daylesford’s growth is maintained in the township boundary.

The proposed residential subdivision is consistent with policy framework for the Central Highlands area,

providing housing at an appropriate density within a dedicated area identified for future residential land use.

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5.2 LOCAL PLANNING POLICY FRAMEWORK

Hepburn Shire’s Municipal Strategic Statement is set out at Clauses 21.02 (Municipal Profile), 21.02 (Key

Influences) and 21.03 (Vision and Strategic Framework). The Shire is strategically located, and should aim to

‘take advantage of its location to the outer metropolitan growth area of Melbourne and the regional centres of

Ballarat and Bendigo, which are commutable distances for many townships within the Shire.’

The proposed subdivision will provide for increased residential opportunities within Daylesford, which enjoys

good access to surrounding regional and metropolitan cities. It also ensures that development of Daylesford is

contained within the confines of the township boundary, and it occurs at an appropriate scale.

5.2.1 Settlement and Housing (Clause 21.05)

The proposed subdivision achieves the objectives of this clause in the Hepburn Planning Scheme. It “achieves a

sustainable urban form” for Daylesford being located in an area identified for future residential development,

within the township boundary. The large lots (average lot size: 655.7sqm) ensure that township character is

retained, and enhanced. The street network presents an appropriate scale of road connections which will allow

for further planting within the development.

The proposal is considered to be in accordance with the Daylesford Structure Plan. The subject site is identified

on the Structure Plan as “Future residential design is to address town entrance character”; this is identified

within Chapter 10 of this report.

5.2.2 Environment and Heritage (Clause 21.09)

The proposed residential subdivision has been designed to ensure that it allows for the continued protection of

cultural heritage of Hepburn, and provides a development within an appropriate location and at an appropriate

scale. Through generous road reserves, street tree plantings and large lot sizes allowing for generous setbacks,

the proposal positively integrates with the surrounding character, landscape and natural features, and aims to

enhance these through large blocks which provide for additional planting to complement this character of

Daylesford.

5.2.3 Catchment and Land Protection (Clause 22.01)

This clause recognises the need to have “long-term sustainable management of the environment and natural

resource base”, in order to ensure the “protection of environment assets within its proclaimed water catchments

and the ongoing economic development of the Shire and the region”.

The proposal has considered the existing natural resources and environmental systems within the area, and has

designed a subdivision which responds appropriately to this, and will not have a detrimental impact thereupon.

Please refer to Chapter 10 of this report, and the accompanying Servicing Strategy report (Appendix I) for an

explanation on how drainage will be treated for the development to best-practice standards.

5.2.4 Daylesford Neighbourhood Character (Clause 22.08)

There is a strong need and desire within Daylesford to protect the distinctive character of the town, and ensure

that development responds to, and enhances this as the town develops and changes over time. This clause

specifies objectives which will assist in maintaining and enhancing character and amenity of residential areas in

Daylesford, through the retention and planting of local native plants, appropriate siting of new development,

protection of views and vistas, provide a sense of entrance to the town, and maintain the spacious, low-scale

nature of neighbourhoods.

The proposed subdivision has undergone a design review process which involved an analysis on the surrounding

character of the area, and has produced an outcome which responds to and enhances the important

characteristics of Daylesford. The subdivision design responds to the complex topography of the land, and

provides large blocks, particularly in steep areas. The layout will be able to accommodate the planting of locally

native and significant trees, to reflect the existing natural character of the streetscapes in the surrounding

neighbourhood.

The Daylesford Neighbourhood Character Plan (see plan on next page) shows the different character areas of

the town. The subject site is not located within a specific character area, however it is bounded by character

area 7 to the west, 10 to the south, and 11 to the south-east. The Daylesford Structure Plan stipulates that the

subject site’s residential design is to address the town entrance character.

It is considered the proposed design appropriately responds to the abutting character precincts as follows:

- Larger road reserves to accommodate street tree planting that will contribute to the “green” character

established in the public realm

- Subdivision pattern proposes lot sizes typical of the surrounding area

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CHARACTERPRECINCT

7

CHARACTERPRECINCT

11CHARACTERPRECINCT

10

CHARACTERPRECINCT

14CHARACTERPRECINCT

15

CHARACTERPRECINCT

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CHARACTERPRECINCT

NOTNUMBERED

CHARACTERPRECINCT

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0 50 100 150 200 250 300m

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N I C H E


DAYLESFORD CHARACTER PRECINCTS17 SMITH ST, DAYLESFORD




LEGEND Site boundary Parcel Cadastre Precinct Boundary

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6. ZONES

The site is subject to the following zone (refer Zoning plan on next page):

• General Residential Zone – Schedule 1 (GRZ 1)

The purposes of the GRZ is as follows:

• To implement the Municipal Planning Strategy and the Planning Policy Framework.

• To encourage development that respects the neighbourhood character of the area.

• To encourage a diversity of housing types and housing growth particularly in locations offering good

access to services and transport.

• To allow educational, recreational, religious, community and a limited range of other non-residential

uses to serve local community needs in appropriate locations.

The proposed planning permit application responds the purposes of the GRZ by providing a subdivision layout

with a diverse range of lot sizes and orientations, in an area which enjoys good access to various services and

amenities within Daylesford.

Pursuant to Clause 32.08-3 of the GRZ, a planning permit is triggered for subdivision. This clause stipulates that

the application must take into consideration the requirements of Clause 56. A full assessment of this Clause has

been provided in Appendix E.

The application requirements set out at Clause 32.08-11 of the GRZ have been provided within this application

package.

Please find below a response to the relevant Decision Guidelines at Clause of this clause:

Table 5: Clause 32.08-13 Decision Guidelines

DEP ARTMENT C OUNCIL R ES P ONSE

G ENERAL

The Municipal Planning Strategy and the Planning

Policy Framework Refer Chapter 5 of this report.

The purpose of this zone. Refer Chapter 6 of this report.

The objectives set out in a schedule to this zone. Refer Chapter 6 of this report.

SUBD I V I S ION

The pattern of subdivision and its effect on the spacing

of buildings. The proposal has incorporated a subdivision layout which integrates well

with the surrounding existing pattern of subdivision. See Chapter 10 for

more information.

For subdivision of land for residential development, the

objectives and standards of Clause 56. Refer to Clause 56 Assessment at Appendix E.

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WOMBAT HILL SCENIC DR

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N I C H E


ZONING PLAN17 SMITH ST, DAYLESFORD




LEGEND Site boundary Parcel Cadastre GRZ - General Residential Zone PUZ2 - Public Use Zone (Education) FZ - Farming Zone RDZ1 - Road Zone-Category 1 RDZ2 - Road Zone-Category 2 PUZ4 - Public Use Zone (Transport) IN1Z - Industrial 1 Zone

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7. OVERLAYS

The site is subject to the following overlay (and associated schedules):

• Environmental Significance Overlay – Schedule 1 (ESO1)

• Environmental Significance Overlay – Schedule 2 (ESO2)

These overlays and schedules will be outlined below in further detail (refer Overlay Plan on next page).

7.1 ENVIRONMENTAL SIGNIFICANCE OVERLAY (CLAUSE 42.01)

This overlay seeks to ensure that development is compatible with the identified environmental values and

achieve environmental objectives.

Clause 42.01-2 states that a planning permit is required to:

• Subdivide land.

• Remove, destroy or lop any vegetation, including dead vegetation. This does not apply: If a schedule to

this overlay specifically states that a permit is not required.

A planning permit is triggered for both of the above.

7.1.1 Schedule 1 to the ESO (ESO1)

The ESO1 relates to the proclaimed catchment protection, and seeks to ensure that the region’s water quality is

protected. ESO1 specifies the following mandatory requirements:

• All on-site wastewater must be treated and disposed of in accordance with the relevant EPA Code of

Practice – On Site Wastewater Management.

• All stormwater must be managed and discharged to the satisfaction of the responsible Authority and

generally in accordance with the principles described in Urban Stormwater: Best Practice Environmental

Management Guidelines (Victorian Stormwater Committee 1999).

The proposal has been designed to ensure compliance with the above. For more information please refer

Appendix F for the Stormwater Strategy report.

The ESO1 states that a permit is not required not required to remove, destroy, or lop vegetation, including dead

vegetation unless the removal, destruction or lopping involves:

• Any vegetation on site area greater than 1 ha.

• Vegetation within 30 metres of a waterway.

As the subject site is greater than 1ha, a planning permit is triggered for the removal of vegetation under this

overlay.

The ESO1 also states that a permit is not required to subdivide land if:

• The subdivision is for existing buildings that are connected to reticulated water and reticulated sewerage

system.

• The subdivision is a two lot subdivision and each lot is connected to reticulated water and reticulated

sewerage system.

As the proposed subdivision is not for both of the above, a planning permit is triggered under this overlay.

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OVERLAY PLAN17 SMITH ST, DAYLESFORD




LEGEND Site boundary Parcel Cadastre DDO - Design and Development HO - Heritage Overlay ESO - Environmental Significance

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ESO1 lists the following application requirements:

Table 6: ESO Application Requirements

AP P L I CAT I ON REQUIR EM ENT RESP ONS E

An application for a permit must be accompanied by the following information, where

appropriate:

A scaled site context plan showing the subject site and

surrounding land including location of all water ways, drainage

lines, water bodies, water supply channels or springs.

Refer Chapter 3 of this planning report for site context plan.

The location and use of existing and proposed buildings and

works, including proposed or existing waste water disposal areas

and vehicle access

Refer previous section of planning report for site context plan.

Details of degree and direction of slope, soil type, vegetation and

drainage systems

Refer previous section of planning report for site context plan.

A geotechnical report prepared by a suitably qualified persons

which demonstrates that the land is capable of absorbing effluent

generated on the lot and the likely impact of any on-site

wastewater treatment system on surface and ground water

resource and how such impact is to be mitigated.

Should a geotechnical report be required, one can be supplied via a

condition to a planning permit.

Any environmental management plan to be implemented as part

of the proposal.

As above

Please see below a response to the Decision Guidelines listed within ESO1:

Table 7: ESO1 Decision Guidelines

DE CI S IO N GUI D EL I NE RES P ONSE

Before deciding on an application the Responsible Authority must consider:

Any comments of the relevant water authority. It is understood that the relevant water authority will provide

referral comments following submission of the application.

The slope, soil type and other environmental factors including the

potential for pollution of waterways and ground water.

The subdivision design process has considered the existing features

of the land, and has been designed to respond to this to ensure

minimal impact, and ensuring stormwater is treated to best-

practice standards.

The need to maintain water quality at a local and regional level. The subdivision design will not decrease the water quality of the

area. The construction of a new basin ensures increased

stormwater run-off is property integrated into the water system

The possible effect of the development on the quality and

quantity of water in local watercourses, storages, creeks and

springs, including the impact on nutrient levels.

The subdivision has been designed to ensure that there is no

negative effect on the quality and quantity of water in surrounding

waterways.

The preservation of and impact on soils and the need to prevent

erosion.

The subdivision design integrates with the topography of the land

to ensure there is minimal impact.

The need to prevent or reduce the concentration or diversion of

stormwater.

Please refer Stormwater Strategy report at Appendix F.

The need to retain vegetation which prevents or limits adverse

effects on ground water recharge.

The application seeks to remove native vegetation – please refer

Appendix C Flora and Fauna report for more information.

The Stormwater Strategy report (Appendix F) demonstrates how

effects on ground water recharge will be accommodated

throughout the subdivision and servicing design.

7.1.2 Schedule 2 to the ESO (ESO2)

Schedule 2 to the ESO relates to the protection of the mineral springs and groundwater in the Shire.

ESO2 states that a permit is not required for the following:

• Emergency works, minor works, repairs and routine maintenance to existing buildings and works.

• Works that will not result in changes to surface or groundwater runoff or contribute to a decline in spring

water quality.

• Works associated with a minor utility installation.

• Works associated with passive recreation.

As the subdivision may result in changes to surface or groundwater runoff, a planning permit is triggered under

this overlay.

Please find a response to the Decision Guidelines of ESO2 below:

Table 8: ESO2 Decision Guidelines


Before deciding on an application the Responsible Authority must consider as appropriate:

Existing use of land and the reason for the development in

relation to that use.

The Daylesford Structure Plan identifies the subject site to be

within he township boundary, and therefore appropriate for

residential development. The subject site is also zoned for

residential purposes.

The availability of alternative land outside the overlay area. The subject site will allow for residential infill within the township

boundary, and therefore an alternative area has not been

considered.

The means of treatment and disposal of all sewage, sullage,

stormwater and other wastes where connection to a reticulated

sewage system is not available.

Please refer to Servicing Strategy at Appendix I for additional detail

on the means of treatment and disposal.

Possible effect of the development on the quality and quantity of

mineral spring and freshwater.

The subdivision has been designed to ensure that there is no

negative effect on the quality and quantity of mineral spring and

freshwater.

The impact on soils and the need to prevent erosion. The subdivision design integrates with the topography of the land

to ensure there is minimal impact.

Protection of the area for its recreational value. The subject site is zoned for residential purposes, and therefore

the residential subdivision is considered appropriate. The

recreation value of the surrounding area will be enhanced through

the opportunities for planting of locally native trees in streetscapes

and gardens.

The need to prevent or reduce the concentration of wastewater or

stormwater.

Please refer Stormwater Strategy report at Appendix F.

Potential threats to mineral springs water quality. The subdivision has been designed to ensure minimal threats to

the mineral springs water quality are produced.

Comments received from the Department of Natural Resources

and Environment, the relevant water authority and the Victorian

Mineral Water Committee.

It is understood that the application will be referred to the relevant

departments, authorities and committees to provide a response

following a preliminary assessment of the application.

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8. PARTICULAR PROVISIONS

The following Particular Provisions of the Hepburn Planning Scheme are relevant to the proposed development.

8.1 CLAUSE 52.01 – PUBLIC OPEN SPACE CONTRIBUTION AND SUBDIVISION

Pursuant to Clause 52.01, the subdivision proposal is required to make a contribution to Council for public open

space. The Schedule to the Clause stipulates that all residential, industrial and commercial subdivision within the

Shire of Hepburn is subject to 5% of the value of land intended to be developed for residential purposes.

As the lot is subject to a residential Net Developable Area of 3.54ha, a total of 0.177ha is required to be

contributed to Council, or the value of land to 0.177ha.

Our client would like to negotiate with Council to provide this contribution as cash contribution at statement of

compliance of the final stage. This contribution will be dealt with as a condition to any planning permit issued.

8.2 CLAUSE 52.17 – REMOVAL OF NATIVE VEGETATION

Pursuant to Clause 52.17, the application proposes the removal of native vegetation. This Clause seeks to ensure

that there is “no net loss to biodiversity as a result of the removal, destruction or lopping of native vegetation”.

This is achieved through the application of the following three step approach:

1. Avoid the removal, destruction or lopping of native vegetation.

2. Minimise impacts from the removal, destruction or lopping of native vegetation that cannot be avoided.

3. Provide an offset to compensate for the biodiversity impact if a permit is granted to remove, destroy or

lop native vegetation.

Please find below an ‘avoid and minimise’ statement, as required, in response to the above:

The subject land is zoned for residential purposes and is located within the Daylesford

Structure Plan’s identified township boundary, earmarked for future residential development.

The subdivision layout has created lot sizes which align with Council’s preferred density of the

area, with an effort to avoid any detrimental impact upon the manna gums. However, given

the large size of these trees and the layout of the lots, the formal protection area required for

these trees is very large and their ‘loss’ of value is considered inevitable. Thus, the Manna

gums will be required to be removed, and will be offset accordingly. The patches of

vegetation along the existing driveway may be able to be retained within the proposed lots,

and this will be determined upon more detailed design phase.

Pursuant to Clause 52.17-1 of this clause, a permit is required to remove, destroy or lop any native vegetation,

including dead vegetation. As native vegetation is proposed to be removed as part of this application, a planning

permit is triggered under this Clause.

A Flora and Fauna Report (Appendix C), and an Arborist Report (Appendix D) have been prepared, which outline

the vegetation found on the subject site. The report also includes the ‘avoid and minimise statement’, and the

offset requirements.

Clause 52.17-2 of this Clause states that an application under this Clause must comply with the application

requirements within the Guidelines. Please find below a response to each application requirement of these

Guidelines:

Table 9: Application Requirements for Removal of Native Vegetation

AP P L I CAT I ON REQUIR EM ENT S * RES P ONSE

Information about the native vegetation to be removed, including:

- The assessment pathway and reason for the assessment pathway. This

includes the location category of the native vegetation to be removed.

- A description of the native vegetation to be removed that includes:

• whether it is a patch or a scattered tree (or both)

• the extent (in hectares)

• the number and circumference (in centimetres measured at 1.3

metres above ground level) of any large trees within a patch

• the number and circumference (in centimetres measured at 1.3

metres above ground level) of any scattered trees, and whether each

tree is small or large

• the strategic biodiversity value score

• the condition score

• if it includes endangered Ecological Vegetation Classes

• if it includes sensitive wetland or coastal areas.

- Maps showing the native vegetation and property in context and containing:

• scale, north point and property boundaries

• location of any patches of native vegetation and the number of large

trees within the patch proposed to be removed

• location of scattered trees proposed to be removed, including their

size

- The offset requirement, determined in accordance with section 5 of the

Guidelines, that will apply if the native vegetation is approved to be removed.

Provided – please refer Appendix C for Flora

and Fauna report which provide these details.

Topographic and land information relating to the native vegetation to be removed,

showing ridges, crests and hilltops, wetlands and waterways, slopes of more than 20

percent, drainage lines, low lying areas, saline discharge areas, and areas of existing

erosion, as appropriate. This may be represented in a map or plan.

Provided - please refer Planning Permit

Report for Site Context plan.

Recent, dated photographs of the native vegetation to be removed. Provided – please refer Appendix D for

Arborist Report.

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Details of any other native vegetation approved to be removed, or that was removed

without the required approvals, on the same property or on contiguous land in the

same ownership as the applicant, in the five year period before the application for a

permit is lodged.

Not applicable – there has not been any other

native vegetation approved to be removed to

the applicant’s knowledge.

An avoid and minimise statement. The statement describes any efforts to avoid the

removal of, and minimise the impacts on the biodiversity and other values of native

vegetation, and how these efforts focussed on areas of native vegetation that have the

most value. The statement should include a description of the following:

- Strategic level planning – any regional or landscape scale strategic planning

process that the site has been subject to that avoided and minimised impacts

on native vegetation across a region or landscape

- Site level planning – how the proposed use or development has been sited or

designed to avoid and minimise impacts on native vegetation.

- That no feasible opportunities exist to further avoid and minimise impacts on

native vegetation without undermining the key objectives of the proposal.

Provided – please refer Appendix C for Flora

and Fauna Assessment report.

A copy of any Property Vegetation Plan contained within an agreement made pursuant

to section 69 of the Conservation, Forests and Lands Act 1987 that applies to the native

vegetation to be removed.

Not applicable – there is no Property

Vegetation Plan which applies to this

application.

Where the removal of native vegetation is to create defendable space, a written

statement explaining why the removal of native vegetation is necessary. This statement

must have regard to other available bushfire risk mitigation measures. This statement

is not required when the creation of defendable space is in conjunction with an

application under the Bushfire Management Overlay

Not applicable – the removal of this

vegetation is not to create defendable space.

If the application is under Clause 52.16, a statement that explains how the proposal

responds to the Native Vegetation Precinct Plan considerations at decision guideline 8.

Not applicable – this application is not under

Clause 52.16.

An offset statement providing evidence that an offset that meets the offset

requirements for the native vegetation to be removed has been identified, and can be

secured in accordance with the Guidelines.

A suitable statement includes evidence that the required offset:

- is available to purchase from a third party, or

- will be established as a new offset and has the agreement of the proposed

offset provider, or

- can be met by a first party offset.

It is understood that the application will be

referred to the relevant departments,

authorities and committees to provide a

response following a preliminary assessment

of the application.

*NOTE: the application is considered to be considered an ‘intermediate assessment pathway’, and therefore is not required to comply

with the application requirements for those subject to ‘detailed assessment pathways’.

Clause 52.17-4 stipulates that an application under this provision will be assessed against the Decision

Guidelines within the Guidelines. This application has taken these Decision Guidelines into account – please refer

Appendix C for Flora and Fauna report for further details on the proposed removal of native vegetation.

Clause 52.17-5 of this Clause sets out the following regarding offset requirements:

If a permit is required to remove, destroy or lop native vegetation, the biodiversity impacts from the

removal, destruction or lopping of native vegetation must be offset, in accordance with the

Guidelines. The conditions on the permit for the removal, destruction or lopping of native vegetation

must specify the offset requirement and the timing to secure the offset.

Please refer Appendix C for Flora and Fauna report, which provides evidence that the offsets can be achieved.

8.3 CLAUSE 56 – SUBDIVISION

A detailed assessment of the proposed subdivision against Clause 56 has been undertaken. The proposed

subdivision complies with the requirements of Clause 56 and this is attached at Appendix E.

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9. GENERAL PROVISIONS

The following General Provisions of the Hepburn Planning Scheme are relevant to the proposed development.

9.1 CLAUSE - 65 DECISION GUIDELINES

This Clause of the Planning Scheme states the following: ‘Because a permit can be granted does not imply that a

permit should or will be granted. The responsible authority must decide whether the proposal will produce

acceptable outcomes in terms of the decision guidelines of this clause’.

This application has considered the Decision Guidelines of the Hepburn Planning Scheme – please find more

details in Table 10 to the right.

9.1.1 Clause 65.01 Approval of an Application or Plan:

Please find a response to Clause 65.01 below:

Table 10: Clause 65.01 Approval of an Application or Plan


Before deciding on an application or approval of a plan, the responsible authority must consider, as appropriate:

The matters set out in section 60 of the Act. Considered – the application has considered maters within

Section 60 of the Act.

The Municipal Planning Strategy and the Planning Policy

Framework.

Considered – please refer to Chapter 5 of this Planning Permit

Application report.

The purpose of the zone, overlay or other provision. Considered – please refer to Chapter 6 this Planning Permit

Application report.

Any matter required to be considered in the zone, overlay or other

provision.

Considered – please refer to Chapter 6 of this Planning Permit

Application report.

The orderly planning of the area Considered – the proposed subdivision is in line with the

Daylesford Structure Plan, and is located within the identified

township boundary.

The effect on the amenity of the area Considered – a site analysis of the surrounding area was

undertaken, which determined that the proposed subdivision will

not have a detrimental impact on the existing area.

The proximity of the land to any public land. Considered – the subject site will complement the existing public

land area within the vicinity, such as the school to the north, and

local parks to the south.

Factors likely to cause or contribute to land degradation, salinity

or reduce water quality.

Considered – please refer to Stormwater Strategy Report at

Appendix F and Servicing Strategy Report at Appendix I.

Whether the proposed development is designed to maintain or

improve the quality of stormwater within and exiting the site.

Considered – please refer to Stormwater Strategy Report at

Appendix F.

The extent and character of native vegetation and the likelihood

of its destruction.

Considered – please refer to Flora and Fauna Report at Appendix

C.

Whether native vegetation is to be or can be protected, planted

or allowed to regenerate.

Considered – please refer to Flora and Fauna Report at Appendix

C.

The degree of flood, erosion or fire hazard associated with the

location of the land and the use, development or management of

the land so as to minimise any such hazard.

Considered – the proposed subdivision has been designed to

ensure that such hazards can be avoided.

The adequacy of loading and unloading facilities and any

associated amenity, traffic flow and road safety impacts.

Considered – it is considered that the proposed subdivision will

not have a detrimental impact on the current function of Smith

Street.

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9.1.1 Clause 65.02 Approval of an Application to subdivide land:

Please find a response to Clause 65.02 below:

Table 11: Clause 65.02 Approval of an Application to subdivide land

DE CI S IO N GUI D EL INE RES P ONSE

Before deciding on an application or approval of a plan, the responsible authority must consider, as appropriate:

The suitability of the land for subdivision. Considered – the subject land is zoned for residential purposes,

and is located within the Daylesford Structure Plan township

boundary, and is therefore considered to be appropriate for

residential subdivision.

The existing use and possible future development of the land and

nearby land.

Considered – as above.

The availability of subdivided land in the locality, and the need for

the creation of further lots.

Considered – as above.

The effect of development on the use or development of other

land which has a common means of drainage.

Considered – please refer to Appendix F for Stormwater Strategy

report.

The subdivision pattern having regard to the physical

characteristics of the land including existing vegetation.

Considered – please refer Appendix C Flora and Fauna Report.

The density of the proposed development Considered – the proposed subdivision layout is reflective of

surrounding lot sizes and densities.

The area and dimensions of each lot in the subdivision. Considered – the proposed subdivision layout is reflective of

surrounding lot sizes and densities.

The layout of roads having regard to their function and

relationship to existing roads.

Considered – please refer to following section of this report for

details on road network.

The movement of pedestrians and vehicles throughout the

subdivision and the ease of access to all lots.

Considered – please refer to Clause 56 Assessment at Appendix E.

The provision and location of reserves for public open space and

other community facilities.

Not applicable – this application does not include the provision of

any public facilities.

The staging of the subdivision Considered – the subdivision staging plan can be provided upon

the request of Council, should this be required. Staging will follow

the services provided.

The design and siting of buildings having regard to safety and the

risk of spread of fire.

Not applicable – there are no buildings a part of this application.

The provision of off-street parking. Considered – off-street car parking will be provided to the

satisfaction of the responsible Authority.

The provision and location of common property Not applicable – no common property is created as part of this

application.

The functions of any body corporate. Not applicable – as above.

The availability and provision of utility services, including water,

sewerage, drainage, electricity and gas.

Considered – please refer to Servicing Strategy report at

Appendix I.

If the land is not sewered and no provision has been made for the

land to be sewered, the capacity of the land to treat and retain all

sewage and sullage within the boundaries of each lot.

Considered – please refer to Servicing Strategy report at

Appendix I.

Whether, in relation to subdivision plans, native vegetation can be

protected through subdivision and siting of open space areas.

Considered – please refer Appendix C Flora and Fauna Report.

9.2 CLAUSE 66 REFERRAL & NOTICE PROVISIONS

It is understood that this application will be referred to the relevant state government departments and

authorities for comment – any comments on this application will be welcomed and considered throughout the

process of the application.

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10. DESIGN ASSESSMENT

10.1 IMAGE, CHARACTER AND HOUSING

The proposed subdivision has been designed with the intent to create a functional, safe and aesthetically

pleasing built environment which establishes a sense of place upon entry into the subdivision. To achieve this,

the proposed subdivision has ensured that all proposed lots have a street frontage to maximise a sense of

address and a linear road configuration to maximise visual permeability. Please refer to Image, Character and

Housing Plan on next page, to be read in conjunction with Table 12.

With regards to vegetation removal, the application proposes the removal of two (2) manna gums, which are

identified as trees 40 and 41 on the subdivision layout plan (refer Appendix B). There are also two patches of

native vegetation along the existing driveway of the subject site, and it will be determined throughout the design

phase whether the retention of these trees will be possible. Please refer to Appendix C for the Flora and Fauna

report, which describes the location and ecological class of the native vegetation.

The other trees located on the subject site are not native vegetation and are annotated on the plan. Pease refer

to the Arborist Report at Appendix D which describes each of these trees.

The proposed subdivision was prepared following a detailed site and surrounds analysis, to understand the

existing character of the surrounding residential area. The design has been prepared to ensure that it is

appropriate for the own entrance area, in line with the Daylesford Structure Plan. The details of housing design

can be determined at a later date, to ensure that the preferred character comes through in final house designs,

and to the satisfaction of Council. Specifically, we request that this be done through Design Guidelines as a

condition to any Planning Permit issued.

In addition, the proposal has been assessed against the requirements of Clause 56 (ResCode) of the Hepburn

Planning Scheme (please refer Appendix E).

Table 12: Image, Character and Housing Design Response

Image & Character

Character of proposed subdivision Explanation

A Pedestrian Link Pedestrian connection will provide for high amenity and walkability to future residents.

B Larger lots where site falls Larger lots have been proposed in the eastern portion of the site, to be integrated with the natural fall of the land.

C Tree-lined streets The cross-sections of streets provide opportunities for canopy tree planting and incorporating of both on-street parking and share pathways.

D Avenue entrance The entrance provides opportunities for street tree planting to integrate well within the existing streetscape of Smith Street

E Post and Wire/rural style fencing This will provide for a smooth transition to the abutting farming use of the land to the east of the site. This will also soften the views between the residential and farming uses of the land.

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LEGEND Site Boundary Potential Drainage Basin 1.0m Contours Potential Shared Path Connection Lot Cadastre / Lot Number Area containing larger lots Entrance to estate Internal pedestrian connection Potential future connection Refer to written explanation

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Scale: 1:1,000 @A2

N I C H E


IMAGE, CHARACTER AND HOUSING17 SMITH ST, DAYLESFORD

Aerial supplied by: NEARMAPAerial Date Stamp: 01.12.18Survey supplied by: VICMAPPlan Number: NPS739_101Revision Number: ADrawn By: K. Delbridge & M. PatullockClient: HYGGE PROPERTY



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10.2 ROADS AND ACCESS

The proposed subdivision is accessed via the existing Smith Street. Please refer to the Movement Network on

the next page, to be read in conjunction with Table 13, which highlights the key aspects for roads and access.

Table 13 Road Descriptions & Functionality

ROADS DESCRIPTION OF S ITE FEATURES

A Entry road

Entrance via Smith Street has been designed to ensure minimal impact on the

existing functionality of the street, and of the streetscape is retained. Please

refer Appendix H for a typical cross-section of this type of street.

The entry road has been designed to activate the entrance to the subject site.

The entrance area currently features an old oak tree, which is to be removed

to allow for efficient movement of vehicles, and because of the effect it will

have on the tree. It was determined that there would be too much ’cut’

required to create the entrance around this tree

B 16m road

One main east-west 16m road is proposed within the northern portion of the

development, which will serve as the main connection throughout the site. It is

envisaged that the road will allow for the planting of various locally significant

and native trees, and allow for pedestrian movement around the

development. This type of road will also be able to accommodate on-street

parking which is reflective of similar streets in the surrounding area of

Daylesford.

There are three other shorter 16m road reserves throughout the

development, two north-south, and one east-west. These roads will allow for

access to other, smaller roads throughout the development and are designed

to ultimately extend into adjoining properties

C 14m road

The development has incorporated a north-south 14m road in the north-

eastern corner of the subject site, which abuts the proposed drainage area.

This road has the potential to connect to the northern abutting lot in the

future.

D 11m shared

accessways

The proposed subdivision includes the provision of two 11m shared

accessways. This is to reflect and enhance the existing quiet and low density

character of the surrounding area. The accessways will allow for the

streetscapes to incorporate additional planting to make for an aesthetic path

for pedestrians to use.

E Future road

connections

The future road connections are provided at boundaries to reserve potential

for future development of these sites.

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31

3029

2827

26

16



(BY OTHERS)


(BY OTHERS)

POTENTIAL SEWER AND DRAINAGE OUTFALL IF PERMITTED THROUGH NEIGHBOURING LOT(IF REQUIRED)



16M ROAD RESERVE

16M

RO

AD R

ESER

VE14

M R

OAD

RES.

16M ROAD RESERVE

11M

SH

ARED

ACC

ESS-

WAY

11M

SH

ARED

ACC

ESS-

WAY

ENTRY ROAD




WATERWAY/DRAINAGE

1526m²

SMIT

H S

T

HOSPITAL ST

LEGEND Site Boundary Waterway/Drainage Potential Drainage Basin 1.0m Contours Potential Shared Path Connection 16M Local Road Reserve 15M (Approx) Entrance Rd Reserve 14M Local Road Reserve 12M Shared Access-way 11M Shared Access-way 8M Extended Driveway Pedestrian through access Future Road Connections to adjacent properties

0 10 20 30 40 50 60m

Scale: 1:1,000 @A2

N I C H E


MOVEMENT NETWORK17 SMITH ST, DAYLESFORD




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V_Smith Hygge

10.3 STAGING & SERVICING

Servicing of the land (sewer and water) is informed by the topography of the land, and the existing highpoint of

the subject site. Please refer to Appendix I for Servicing Strategy Report for additional detail.

The development will be staged and will align with the servicing of the proposed subdivision. Staging will be

forwarded to Council in due course.

Please see proposed servicing features in Table 14 below, to be read in conjunction with the Servicing Plan

provided on the next page.

Table 14 Servicing Descriptions and Functionality

SERVICING FEATURES DESCRIPTION OF S ITE FEATURES

A Sewer catchment areas

There are three catchment areas contained within the subject

site, which align with the topography of the site.

• North-east catchment (2.01ha)

• North-west Catchment 1.6Ha

• South-west Catchment 1.21Ha

B Highpoint

The natural highpoint of the site is close to the middle of the

subject site, and there are three catchment areas which fall from

this highpoint.

C Drainage Reserve

The drainage reserve basin is proposed in the north-eastern

corner of the subject site, and is 1526sqm in size.

Note: should development extend north into the rear of the

adjoining school site, the basin can be readily extended into the

property to the north.

D Indicative Sewer Line & Pump

Station:

A pump station is proposed to be located in the north-east of

the subject site, the plan overleaf shows an indicative sewer line

throughout the development which ends at this pump station

(please note that this indicative sewer line may be subject to

change). .

- The pump station will be located in the north-eastern corner of

the subject site, near the drainage basin.

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NORTHWEST CATCHMENT

SOUTHWESTCATCHMENT

NORTHEASTCATCHMENT

FALL

FALLFALL

19.71

50

19.44

50

18

34

18

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18

34

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18

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18

18

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18

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18

18

18

34

18

20.43

24.4

1.92

17.5

8

21.92

42

32

21.7

294.2

2

19.0

3

4.24

29

21

18

20

32

4.26

17

35

20

20

35

24

214.2

2

32

321

8

32

18

32

18

32

32

18

32

18

18

4.26

29

19.9

3

16.9

5

294.22

16.9

1

32

18

294.2

4

15

32

18

18

32

18

18

32

18.9

5

32

18.6

4

16

16

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29

4.26

17

32

20

20

32

20

20

32

20

20

32

20

20

32

20

20

32

20

20

32

18

18

32

18

18

32

18

18

32

18

18

32

18

18

32

28.27

15.8 4.79

30.2

8

32.1

31.0

4

10.9

40.86

40.3

4

20

40.83

20

20

40.79

20

20

40.76

20.4

8

45

17

2.2

42.8

17.1

9

45

17

17

4.26

42

18.6

2

15.5

2

424.22

15.7

2

45

17

45

17

45

34

20

34

20

4.26

14

17

29.7

5

17

17

32.7

9

17

17

32.8

3

144.2

2

29.9

1

17

32.8

7

34

20.1

9

25.838.17

34.8

6

4.26

22.22

38.1

2

15

1413

12

1011

9

8

7

6

1918

17

25

20

21

24

23

22

5

4

3

1

253

5251

5049

4847

4645

4443

4241

40

39

3837

36

35

34

33

32

31

3029

2827

26

16



(BY OTHERS)


(BY OTHERS)

POTENTIAL SEWER AND DRAINAGE OUTFALL IF PERMITTED THROUGH NEIGHBOURING LOT(IF REQUIRED)



11M

SH

ARED

ACC

ESS-

WAY

11M

SH

ARED

ACC

ESS-

WAY




WATERWAY/DRAINAGE

1526m²

16M ROAD RESERVE

16M

RO

AD R

ESER

VE14

M R

OAD

RES.

16M ROAD RESERVE

ENTRY ROAD

SMIT

H S

T

HOSPITAL ST

LEGEND Site Boundary Waterway/Drainage Potential Drainage Basin 1.0m Contours Local high point Catchment Boundary Drainage Direction Lot Cadastre / Lot Number Sewer pumping station Indicative sewer line Indicative 2.5M shared path Drainage catchment fall Waterway / Drainage Basin

38

FALL

0 10 20 30 40 50 60m

Scale: 1:1,000 @A2

N I C H E


SERVICING17 SMITH ST, DAYLESFORD




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V_Smith Hygge

11. CONCLUSION

As detailed within this report, this application is considered to be generally in accordance with the direction,

visions and objectives of the Hepburn Planning Scheme and the Daylesford Structure Plan.

From a design response perspective, the subdivision layout maximised the opportunity to implement features

which are characteristic to Daylesford, such as large lot sizes, and the opportunities for tree planting along

streetscapes. Overall, this which will provide a high amenity for the development. From a broader perspective,

the east-west road and its connection to the entry road which accesses Smith Street, will provide linkages

throughout the site towards the future local town centre and the neighbourhood. There is also the opportunity

for a future shared path connection throughout the development.

Ultimately, the construction of the local road network and shared path facilities will make driving walking and

cycling accessibility to the town centre and adjacent school facilities as a key feature of the site, by virtue of its

close proximity to these important non-residential land uses.

The proposed subdivision provides the opportunity for the future housing stock to reflect the features of the

surrounding character precincts, It will ensure that views towards Wombat Hill can be protected, and the

character of the main entrance to town (via Midland Highway) is reinforced throughout the subject site.

We look forward to working with Council during their assessment of the permit application.

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VOLUME 08894 FOLIO 961 Security no : 124078746095W Produced 08/08/2019 03:18 PM

LAND DESCRIPTION

Lot 5 on Plan of Subdivision 090304.PARENT TITLE Volume 08782 Folio 384Created by instrument LP090304 06/09/1971

REGISTERED PROPRIETOR

Estate Fee SimpleSole Proprietor IRENE PEARL HENDERSON of 17 SMITH STREET DAYLESFORD VIC 3460 AM190071K 17/09/2015

ENCUMBRANCES, CAVEATS AND NOTICES

Any encumbrances created by Section 98 Transfer of Land Act 1958 or Section 24 Subdivision Act 1988 and any other encumbrances shown or entered on the plan or imaged folio set out under DIAGRAM LOCATION below.

DIAGRAM LOCATION

SEE LP090304 FOR FURTHER DETAILS AND BOUNDARIES

ACTIVITY IN THE LAST 125 DAYS

NIL

------------------------END OF REGISTER SEARCH STATEMENT------------------------

Additional information: (not part of the Register Search Statement)

Street Address: 17 SMITH STREET DAYLESFORD VIC 3460

DOCUMENT END

Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the CopyrightAct 1968 (Cth) and for the purposes of Section 32 of the Sale of Land Act 1962 (Vic) or pursuant to a written agreement. The information is only valid at the timeand in the form obtained from the LANDATA REGD TM System. The State of Victoria accepts no responsibility for any subsequent release, publication orreproduction of the information.

REGISTER SEARCH STATEMENT (Title Search) Transfer of Land Act 1958

Page 1 of 1

Title 8894/961 Page 1 of 1

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Imaged Document Cover Sheet

The document following this cover sheet is an imaged document supplied by LANDATA®, Land Use Victoria.

Document Type Plan

Document Identification LP090304

Number of Pages

(excluding this cover sheet)

1

Document Assembled 08/08/2019 15:23

Copyright and disclaimer notice:© State of Victoria. This publication is copyright. No part may be reproduced by any process exceptin accordance with the provisions of the Copyright Act and for the purposes of Section 32 of the Saleof Land Act 1962 or pursuant to a written agreement. The information is only valid at the time and inthe form obtained from the LANDATA® System. The State of Victoria accepts no responsibility forany subsequent release, publication or reproduction of the information.

The document is invalid if this cover sheet is removed or altered.

PLANNIN


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1987

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PLANNIN


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the Plan

ning &

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1987

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hich m

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ght.

Imaged Document Cover Sheet

The document following this cover sheet is an imaged document supplied by LANDATA®, Land Use Victoria.

Document Type Instrument

Document Identification AM190071K

Number of Pages

(excluding this cover sheet)

1

Document Assembled 08/08/2019 15:23

Copyright and disclaimer notice:© State of Victoria. This publication is copyright. No part may be reproduced by any process exceptin accordance with the provisions of the Copyright Act and for the purposes of Section 32 of the Saleof Land Act 1962 or pursuant to a written agreement. The information is only valid at the time and inthe form obtained from the LANDATA® System. The State of Victoria accepts no responsibility forany subsequent release, publication or reproduction of the information.

The document is invalid if this cover sheet is removed or altered.

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1987

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PLANNIN


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1987

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APPENDIX B – SUBDIVISION LAYOUT PLAN

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17

5 642 3 7 9 10811 12 1513

1720

14 1621

22

23

25

2627

28

2930

31

3233

34

35

3637

3839

4041

42

434445

4647

24

18 19

19.71

50

19.44

50

18

34

18

34

18

34

18

18

34

18

18

34

18

34

18

18

18

34

18

20.43

24.4

1.92

17.5

8

21.92

42

32

21.7

294.2

2

19.0

3

4.24

29

21

18

20

32

4.26

17

35

20

20

35

24

214.2

2

32

321

8

32

18

32

18

32

32

18

32

18

18

4.26

29

19.9

3

16.9

5

294.22

16.9

1

32

18

294.2

4

15

32

18

18

32

18

18

32

18.9

5

32

18.6

4

16

16

20

29

4.26

17

32

20

20

32

20

20

32

20

20

32

20

20

32

20

20

32

20

20

32

18

18

32

18

18

32

18

18

32

18

18

32

18

18

32

28.27

15.8 4.79

30.2

8

32.1

31.0

4

10.9

40.86

40.3

4

20

40.83

20

20

40.79

20

20

40.76

20.4

8

45

17

2.2

42.8

17.1

9

45

17

17

4.26

42

18.6

2

15.5

2

424.22

15.7

2

45

17

45

17

45

34

20

34

20

4.26

14

17

29.7

5

17

17

32.7

9

17

17

32.8

3

144.2

2

29.9

1

17

32.8

7

34

20.1

9

25.838.17

34.8

6

4.26

22.22

38.1

2

979m²

612m²612m²

612m²

612m²612m²

612m²

883m²

695m²

667m²

696m²700m²

836m²

576m²

576m²

576m²

576m²

634m²

633m²

571m²

576m²

576m²

601m²

512m²

636m²640m²

640m²640m²

640m²640m²

640m²576m²

576m²576m²

576m²576m²

749m²

817m²

816m²

825m²

769m²

765m²

831m²

836m²

765m²

765m²

680m²

553m²558m²

558m²555m²

682m²

965m²

15

1413

12

1011

9

8

7

6

1918

17

25

20

21

24

23

22

5

4

3

1

253

5251

5049

4847

4645

4443

4241

40

39

3837

36

35

34

33

32

31

3029

2827

26

16

LOT MIX TABLE - SUBJECT SITETOTAL NUMBER OF LOTS : 53 AVERAGE: 667.5m²LOTS 599m² AND LESS 17 AVERAGE: 567.2m² 32.1%LOTS 600m² TO 699m² 21 AVERAGE: 639.8m² 39.6%LOTS 700m² TO 799m² 6 AVERAGE: 752.2m² 11.3%LOTS 800m² AND GREATER 9 AVERAGE: 865.3m² 17%



(BY OTHERS)


(BY OTHERS)


12M SHARED DRIVE WITH VISITOR PARKING AND SEWER AND DRAINAGE OUTFALL IF PERMITTED THROUGH NEIGHBOURING LOT(IF REQUIRED)


16M ROAD RESERVE

16M

RO

AD R

ESER

VE14

M R

OAD

RES.

16M ROAD RESERVE

11M

SH

ARED

ACC

ESS-

WAY

11M

SH

ARED

ACC

ESS-

WAY

15.2M ENTRY ROAD



8.0M ACCESSWAY


WATERWAY/DRAINAGE

1526m²

SMIT

H S

T

HOSPITAL ST

LEGEND Site Boundary Waterway/Drainage Potential Drainage Basin Potential Shared Path Connection 1.0m Contours Trees To Be Offset (With ID No.)41

0 10 20 30 40 50 60m

Scale: 1:1,000 @A2

N I C H E


SUBDIVISION PLAN FOR PERMIT APPLICATION17 SMITH ST, DAYLESFORD

Aerial supplied by: NEARMAPAerial Date Stamp: 01.12.18Survey supplied by: VICMAPPlan Number: V_18-016-004Revision Number: DDrawn By: Matthew PatullockClient: HYGGE PROPERTY



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1987

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APPENDIX C – FLORA AND FAUNA REPORT

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1987

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V_Smith Hygge

APPENDIX E – CLAUSE 56 ASSESSMENT

1.1 RESIDENTIAL SUBDIVISION (CLAUSE 56 – RESCODE)

Clause 32.08-3 of the General Residential Zone states that an application to subdivide land, other

than an application to subdivide land into lots each containing an existing dwelling or car parking

space, must meet the requirements of Clause 56 and:

• Must meet all of the objectives included in the clauses specified in the following table.

• Should meet all of the standards included in the clauses specified in the following table.

As the subdivision is to create 53 lots, the following additional objectives and standards are to be

met:

All except Clauses 56.03-1 to 56.03-3, 56.03-5, 56.06-1 and 56.06-3.

Subdivision Site and Context Description and Design Response (Clause 56.01)

Please refer to planning permit application report for Subdivision Site and Context Description

and the Design Response.

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1987

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V_Smith Hygge

Policy Imp lementat ion (Clause 56.02 – 1 )

Object ives Response

To ensure that the layout and design of

a subdivision is consistent with and

implements any objective, policy,

strategy or plan for the area set out in

this scheme

Complies – The proposal is designed and laid out to be generally consistent

with the objectives, policies, strategies and plans for the Daylesford area,

as set out within the local planning policy framework of the Hepburn

Planning Scheme. For more information, refer to Niche Planning Studio’s

Planning Permit Application Report.

Stan dard C1 Response

An application must be accompanied by

a written statement that describes how

the subdivision is consistent with and

implements any relevant growth area,

activity centre, housing, access and

mobility, community facilities, open

space and recreation, landscape

(including any native vegetation

precinct plan) and urban design

objective, policy, strategy or plan for the

area set out in this scheme.

Complies – Refer to Niche Planning Studio’s Planning Permit Application

report.

Bui lt En vironmen t Object ive (C lause 56.03 – 4 )


To create urban places with identity and

character.

Complies - The proposed subdivision responds to and complements the

existing character of the Daylesford township.

This is outlined further in the detailed Planning Permit Application Report.


The built environment should:

Implement any relevant urban design

strategy, plan or policy for the area set

out in this scheme

Complies – The proposal will implement the neighbourhood character

objectives set out within the local planning policy framework. This is

summarised further within the Planning Permit Application Report.

Provide living and working

environments that are functional, safe

and attractive.

Complies – The proposal will seek to ensure that the future community will

reside in an area that is attractive through improved street planting and

attractive streetscapes.

Provide an integrated layout, built form

and urban landscape.

Complies – During the construction stage, dwelling design/articulation,

setbacks, landscaping, fencing will be guided by Council requirements

Contribute to a sense of place and

cultural identity

Complies – As above

An application should describe the

identity and character to be achieved

and the elements that contribute to that

identity and character.

Complies – The application seeks to comply with the preferred character of

the Daylesford township – refer to planning report for additional detail.

Lot Divers ity and Distr ibution Object ives (C lause 56.04 – 1)


To achieve housing densities that

support compact and walkable

neighbourhoods and the efficient

provision of public transport services.

Complies – The subdivision provides an average lot size of 667.5sqm, which

is reflective of the existing surrounding character of the town.

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To provide higher housing densities

within walking distance of activity

centres.

Complies – The subdivision lot sizes are consistent with the surrounding

area, and provide an appropriate density for a small regional town where

most residential areas are located within close proximity to the town centre

area.

To achieve increased housing densities

in designated growth areas.

Complies – as above.

To provide a range of lot sizes to suit a

variety of dwelling and household types.

Complies – the proposal provides for a range of lot sizes, ranging from

571sqm to 883sqm.


A subdivision should implement any

relevant housing strategy, plan or policy

for the area set out in this scheme.

Complies – The proposal responds to Clause 21.05 Settlement and Housing

which includes the Daylesford Structure plan. This is detailed more within

the Planning Permit Application Report.

Lot sizes and mix should achieve the

average net residential density specified

in any zone or overlay that applies to the

land or in any relevant policy for the

area set out in this scheme.

Complies – The local planning policy related to Settlement and Housing includes a strategy which outlines that residential infill incorporating more diverse lot sizes is encouraged within 400m walking distance to the town centre. The proposal is located within 400m walking distance of the town centre. .

A range and mix of lot sizes should be

provided including lots suitable for the

development of:

- Single dwellings.

- Two dwellings or more.

- Higher density housing.

- Residential buildings and

Retirement villages.

Complies – The proposed subdivision will allow for the construction of

single dwellings on each lot and provides a range of lot sizes from 571sqm

to 883sqm.

Unless the site is constrained by

topography or other site conditions, lot

distribution should provide for 95 per

cent of dwellings to be located no more

than 400 metre street walking distance

from the nearest existing or proposed

bus stop, 600 metres street walking

distance from the nearest existing or

proposed tram stop and 800 metres

street walking distance from the nearest

existing or proposed railway station.

Not applicable – Daylesford is a small regional town with limited public transport options, however it is a very walkable town given its compact size and structure. The subject site is located within walking distance (approx. 400m) to the town centre, in addition to various other services and amenities. Daylesford also has regional connections to other regional and metropolitan cities.

Lots of 300 square metres or less in area,

lots suitable for the development of two

dwellings or more, lots suitable for

higher density housing and lots suitable

for Residential buildings and Retirement

villages should be located in and within

400 metres street walking distance of an

activity centre.

Not applicable – The application does not include lots less than 300sqm.

Lot Area and Bu ild in g Envelope Object ives (C lause 56.04 – 2)


To provide lots with areas and

dimensions that enable the appropriate

siting and construction of a dwelling,

Complies – The proposed subdivision maximizes solar access on all lots

where possible and ensures that each lot is sited to enable easy access to a

roadway.

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solar access, private open space, vehicle

access and parking, water

management, easements and the

retention of significant vegetation and

site features.


An application to subdivide land that creates lots of less than 300 square metres should be accompanied by information

that shows:

That the lots are consistent or contain

building envelope that is consistent with

a development approved under this

scheme, or If no development of the lot

has been approved under this scheme,

contain a building envelope and be able

to contain a rectangle measuring 10

metres by 15 metres, or 9 metres by 15

metres if a boundary wall is nominated

as part of the building envelope.

Not applicable – The application does not include lots between 300sqm and 500sqm (all lots are greater than 500sqm).

That a dwelling may be constructed on

each lot in accordance with the

requirements of this scheme.

Complies – Lots have been designed to accommodate a dwelling on each

lot.

Lots of between 300 square metres and 500 square metres should:

Contain a building envelope that is

consistent with a development of the lot

approved under this scheme, or

Not applicable – The application does not include lots between 300sqm and 500sqm (all lots are greater than 500sqm).

If no development of the lot has been

approved under this scheme, contain a

building envelope and be able to contain

a rectangle measuring 10 metres by 15

metres, or 9 metres by 15 metres if a

boundary wall is nominated as part of

the building envelope

Not applicable – The application does not include lots between 300sqm

and 500sqm (all lots are greater than 500sqm).

If lots of between 300 square metres

and 500 square metres are proposed to

contain dwellings that are built to the

boundary, the long axis of the lots

should be within 30 degrees east and 20

degrees west of north unless there are

significant physical constraints that

make this difficult to achieve.

Not applicable – The application does not include lots between 300sqm

and 500sqm (all lots are greater than 500sqm).

Lots greater than 500 square metres

should be able to contain a rectangle

measuring 10 metres by 15 metres, and

may contain a building envelope.

Complies – The proposed subdivision layout shows that all lots will be able

to contain a rectangle measuring 10 metres by 15 metres.

A building envelope may specify or incorporate any relevant siting and design requirement. Any requirement should

meet the relevant standards of Clause 54, unless:

The objectives of the relevant standards

are met, and

Not Applicable – Building envelopes have not been included on the

subdivision layout plan – future development of dwellings will respond to

Council’s preferred character and design for housing within the area, in

addition to the objectives . Building envelopes can be proposed and

implemented at the certification stage of development if required.

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The building envelope is shown as a

restriction on a plan of subdivision

registered under the Subdivision Act

1988, or is specified as a covenant in an

agreement under Section 173 of the Act.

Not Applicable – as above.

Where a lot with a building envelope

adjoins a lot that is not on the same plan

of subdivision or is not subject to the

same agreement relating to the relevant

building

envelope:

- The building envelope must meet

Standards A10 and A11 of Clause

54 in relation to the

- adjoining lot, and

- The building envelope must not

regulate siting matters covered

by Standards A12 to

- A15 (inclusive) of Clause 54 in

relation to the adjoining lot. This

should be specified in the relevant

plan of subdivision or agreement.


Lot dimensions and building envelopes

should protect:

- Solar access for future dwellings

and support the siting and design

of dwellings that achieve the

energy rating requirements of the

Building Regulations.

- Existing or proposed easements

on lots.

- Significant vegetation and site

features


Solar Or ientat ion of Lots Object ive (Clause 56.04 – 3 )


To provide good solar orientation of lots

and solar access for future dwellings.

Complies – All lots are subdivided in a manner which will ensure good solar access. These lots will have ample room to allow a dwelling have good solar access.


Unless the site is constrained by

topography or other site conditions, at

least 70 percent of lots should have

appropriate solar orientation.

Complies - The orientation of lots is in accordance with this Objective. The

subdivision design responds to the topography of the site, the constraints

of surrounding development and allows for dwellings to be appropriately

oriented to facilitate solar access where possible.

Lots have appropriate solar orientation when:

The long axis of lots are within the range

north 20 degrees west to north 30

degrees east, or east 20 degrees north

to east 30 degrees south.

Complies – Where appropriate and not hindered by topography, lots have

long axis within a range of 20 degrees west to north, 30 degrees east or 20

degrees north to east 30 degrees south.

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Lots between 300 square metres and

500 square metres are proposed to

contain dwellings that are built to the

boundary, the long axis of the lots

should be within 30 degrees east and 20

degrees west of north.

Complies – Generally, where appropriate and not hindered by topography,

the lots are within 30 degrees east and 20 degrees west of north to allow

for buildings to be built up to the boundary.

Street Or ientat ion Object ive (C lause 56.04 – 4 )


To provide a lot layout that contributes

to community social interaction,

personal safety and property security.

Complies – The lot layout ensures that all lots have direct access to streets.

This ensures that dwellings will have frontage to these streets and

therefore improve overall safety and community social interaction.


Subdivision should increase visibility and surveillance by::

Ensuring lots front all roads and streets

and avoid the side or rear of lots being

oriented to connector streets and

arterial roads.

Complies – Due to the grid layout of the subdivision, all lots front roads and

streets.

Providing lots of 300 square metres or

less in area and lots for 2 or more

dwellings around activity centres and

public open space.

Not applicable – The application does not include lots less than 300sqm.

Ensuring streets and houses look onto

public open space and avoiding sides

and rears of lots along public open space

boundaries.

Not applicable – The proposed subdivision does not include open space

areas. It enjoys good walking access to Wombat Hill Botanic Gardens, to the

south of the subject site.

Providing roads and streets along public

open space boundaries.

Not applicable – as above.

Common Areas Ob ject ive (C lause 56.04 – 5 )


To identify common areas and the

purpose for which the area is commonly

held.

Not Applicable – No common areas will be created as part of this proposal.

To ensure the provision of common area

is appropriate and that necessary

management arrangements are in

place.


To maintain direct public access

throughout the neighbourhood street

network.



An application to subdivide land that creates common land must be accompanied by a plan and a report identifying:

The common area to be owned by the

body corporate, including any streets

and open space.


The reasons why the area should be

commonly held.


Lots participating in the body corporate Not Applicable – No common areas will be created as part of this proposal.

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The proposed management

arrangements including maintenance

standards for streets and open spaces to

be commonly held


Integrated Urban Landscape Ob ject ives (Clause 56.05 – 1)


To provide attractive and continuous

landscaping in streets and public open

spaces that contribute to the character

and identity of new neighbourhoods and

urban places or to existing or preferred

neighbourhood character in existing

urban areas.

Complies – All landscaping will be designed in accordance with this

objective.

A landscape plan for the subdivision can be prepared on request, however

we respectfully request that this be provided as a condition on the planning

permit.

To incorporate natural and cultural

features in the design of streets and

public open space where appropriate.

Not applicable – As above

To protect and enhance native habitat

and discourage the planting and spread

of noxious weeds.


To provide for integrated water

management systems and contribute to

drinking water conservation



An application for subdivision that

creates streets or public open space

should be accompanied by a landscape

design.

Complies – All landscaping will be designed in accordance with this

standard.

A landscape plan for the subdivision can be prepared on request, however

we respectfully request that this be provided as a condition on the planning

permit.

The landscape design should:

- Implement any relevant

streetscape, landscape, urban

design or NVPP, strategy or policy

for the area set out in this

scheme.

- Create attractive landscapes that

visually emphasise streets and

public open spaces.

- Respond to the site and context

description for the site and

surrounding area.

- Maintain significant vegetation

where possible within an urban

context.

- Take account of the physical

features of the land including

landform, soil and climate.

- Protect and enhance any

significant natural and cultural

features.

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- Protect and link areas of

significant local habitat where

appropriate.

- Support integrated water

management systems with

appropriate landscape design

techniques for managing urban

run-off including wetlands and

other water sensitive urban

design features in streets and

public open space.

- Promote the use of drought

tolerant and low maintenance

plants and avoid species that are

likely to spread into the

surrounding environment.

- Ensure landscaping supports

surveillance and provides shade in

streets, parks and public open

space.

- Develop appropriate landscapes

for the intended use of public

open space including areas for

passive and active recreation, the

exercising of pets, playgrounds

and shaded areas.

- Provide for walking and cycling

networks that link with

community facilities.

- Provide appropriate pathways,

signage, fencing, public lighting

and street furniture.

- Create low maintenance, durable

landscapes that are capable of a

long life.

Pub lic Open Space Provis ion Ob ject ives (C lause 56.05 – 2)


To provide a network of quality, well-

distributed, multi-functional and cost-

effective public open space that includes

local parks, active open space, linear

parks and trails, and links to regional

open space.

Not applicable – The proposed subdivision does not include open space

areas. It enjoys good walking access to Wombat Hill Botanic Gardens, to the

south of the subject site.

To provide a network of public open

space that caters for a broad range of

users.


To encourage healthy and active

communities.


To provide adequate unencumbered

land for public open space and integrate

any encumbered land with the open

space network.


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To ensure land provided for public open

space can be managed in an

environmentally sustainable way and

contributes to the development of

sustainable neighbourhoods.



The provision of public open space should:

Implement any relevant objective,

policy, strategy or plan (including any

growth area precinct structure plan) for

open space set out in this scheme.


Provide a network of well-distributed neighbourhood public open space that includes:

Local parks within 400 metres safe

walking distance of at least 95 percent

of all dwellings. Where not designed to

include active open space, local parks

should be generally 1 hectare in area

and suitably dimensioned and designed

to provide for their intended use and to

allow easy adaptation in response to

changing community preferences

Not applicable – The proposal does not provide local parks.

Additional small local parks or public

squares in activity centres and higher

density residential areas.

Not applicable – The proposal does not include local parks or public

squares.

Active open space of a least 8 hectares

in area within 1 kilometre of 95 percent

of all dwellings that is:

- Suitably dimensioned and

designed to provide for the

intended use, buffer areas around

sporting fields and passive open

space

- Sufficient to incorporate two

football/cricket ovals

- Appropriate for the intended use

in terms of quality and

orientation

- Located on flat land (which can be

cost effectively graded)

- Located with access to, or making

provision for, a recycled or

sustainable water supply

- Adjoin schools and other

community facilities where

practical

- Designed to achieve sharing of

space between sports

Not applicable – The proposal does not include active open space.

Linear parks and trails along waterways,

vegetation corridors and road reserves

within 1 kilometre of 95 percent of all

dwellings.

Complies – The proposal includes linear parks which provide for easy

access to parks and activity centres located within close proximity.

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Walk in g And Cyc l ing Network Object ives (C lause 56.06 – 2)


To contribute to community health and

well being by encouraging walking and

cycling as part of the daily lives of

residents, employees and visitors.

Complies – Pedestrian and cycling paths will be included on roads where

appropriate.

To provide safe and direct movement

through and between neighbourhoods

by pedestrians and cyclists.

Complies – as above.

To reduce car use, greenhouse gas

emissions and air pollution.

Complies – the proposed subdivision is located in close proximity (within

walking distance) to the town centre, and the streets will be designed to be

attractive spaces to encourage walking as a mode of transport. This will

assist in reducing car use within the subdivision and the wider township

area.


The walking and cycling network should be designed to:

Implement any relevant regional and

local walking and cycling strategy, plan

or policy for the area set out in this

scheme.

Complies - All streets will incorporate footpaths in accordance with

Council’s preferred outcomes.

Link to any existing pedestrian and

cycling networks Complies – The proposed application will link into any existing and

approved pedestrian and cycling networks.

Provide safe walkable distances to

activity centres, community facilities,

public transport stops and public open

spaces

Complies – The proposed subdivision will provide for safe walking to the

town centre area.

Provide an interconnected and

continuous network of safe, efficient

and convenient footpaths, shared

paths, cycle paths and cycle lanes

based primarily on the network of

arterial roads, neighbourhood streets

and regional public open spaces.

Complies - Internally, the street pattern allows for easy access around the

development.

Ensure safe street and road crossings

including the provision of traffic

controls where required.

Complies – Will be provided to the satisfaction of the Responsible

Authority.

Have natural surveillance along streets

and from abutting dwellings and be

designed for personal safety and

security particularly at night.

Complies – All lots have been designed to front streets, allowing future

dwellings to improve passive surveillance, particularly at night.

Neighbourh ood Street Networ k Object ive (Clause 56.06 – 4)


To provide for direct, safe and easy

movement through and between

neighbourhoods for pedestrians,

cyclists, public transport and other

motor vehicles using the

neighbourhood street network.

Complies - The proposed street network largely comprises local access

streets, ensuring that it provides for an appropriate level of local traffic

dispersal.

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The neighbourhood street network must:

Take account of the existing mobility

network of arterial roads,

neighbourhood streets, cycle paths,

shared paths, footpaths and public

transport routes.

Complies – The existing mobility network is based on the existing Smith

Street to the west of the development. The current proposal has taken the

possible effect on this into account and ensures connections are sufficient,

functional and safe.

Provide clear physical distinctions

between arterial roads and

neighbourhood street types.

Complies – Each road type is clearly distinct as they are designed at

different widths, with varying on-street parking treatments and integration

between cycling and pedestrian areas.

Comply with the Roads Corporation’s

arterial road access management

policies.

Not applicable – the proposal does not include any arterial roads as part of

the subdivision layout.

Provide an appropriate speed

environment and movement priority for

the safe and easy movement of

pedestrians and cyclists and for

accessing public transport.

Complies – Speed requirements on each road hierarchy will be provided

based on the Responsible Authority’s requirements.

Provide safe and efficient access to

activity centres for commercial and

freight vehicles.

Not applicable – the proposed application is for a residential subdivision

will not cater for freight or large commercial vehicles.

Provide safe and efficient access to all

lots for service and emergency vehicles. Complies – Roads will be constructed to ensure safe access to emergency

vehicles.

Provide safe movement for all vehicles. Complies - Streets align between neighbourhoods for direct and efficient

permeability in addition to safe movements for all vehicles.

Walk in g And Cyc l ing Network Deta i l Object ives (C lause 56.06 – 5)


To design and construct footpaths,

shared path and cycle path networks

that are safe, comfortable, well-

constructed and accessible for people

with disabilities.

Complies – Safe, comfortable, well-constructed and accessible footpaths,

shared path will be constructed in accordance with this objective.

To design footpaths to accommodate

wheelchairs, prams, scooters and other

footpath bound vehicles.

Complies – Footpaths will be designed at an appropriate width to

accommodate wheelchairs, prams, scooters and other footpath bound

vehicles.


Footpaths, shared paths, cycle paths and cycle lanes should be designed to:

Be part of a comprehensive design of

the road or street reservation.

Complies – The street layout proposed has been designed to be part of a

comprehensive design, well-connected to surround networks.

Be continuous and connect. Complies – See above

Provide for public transport stops,

street crossings for pedestrians and

cyclists and kerb crossovers for access

to lots.

Not applicable – the application does not include public transport stops.

Accommodate projected user volumes

and mix.

Complies – The road layout has been designed to respond to and reflect

the existing street network and therefore is it assumed that it will

accommodate the anticipated use volumes and mix.

Provide pavement edge, kerb, channel

and crossover details that support safe

travel for pedestrians, footpath bound

Complies – All pavement road construction will be designed and

constructed to be structurally sound.

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vehicles and cyclists, perform required

drainage functions and are structurally

sound.

Provide appropriate signage. Complies – Appropriate signage (if required) will be utilised to Council’s

satisfaction

Be constructed to allow access to lots

without damage to the footpath or

shared path surfaces.

Complies – Access to lots will be provided without damaging the footpath

of shared path surfaces.

Be constructed with a durable, non-skid

surface.

Complies – Appropriate surface materials will be utilised.

Be of a quality and durability to ensure:

- Safe passage for pedestrians,

cyclists, footpath bound

vehicles and vehicles.

- Discharge of urban run-off.

- Preservation of all-weather

access.

- Maintenance of a reasonable,

comfortable riding quality.

- A minimum 20 year life span.

Complies – Footpaths, shared paths, cycle paths and cycle lanes will be

designed in accordance with this standard. Further details can be provided

during construction stage.

Be accessible to people with disabilities

and include tactile ground surface

indicators, audible signals and kerb

ramps required for the movement of

people with disabilities.

Complies – Footpaths and share paths will be designed to allow for

movement of people with disabilities.

Pub lic Tr ansport Network Deta i l Object ives (Clause 56.06 – 6 )


To provide for the safe, efficient

operation of public transport and the

comfort and convenience of public

transport users.

Not applicable – The application does not propose public transport and

will rely on integrated road connections to established routes through the

town.

To provide public transport stops that

are accessible to people with

disabilities.

Not applicable - As above


Bus priority measures must be provided

along arterial roads forming part of the

existing or proposed Principal Public

Transport Network in Metropolitan

Melbourne and the regional public

transport network outside

Metropolitan Melbourne to the

requirements of the relevant roads

authority.

Not applicable – There are no arterial roads located within this

development.

Road alignment and geometry along

bus routes should provide for the

efficient, unimpeded movement of

buses and the safety and comfort of

passengers.

Not applicable – The application does not/is not required to include bus

routes

The design of public transport stops

should not impede the movement of

pedestrians.


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Bus and tram stops should have:

- Surveillance from streets and

adjacent lots.

- Safe street crossing

conditions for pedestrians

and cyclists.

- Safe pedestrian crossing on

arterial roads and at schools

including the provision of

traffic controls as required by

the roads authority.

- Continuous hard pavement

from the footpath to the

kerb.

- Sufficient lighting and paved,

sheltered waiting areas for

forecast volume at

neighbourhood centres,

schools and other locations

with expected high

patronage.

- Appropriate signage.


Public transport stops and associated

waiting areas should be accessible to

people with disabilities and include

tactile ground surface indicators,

audible signals and kerb ramps

required for the movement of people

with physical disabilities.


Neighbourh ood Street Networ k Detai l Object ive (C lause 56.06 – 7)


To design and construct street

carriageways and verges so that the

street geometry and traffic speeds

provide an accessible and safe

neighbourhood street system for all

users.

Complies – Street carriageways and verges will be constructed to provide

an accessible and safe neighbourhood street system, whilst balancing

urban character objectives that are important to the township.


The design of streets and roads should:

Meet the requirements of Table C1.

Where the widths of access lanes,

access places, and access streets do not

comply with the requirements of Table

C1, the requirements of the relevant

fire authority and roads authority must

be met.

Complies – Design of streets and roads are in accordance with the

requirements of Council.

Provide street blocks that are generally

between 120 metres and 240 metres in

length and generally between 60

metres to 120 metres in width to

facilitate pedestrian movement and

control traffic speed.

Complies – The proposed street blocks comply with this standard.

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Have verges of sufficient width to

accommodate footpaths, shared paths,

cycle paths, integrated water

management, street tree planting,

lighting and utility needs.

Complies – Verges have been provided at an appropriate width to

accommodate footpaths, shared paths, integrated water management,

street tree planting, lighting and utility needs.

Have street geometry appropriate to

the street type and function, the

physical land characteristics and

achieve a safe environment for all

users.

Complies – Street geometry is appropriate in type and function, the

physical land characteristics and provides a safe environment. It allows for

visual permeability as well as ease in movement due to its gridded layout.

Provide a low-speed environment while

allowing all road users to proceed

without unreasonable inconvenience or

delay.

Complies – Appropriate road speeds will be allocated to maintain a safe

environment and to allow traffic flows.

Provide a safe environment for all

street users applying speed control

measures where appropriate.

Complies – Appropriate speed control measures will be utilised to

maintain a safe environment, where appropriate.

Ensure intersection layouts clearly

indicate the travel path and priority of

movement for pedestrians, cyclists and

vehicles.

Complies – Intersection layouts will clearly indicate travel paths and

priority of movement.

Provide a minimum 5 metre by 5 metre

corner splay at junctions with arterial

roads and a minimum 3 metre by 3

metre corner splay at other junctions

unless site conditions justify a variation

to achieve safe sight lines across

corners.

Complies – Appropriate splays are to be provided at intersections to

ensure sight lines to traffic on intersection roads are achieved.

Ensure streets are of sufficient strength

to:

- Enable the carriage of

vehicles.

- Avoid damage by

construction vehicles and

equipment.

Complies – The safe and efficient collection of waste and recycling

materials has been allowed for in the design of all streets.

Ensure street pavements are of

sufficient quality and durability for the:

- Safe passage of pedestrians,

cyclists and vehicles.

- Discharge of urban run-off.

- Preservation of all-weather

access and maintenance of a

reasonable, comfortable

riding quality.

Complies – Street pavements are of sufficient quality and durability to

ensure safety, discharge urban run-off and allow for the preservation of

all-weather access.

Ensure carriageways of planned arterial

roads are designed to the requirements

of the relevant road authority.

Not applicable – There are no planned arterial roads located within the

development.

Ensure carriageways of neighbourhood

streets are designed for a minimum 20

year life span.

Complies – Neighbourhood streets have been designed to meet this

standard.

Provide pavement edges, kerbs,

channel and crossover details designed

to:

Complies – Pavement edges, kerbs, channel and crossover details have

been designed to meet this standard.

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- Perform the required

integrated water

management functions.

- Delineate the edge of the

carriageway for all street

users.

- Provide efficient and

comfortable access to

abutting lots at appropriate

locations.

- Contribute to streetscape

design.

Provide for the safe and efficient

collection of waste and recycling

materials from lots.

Complies – Safe and efficient collection of waste and recycling materials

for lots have been allowed for in the design of all streets.

Be accessible to people with disabilities. Complies – Streets and roads will be accessible to people with disabilities.

Meet the requirements of Table C1.

Where the widths of access lanes,

access places, and access streets do not

comply with the requirements of Table

C1, the requirements of the relevant

fire authority and roads authority must

be met. Where the widths of connector

streets do not comply with the

requirements

Complies – The requirements of Table C1 will be met to Council’s

satisfaction.

A street detail plan should be prepared that shows, as appropriate:

The street hierarchy and typical cross-

sections for all street types.

Complies - A street hierarchy has been supplied as part of this application,

in addition to typical cross-sections for the local access streets.

Location of carriageway pavement,

parking, bus stops, kerbs, crossovers,

footpaths, tactile surface indicators,

cycle paths and speed control and

traffic management devices.

Not applicable – To be provided as a condition of the Planning Permit.

Water sensitive urban design features. Not applicable – To be provided as a condition of the Planning Permit.

Location and species of proposed street

trees and other vegetation.

Not applicable – To be provided as a condition of the Planning Permit.

Location of existing vegetation to be

retained and proposed treatment to

ensure its health.

Complies – Existing trees are proposed to be offset – please refer to Flora

and Fauna report for additional detail.

Any relevant details for the design and

location of street furniture, lighting,

seats, bus stops, telephone boxes and

mailboxes.

Complies – Details of design and location of street furniture, lighting,

seats, bus stops, telephone boxes and mailboxes can be shown in the final

Landscape Plan through a condition on the planning permit.

Lot Access Object ive (C lause 56.06 – 8 )


To provide for safe vehicle access

between roads and lots.

Complies – Safe vehicle access between roads and lots will be provided

for. Garages/carports will be required to be setback from the front

boundary and the proposed local street-cross-sections are designed such

that vehicles and pedestrians can safely ingress/egress lots and the street.

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Vehicle access to lots abutting arterial

roads should be provided from service

roads, sire or rear access lanes, access

places or access streets where

appropriate and in accordance with the

access management requirements of

the relevant roads authority.

Not applicable – There are no lots abutting arterial roads within the

development.

Vehicle access to lots of 300 square

metres or less in area and lots with a

frontage of 7.5 metres or less should be

provided via rear or side access lanes,

places or streets.

Not applicable – the proposed subdivision layout does not include lots of

300sqm or less.

The design and construction of a

crossover should meet the

requirements of the relevant road

authority.

Complies – Crossovers will be constructed to the appropriate standard

and this will be detailed within the construction plans, to Council’s

satisfaction.

Dr ink ing Water Supp ly Object ives (C lause 56.07 – 1 )


To reduce the use of drinking water. Complies – The use of drinking water will be minimised.

To provide an adequate, cost-effective

supply of drinking water

Complies – Adequate, cost-effective supply of drinking water will be

provided.


The supply of drinking water must be:

Designed and constructed in

accordance with the requirements and

to the satisfaction of the relevant water

authority.

Complies – The supply of drinking water will be designed in accordance

with the requirements and to the satisfaction of the relevant water

authority.

Provided to the boundary of all lots in

the subdivision to the satisfaction of

the relevant water authority.

Complies – The supply of drinking water will be provided to the boundary

of lots to the satisfaction of the relevant water authority.

Reused and Recyc led Water Object ive (C lause 56.07 – 2)


To provide for the substitution of

drinking water for non-drinking

purposes with reused and recycled

water.

Not applicable – third pipe infrastructure is not available to the

townships.


Reused and recycled water supply systems must be:

Designed, constructed and managed in



authority, Environment Protection

Authority and Department of Health

and Human Services.

Complies – Where appropriate, reused and recycled water supply systems

will be provided in accordance with the requirements and to the

satisfaction of the relevant water authority, Environment Protection

Authority and Department of Health and Human Services.

Provided to the boundary of all lots in

the subdivision where required by the

relevant water authority.

Complies – Lots are large enough to cater for rainwater tanks, should

purchasers choose to install tanks.

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Waste Water Managem ent Ob ject ive (Clause 56.07 – 3)


To provide a waste water system that is

adequate for the maintenance of public

health and the management of effluent

in an environmentally friendly manner.

Complies – The waste water system that is to be provided will be

adequate for the maintenance of public health.


Waste water systems must be:

Designed, constructed and managed in



authority and the Environment

Protection Authority.

Complies – The proposed development will be connected to reticulated

sewerage services in accordance with authority requirements.

Consistent with any relevant approved

domestic waste water management

plan.

Complies – Sewerage services will be in accordance with any relevant

approved domestic waste water management plan.

Urban Run -Off M anagement Object ives (C lause 56.07 – 4)


To minimise damage to properties and

inconvenience to residents from urban

run-off.

Complies – The development will ensure storm water run off is retarded

and treated in accordance with relevant storm water management

standards. This includes the construction of a new basin in the north-east

corner of the site. The holistic response to drainage will ensure damage to

properties from urban run off is limited.

To ensure that the street operates

adequately during major storm events

and provides for public safety.

Complies – The street network has been purposely designed to allow for

overland flows to the proposed Drainage Reserve and will operate

adequately during major storm events.

To minimise increases in stormwater

run-off and protect the environmental

values and physical characteristics of

receiving waters from degradation by

urban run-off.

Complies – Stormwater run-off will be minimised. Environmental values

and physical characteristics will be protected from degradation by urban

run-off.


The urban stormwater management system must be:

Designed and managed in accordance

with the requirements and to the

satisfaction of the relevant drainage

authority.

Complies – The urban stormwater management system will be designed to

the requirements and satisfaction of the relevant drainage authority.

Please see the Stormwater Management Strategy provided at Appendix F

for further information.

Designed and managed in accordance

with the requirements and to the

satisfaction of the water authority

where reuse of urban run-off is

proposed.

Complies – The urban stormwater management system will be designed to

the requirements and satisfaction of the relevant drainage authority where

reuse of urban run-off is proposed.



Designed to meet the current best

practice performance objectives for

stormwater quality as contained in the

Urban Stormwater – Best Practice

Environmental Management Guidelines

Complies – The urban stormwater management system has been designed

to the requirements and satisfaction of the relevant drainage authority.



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(Victorian Stormwater Committee

1999) as amended.

Designed to ensure that flows

downstream of the subdivision site are

restricted to predevelopment levels

unless increased flows are approved by

the relevant drainage authority and

there are no detrimental downstream

impacts.

Complies – The urban stormwater management system has been designed

to ensure that flows downstream of the subdivision site are restricted

unless increased flows are approved by the relevant drainage authority.



The stormwater management system should be integrated with the overall development plan including the street and

public open space networks and landscape design.

For all storm events up to and including the 20% Average Exceedance Probability (AEP) standard:

Stormwater flows should be contained

within the drainage system to the

requirements of the relevant authority.

Complies – Stormwater flows will be in compliance with the requirements

of the relevant drainage authority.



Ponding on roads should not occur for

longer than 1 hour after the cessation

of rainfall.

Complies – The duration of ponding on roads after the cessation of rainfall

will be at a minimum.



For storm events greater than 20% AEP and up to and including 1% AEP standard:

Provision must be made for the safe

and effective passage of stormwater

flows.

Complies – Safe and effective passage of stormwater flows will be provided

for.



All new lots should be free from

inundation or to a lesser standard of

flood protection where agreed by the

relevant floodplain management

authority.

Complies – Lots will be free from inundation or to a lesser standard of flood

protection where agreed by the relevant floodplain management authority.



Ensure that streets, footpaths and cycle

paths that are subject to flooding meet

the safety criteria da Vave < 0.35 m2 /s

(where, da = average depth in metres

and Vave = average velocity in metres

per second).

Complies – Streets, footpaths and cycle paths that are subject to flooding

will be compliant in terms of safety.



The design of the local drainage network should:

Ensure run-off is retarded to a standard

required by the responsible drainage

authority.

Complies – Run-off will be retarded in the drainage retention area in the

north-eastern corner of the subject site.



Ensure every lot is provided with

drainage to a standard acceptable to

the relevant drainage authority.

Wherever possible, run-off should be

directed to the front of the lot and

discharged into the street drainage

system or legal point of discharge.

Complies – Lots will be provided with drainage that meets the required

standards.



Ensure that inlet and outlet structures

take into account the effects of Complies – Inlet and outlet structures will take into account the effects of

obstructions and debris build up.

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obstructions and debris build up. Any

surcharge drainage pit should

discharge into an overland flow in a

safe and predetermined manner.



Include water sensitive urban design

features to manage run-off in streets

and public open space. Where such

features are provided, an application

must describe maintenance

responsibilities, requirements and

costs.

Complies – Water sensitive urban design features will be provided to

manage run-off in streets where practicably possible.



Any flood mitigation works must be designed and constructed in accordance with the requirements of the relevant

floodplain management authority.

Site M anagement Ob ject ives (Clause 56.08 – 1)


To protect drainage infrastructure and

receiving waters from sedimentation

and contamination.

Complies – The site falls toward an existing low point/drainage line to the

east of the site. As part of development of the land which will see its

transition from vacant to urban development, the increased storm water

run-off will be retarded/treated in a new drainage basin to the east of the

site.

To protect the site and surrounding

area from environmental degradation

or nuisance prior to and during

construction of subdivision works.

Complies – The site and surrounding area will be protected from

environmental degradation. Further information can be provided prior to

construction e.g. construction management plan.

To encourage the re-use of materials

from the site and recycled materials in

the construction of subdivisions where

practicable.

Complies – Where applicable, materials from site will be re-used.


A subdivision application must describe how the site will be managed prior to and during the construction period and

may set out requirements for managing:

Erosion and sediment. Complies – The management of erosion and sediment can be addressed by

conditions on the permit e.g. construction management plan.

Dust. Complies – The management of dust can be addressed by conditions on the

permit e.g. construction management plan.

Run-off. Complies – The management of run-off can be addressed by conditions on

the permit e.g. construction management plan.

Litter, concrete and other construction

wastes. Complies – The management of litter, concrete and other construction

wastes can be addressed by conditions on the permit e.g. construction

management plan.

Chemical contamination. Complies – The management of chemical contamination can be addressed

by conditions on the permit e.g. construction management plan.

Vegetation and natural features

planned for retention. Complies – The management of vegetation and natural features planning

for retention can be addressed by conditions on the permit e.g.

construction management plan.

Recycled material should be used for the construction of streets, shared paths and other infrastructure where

practicable.

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Shar ed Tr ench in g Object ives (Clause 56.09 – 1)


To maximise the opportunities for

shared trenching. Complies – Where applicable, shared trenching will be provided for.

To minimise constraints on landscaping

within street reserves. Complies – Shared trenching will be provided to minimise landscaping

constraints.


Reticulated services for water, gas,

electricity and telecommunications

should be provided in shared trenching

to minimise construction costs and land

allocation for underground services.

Complies – Reticulated services for water, gas, electricity and

telecommunications will be provided for in shared trenching.

Electr ic i ty , Te lecommun icat ions and Gas Object ives (C lause 56.09 – 2 )


To provide public utilities to each lot in

a timely, efficient and cost effective

manner.

Complies – All lots will be provided with public utilities as part of the

development.

To reduce greenhouse gas emissions by

supporting generation and use of

electricity from renewable sources.

Complies – Electricity will be generated from renewable sources where

appropriate.


The electricity supply system must be

designed in accordance with the

requirements of the relevant electricity

supply agency and be provided to the

boundary of all lots in the subdivision to

the satisfaction of the relevant

electricity authority.

Complies – Electricity supply systems will be designed to the satisfaction of

the Responsible Authority and the relevant supply agency. This will be

discussed and approved through the more detailed construction stage.

Arrangements that support the

generation or use of renewable energy

at a lot or neighbourhood level are

encouraged.

Complies – Lots have been designed to maximise solar access where

possible, allowing for the generation and use of some renewable energy

types.

The telecommunication system must be

designed in accordance with the

requirements of the relevant

telecommunications servicing agency

and should be consistent with any

approved strategy, policy or plan for

the provision of advanced

telecommunications infrastructure,

including fibre optic technology.

Complies – Telecommunication systems will be designed in accordance

with the requirement of the relevant servicing agency and any relevant

strategy, policy or plan.

Where available, the reticulated gas

supply system must be designed in

accordance with the requirements of

the relevant gas supply agency and be

provided to the boundary of all lots in

the subdivision to the satisfaction of

the relevant gas supply agency.

Complies – Where applicable, reticulated gas supply system will be

designed in accordance with the requirements of the relevant agency.

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Fir e Hydrants Object ive (C lau se 56.09 – 3)


To provide fire hydrants and fire plugs

in positions that enable fire fighters to

access water safely, effectively and

efficiently.

Complies – Fire hydrants and fire plugs will be provided in appropriate

locations. Further information will be available at construction plan stages

to the satisfaction of the Responsible Authority and CFA as appropriate.


Fire hydrants should be provided:

A maximum distance of 120 metres

from the rear of the each lot.

Complies – Fire hydrants will be provided for in compliance with the

standard.

No more than 200 metres apart. Complies – Fire hydrants will be provided for in compliance with the

standard.

Hydrants and fire plugs must be compatible with the relevant fire service equipment. Where the provision of fire

hydrants and fire plugs does not comply with the requirements of standard C29, fire hydrants must be provided to the

satisfaction of the relevant fire authority.

Pub lic L ight in g Ob ject ive (C lause 56.09 – 4 )


To provide public lighting to ensure the

safety of pedestrians, cyclists and

vehicles.

Complies – Public street lighting will be incorporated as part of

development works. The applicant can provide a detailed lighting plan on

request, preferably through a condition on the planning permit e.g. as

part of construction plans.

To provide pedestrians with a sense of

personal safety at night.

Complies – Public lighting provided in all streets and will increase personal

safety. Dwellings will be orientated to the street and together with

windows will contribute to passive surveillance to the public realm.

To contribute to reducing greenhouse

gas emissions and to saving energy.

Complies – The design of the subdivision ensures integration with the

existing road network and pre-empts future connections through

adjoining properties. In this respect, the development will create a

permeable road network that ensures efficient movement of vehicles,

reducing greenhouse gas emissions.


Public lighting should be provided to

streets, footpaths, public telephones,

public transport stops and to major

pedestrian and cycle paths including

public open spaces that are likely to be

well used at night to assist in providing

safe passage for pedestrians, cyclists

and vehicles.

Complies – Public lighting will be appropriately provided to allow for

increased safety. Location will be to the satisfaction of the Responsible

Authority, which further details available at construction plan stage.

Public lighting should be designed in

accordance with the relevant

Australian Standards.

Complies – Public lighting will be designed in accordance to Australian

Standards.

Public lighting should be consistent

with any strategy, policy or plan for the

use of renewable energy and energy

efficient fittings.

Complies – Public lighting will be consistence with relevant strategies,

policy or plans.

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notice of an application for planning permit€¦ · • certificate of title and instrument at...

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