upper gully plan volume 1: part 1 upper gully …1.ntroduction i 6 1.1 introduction 6 1.2 the upper...
TRANSCRIPT
Upper Gully Plan Volume 1: Part 1
‘A bright future for Upper Gully’
DRAFT FOR EXHIBITION - OCTOBER 2015
Upper Gully Strategic Plan
2
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
© Tract Consultants
www.tract.net.au
Document Register
Revision Purpose Prepared By Reviewed By Date of Issue Pages Updated
1 Council Review - Preliminary Danielle Griffin Michael Natoli 23 January 2015 All
2 Council Review - Draft Danielle Griffin Michael Natoli 11 March 2015 All
3 Council Review - Draft Danielle Griffin Michael Natoli 26 March 2015 All
4 Council Review - Draft Danielle Griffin Michael Natoli 17 April 2015 All
5.1 Council Review - Draft for Exhibition City Futures City Futures 25 June 2015 All
5.2 Council Review - Draft for Exhibition City Futures City Futures 03 August 2015 33, 42, 43, 47, 54, 58, 59, 67, 74, 80
5.3 Draft for Exhibition Michael Natoli City Futures 30 October 2015 15, 19, 21, 22, 28, 32, 34, 42, 44, 45, 47, 48, 55, 60, 64, 66, 75, 76, 77, 79
Quality Assurance Report Card
Project Name R005 - Upper Gully - Strategic Plan_Draft for Exhibition_Rev20-v5_3
Document Number R005:0
Revision 5.3
Prepared By Tract Consultants
Reviewed By City Futures
Approved By Knox City Council
Date of Issue 30 October 2015
Developed in collaboration with the City Futures Department of Knox City Council.
Tables
Table 1. The Strategic Objectives 31
Table 2. Built Form Guidelines 66
Table 3. Proposed MSS Changes 76
Table 4. Proposed LPP Changes 76
Maps
Map 01. Aerial Plan 6
Map 02. Activity Centre 10
Map 03. Upper Gully (the Study Area) 11
Map 04. Context Map 13
Map 05. Zone Plan - Activity Centre 18
Map 06. Design and Development, and Heritage Overlays - Activity Centre 19
Map 07. Environmental Significance Overlays - Activity Centre 20
Map 08. Landscape and Vegetation Overlays - Activity Centre 21
Map 09. Land Management Overlays - Activity Centre 22
Map 10. Movement and Access Improvement Opportunities 34
Map 11. Maxi Foods / Burwood Highway Entrance Improvements 37
Map 12. Rollings / Old Belgrave Roads Improvement Opportunities 38
Map 13. Public Open Space and Street Improvement Opportunities 40
Map 14. Public Space and Street Improvement Opportunities 42
Map 15. Preferred Setbacks and Design Outcomes for Built Form 47
Map 16. View Point One Key Plan 49
Map 17. View Point Two Key Plan 50
Map 18. View Point Three Key Plan 51
Map 19. View Point Four Key Plan 52
Map 20. Preferred Land Use Outcomes 54
Map 21. Railway Station and Visitors Information Centre Improvement Opportunities 58
Map 22. 100-Year ARI Flood Depths (Melbourne Water) - Activity Centre 61
Figures
Figure 01. Components of the Upper Gully Plan 7
Figure 02. Strategic Plan Structure 8
Figure 03. Strategic Plan Stages 9
Figure 04. Implementing the Vision 29
Figure 05. Dawson Street / Ferny Creek Trail - Existing Conditions 35
Figure 06. Dawson Street / Ferny Creek Trail - Proposed Improvements 35
Figure 07. Intersection of Hilltop Rd and Burwood Highway looking east – Existing Conditions 36
Figure 08. Intersection of Hilltop Rd and Burwood Highway looking east – Proposed Improvements 36
Figure 09. Dawson Street Enhancement Opportunity - Existing Conditions 41
Figure 10. Dawson Street Enhancement Opportunity - Proposed Improvements 41
Figure 11. Rose Street Shared Space Opportunity - Existing Conditions 43
Figure 12. Rose Street Shared Space Opportunity - Proposed Improvements 43
Figure 13. Indicative Built Form Sections 48
Figure 14. Floor to Ceiling Height Analysis 48
Figure 15. Proposed Built Form Illustration - View One: Burwood Highway / Dawson Street View South-West 49
Figure 16. Proposed Built Form Illustration - View Two: Burwood Highway / Dawson Street View South-East 50
Figure 17. Proposed Built Form Illustration - View Three: Burwood Highway / Rose Street View South 51
Figure 18. Proposed Built Form Illustration - View Four: Dawson Street / Mount View Road View North-West 52
Part
2Pa
rt 1
3
1. INTRODUCTION 61.1 Introduction 61.2 The Upper Gully Plan 71.3 The Strategic Plan 71.4 How to read this Strategic Plan 81.5 Developing the Strategic Plan 91.6 The Activity Centre 101.7 Upper Gully (the Study Area) 10
2. SETTING THE SCENE 12
2.1 Introducing Upper Gully 122.2 Strategic Planning Policy Framework 162.3 Engagement 242.4 Opportunities and Challenges 27
3. VISION AND STRATEGIC OBJECTIVES 28
3.1 The Vision for the Activity Centre 283.2 Implementing the Vision 293.3 Strategic Objectives 30
4. THE STRATEGIC RESPONSE 32
5. BUILT FORM GUIDELINES 645.1 Overview 645.2 Built Form Guidelines 66
6. IMPLEMENTATION 746.1 Overview 746.2 Next Steps 746.3 Management, Monitoring and Review 746.4 Planning Scheme Implementation Approach 756.5 Statutory Recommendations 75
CONTENTS
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
4
Tables
Table 1. The Strategic Objectives 31
Table 2. Built Form Guidelines 66
Table 3. Proposed MSS Changes 76
Table 4. Proposed LPP Changes 76
Maps
Map 01. Aerial Plan 6
Map 02. Activity Centre 10
Map 03. Upper Gully (the Study Area) 11
Map 04. Context Map 13
Map 05. Zone Plan - Activity Centre 18
Map 06. Design and Development, and Heritage Overlays - Activity Centre 19
Map 07. Environmental Significance Overlays - Activity Centre 20
Map 08. Landscape and Vegetation Overlays - Activity Centre 21
Map 09. Land Management Overlays - Activity Centre 22
Map 10. Movement and Access Improvement Opportunities 34
Map 11. Maxi Foods / Burwood Highway Entrance Improvements 37
Map 12. Rollings / Old Belgrave Roads Improvement Opportunities 38
Map 13. Public Open Space and Street Improvement Opportunities 40
Map 14. Public Space and Street Improvement Opportunities 42
Map 15. Preferred Setbacks and Design Outcomes for Built Form 47
Map 16. View Point One Key Plan 49
Map 17. View Point Two Key Plan 50
Map 18. View Point Three Key Plan 51
Map 19. View Point Four Key Plan 52
Map 20. Preferred Land Use Outcomes 54
Map 21. Railway Station and Visitors Information Centre Improvement Opportunities 58
Map 22. 100-Year ARI Flood Depths (Melbourne Water) - Activity Centre 61
Figures
Figure 01. Components of the Upper Gully Plan 7
Figure 02. Strategic Plan Structure 8
Figure 03. Strategic Plan Stages 9
Figure 04. Implementing the Vision 29
Figure 05. Dawson Street / Ferny Creek Trail - Existing Conditions 35
Figure 06. Dawson Street / Ferny Creek Trail - Proposed Improvements 35
Figure 07. Intersection of Hilltop Rd and Burwood Highway looking east – Existing Conditions 36
Figure 08. Intersection of Hilltop Rd and Burwood Highway looking east – Proposed Improvements 36
Figure 09. Dawson Street Enhancement Opportunity - Existing Conditions 41
Figure 10. Dawson Street Enhancement Opportunity - Proposed Improvements 41
Figure 11. Rose Street Shared Space Opportunity - Existing Conditions 43
Figure 12. Rose Street Shared Space Opportunity - Proposed Improvements 43
Figure 13. Indicative Built Form Sections 48
Figure 14. Floor to Ceiling Height Analysis 48
Figure 15. Proposed Built Form Illustration - View One: Burwood Highway / Dawson Street View South-West 49
Figure 16. Proposed Built Form Illustration - View Two: Burwood Highway / Dawson Street View South-East 50
Figure 17. Proposed Built Form Illustration - View Three: Burwood Highway / Rose Street View South 51
Figure 18. Proposed Built Form Illustration - View Four: Dawson Street / Mount View Road View North-West 52
Part
2Pa
rt 1
5
6
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
1.1 IntroductionThe Upper Gully Strategic Plan (Strategic Plan) sets the framework for the future development and improvements to Upper Gully (refer Map 01), including recommendations for built form controls for the Upper Ferntree Gully Neighbourhood Activity Centre (Activity Centre). It also outlines Knox City Council’s committed to support the opportunities for future investment, partnership and advocacy on private and State owned land in Upper Gully.
The Strategic Plan is guided by a vision that aims to support the development of a vibrant and well serviced Activity Centre, capturing the opportunities for business and growth, while responding to Upper Gully’s (the Study Area’s) unique foothills setting and its relationship with the Dandenong Ranges.
Upper Gully’s location at the Gateway to the Dandenong Ranges presents significant tourism opportunities, which are identified through the Strategic Plan. The Strategic Plan supports hospitality and entertainment uses to complement and build on existing facilities and attractions such as the Dandenong Ranges National Park, the 1,000 Steps, the 1812 Theatre, The Gully Market and the Visitors Information Centre. The Strategic Plan also builds on Upper Gully’s existing strengths including the visitor attractions, health industry, the local retail offer and the proximity of the railway station.
The Activity Centre includes the retail and commercial centre of some 15.7ha in Upper Gully. The Activity Centre is defined by the Design and Development Overlay - Schedule 10 (DDO10) boundary included in the Knox Planning Scheme and is referred to as the Activity Centre throughout the Strategic Plan.
A key influence on the Activity Centre is the surrounding catchment, which comprises predominately residential uses and commercial uses along Burwood Highway and open space areas. This surrounding catchment, as illustrated on Map 01, is generally referred to as Upper Gully.
1. INTRODUCTION
Map 01. Aerial Plan
NOT TO SCALE
AERIAL PLAN
Another focus of the Strategic Plan is protecting the landscape setting of the Activity Centre, which is highly valued by the community. The surrounding Dandenong Ranges are visible throughout the Activity Centre forming a strong visual backdrop. The building height recommendations and design guidelines strengthen the strong connection to the surrounding hills.
Existing planning controls in Upper Gully limit development and reinforce a relatively low density residential development in order to protect the existing foothills character and vegetation cover. As a result, opportunities for change and housing diversity within Upper Gully are generally limited to the Activity Centre. The Strategic Plan supports housing opportunities across the Activity Centre to provide additional housing choices close to shops and services.
Part
2Pa
rt 1
7
1.3 The Strategic PlanThe Strategic Plan outlines the preferred vision for the future growth and development of Upper Gully based on community and stakeholder aspirations and priorities. It is a strategic planning tool to manage, influence and facilitate future change in Upper Gully and assist Council in decision making. It considers the current conditions, issues and opportunities and develops ideas to influence future change and deliver real outcomes against aspirations and priorities.
More specifically, the Strategic Plan aims to:
■ Provide a framework for guiding Council business and developing partnerships with major landholders and service providers including state government agencies to activate and provide the certainty needed for future and ongoing improvements for Upper Gully;
■ Direct investment to capture the unique opportunities including those for business and tourism, presented by Upper Gully’s location, setting and individuality;
■ Provide certainty for Upper Gully by guiding future improvements and development, including planning controls;
■ Deliver the objectives and strategies, outlined as part of the Knox Vision and Knox City Plan 2013-17 at a local level; and
■ Be informed by significant research and stakeholder engagement.
To assist in implementing the Strategic Plan, steps are identified that Council and the community can take to achieve the plan’s Vision.
The Strategic Plan has also been developed in response to concerns raised regarding the lack of specific planning controls for the Activity Centre within the Dandenong Foothills. Amendment C130 incorporated into the Knox Planning Scheme on 20 November 2014, introduced an interim Design and Development Overlay Schedule 10 (DDO10), applying a mandatory maximum building height of 7.5m in the activity centres of The Basin, Upper Ferntree
UPPER GULLY PLAN
UPPER GULLY STRATEGIC PLAN
(STRATEGIC PLAN)
STREETSCAPE DESIGN PROJECT
Figure 01. Components of the Upper Gully Plan
Importantly, the Strategic Plan capitalises on the opportunities offered to Knox City Council in advocating to and developing partnerships with major State Government agency landholders in Upper Gully including VicTrack, VicRoads and Department of Environment, Land, Water and Planning (DELWP) to improve public assets, services and places. These opportunities are offered along Burwood Highway, the rail corridor, and the land surrounding the Upper Ferntree Gully Railway Station. The proposed streetscape and public space improvements throughout Upper Gully aim to create a strong brand for the Activity Centre that build on its foothills setting, artistic and cultural influences, and capitalise on the opportunities to improve public space amenity and services for locals and visitors.
1.2 The Upper Gully PlanThe planning for future development and improvements for Upper Gully are articulated through the Upper Gully Plan, which includes two key elements:
■ The Upper Gully Strategic Plan (Strategic Plan)sets a framework for managing future development in the Activity Centre and Knox City Council’s strategic investment in Upper Gully based on technical research, community and stakeholder priorities; and
■ The Streetscape Design Project focuses on physical streetscape improvements to the public realm within the Activity Centre.
Gully and Alchester Village for a period of 18 months. The interim DDO10 provides Council with the time needed to complete detailed planning work for the Activity Centre to inform built form including permanent height controls. The Strategic Plan will provide much of this detailed planning work for the Activity Centre.
The Strategic Plan complies with the aims of DELWP’s Practice Note 58: Structure Planning for Activity Centres.
1.3.1 Who will use the Strategic Plan
The Strategic Plan will be used by a range of stakeholders, including:
Knox City Council
■ For informing changes to the Knox Planning Scheme, which will guide Council’s assessment of planning permit applications in the Activity Centre;
■ For identifying and prioritising future capital works projects for Upper Gully;
■ For identifying future programs and services required within Upper Gully; and
■ For advocating and seeking funding for studies and projects as outlined by the Strategic Plan.
Landowners / Residents / Business Operators / Traders
■ For guiding future improvements and/ or developments on private land; and
■ For identifying opportunities to actively participate in the future development and improvement of Upper Gully.
State Government Agencies (e.g. DELWP, Parks Victoria, VicRoads, VicTrack)
■ For guiding the management and improvements to state government owned assets.
8
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
1. INTRODUCTION
Introduction to the Strategic Plan Report and its purpose
Figure 02. Strategic Plan Structure
2. SETTING THE SCENE
Provides an overview of the project process, strategic influences and drivers of change
3. VISION AND STRATEGIC OBJECTIVES
Sets out a vision and strategic objectives to guide future development and investment within
the Activity Centre
4.THE STRATEGIC RESPONSE
Provides a framework for managing Upper Gully’s future development and investment to achieve
the vision
5. BUILT FORM GUIDELINES
Sets the planning policy framework required for the Planning Scheme Amendment for the Upper Ferntree
Gully Activity Centre
THE STRATEGIC PLAN
PART 1: STRATEGIC PLAN
1. Provides a clear road map for the implementation of actions contained in the
Strategic Plan.
6. IMPLEMENTATION
Provides the framework for the Implementation Plan.
PART 2: IMPLEMENTATION PLANPART 1: STRATEGIC PLAN
1.4 How to read this Strategic PlanThe Strategic Plan consists of two parts:
■ Part 1 - Strategic Plan – Provides a shared vision for Upper Gully (informed by Council and the local community) and outlines a strategic approach to managing future development and investment to achieve this vision.
■ Part 2 - Implementation Plan – Provides solutions for implementation and measuring the success of strategies, including recommended changes to the Knox Planning Scheme.
Figure 02 outlines the structure of the two parts of the Strategic Plan.
2. PRIORITY PROJECTS AND STAGING
4. IMPLEMENTATION PROGRAM
3. MANAGEMENT, MONITORING AND REVIEW
Part
2Pa
rt 1
9
1.5.2 Developing the Vision and Strategic Objectives
Stage 2 - Agenda Setting and Visioning
This stage involved developing a draft vision, strategic objectives and strategies for the Activity Centre, building on the Consolidated Background Report and feedback provided from stage 1 of the community engagement. This provided a platform for further discussions with the community and guidance for the planning and design of the Activity Centre.
Preliminary strategies were also developed, which provided a number of initial thoughts and ideas for how Upper Gully could be planned and improved into the future.
1.5.3 Development and Delivery
Stage 3 - Draft Strategic Plan
This stage involved testing and refining the vision and strategic objectives/key directions to inform the Strategic Plan for Upper Gully.
This stage utilised the background research, technical reports, and engagement to finalise the vision, strategic objectives, strategies and actions to guide Knox City Council’s commitment for future investment, partnership and advocacy for Upper Gully. This stage informed the development of the Implementation Plan, Built Form Guidelines and subsequent Planning Scheme Amendment.
1.5 Developing the Strategic PlanThe Strategic Plan has been developed through significant analysis, community and stakeholder engagement and the testing and development of ideas and scenarios. This has occurred across a number of project phases, as outlined in Figure 03.
STAGE 3THE STRATEGIC PLAN
BUILT FORM GUIDELINES
CO
MM
UN
ITY
& K
EY
STAK
EH
OLD
ER
INP
UT
Kn
ox
Vis
ion
STAGE 1 BACKGROUND RESEARCH
& TECHNICAL PAPERS
STAGE 2 SET THE VISION TEST IDEAS & DIRECTIONS
(STRATEGIC OBJECTIVES)
STAGE 4BPLANNING SCHEME
AMENDMENT(Upper Ferntree Gully Activity
Centre)
Figure 03. Strategic Plan Stages
STAGE 4AIMPLEMENTATION
PLAN
1.5.1 Understanding the site and future aspirations
Stage 1 - Consolidated Background Report and Technical Reports
This stage focused on understanding the current state and future aspirations for Upper Gully through background research, technical reports and community and stakeholder engagement.
The Consolidated Background Report supports the Strategic Plan, outlines important background information and identifies a number of opportunities for how Upper Gully could be planned into the future. The report provides a summary of research and investigations undertaken by the consultant team (including Technical Reports), and the findings of community and stakeholder engagement.
The Technical Reports prepared to support the Strategic Plan and the Consolidated Background Report include:
■ ‘Technical Report - Transport and Parking’, January 2015. This report outlines parking occupancy and traffic survey results and provides a review of sustainable transport options; and
■ ‘Technical Report - Land Use and Economics’, November 2014. This report provides a technical assessment of the relevant economic and property considerations which influence land use and development in the Activity Centre.
■ ‘Heritage Assessment Report, Upper Ferntree Gully’, June 2015. This report outlines the significant social and cultural built form features for consideration in the Strategic Plan.
10
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
1.6 The Activity CentreThe Activity Centre includes the retail and commercial centre of Upper Ferntree Gully. The Activity Centre boundary is defined by the existing Design and Development Overlay - Schedule 10 (DDO10) boundary included in the Knox Planning Scheme.
While the Strategic Plan focuses on the Activity Centre, influences outside the Activity Centre, including the needs for catchment area it services, were also considered in order to provide a holistic and integrated plan for the future. These influences are detailed in Section 2.
1.7 Upper Gully (the Study Area)A key influence on the Activity Centre is the surrounding catchment, which comprises predominately residential, commercial and public uses along Burwood Highway and open space areas. This surrounding catchment is referred to as Upper Gully in the Strategic Plan (refer Map 03). The technical investigations used to develop the Strategic Plan considered influences, such as the services available and needs of residents in Upper Gully.
NB. Upper Ferntree Gully is used to reference the suburb and generally where available source data is suburb based for example ABS suburb profile data.
WILLOW RD
ALFRED ST
WIL
LIA
M S
T
DAW
SON
ST
ROSE ST
ROLL
ING
S RD
RAILWAY AVE
RAILWAY STATION
DANDENONG RANGES NATIONAL
PARK
BURWOOD HIGHWAY
CFA
FERNTREE PLAZA
SHOPPING CENTRE
Map 02. Activity Centre
ACTIVITY CENTRE
ROYAL HOTEL
KINDER
Part
2Pa
rt 1
11Map 03. Upper Gully (Study Area)
NTS
ACTIVITY CENTRE
UPPER GULLY (STUDY AREA)
UPPER GULLY (STUDY AREA)
12
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
Mix of retail, commercial and highway related uses are provided along Burwood Highway
2. SETTING THE SCENE
2.1.3 Public Transport
The Upper Ferntree Gully Railway Station is located on the Belgrave line. The journey between Melbourne and Upper Ferntree Gully generally takes between 45 - 65 minutes. The frequency of services, parking and accessibility makes Upper Ferntree Gully Railway Station an important commuter station for locals. As a ‘premium station’ the station is staffed from the first train to the last, has a customer service centre (where passengers can buy tickets, and pick up timetables), and has passenger facilities such as indoor waiting areas and toilets. As a result, the Railway Station is utilised by commuters from surrounding areas.
A bus interchange is also located at the railway station catering for three bus routes. These routes operate both along Burwood Highway, as well as local roads including Dawson Street, Albert Street, Talaskia Road and Rollings Road, to service facilities such as Angliss Hospital and Upper Ferntree Gully Primary School.
2.1.4 Vehicle Access and Parking
Analysis for the Activity Centre identified a number of locations where traffic could be better managed to improve motorist and pedestrian safety and improve traffic flow. Such locations included the intersection of Burwood Highway and Rollings Road and the vehicle entrance into Ferntree Plaza from Burwood Highway.
The shopping areas of Upper Gully are generally well catered for with car parking. However, parking occupancy issues exist at the railway station car park and in residential streets close to the activity centre and near the Angliss Hospital where commuters and employees take advantage of the unrestricted parking.
Management of visitor parking around the 1,000 Steps has also been identified as an issue with overflow parking along Mount Dandenong Tourist Road creating safety issues for motorists, pedestrians and cyclists.
2.1 Introducing Upper Gully
2.1.1 The Setting
Upper Gully is located at the foothills of the Dandenong Ranges. It has a distinct visual character that is defined by its relationship with the surrounding treed landscape. Views to the surrounding hills, low density green and leafy’ residential neighbourhoods are important and highly valued by the local community.
Upper Gully is physically divided by Burwood Highway, a major transport corridor that provides access between Melbourne and the eastern suburbs. It also provides a gateway for visitors to the Dandenong Ranges and the nearby Kokoda Memorial Trail (also known as the 1,000 Steps) and its function as a gateway is further reinforced by the presence of the Dandenong Ranges Visitors Information Centre, located on Burwood Highway (refer Map 04 overleaf ).
2.1.2 Walking and Cycling
The Activity Centre, generally, has good walking facilities in place with wide footpaths along shop frontages. Pedestrian connections into surrounding residential areas are provided however steep topography in some areas makes walking difficult. Burwood Highway and railway line creates a pedestrian and cycling barrier particularly for residents north of the Activity Centre.
Bike routes are provided through off-road trails along the railway line, Ferny Creek and parts of the Burwood Highway. The Ringwood to Belgrave Rail Trail is an important regional cycle connection however there is a missing link across the Burwood Highway. A continuous connection between the Activity Centre and station is not provided.
There are opportunities to enhance walking and cycling facilities not only in the Activity Centre but also along key streets and trails that lead into the shops and railway station.
Ferny Creek Trail provides an open space link to major open spaces within and surrounding Upper Gully
Part
2Pa
rt 1
13Map 04. Context Map
Port Phillip
Bay
CONTEXT MAP
CITY OF KNOX
ACTIVITY CENTRE
NOT TO SCALE
UPPER GULLY (STUDY AREA)
14
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
Coonara House located in Kings Park is a neighbourhood house and provides a range of learning and community services to the local community. Other community facilities are generally located around Talaskia Road and Kings Park.
Housing is currently provided outside of the Activity Centre in the form of detached dwellings on large lots. Existing planning controls applied to surrounding residential areas limit opportunities for additional housing outside of the Activity Centre.
The Activity Centre provides opportunities for different types of housing such as apartments or shoptop housing which would enable people to age in place and benefit from proximity to shops, public transport and services. At present, housing is not provided in the Activity Centre.
2.1.6 Tourism
Upper Gully is located at the Gateway to the Dandenong Ranges and is the last centre people pass through before heading into the ranges. The Activity Centre is bordered by the Dandenong Ranges National Park to the north and is the location for the Dandenong Ranges Visitors Information Centre. It is only 800m from the major tourist attraction of the 1,000 Steps, which is growing significantly in its popularity.
There are significant opportunities to strengthen Upper Gully’s tourism role as part of the arrival experience into the Dandenong Ranges. This could be through additional tourism land uses that build on existing tourist attractions such as The Gully Market which operates on Saturday and Sunday, the 1812 Theatre, and existing restaurants and cafés. Opportunities also exist to enhance Upper Gully’s streets and public spaces to enhance its brand.
2.1.7 Arts and Culture
Upper Gully has an active arts and culture community with the 1812 Theatre providing a local focal point.
2.1.5 Land uses
The Activity Centre is relatively compact, and focused along Burwood Highway and Dawson Street. It includes a mix of retail, commercial and highway related uses and is anchored by Ferntree Plaza and Maxi Foods, a full line supermarket. The Activity Centre provides a number of functions including local convenience retail, community and health services, and a tourism function for visitors travelling to the nearby Dandenong Ranges.
The Angliss Hospital located on Talaskia Road (outside the Activity Centre) provides a key focus for health services within Upper Gully as well as to a large area of the eastern metropolitan region. It is supported by a range of allied health and community services located around the hospital and within the Activity Centre. These provide employment opportunities for Upper Gully, with much of the current local workforce employed in the health industry.
The 1812 Theatre Company is recognised as one of Melbourne’s longest running amateur theatre companies and provides an important role in developing arts and culture within the municipality. There are opportunities to strengthen the role of the Theatre to increase local participation and social interaction, and to enhance it as a tourist attraction.
There is also strong history of art and artists in Upper Gully associated with the Dandenong Ranges. However, public art and references to Upper Gully’s artistic history is limited in the Activity Centre. Opportunities exist to incorporate exciting and relevant public art into future projects across the Activity Centre.
Wally Tew Reserve is a key location for arts and culture located approximately 1.6km from the Activity Centre. It includes a number of cultural facilities including the Library, Placemakers Shed and Woodworkers Shed. The Placemakers Shed and Woodworkers Shed provide a studio and workshop for creative people within Upper Gully. As well as the library, a number of arts and culture events are held at the reserve, including Knox Festival.
The Gully’s Mens Shed is located in the Rangers House at the base of the 1,000 Steps in the Dandenong Ranges National Park.
The Angliss Public Hospital and supporting health uses The 1812 Theatre, located on Rose Street
Part
2Pa
rt 1
15
2.1.8 Open Space and Landscape
The major parks in Upper Gully include Kings Park, Talaskia Reserve and Quarry Park. These spaces provide the location for a number of sporting and social groups and provide visual relief and ‘greening’. Social and cultural facilities are provided at Wally Tew Reserve, located in nearby Ferntree Gully. Ferny Creek Trail provides a key open space link between Wally Tew Reserve and the Activity Centre, as well as between Kings Park and community facilities. There is a lack of significant civic open spaces available in the Activity Centre.
The natural landscape is a significant contributor to Upper Gully’s character and identity. Trees both within the public (streets and parks) and private realm (surrounding canopy trees on lots) provide a strong link between the urban areas of Upper Gully and the Dandenong Ranges.
2.1.9 Built Form
Buildings within the Activity Centre are predominately low scale single storey with the occasional two storey building providing subtle variation in the skyline and views across to the surrounding treed hillsides. Most notable is the Royal Hotel, at a height of approximately 12.5m, which makes it the tallest building within the Activity Centre. Although the Royal Hotel is only two storeys, it is equivalent in height to a modern three storey building. The Royal Hotel is complemented by the Visitors Information Centre, another two storey Art Deco style building located diagonally opposite the hotel, on the northern side of Burwood Highway.
The style and character of buildings across the Activity Centre is generally undefined with simple detailing and parapets. Styles include a mix of recent (approx. 1980’s), recently modified buildings and the occasional older built form styles, reflecting the incremental growth of the Activity Centre over a period of time. The surrounding catchment of the Activity Centre is predominantly residential and generally detached dwellings on large lots.
Narrow shop fronts (fine grain built form) along Burwood Highway, to the east of Dawson Street, are major contributors to the positive street experience. These buildings provide visual interest through the detailing and design of building elements, but also through elements such as a continuous built edge to the street, active ground floor uses, transparent frontages, awnings and clearly defined pedestrian entries. To the west of Dawson Street, as the scale and form of buildings increase, buildings are setback from the street with less active uses.
2.1.10 Heritage
The Royal Hotel is the key historical building located in the Activity Centre that is currently protected by the Heritage Overlay. It was built in 1889 and then remodelled with an Art Deco façade in 1935.
The Visitors Information Centre is located on an elevated position with bold rectangular and curved styling on the
two principal façades, is another excellent example of Art Deco architecture.
The Upper Ferntree Gully Railway Station building is of architectural, historic and social significance. It first opened in 1889. The heritage and older style buildings provide visual landmarks in the Activity Centre and a link to the area’s early development. These buildings along with the 1812 Theatre and were identified by the community as important and valued historical buildings. There are opportunities to enhance these valued buildings and reinforces nearby development to be designed to complement their historical significance.
Adjoining the Activity Centre at 12 Mount View Road is the post war modernist style St Thomas Anglican Church. It was designed by the notable architect Keith Reid and is also a locally significant historical building.
An independent heritage assessment for the Activity Centre was undertaken as part of this project. The recommendations of the assessment have been incorporated as part of the Planning Scheme Amendment.
For further information on the heritage assessment refer to the Consolidated Background Report and the Upper Ferntree Gully Activity Centre Heritage Assessments Report (Context 2015).
Quarry Park provides the location for State Significant vegetation The Royal Hotel is a land mark building in Upper Ferntree
Gully
16
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
2.2.1 Key Plans and Strategies
Knox Vision and City Plan
The Knox Vision provides a shared vision for the future of Knox that will deliver the lifestyle, jobs and industry, health and wellbeing desired by members of the Knox community. The vision is outlined under five themes, each containing a description of the ideal future, and identifying the features that will be in place when that future is achieved:
■ Democratic and Engaged Communities
■ Healthy, Connected Communities
■ Prosperous, Advancing Economy
■ Vibrant and Sustainable Built and Natural Environments
■ Culturally Rich and Active Communities
These themes are used as indicators to monitor the community’s wellbeing and achievement toward the broader Vision for Knox.
The Knox City Plan outlines the barriers, enablers and key strategies for achieving the aspirations for each theme outlined as part of the Knox Vision. These themes have provided a framework for the development of the Strategic Plan and the vision and strategic objectives contained in this report (refer Sections 3 and 4). The Strategic Plan aims to deliver the objectives and strategies contained in Knox Vision and City Plan, at a local level.
2.2 Knox Policy FrameworkThis section provides a summary of key planning policies, documents and strategies that have influenced the development of the Strategic Plan.
Knox Housing Strategy 2015
The Knox Housing Strategy 2015 (the Housing Strategy) aims to balance the changing housing needs of current and future residents while ensuring that important aspects of Knox are retained and enhanced. The major trends which the Housing Strategy aims to respond to include:
■ An aging population;
■ Growing lone person households; and
■ Growing couple only households and small drop in households with children.
The environmental quality and significance of the Dandenong Ranges is also reflected in the Housing Strategy.
The Housing Strategy utilises a scaled approach to housing development, setting out the preferred types of housing in four different areas. The surrounding residential areas of Upper Gully are considered part of the Bush Suburban category i.e. areas which have significant biological and landscape values.
The Housing Strategy indicates that the surrounding residential area will continue to be low-scale neighbourhoods, characterised mostly by detached houses, where significant indigenous and native vegetation is retained and complemented. It also indicates that the preferred housing types in this area is detached dwellings and dual occupancies.
The Strategic Plan, does not consider changes to land use zoning and built form controls in surrounding residential areas, as these have been already been considered as part of the Knox Housing Strategy, 2015 and the associated Planning Scheme Amendment C131.
Knox Vision 2013-17 12013-17Knox Vision document
Part
2Pa
rt 1
17
2.2.2 State Government Policy
Plan Melbourne
Plan Melbourne was released in May 2014, by the then State Government. The document is Melbourne’s metropolitan planning strategy for the next 40 years and will guide its development and growth, including matters such as infrastructure, housing, employment, transport and environment.
Directions relevant to Upper Gully in Plan Melbourne include:
■ Direction 2.2 – Reduce the cost of living by increasing housing supply near services and public transport.
■ Direction 4.1 – Create a city of 20 minute neighbourhoods.
■ Direction 4.2 – Protect Melbourne and its suburbs from inappropriate development.
■ Direction 4.3 – Create neighbourhoods that are safe for communities and healthy lifestyles.
■ Direction 4.4 – Plan for future social infrastructure.
■ Direction 4.5 – Make our city greener.
■ Direction 4.8 – Achieve and promote design excellence.
■ Direction 5.1 – Use the city structure to drive sustainable outcomes in managing growth.
■ Direction 5.2 – Protect and restore natural habitats in urban and non-urban areas.
The Strategic Plan and the Knox Planning Scheme must be consistent with State Government strategies and policies such as Plan Melbourne.
2.2.3 State Planning Policy
This section provides an overview of the State Planning Policies that are most relevant to Upper Gully.
Clause 11 Settlement - Provides strategic direction for future land uses. Upper Ferntree Gully is identified in the hierarchy of Activity Centres as a Neighbourhood Activity Centre.
Clause 13 Environmental Risk - Supports future planning and design to appropriately respond to hazards and minimise risks from landslip, bushfire and flooding.
Clause 15 Built Environment and Heritage - Supports the future planning and design to provide high quality urban design that responds to the needs of the community and the intrinsic qualities of the place.
Clause 16 Housing - Supports future planning and design to provide for potentially increased housing supply and diversity within the Activity Centre.
Clause 17 Economic Development - Provides the strategic direction to require future planning and design provides a range of land uses within the Activity Centre that provide for both local and tourist needs.
Clause 18 Transport - Supports future planning and design to provide a range of integrated and sustainable transport systems to make it easy and safe or people to get around.
Clause 19 Infrastructure - Supports the location of community resources that are highly accessible by public transport and walking and cycling paths. It also supports the provision of water supply, sewerage and drainage services efficiently and effectively to meet State and community needs and protect the environment.
2.2.4 Local Planning Policy
Local Planning Policies that are most relevant to Upper Gully include:
Clause 21.01 Municipal Profile – Provides the context and high level planning framework for Knox. The clause notes that “Urban consolidation objectives must not outweigh the environmental and landscape objectives for the foothills”.
Clause 21.04 Urban Design - Provides the strategic direction for the provision of built form that is ecologically sustainable and site responsive and for public art, signage and landscaping along Burwood Highway and for improved pedestrian networks within Upper Gully.
A key objective of this clause is to “Protect and enhance the aesthetic, environmental and landscape values and vistas of the Dandenong Foothills, Dandenong Creek Valley, local and national parklands”.
The clause also notes that built form is a major contributor to long-term sustainability objectives through the use of Ecologically Sustainable Development (ESD) principles.
Clause 21.07 Economic Development - Provides direction in terms of its economic activity and its broader economic role within the municipality, including its role as a gateway to the Dandenong Ranges.
Clause 21.08 Infrastructure - Provides direction for the provision of physical and social services, and the need for new development to be adequately serviced so as not to have a detrimental effect on the environment.
Clause 22.01 Dandenong Foothills - Provides direction in terms of the design of buildings in order to retain key views and aims to protect and enhance the landscape significance of the Dandenong Foothills.
Clause 22.10 Housing - Provides direction for the provision of housing that is sensitive to its landscape setting and supports the objectives outlined in Clause 16 – Housing.
18
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
2.2.5 Zones and Overlays
ZONES
Upper Gully is affected by the following zones.
Commercial 1 Zone - Promotes vibrant mixed use commercial centres for retail, office, business, entertainment and community uses, as well as residential uses at densities complementary to the role and scale of the commercial centre.
Public Use Zone 4 – Transport - Aims to recognise public land use for public utility and community services and facilities and provide for associated uses that are consistent with the intent of the public land reservation or purpose.
Public Use Zone 6 –Local Government (PUZ6) - Aims to recognise land for community facilities and services, and covers the child care centre on the corner of Burwood Highway and Rollings Road.
General Residential Zone (GRZ) - Supports development that respects the neighbourhood character of the area, implement neighbourhood character policy, and provide a diversity of housing types and moderate housing growth in locations offering good access to services and transport. It also allows for educational, religious, recreational and community, and a limited range of non-residential uses to serve the local community in appropriate locations.
Map 05 identifies where these zones apply.
NB. - The Strategic Plan, does not consider changes to land use zoning and built form controls in surrounding residential areas, as these have been already been considered as part of the Knox Housing Strategy, 2015 and the associated Planning Scheme Amendment C131.
Map 05. Zone Plan - Activity Centre
WILLOW RD
ALFRED ST
WIL
LIA
M S
T
DAW
SON
ST
ROSE ST
ROLL
ING
S RD
RAILWAY AVE
RAILWAY STATION
DANDENONG RANGES NATIONAL
PARK
BURWOOD HIGHWAY
CFA
KINDER
FERNTREE PLAZA
SHOPPING CENTRE
ZONE PLAN - ACTIVITY CENTRE
WILLOWBROOKE AGED CARE HOME
MOUNT VIEW RD
Part
2Pa
rt 1
19
OVERLAYS
The Strategic Plan is also affected by a number of existing overlays. Overlays specify planning controls that apply to a single issue or related set of issues (such as heritage, environmental concern or flooding). Consequently, a site may be affected by multiple overlays. Upper Gully is affected by a number of overlays.
Design and Development Overlays (DDOs)
Design and Development Overlays apply to both the Activity Centre and the surrounding residential areas of Upper Gully and generally limit the opportunity for further growth. Refer to Map 06.
■ DDO1 - Dandenong Foothills: Foothills Backdrop and Ridgeline Area - development within this area must respect the existing subdivision character of the area and allow for tree retention and planting. A key development control is the minimum subdivision size of 1,000sqm and site coverage control.
■ DDO2 - Dandenong Foothills: Lower Slope And Valley Area – development within this area must respect the existing subdivision character of the area and allow for tree retention and planting. A key development control is the minimum subdivision size of 500sqm, site coverage controls and building height of 7.5m.
■ DDO10 - Interim Neighbourhood Centre Height Control – provides interim height controls of 7.5m for the Activity Centre, allowing Council time to complete detailed planning work to inform permanent height controls.
The Strategic Plan investigates the most appropriate Development and Design Overlay for the Activity Centre.
Heritage Overlay (HO)
■ HO29 – Royal Hotel applies to the Royal Hotel located on the corner of Dawson Street and Burwood Highway, Upper Ferntree Gully. The Heritage Overlay aims to conserve and enhance heritage places of natural or cultural significance and require that development does not adversely affect these places. Refer to Map 06. Map 06. Design and Development, and Heritage - Activity Centre
MOUNT VIEW RD
ALFRED ST
WIL
LIA
M S
T
DAW
SON
ST
ROSE ST
ROLL
ING
S RD
RAILWAY AVE
RAILWAY STATION
DANDENONG RANGES NATIONAL
PARK
BURWOOD HIGHWAY
KINDER
FERNTREE PLAZA
SHOPPING CENTRE
WILLOWBROOKE AGED CARE HOME
DESIGN AND DEVELOPMENT, AND HERITAGE - ACTIVITY CENTRE
WILLOW RD
CFA
20
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
Environmental Significance Overlay (ESO)
■ ESO3 - Dandenong Ranges Buffer - recognises the environmental significance of indigenous vegetation to provide an ecological buffer zone to the Dandenong Ranges. Refer to Map 07.
Map 07. Environmental Significance Overlay - Activity Centre
ENVIRONMENTAL SIGNIFICANCE OVERLAY - ACTIVITY CENTRE
WILLOW RD
ALFRED ST
WIL
LIA
M S
T
DAW
SON
ST
ROSE ST
ROLL
ING
S RD
RAILWAY AVE
RAILWAY STATION
BURWOOD HIGHWAY
CFA
KINDER
FERNTREE PLAZA
SHOPPING CENTRE
WILLOWBROOKE AGED CARE HOME
MOUNT VIEW RD
Part
2Pa
rt 1
21
Significant Landscape Overlay (SLO)
■ SLO2 - Dandenong Foothills: Foothills Backdrop and Ridgeline Area – aims to facilitate development does not impede views towards the Dandenong Ranges.
■ SL03 - Dandenong Foothills: Lower Slope and Valley Area – aims to protect visually sensitive areas of the Dandenong Foothills due to its proximity to the slopes of the Dandenong Ranges, which is recognised by the Natural Trust as having significant landscape values. Refer to Map 08.
Vegetation Protection Overlay (VPO)
■ VPO1 - Remnant Vegetation with a High Degree of Naturalness - recognises the significance of the vegetation within close proximity to the Dandenong Ranges National Park, both visually and ecologically. Refer to Map 08.
The Strategic Plan reviews the extents of the Significant Landscape Overlay (SLO2) and Vegetation Overlay (VPO1 and VPO2) in the Activity Centre.
Map 08. Landscape and Vegetation Overlays - Activity Centre
LANDSCAPE AND VEGETATION OVERLAYS - ACTIVITY CENTRE
WILLOW RD
ALFRED ST
WIL
LIA
M S
T
ROSE ST
ROLL
ING
S RD
RAILWAY AVE
RAILWAY STATION
DANDENONG RANGES NATIONAL
PARK
BURWOOD HIGHWAY
WILLOWBROOKE AGED CARE HOME
MOUNT VIEW RD
DAW
SON
ST
FERNTREE PLAZA
SHOPPING CENTRE
CFA
KINDER
22
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
Bushfire Management Overlay (BMO)
■ The BMO identifies areas where bushfire is considered a hazard and warrants bushfire protection measures to be implemented. Refer to Map 09.
WILLOW RD
ALFRED ST
WIL
LIA
M S
T
DAW
SON
ST
ROSE ST
ROLL
ING
S RD
RAILWAY AVE
RAILWAY STATION
DANDENONG RANGES NATIONAL
PARK
BURWOOD HIGHWAY
CFA
KINDER
FERNTREE PLAZA
SHOPPING CENTRE
WILLOWBROOKE AGED CARE HOME
Map 09. Land Management Overlays - Activity Centre
LAND MANAGEMENT OVERLAYS - ACTIVITY CENTRE
MOUNT VIEW RD
Part
2Pa
rt 1
23
For further details on policy framework refer to Section 4 Key Strategic Influences in the Upper Gully Plan
Consolidated Background Report.
Declared Landslip Areas
A significant proportion of Upper Ferntree Gully is considered to be at risk of landslip. Those areas prone to landslip are categorised as either medium risk or high risk for building. Areas of medium risk apply to the majority of Upper Ferntree Gully, while areas of high risk are isolated to the batter slopes along the southern waterway of Ferny Creek.
As the scale and nature of development in Upper Ferntree Gully is generally low, Council considers that the existing building permit controls adequately manage any foreseeable risk of landslip.
Bushfire Risk
Upper Ferntree Gully is considered by the CFA to have an ‘extreme risk’ for fire and does not have a designated Neighbourhood Safer Place (identified fire refuge area) as it is considered safer to move out of the area during a bushfire.
Existing CFA Fire Risk Mapping (refer to Map 58 of the Consolidated Background Report) identifies the two key risks for fire within Upper Ferntree Gully being bushfire and grass fire, with this risk being primarily from the north.
2.2.6 Other Considerations
The Upper Gully is also affected by a number of other elements and considerations.
Areas of Cultural Heritage Sensitivity
A significant proportion of the Activity Centre is located within an area of cultural heritage sensitivity (i.e. within 200m of Ferntree Creek). Refer to section 8.2 of the Consolidated Background Report. Under the Aboriginal Heritage Act 2006 a Cultural Heritage Management Plan is required ‘if all or part of the proposed activity is in an area of culture heritage sensitivity, and all, or part of the activity is a high impact activity’.
Flooding
Flood mapping undertaken for Upper Gully (refer to Map 55-56 of the Consolidated Background Report), indicates that a significant portion of the Activity Centre is affected by drainage issues. Key drainage issues include:
■ 100-year Average Recurrence Interval (ARI) Flood Depths - This indicates that some private properties within Activity Centre boundary will be subject to depths of up to 600mm during a 100-year ARI flood event as determined by Melbourne Water.
■ Flood paths have been determined based on contour data only and therefore are indicative. Presently, Council requires a property affected by an identified overland flow path to require discharge from property at pre-development levels, consistent with state policy.
Planning Scheme controls include the Land Subject to Inundation Overlay (LSIO), Special Building Overlay (SBO) and Flood Overlay (FO) and are based on Melbourne Water mapping only (refer to Map 15 of the Consolidated Background Report). These overlays trigger approval by Melbourne Water, however this mapping has not been finalised for incorporation into the Knox Planning Scheme.
Floor levels for habitable rooms are determined by Melbourne Water and set out in the requirements of the Melbourne Water’s ‘Guidelines for Development in Flood - Prone Areas’. These floor levels have implications on development within areas identified on Map 55 of the Consolidated Background Report as ‘Overland Flow Paths’, as well as areas affected by the LSIO and SBO (refer to Maps 14-15 of the Consolidated Background Report). The guidelines set out the following requirements for freeboard levels:
■ For development within a floodplain (LSIO) - Building floor levels should be at least 0.6m above the 100-year ARI flood level. Outbuilding floor levels should be at least 0.3m above the 100-year ARI flood level.
■ For development within an overland flow path (SBO)- Building floor levels should be at least 0.3m above the 100-year ARI flood level. Outbuilding floor levels should be at least 0.15m above the 100-year ARI flood level.
Building regulations set the height of buildings from flooding. Building regulations capture all applications, even if a planning permit is not required.
24
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
2.3.3 Community Workshops
Ten community workshops were held in the Upper Ferntree Gully Primary School (on weeknights and weekends) between August 2014 and May 2015. These workshops provided the opportunity for a broad range of voices to contribute to discussions regarding the future aspirations of Upper Gully.
More specifically, the purpose of these community workshops was to:
■ Raise awareness in the community about change facing Upper Gully, now and in the future (e.g. changing household needs, neighbourhood character and housing);
■ Stimulate, enable and encourage community dialogue and debate about key issues facing Upper Gully;
■ Engage with diverse stakeholder and interest groups and benefactors across the community about current issues and future aspirations for Upper Gully;
■ Stimulate and encourage community debate and dialogue to inform the development of strategic directions for Upper Gully that will inform the development of a Strategic Plan; and
■ Provide a strategic basis to develop and analyse key directions and future development scenarios for Upper Gully.
The outputs from these community workshops included:
■ Understanding the current state and the causes or drivers that have influenced the current state.
■ Establishing the aspirations and desired vision for Upper Gully.
■ Confirming the strategic objectives and strategies required to achieve the vision.
2.3 Engagement
2.3.1 Overview
A comprehensive engagement process aimed to inform the preparation of the Strategic Plan and underpinned the first three phases of the project.
2.3.2 Engagement Opportunities
Engagement activities and initiatives for the Upper Gully Plan included:
■ Ten Community workshops held between August 2014 and May 2015;
■ Two letter mail-outs to all landowners and occupiers in Upper Gully (2460), including Yarra Ranges Council residents in the suburb of Upper Ferntree Gully;
■ Follow up letters to landholders and business operators in the Activity Centre, in an effort to stimulate attendance;
■ Face to face contact with all business operators in the Activity Centre;
■ School project with year 5 and 6 students, facilitated by teachers of the Upper Ferntree Gully Primary School;
■ Activity held with the Talaskia Children and Families Centre;
■ A series of internal workshops (six workshops) and ongoing engagement with key service areas of Council;
■ Two advertisements in the Foothills News;
■ Council Facebook page;
■ Dedicated online webpage;
■ Online community survey;
■ Liaison with government agencies and service providers (refer section 2.3.3);
■ Independent urban design peer review; and
■ Ongoing engagement with the Ward Councillor.
2.3.4 Key Stakeholders and State Agencies
The engagement process also included meetings and discussions with key stakeholders and state agencies. The purpose of these discussions was to obtain their aspirations for Upper Gully, determine future plans and to test scenarios. Key stakeholders and state agencies engaged as part of this process included:
■ Bicycle Network Victoria;
■ Country Fire Authority (CFA);
■ Department of Environment, Land, Water and Planning;
■ Department of Environment and Primary Industry (former);
■ Environmental Protection Authority Victoria;
■ Melbourne Water;
■ Parks Victoria;
■ Public Transport Victoria;
■ Shire of Yarra Ranges;
■ South East Water;
■ Tourism Victoria;
■ VicRoads;
■ VicTrack; and
■ Yarra Ranges Tourism.
Feedback from the consultation and engagement process was used to inform the vision and strategic objectives contained in this Strategic Plan.
For further details on the community and stakeholder engagement process, refer to the Upper Gully Plan
Engagement Report.
Part
2Pa
rt 1
25Community workshop session - Stage 1b The Visitors Information Centre is managed by Yarra Ranges Tourism and the building is valued by the local community
“Shop fronts and general streetscape could be upgraded
to make it more attractive to passing traffic”
(Workshop 2 survey, September 2014)
“Redo gateway bridge so it is in keeping with environment” (Workshop 2 survey, September 2014)
26
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
2.4 Opportunities and ChallengesUpper Gully is facing a number of challenges and opportunities that will affect its future planning and development.
The opportunities and challenges for Upper Gully were determined based on extensive research and investigations undertaken by the consultant and project teams, including desktop analysis, site visits, specialist reports, and community and stakeholder engagement. These are summarised opposite.
These opportunities and challenges have been aligned to the five City Plan themes to assist Council in monitoring the community’s wellbeing and achievement toward its broader Vision for Knox.
Healthy, Connected Communities
■ Upper Ferntree Gully’s population is projected to remain relatively stable with a slight increase from 2,552 people in 2015 to 2,563 in 2036 (0.41% increase). The proportion of people over 70 years in age will increase as will the proportion of lone person and couples without dependants. Housing types, health services and community services will need to change to the meet the future population needs.
■ Upper Gully is well serviced by health resources with the presence of the Angliss Hospital and associated medical uses. There are opportunities to provide additional allied health services in the Activity Centre.
■ Community facilities are generally located around Talaskia Road and Kings Park. There may be an opportunity to provide additional community facilities within the Activity Centre, which are within easy access of residents and well connected by public transport links.
■ A review of existing services within Upper Gully is required to identify existing and future needs for the community and to determine if existing facilities are ‘fit for purpose’ and to determine the future likely needs.
■ Play and youth spaces within the Activity Centre are currently limited. There is the opportunity to incorporate play facilities within the Activity Centre to enhance Upper Gully as an inclusive place for children and young people.
■ There are opportunities to encourage neighbourhood design that makes people feel safe both during the day and at night.
■ There are a number of local and volunteer groups in Upper Gully. There are opportunities to engage with and collaborate with these groups to deliver improvements to Upper Gully, where appropriate.
Prosperous, Advancing Economy
■ State Government planning policy that encourages growth and development within Activity Centres, particularly those adjacent public transport links such as the Activity Centre.
■ Current Commercial Zone 1 applied to the Activity Centre allows for a variety of land uses to be accommodated within the centre.
■ Due to limited population growth, demand for additional retail and commercial uses is likely to be marginal.
■ There are opportunities to strengthen Upper Gully’s tourism role given its location at the gateway to the Dandenong Ranges and its proximity to key tourist destinations including the 1,000 Steps.
■ Recent trends in consumer spending show significant increase in hospitality spending which further strengthens opportunities for tourism.
■ A number of underutilised sites within the Activity Centre provide opportunities for greater residential intensification and mixed use development. Land uses that activate the Activity Centre during the day and night should be encouraged to enhance the vibrancy of the Activity Centre.
Democratic and Engaged Communities
■ The Upper Gully community has a strong interest in local issues, which was demonstrated by strong attendance and active participation at workshops for the Strategic Plan.
■ Upper Gully sits on the border of Knox City Council and the Shire of Yarra Ranges and includes land managed by a number of State Government Agencies.
Part
2Pa
rt 1
27
mainstream paths, i.e. 100-year Average Recurrence Interval (ARI) flooding. This issue will become more prevalent as development pressure is experienced in the Activity Centre.
■ Council is seeking to improve the health of waterways and streams through its Water Sensitive Urban Design (WSUD) and Stormwater Management Strategy. WSUD opportunities should be pursued in future development (public and private) across Upper Gully.
■ Recent and significant bushfires across Australia has emphasised the need to prevent, prepare and plan for, and respond to, future bushfires. Upper Gully is considered by the CFA to have an ‘extreme risk’ for fire and does not have a designated Neighbourhood Safer Place (identified fire refuge area) as it is considered safer to move out of the area during a bushfire.
■ A Bushfire Management Overlay (BMO) applies to the Activity Centre, north of Burwood Highway. ‘Bushfire Prone Areas’ cover a greater area within the Activity Centre (area north of Rose Street) and are implemented under the building regulations.
■ The CFA has released a number of documents providing a planned response to a bushfire within or in close proximity to Upper Gully. Despite this, community consultation highlighted the need for further communication and education so that people are aware of appropriate procedures to follow during a bushfire event.
■ Areas of high landslip risk are isolated to the batter slopes along the southern waterway of Ferny Creek outside of the Activity Centre area. Council considers that the existing building permit controls adequately manage any foreseeable risk of landslip.
Culturally Rich and Active Communities
■ Upper Gully has a strong history of art and artists in the region, particularly associated with the Dandenong Ranges. There are opportunities to build on this through events, programs and public realm improvements.
■ Currently there are no formal public / civic space provided for within the Activity Centre to allow for community gathering. There are opportunities to provide a civic space within the Activity Centre and encourage additional local events that bring the community together and create a sense of pride and belonging.
■ Wally Tew Reserve is located within close proximity to the Activity Centre and provides a range of social and cultural resources for the local community.
■ With an absence of public art in Upper Gully, there is a good opportunity to provide public art that expresses the identity and tells the story of Upper Gully.
■ A Heritage Overlay applied to the Royal Hotel reinforces the preservation of this feature for use and enjoyment for future generations.
■ The Visitors Information Centre is managed by Yarra Ranges Tourism and is an asset highly valued by the local community. Valued buildings should be retained, restored and celebrated.
■ The 1812 Theatre provides a focal point for arts and culture within Upper Gully and also provides opportunities for people to participate and socialise in a supportive environment. There are opportunities to further enhance its role.
The drivers for change, opportunities and challenges listed above, have influenced the vision and strategic objectives outlined in Section 3 of this report.
Vibrant and Sustainable Built and Natural Environments
■ Existing local policies that limit opportunities for further growth within the surrounding residential areas of Upper Gully and aim to support detached dwellings on large lots. The Activity Centre doesn’t have the same constraints and as such could support alternative housing typologies.
■ The identity of Upper Gully is strongly influenced by its relationship to the surrounding Dandenong Ranges. A number of planning policies and controls focus on protecting this setting in surrounding residential areas, however, the planning controls in the Activity Centre are not as strong as the planning controls in the surrounding residential areas.
■ Upper Gully offers more affordable detached dwelling housing than most other areas on Knox.
■ Upper Gully’s parks, environmental reserves, creeks and streets make a significant contribution to its character and identity. There are opportunities to better utilise these assets and enhance them as spaces to build community.
■ There are opportunities to encourage a shift from private vehicles to more sustainable modes of transport including walking, cycling and public transport by improving infrastructure and amenity within the Activity Centre.
■ A number of key issues were highlighted in regards to roads and traffic within Upper Gully, particularly along Burwood Highway.
■ A number of parking issues within Upper Gully were identified during community consultation that impact local streets and create safety issues.
■ Drainage is an existing key constraint for building within the Activity Centre (overland flow and
28
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N 3. VISION AND STRATEGIC OBJECTIVES
3.1 The Vision for the Activity CentreThe Vision is an aspirational statement of the preferred long term future for the Activity Centre. The vision is important as it sets out what the Activity Centre should look, feel and function in the future for the community. The Activity Centre plays a critical role in supporting the Upper Gully community.
The Vision statement was developed during community engagement workshops undertaken between August and November 2014 and the analysis of key opportunities and challenges for Upper Gully.
Upper Ferntree Gully Activity Centre will be...
“a vibrant and friendly centre with a distinct ‘village’ feel that is serviced by a range of community, employment and recreational opportunities connected by safe walking and cycling paths, and public transport. Its character and identity is strongly defined by the foothills setting and its relationship with the Dandenong Ranges.
The public spaces are valued by all residents. The streets are people oriented, thriving places for business and inspiring places to enjoy, due to the quality of landscaping, public art and architecture.
There is a strong sense of community and local residents are proud to call it home, and visitors are welcomed to engage in a range of public events and cultural experiences offered in the centre”.
Part
2Pa
rt 1
29
3.2 Implementing the VisionIn order to achieve the Vision for the Activity Centre, the Strategic Plan provides a number of objectives, strategies and actions. They support the Vision and provide more ‘on the ground outcomes’ to be achieved for Upper Gully.
The strategic objectives for Upper Gully are outlined in Section 3.3. The supporting strategies and actions for each strategic objective are detailed in Section 4 of this Strategic Plan.
Figure 04. Implementing the Vision
STRATEGIC OBJECTIVES
A summary of the most important components of Upper Gully and will be at the core of all key decisions made for the Activity Centre into the
future
‘What are we aiming to achieve’
VISION
The aspirational statement for the preferred long term future of the Activity Centre
STRATEGIES
Provide an approach or method for meeting the strategic objectives.
‘How we might influence to achieve the strategic objective’
ACTIONS
Provide specific ways to do things in order to execute the strategies. As such, they are actionable in nature and are the tasks required to
achieve the strategies
BA
CK
GR
OU
ND
RE
SEA
RC
H A
ND
TEC
HN
ICA
L STUD
IES
CO
MM
UN
ITY
& STA
KE
HO
LDE
R IN
PU
T
Kn
ox
Vis
ion
Them
es a
nd D
rive
rs o
f Cha
nge
30
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
CITY PLAN THEMES:
Democratic and Engaged Communities - Aims to improve community leadership and participation in Knox and ensure Council is well governed and demonstrates effective leadership.
Healthy, Connected Communities - Aims to provide a safe community with strong community connections, where learning and volunteering are valued and supported, and the Knox community benefits from good health and wellbeing at all life stages.
Prosperous, Advancing Economy - Aims to provide a strong local economy that supports business growth, jobs and community wealth and improve local opportunities for people to live, work, learn and play in Knox.
Vibrant and Sustainable Built and Natural Environments - Aims to ensure the changing needs of a diverse community are supported through planned growth and change in housing and infrastructure that respects both built form and natural systems, and resource availability. It also aims to ensure biodiversity and places of natural significance, including waterways and open space are highly valued, protected and enhanced and infrastructure networks provide transport choice, affordability and connectivity.
Culturally Rich and Active Communities - Aims to improve the acceptance and valuing of diversity and difference in the Knox community and increase the use of public spaces and infrastructure for the purposes of cultural expression and physical activity.
Refer to Consolidated Background Report for further information on the City Plan Themes.
3.3 Strategic Objectives The Strategic Plan will be guided by a set of strategic objectives. They aim to articulate the Knox Vision and Knox City Plan 2013-17 at a local level. The strategic objectives were developed through the extensive engagement process, background research and technical studies undertaken for the Strategic Plan.
The strategic objectives are a summary of the ten most important components of Upper Gully. They will be used to direct and assess all future planning and design outcomes within the Activity Centre to direct future development to be consistent with the community’s aspirations for the area.
Table 1 (overleaf ) identifies the ten Strategic Objectives to guide the future outcomes of Upper Gully. The five City Plan themes are aligned with the relevant strategic objectives.
Section 4 following, aligns the strategic objectives with strategies and actions.
Part
2Pa
rt 1
31
STRATEGIC OBJECTIVES CITY PLAN THEME ALIGNMENT
STRATEGIC OBJECTIVE 1 - To provide a safe and integrated access and movement network for walking, cycling and vehicles that prioritises the most popular routes linking key destinations (e.g. shops, services, public spaces, parks).
STRATEGIC OBJECTIVE 2 - To facilitate the effective use of spaces (e.g. streets, open space, plazas, parks) for the networking and building of the community.
STRATEGIC OBJECTIVE 3 - To strengthen the identity and connection with the surrounding foothills landscape through excellence in built form and landscape quality and design in the Activity Centre and along Burwood Highway.
STRATEGIC OBJECTIVE 4 - To enhance its role as an Activity Centre, support the growth of business, including health, tourism, retail and commercial land uses that meet the needs of the community.
STRATEGIC OBJECTIVE 5 - To enable people to age in place and meet the needs of changing household structures, increase the range of intergenerational and sustainable housing opportunities available in the Activity Centre.
STRATEGIC OBJECTIVE 6 - To meet the changing needs of the community over time, provide high quality, localised social and community infrastructure that delivers a range of services.
STRATEGIC OBJECTIVE 7 - To strengthen Upper Gully’s tourism brand as a gateway to the Dandenong Ranges and capture a greater share of the passing tourism market.
STRATEGIC OBJECTIVE 8 - To strengthen the community’s valued local legacy, promoting Upper Gully’s distinctive history, arts and culture.
STRATEGIC OBJECTIVE 9 - To manage the risk to people, property and the environment from adverse impacts of natural hazards, including bushfire from the surrounding area, flood from overland flow and mainstream flooding and landslip in designated landslip areas.
STRATEGIC OBJECTIVE 10 - To strengthen custodianship and leadership and partner with the community in the planning and management of Upper Gully.
Table 1 – The Strategic Objectives
32
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N 4. THE STRATEGIC RESPONSE
Knox City Council aims to formalise the Oppy Route (attributed to Sir Hubert Opperman) to increase recreational opportunities (refer Map 10). Residents and visitors alike will have the opportunity to walk, run or cycle the Oppy Route utilising wayfinding route markers for navigation. The route could be extended to link into the Activity Centre. Ensuring walking and cycling within our pedestrian and cycling network will assist in reducing barriers to active travel use and improve physical activity opportunities within the municipality for better health outcomes. In conjunction with the installation of Oppy Route markers, Council aims to install a unified wayfinding signage suite to improve navigation within the shared path and footpath networks. With five different wayfinding signage designs within Knox City Council’s network, it is envisaged that a standardised wayfinding system will be developed and implemented.
Public Transport
The railway station is a key transport hub for Upper Gully providing an interchange between rail and bus services. While the station area itself appears to have been recently upgraded, its surrounds, including car park areas, bus bays and entrances were highlighted during consultation as being unattractive and having limited pedestrian amenity. While it is acknowledged that the railway station must remain for the primary purpose as a transport hub with car parking facilities, its prominent location on the north side of the Burwood Highway makes its appearance particularly important in defining the image and character of Upper Gully.
Although Council is not responsible for the management of the railway station or its surrounds, it can advocate for improvements to infrastructure and layout through documents such as the Strategic Plan. Council can also implement improvements to linkages from established residential areas to bus stops and the railway station and advocate for improvements to pedestrian access across Burwood Highway to the station.
Vehicle Access
While the road network in Upper Gully is not anticipated
WHAT YOU’VE SAID
■ Car parking was identified by the participants as a major issue. Particular concerns focused on the pedestrian, cyclist and motorist safety issues created by car parking for the 1,000 Steps spilling out onto Mount Dandenong Tourist Road, car parking around the Angliss Hospital impacting on surrounding residential streets and car parking from retail uses and the station impacting on Mount View Road.
■ Significant discussion was focused around walking and cycling within the Activity Centre and to surrounding residential areas and facilities.
■ Within surrounding areas specific issues focused on the poor conditions of footpaths, the absence of footpaths in some areas, difficult access created by steep terrain, and opportunities to better connect Quarry Park to the Activity Centre.
■ Within the Activity Centre a number of pedestrian safety issues were highlighted including the footpath that crosses the Maxi Foods car park entrance from Burwood Highway, limited visibility between pedestrians and motorists at the corner of Dawson Street and Burwood Highway, the absence of a footpath on the northern side of Burwood Highway and opportunities to improve the pedestrian connections to the railway station.
■ The intersection of Rollings Road and Old Belgrave Road was identified as a key safety issue for vehicle movements within the Activity Centre.
STRATEGIC OBJECTIVE 1
To provide a safe and integrated access and movement network for walking, cycling and vehicles that prioritises the most popular routes linking key destinations (e.g. shops, services, public spaces, parks).
KEY INFLUENCES
Walking and Cycling
There are opportunities to clearly define and prioritise walking within Upper Gully so that it is convenient, comfortable and provides an enjoyable experience for pedestrians within and to the Activity Centre. Prioritising walking will help to create vibrant streets, improve safety and surveillance, and strengthen businesses.
The Activity Centre, generally, has good walking facilities in place with wide footpaths along shop frontages. There is also good lighting and active street frontages which contribute to the feeling of safety. This being said, community consultation and research highlighted locations where pedestrian amenity and footpath facilities could be improved or enhanced. Generally these were located along Burwood Highway and access to the Activity Centre from residential areas including Angliss Hospital.
Cycling infrastructure within Upper Gully requires significant improvements. Existing bike routes are generally provided in the form of off-road trails along the railway line, parts of Burwood Highway and Ferny Creek, however a continuous connection to the Activity Centre or the railway station from the south is not provided.
The Ringwood to Belgrave Rail Trail passes through Upper Gully providing a shared pedestrian and cyclist path along the Belgrave rail line from the Mullum Mullum Creek Trail in Ringwood to the Belgrave Railway Station. Where the trail meets Burwood Highway, cyclists and pedestrians are required to travel approximately 400m off the trail to cross Burwood Highway safely. An opportunity exists to provide a direct connection across the highway through a shared pedestrian and cycle bridge parallel to the existing rail bridge.
A proposed open space network integrating creek corridors and roads provides the basis for high quality, continuous walking and cycling network across Upper Gully. This will be provided through shared walking and cycling paths that are located within open space corridors and separated from vehicles on key roads.
Part
2Pa
rt 1
33
to change significantly into the future, background research and consultation revealed opportunities to improve traffic movement into and through the Activity Centre (refer Movendo 2015). A number of these opportunities are focused around access to and from Burwood Highway, which is both the key traffic route through Upper Gully and provides the location for retail and commercial activity. To facilitate improvements it is critical that Burwood Highway, as it moves through the Activity Centre, responds to its context and not divide the core of the centre.
Car Parking
Car parking was identified across a number of community workshops as a key issue in Upper Gully. The Activity Centre and Angliss Hospital were the areas identified as concerns. Time restricted parking has been introduced to address community concerns of safety and residential amenity impact of extended car parking.
Parking occupancy surveys were undertaken around the Railway Station and the Angliss Hospital to better understand the issues at play. Occupancy results revealed that the Railway Station car park, with no time restrictions, exhibited virtually 100 percent occupancy throughout the day on weekdays. Mount View Road and Rose Street, which provide unrestricted parking in close proximity to the Activity Centre and the railway station, also exhibit 100 percent occupancy. Most other on-street and off-street spaces within the Activity Centre with time restrictions were however underutilised. Parking surveys around the Angliss Hospital revealed reasonably high parking occupancies in the streets in the immediate vicinity of the hospital. However, the high parking demands are concentrated only in the immediate vicinity of the hospital and do not extend along Talaskia Road all the way to the Primary School. The Strategic Plan provides recommendations to better manage car parking around the Angliss Hospital in order to minimise the impacts on surrounding residential streets.
Car parking around the 1,000 Steps was also highlighted by the community as an issue, with car parking spaces considered inadequate for weekend patronage. Unlike
residential growth, tourist visitation is anticipated to increase and therefore this issue is likely to escalate.
Although Council is not responsible for the 1,000 Steps or Mount Dandenong Tourist Road (which are located within the Shire of Yarra Ranges), it can advocate for improvements to infrastructure and layout through documents such as the Strategic Plan. Council can also implement improvements to linkages from the railway station and advocate for improvements to pedestrian access to the 1,000 Steps.
STRATEGIES
S1.1 Enhance the priority pedestrian and cycle networks in accordance with Map 10 Movement and Access Improvements, which includes Johns Street, Dawson Street, Mount View Road, Talaskia Road and Burwood Highway to improve the safety and access links to public transport, including the railway station, retail areas, schools, community facilities and the Angliss Hospital.
S1.2 Improve pedestrian and cyclist amenity and priority around the railway station and connections to the Activity Centre.
S1.3 Improve vehicular movement, parking and safety at opportunity sites including the Burwood Highway and Rollings Road intersection, Mount View Road, and Burwood Highway service lane as identified on Map 10, Map 11 and Map 12.
S1.4 Improve the management of parking impacts caused by the 1,000 Steps and Mount Dandenong Tourist Road, and the Angliss Hospital.
ACTIONS
A1.1 Review the relevant studies of the Strategic Plan including the Upper Ferntree Gully Transport and Parking Technical Study 2015 and identify any
gaps and priorities in the analysis required to inform and prepare an Integrated Movement and Access Improvements Program (Related Strategies - S1.1, S1.2 & S1.3).
A1.2 Develop relevant capital works business cases for the implementation of the pedestrian, cycle and public transport access component of the ‘Integrated Movement and Access Improvements Program’ (Related Strategies - S1.1 & S1.2).
A1.3 Develop relevant capital works business cases for the implementation of vehicular movement, parking and safety component of the ‘Integrated Movement and Access Improvements Program’ (Related Strategies - S1.3 & S1.4).
A1.4 Develop the Streetscape Design Project to support the priority pedestrian and cycle enhancement projects in the Activity Centre in accordance with Map 10 Movement and Access Improvements (Related Strategies - S1.1, S1.2 & S2.2).
A1.5 Implement an Integrated Movement and Access Improvements Program that reflects full engagement and consultation with stakeholders including the community (Related Strategies - S1.1, S1.2 & S1.3 & S1.4).
A1.6 Support the delivery of the Public Art Policy to develop an ‘Arts Trail’ to make strategic moves to engage potential sponsors and Council capital works programs to finance projects (Related Strategies - S1.1, S1.2 & S8.2).
A1.7 Advocate to Eastern Health and Tourism Victoria to address the car parking impacts of their facilities on Upper Gully (Related Strategies - S1.3 & S1.4).
A1.8 Implement bicycle and pedestrian wayfinding signage along the Oppy Route (Related Strategies - S1.1 & S1.2).
A1.9 Audit existing wayfinding signage within the shared path network (Related Strategies - S1.1 & S1.2).
A1.10 Implement a unified wayfinding signage suite along the shared path network (Related Strategies - S1.1 & S1.2).
34
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
Map 10. Movement and Access Improvement Opportunities
Map 10. Movement and Access Improvements, focuses on providing high quality and comfortable paths for pedestrians and cyclists to move between key destinations within Upper Gully, as well as ensuring vehicle access is safe and coherent. The need for pedestrian amenity and vehicle access improvements was identified through community consultation and background research.
MOVEMENT AND ACCESS IMPROVEMENTS - UPPER GULLY
Investigate opportunity to provide pedestrian priority at signalised intersections to reduce pedestrian waiting times.
Potential to provide shared path overpass across Burwood Highway, adjacent to the existing railway bridge. This also provides a gateway opportunity for the Activity Centre.
Opportunity to enhance pedestrian amenity and safety between the Activity Centre to Key Pedestrian and Cycle Destinations as part of the Streetlight (LED) Replacement Program.
Quarry Road improvements including, sealing roadway, public lighting, footpath, and indented parking bays.
Advocate to VicRoads to reduce motor vehicle speed limit along Burwood Highway in the Activity Centre to 60 km/hr.
Part
2Pa
rt 1
35
Figure 05. Dawson Street / Ferny Creek Trail - Existing Conditions
Rumble strip located either side of the Ferny Creek Trail crossing at Dawson Street supports vehicles to travel at lower speeds when approaching the crossing, improving safety for pedestrians. The proposed treatment also allows for bus and emergency service access along Dawson Street.
Figure 06. Dawson Street / Ferny Creek Trail - Proposed Improvements
Figures 05 and 06 provide existing conditions and design proposal to improve the connection between the Ferny Creek Trail and on-street paths along Dawson Street. Opportunities to improve this connection were identified through background research, which included the Transport and Parking Study (Movendo 2015).
The images below demonstrate the existing condition at the intersection of Dawson Street and Ferny Creek Trail and identify opportunities to improve this connection through signage, landscaping and clear pedestrian and cyclist’s priority at the road intersection.
Existing traffic island provides limited space for pedestrians and cyclists to pause and continue crossing the road.
Connection between Dawson Street and Ferny Creek Trail is unclear and obscured by planting.
Directional signage to help people navigate their way between the Ferny Creek Trail, the Activity Centre and other key destinations.
36
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
Figure 07. Intersection of Hilltop Rd and Burwood Highway looking east – Existing Conditions
Install new physical refuge island to assist pedestrians and cyclists crossing Hilltop Road to continue along off-road trails.
Figure 08. Intersection of Hilltop Rd and Burwood Highway looking east – Proposed Improvements
Figures 07 and 08 provide design proposals to improve pedestrian access at the intersection of Hilltop Road and Burwood Highway. This intersection was identified as being unsafe for pedestrians and motorists through background research and Transport and Parking Technical Study 2015.
The images below demonstrate the existing condition at the intersection and identify opportunities to improve this connection through the provision of a pedestrian refuge island and / or paving treatments.
Existing intersection at Hilltop Road prioritises vehicular movement, despite being a key route into the Activity Centre.
As part of an integrated signage strategy, provide new bike directional signage and pavement symbols in the vicinity of this intersection to reduce confusion for cyclists and pedestrians.
Investigate the opportunity to use paving treatments to highlight the pedestrian crossing and to support reduced vehicle speeds.
Part
2Pa
rt 1
37
New public space created in front of shops with opportunities for seating and landscaping.
Opportunity for tree planting within the Maxi-Foods car park to soften the visual impact of the large expanse of asphalt and provide shade for pedestrians.
Service lane vehicle entry located further west to enable safe entrance into the Maxi-foods car park and reduce pedestrian / vehicle conflicts (i.e. provides pedestrians attempting to cross the vehicular entry a clearer view of approaching cars).
Opportunity to work with Maxi-foods to provide contiguous pedestrian access from the Burwood Highway footpath to the entrance of the shopping complex. This should be suitable for all level of mobility.
Provide paving treatment at new vehicle entrance into Maxi-foods to indicate pedestrian priority at this point.
BURWOOD HIGHWAY
DAW
SON
STR
EET
Map 11. Maxi Foods / Burwood Highway Entrance Improvements
SCALE: 1:250
0 12.5m15102.5 5
Map 11. Maxi Foods entrance from Burwood Highway, provides for the reconfiguration of the service road space at the entrance of Maxi Foods car park. This area was identified as being unsafe for pedestrians and motorists through community consultation and background research, which included the Transport and Parking Study (Movendo 2015).
The reconfiguration aims to enhance pedestrian and motorist safety along the frontage of Burwood Highway and improve the amenity of the adjacent streetscape and car park areas. Improvements within the car park area will require further discussions with Maxi Foods / Ferntree Plaza Shopping Centre, which are privately owned.
EXISTING BUILT FORM
EXISTING BUILT FORM
Opportunity for signage and / or public art to reinforce the importance of the Dawson Street / Burwood Highway intersection and to help people navigate to key destinations within the Activity Centre.
SERVICE ROAD
MAXI FOODS
CAR PARK
MAXI FOODS ENTRANCE FROM BURWOOD HIGHWAY PLAN
38
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
Simplify vehicle movements by removing direct entry into the service road from Rollings Road.
Investigate the opportunity to improve the informal car park subject to lease arrangement with VicTrack. Improvements should aim to improve safety, complement adjacent community uses and landscaped space.
Provide treatments at key street intersections to improve the safety of pedestrians crossing the road.
ROLL
ING
S RD
BURWOOD HIGHWAY
OLD BELGRAVE RD
Opportunity to reclaim road reserve for new public space with landscaping and seating at the eastern edge of the Activity Centre.
Map 12. Rollings / Old Belgrave Roads Improvement Opportunities
SCALE: NTS
0 25m20155 10
Map 12. Rollings Road / Old Belgrave Road Concept Plan, provides design proposals to simplify the Rollings Road / Old Belgrave Road / Burwood Highway intersection so that vehicle and pedestrian movements are clearly defined and safer. This intersection was identified as being unsafe through community engagement and the Transport and Parking Study (Movendo 2015).
The plan aims to enhance pedestrian and motorist safety at this intersection by simplifying car movements and providing paving treatments, as well as signage to make it easier for pedestrians to get around.
KINDER
WILLIAM STREET
SERVICE ROAD
Opportunity for low / ground cover planting to improve the appearance of the streetscape to reinforce pedestrian movement along footpaths.
Opportunity for signage and / or public art to help people navigate to key destinations within the Activity Centre.
ROLLINGS ROAD / OLD BELGRAVE ROAD CONCEPT PLAN
Part
2Pa
rt 1
39
WHAT YOU’VE SAID
■ The surrounding foothills and its landscape were identified by participants as valued characteristics of Upper Gully.
■ The parks within Upper Gully were also highly valued by participants. Improvements were suggested for key parks including Talaskia Reserve, the playground at Kings Park and improved access to Quarry Park and the Dandenong Ranges National Park.
■ The need for additional public spaces within the Activity Centre was also identified by participants. Suggestions included the provision of a town square / public square for community events and gathering and more places for children and young people.
■ Other improvement opportunities identified included enhancing the railway bridge as a gateway into Upper Gully and the potential to provide greater pedestrian amenity in Rose Street.
KEY INFLUENCES
The landscape and environmental setting of Upper Gully is intrinsically linked to its character, identity and history. Vegetation extends from Dandenong Ranges National Park and the surrounding hills into the Activity Centre through private property, along streets and creek corridors. This not only provides a strong visual backdrop but also provides important habitat and recreational links.
The major parks in Upper Gully including Kings Park, Talaskia Reserve and Quarry Park form a key part of the landscape setting. These spaces provide the opportunity for passive and active recreation, social interaction, allow for the retention of high value vegetation/cultural elements, and provide visual relief and ‘greening’.
Council is currently undertaking a master plan for improvements to Talaskia Reserve and has identified playground upgrades for Kings Park. Quarry Park is located close to the Activity Centre and provides an
STRATEGIC OBJECTIVE 2
To facilitate the effective use of spaces (e.g. streets, open space, plazas, parks) for the networking and building of the community.
alternative park experience with its dramatic quarry setting. There are plans to provide a series of boardwalks that link to the nearby National Park, however connections to the Activity Centre are limited and could be improved.
The Ferny Creek corridor provides walking and cycling connections between key destinations including the Activity Centre, Kings Park, Ferntree Gully Library, Ferntree Gully Reserve and St Joseph’s Regional College. This corridor could be improved with landscaping, signage, passive surveillance and enhanced connections from adjoining residential areas.
The community engagement phases identified the desire for a gathering space in the Activity Centre. This could be in the form of urban civic spaces (hardscape square, plaza or street), where the local community can gather, interact and relax. This space would also enhance the civic role of Activity Centre and allow for community events and activities, which are currently limited in the Activity Centre. There are also no green spaces for leisure or play in the Activity Centre.
Rose Street has also been recommended for streetscape improvements through the creation of shared pedestrian, cycle and vehicle space. This will provide an alternative public space to Burwood Highway, which is quieter and more contained offering a place for events.
The potential for a much needed accessible green space facility in the Activity Centre is offered by the unsealed road reserve area of William Street and the adjoining underutilised crown land corridor. This potential village green also has pedestrian access links to both Burwood Highway and Rose Street.
The streets are equally important public spaces in Upper Gully. The Strategic Plan proposes streetscape upgrades along the Burwood Highway by enhancing the space for people with additional street tree planting, consistent paving and wider footpaths providing outdoor dining opportunities. Streetscape upgrades should also take into account the directions of Liveable Streets Strategy, which promotes pedestrian safety and activity by providing safe, attractive, and walkable streets and Clause 21.04, which identifies Burwood Highway as a ‘Path to the Hills’, and is therefore envisaged to have extensive native planting to express the landscape transition between the edge of the suburbs and the Dandenong Ranges.
STRATEGIES
S2.1 Enhance Upper Gully’s parks, creek corridors and streets as indicated on Maps 12,13 and 14 to provide community spaces.
S2.2 Activate spaces through events, programs and adjoining land uses to provide community spaces.
ACTIONS
A2.1 Work with the local community and traders to identify community spaces for Improvement Opportunities as part of the Streetscape Design Project (Related Strategy - S2.1).
A2.2 Investigate public space and wayfinding Improvement Opportunities within the Activity Centre as identified in Maps 10, 11, 12, 13 and 14 (Related Strategy - S2.1).
A2.3 Implement a program aimed at activating Improvement Opportunities and Key Public Open Spaces as identified in Maps 10, 11, 12, 13 , 14 (Related Strategies - S2.1 & S2.2).
A2.4 Support and train local community promoters, leaders and presenters to build the local capacity to stage events similar to the Multicultural Harmony Festival and the Basin Music Festival (Related Strategy - S2.2).
A2.5 Renew the Kings Park Playground as per recommendations from the Knox Play Space Plan 2013-23. (Related Strategies - S2.1 & S2.2).
A2.6 Investigate the potential of William Street and adjoining crown land corridor to be developed to a village green (Related Strategy - S2.1).
A2.7 Undertake a Master Plan for Talaskia Reserve to assist in meeting the current and future recreation needs of the community (Related Strategy - S2.1 ).
40
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N Map 13. Public Open Spaces and Streets Improvements, focuses on providing an integrated network of spaces (e.g. streets, open space, plazas, parks) for the networking and building of the community.
The need for an integrated network of spaces that provide for a range of uses, in particular community gathering, was identified through community consultation and background research.
Map 13. Public Open Space and Street Improvement Opportunities
Enhance Upper Gully’s parks, creek corridors and streets to provide spaces for building the community.
Support the objectives and strategies outlined in the Knox Liveable Street Plan.
PUBLIC OPEN SPACES AND STREETS IMPROVEMENTS
Implement Quarry Park Master Plan Stages 5 & 6
Part
2Pa
rt 1
41
Driveway crossovers diminish the pedestrian environment
No street trees planted within this section of Dawson Street
Existing car parks do not provide for activation of adjoining footpaths
Car park is a dominant element of the streetscape
Figure 09. Dawson Street Enhancement Opportunity - Existing Conditions
Street trees within kerb outstands provide a green view along the street.
Potential for adjacent sites to activate the street
Figure 10. Dawson Street Enhancement Opportunity - Proposed Improvements
Figure 09 and 10 provide design proposals for improving pedestrian amenity along Dawson Street. The need for improving pedestrian amenity along key streets within the Activity Centre, particularly Dawson Street, was identified through community consultation and background research, which included the Transport and Parking Study (Movendo 2015).
Support development that provides active street frontage along Dawson Street, with car parking at the rear.
42
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
Opportunity to create a shared pedestrian / cycle vehicle space along Rose Street allowing for greater pedestrian priority, wider outdoor dining spaces and potential to close this street to vehicles occasionally to allow for events.
ROSE STREET
WILLIAM STREET
DAW
SON
STR
EET
Upgrade the Activity Centre streetscape to improve walkability, pedestrian priority over cars and improve access for people with reduced mobility.
Potential opportunity for future redevelopment of existing car park sites with uses that provide activity onto the adjoining streets.
Map 14. Public Space and Street Improvement Opportunities
SCALE: NTS
0 25m20155 10
Map 14. Public Spaces and Streets Improvement Plan, provides design proposals for improving existing public spaces and streets within the Activity Centre and identifying opportunities for new public spaces, in particular along Rose Street and William Street. The need for a dedicated public gathering space within the Activity Centre was identified through community engagement and background research.
The plan aims to provide places for people to gather and recreate, as well as providing space for public events within the Activity Centre. It also aims to improve the street level experience by encouraging active frontages along key pedestrian routes and encouraging passive surveillance along pedestrian links.
Potential to reconfigure the hotel car park so that driveway crossovers along Dawson Street are minimised and pedestrian priority is provided through the car park.
WIL
LIA
M S
TREE
T
BURWOOD HIGHWAY
MAXI FOODS
CAR PARK
RETAIL SHOP FRONTS
1812 THEATRE
MAXI FOODS EMPLOYEE CAR PARK
RETAIL SHOP FRONTS
ROYAL HOTEL
ROYAL HOTEL
CAR PARK
ROSE
STR
EET
RESIDENTIAL USES
Potential opportunity for new village green providing a local green space, with play facilities, within the Activity Centre.
Support adjoining properties to front onto the park to provide passive surveillance
Provide pedestrian link with clear sightlines through to the park.
PUBLIC SPACES AND STREETS IMPROVEMENT PLAN
Potential to provide rear access for retail shops fronting Burwood Highway provided off court located in William Street.
Enhance public space for potential village green by reclaiming crown land corridor currently encroached upon by a number of private landholders.
Part
2Pa
rt 1
43
Large amount of road pavement for a one-way road
Adjacent properties do not activate the street space
No street trees planted within Rose Street
Narrow footpaths limit outdoor dining opportunities
Outdoor dining opportunities created
Bollards to provide safe separation to outdoor dining
Central section of the road is shared for pedestrian / cyclist and vehicle access with potential to close to vehicles for public events
Opportunities for adjoining sites to redevelop and address Rose Street
Street trees provide a green view along the street
Figure 11. Rose Street Shared Space Opportunity - Existing Conditions
Figure 12. Rose Street Shared Space Opportunity - Proposed Improvements
Figures 11 and 12 provide design proposals for how Rose Street could be improved as a shared space (as space for cars and people). Opportunities to enhance Rose Street and utilise this space as a shared space was identified through background research and community consultation.
The images opposite identify the existing condition of Rose Street and identify opportunities to improve pedestrian amenity within the street and for how the street might be designed to outdoor dining.
44
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N The Strategic Plan proposes maximum building heights of 8.5m (two storeys), above natural ground level or above the minimum floor level requirements for flood prone sites for the Activity Centre, which is greater than the existing interim building height controls of 7.5m (two storeys). The proposed 8.5m height limit above ground level provides scope for increased floor to ceiling heights on both the ground floor level and upper level of buildings, which would enable retail or commercial uses on both levels. This will support business opportunities across the Activity Centre where for example, hospitality uses may be desirable on the upper level of buildings with outdoor decks that take advantage of views to the surrounding hills.
Generous floor to ceiling heights will allow for adaptable designs and enable buildings to accommodate either residential, retail or commercial uses over time. They also allow a greater level of amenity for occupants by allowing more light to enter the building, improved natural ventilation and reduced heat gain. At the ground level, generous floor to ceiling heights allow for improved entrance design and a greater sense of openness for occupants, which is important for retail or restaurant uses.
In many cases, development is not likely to require the entire 8.5m of the permissible building height. For example a two-storey building with ground floor retail and office or residential use above would require a building height of 8.1m with a flat roof or approximately 9.0m with a pitched roof.
The provision of roof forms has also been considered in determining the built form recommendations. Feedback during the consultation phases indicated that the community preferred variation in the building skyline. This is currently provided in the Activity Centre through a mix of single and double storey heights, and the occasional pitched roof form.
The Built Form Guidelines for the Activity Centre proposed as part of the implementation of the Strategic Plan supports articulated roof forms. This will contribute to a visually interesting skyline in the Activity Centre and better respond to the undulating land form. The Guidelines allow for roof forms, architectural features and detailing to extend beyond the 8.5m building height (refer to Figure 13 Indicative Built Form Sections).
WHAT YOU’VE SAID
■ Participants highlighted the importance of preserving the foothills, trees and the green open spaces. Coupled with this was the importance of the views from Upper Gully to the surrounding hills.
■ It was generally suggested that buildings within the Activity Centre should not exceed 2 storeys and should be respectful of the surrounding views.
■ Participants, in general, articulated that ‘high density’ within the Activity Centre would not be supported, however some support was expressed for ‘medium density’ including ‘shop top’ development.
■ Most participants indicating that ‘low density’ development was preferred in the Upper Gully residential area. It should be noted that the meaning of high, medium and low density development was not clearly defined by participants however low density generally referred to current development densities and building heights.
■ Concern was raised about the development of currently vacant sites which would diminish views to the surrounding hills. For these sites reducing the visual bulk of development was considered to be important.
STRATEGIC OBJECTIVE 3
To strengthen the identity and connection with the surrounding foothills landscape through excellence in built form and landscape quality and design in the Activity Centre and along Burwood Highway.
KEY INFLUENCES
Views and building heights
The character and identity of the Activity Centre is largely influenced by its sense of containment within the surrounding foothills. Views from and within the Activity Centre are characterised by low scale buildings set within a strong backdrop of the treed foothills setting. The consultation phases identified this as a highly valued characteristic of Upper Gully.
There are a number of locations across the Activity Centre from where views to the treed backdrop are available. For pedestrians, key viewing locations include the pedestrian crossings at the Dawson Street / Burwood Highway intersection, the Burwood Highway shops looking north towards the Dandenong Ranges National Park, the station car park where the weekly market ‘The Gully Market’ is held looking south, and the view along Dawson Street looking north. For motorists, key views to the Dandenong Ranges are available along the Burwood Highway to the north, south and east travelling in both directions.
The impact of future building heights on a number of these views was tested through 3D modelling and photo-montages. This testing demonstrated that a building height of three storeys (11.5m) would significantly reduce views to the Dandenong Ranges from many of the key viewing locations within the Activity Centre. Testing of a two-storey height (9.0m) did result in some reduction in views to the Dandenong Ranges, however there was still a strong dominance of the landscape setting (refer to Figures 15-18). This scenario also demonstrated that the Royal Hotel with a height of approximately 12.5m will maintain its prominence as the tallest building in the Activity Centre. There are also existing valued buildings such as Hahndorf’s Fine Chocolates where the building height is higher than 9m.
The view along Dawson Street is currently very open as the car parks on either side of the road are undeveloped. This enables expansive views to the vegetated hills when travelling north along the street. Testing of the built form scenarios indicated that an upper level recessed by 2m increased the views to the vegetated hillside and retained a stronger sense of openness than the scenario with no upper level setback. The 2m upper level setback also supports opportunities for upper level useable balcony spaces.
Part
2Pa
rt 1
45
Drainage is another key consideration for building heights within the Activity Centre. Flood level modelling contained in the Consolidated Background Report shows that some properties will be subject to flooding to a depth of 0.6m in a 100-year Average Recurrence Interval (ARI) flood event. However, the majority of properties that are affected by flood events will be subject to flooding up to a depth of 0.2m (refer to Map 22).
Melbourne Water’s ‘Guidelines for Development in Flood-Prone Areas’ specify that the floor levels of buildings in flood affected areas will need to be located between 0.15 - 0.3m above the flood level. For flood affected areas within the Activity Centre, this will mean that the ground floor level may be located between 0.6m and 0.9m above the natural ground level.
The Strategic Plan recommends that the maximum building height of 8.5m should be measured from the height of the floor level as set by the flooding requirements. For example, if the floor level of a building is required to be located 0.6m above the natural ground level due to the risk of flooding, the 8.5m maximum building height will be measured 0.6m above natural ground level. Given that these flood prone areas are low lying points, the impacts on key views is negligible.
This approach will create the opportunity for restaurant and hospitality uses on both the ground and upper level will be maintained.
Building design and siting
Buildings within the Activity Centre have been developed across a variety of eras reflecting the incremental growth of the centre over a period of time. Other than the historical Art Deco buildings (the Royal Hotel and the Visitors Information Centre) the style and character of buildings across the Activity Centre is generally non-descript with minimal detailing in façades and simple parapets. This presents an opportunity for new buildings to define an exciting identity for the Activity Centre that responds to the foothills setting whilst promoting excellence in architectural quality.
Excellence in architectural quality is not only measured by how a building looks but also a number of other factors. These include how the building responds to the site and surroundings, whether the building is fit for purpose and built to last, whether people can access and use the building with ease, whether a building provides a high level of internal amenity, how the building responds to the street and adjoining spaces and the extent to which the building responds to Environmentally Sustainable Development principles.
A key issue raised during community consultation phases was visual bulk of future built form. This is particularly important in the Activity Centre, as there are a number of large sites that could be redeveloped into the future. The Built Form Design Guidelines (refer to Section 5) supports future buildings on large sites are articulated to resemble individual structures rather than large bulky forms. The Guidelines also support interesting roof forms, which will further reduce visual bulk.
Another important consideration is the front setback of buildings in the Activity Centre. In retail areas, it is important that buildings are built to footpath edges (i.e. no setback). This will reinforce ground floor uses engage as best as possible with the street, by making the shops more accessible, front windows more visible and enabling uses from the shop to ‘spill out’ onto the footpath. There are locations across the Activity Centre where small front setbacks may be desirable to retain large trees or retain the prevailing landscape setbacks. Refer to Map 15 which shows the desired setbacks across the Activity Centre.
Street level interface
Good design should not only focus on the architectural style and form of a building, but more importantly the way the building presents and engages with the adjoining footpath at the ground level. There are many existing, positive building design elements across the Activity Centre that should be reflected in new development.
The existing narrow shopfronts are a major contributor to the positive street level experience. The narrow shopfronts create visual interest through individual character and provide for a greater diversity of uses and experiences. Future development of large sites should provide articulation and tenancies at ground level to reinforce this positive and valuable element of the Activity Centre.
Shopfronts along Burwood Highway that are open and engaging are also positive elements. The Strategic Plan identifies all of the streets within the Activity Centre where active frontages are required in order to provide for a continual flow of activity along the streets. These buildings will also provide verandahs over the footpath to provide shade and protection from the rain for pedestrians.
Environmentally Sustainable Development
Buildings that incorporate Environmentally Sustainable Development (ESD) bring many benefits. ESD buildings are more comfortable and healthy to inhabit and while there may be increased construction costs, there are also ongoing financial benefits through reduced running costs and improved health of the occupants. In terms of broader community benefits, ESD buildings can reduce greenhouse gas emissions, power consumption, water usage, and waste, and help to protect water quality.
The Building Code of Australia provides some energy efficiency and water conservation measures that development is required to meet. However, Council believes that a more comprehensive approach to ESD is required and is currently developing a Local Planning Policy to implement ESD measures into the Planning Scheme.
Existing Image - Opportunity to retain key views and vistas to the surrounding landscape looking north along Dawson Street
46
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N STRATEGIES
S3.1 Capture the Upper Gully identity through planning controls to support built form in the Activity Centre that contributes to the experience of the foothills setting and connection to the Dandenong Ranges.
S3.2 Facilitate development that respects the desired streetscape character and foothills setting and contributes to a high quality public realm in the Activity Centre.
S3.3 Strengthen the street level retail dominance of the Activity Centre and provide for office space and residential living in the upper storeys of new developments.
S3.4 Support built form in the Activity Centre that is safe and accessible to pedestrians of all abilities.
ACTIONS
A3.1 Undertake a planning scheme amendment to implement the Built Form Guidelines into the Knox Planning Scheme to support built form that contributes to defining the experiences of and connection to the foothills (Related Strategies - S3.1, S3.2, S3.3 & S3.4).
A3.2 Introduce a Design and Development Overlay and Local Planning Policy to implement the Built Form Guidelines, and give statutory effect on the design including heights and setbacks, to achieve the desired adaptable built form outcomes (refer to Section 5 Built Form Guidelines) (Related Strategies - S3.1, S3.2, S3.3, S3.4; S5.2 & S9.2).
A3.3 Amend the Knox Planning Scheme to include an Environmentally Sustainable Development Local Planning Policy (Related Strategies - S3.1, S3.2, S3.3 & S3.4).
A3.4 Prepare a Strategic Plan for the Burwood Highway Corridor to strengthen and support the function of the Activity Centre (Related Strategy - S3.2).
A3.5 Review Overlay extents and associated planning controls within the Activity Centre (i.e. DDO1; DDO10; SLO2; VPO1; & VPO2) made redundant by the Strategic Plan and subsequent Planning Scheme Amendment. (Related Strategy - S3.2).
Refer to Built Form Guidelines in Section 5 for further recommendations on built form.
Part
2Pa
rt 1
47
Map 15. Preferred Setbacks and Design Outcomes for Built Form
WILLOW RD
ALFRED ST
WIL
LIA
M S
T
MOUNT VIEW RD
DAW
SON
ST
ROSE ST
ROLL
ING
S RD TA
LASK
IA R
D
RAILWAY AVE
BURWOOD HIGHWAY
Visitors Information Centre
Ferntree Plaza Shopping
Centre
1812Theatre
Kinder
AnglicanChurch
Royal Hotel
Willowbrooke Aged Care Home
Railway Station
Upper Ferntree Gully Primary
School
DANDENONG RANGES NATIONAL PARK
CFABuilding
WILLIAM ST
Map 15. Preferred Setbacks and Design Outcomes for Built Form, identifies preferred setbacks and design outcomes for built form in the Activity Centre. The importance of built form was identified through background research and community consultation, including its contribution to the character and identity of Upper Gully, as well as its role in defining the street level experience.
The plan aims to enhance the identity of the Activity Centre by protecting historic and valued buildings, respecting the scale of adjacent development and encouraging built form that defines key views and prominent corners. It also aims to improve the street level experience by encouraging active frontages along key pedestrian routes and encouraging passive surveillance along pedestrian links.
PREFERRED SETBACKS AND DESIGN OUTCOMES FOR BUILT FORM
The Gully Market (weekends)
Provide frontages to facilitate passive surveillance to open spaces on William Street
Support a landscaped active interface along William Street with future development addressing the street with windows and habitable rooms
Maintain front setbacks to Dawson Street (at 5m) south of Rose Street
48
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N 4.3.1 Built Form Sections
Figure 13 provides potential development outcomes based on the recommended building heights. The diagrams below show that the overall height allows for generous floor to ceiling heights on both the ground and upper level. This will allow for flexibility and adaptability of uses in buildings over time and also provide a high level of internal amenity.
FOOTPATH
FOOTPATH
CAR PARK / ROAD
CAR PARK / ROAD
BUILDING
BUILDING
CEILING SPACE / SERVICES
CEILING SPACE / SERVICES
3.6m2.7m
3.6m
0.9m
0.9m
4.5mRETAIL / RESTAURANT /OFFICE USES
RESIDENTIAL / RETAIL / RESTAURANT / OFFICE
8.1m
CEILING SPACE / SERVICES
CEILING SPACE / SERVICES
3.6m
Roof form may extend beyond 8.5m maximum building height
8.5m maximum height to be measured from the floor level as set by flooding requirements
8.5m maximum height to be measured from the floor level as set by flooding requirements
2.7m
3.6m
0.9m
0.9m
4.5mRETAIL / RESTAURANT /OFFICE USES
RESIDENTIAL / RETAIL / RESTAURANT / OFFICE
8.1m
Two storeys with a flat roof
Two storeys with a pitched roof
Sunlight access for a standard 2.4m floor to ceiling height room
Sunlight access for a standard 2.7m floor to ceiling height room
Figure 14 compares a standard floor to ceiling height for a residential use (2.4m) to a more generous floor to ceiling height for a residential use (2.7m). The figure shows that additional sunlight will be provided to rooms if more generous floor to ceiling heights are provided.
Figure 13. Indicative Built Form Sections
Sun Angle -12pm at the Equinox
(September 22)
Sun Angle -12pm at the Winter
Solstice (June 22)
3.7m
2.4m
1.6m
4.4m
2.7m
1.8m
Sun Angle -12pm at the Equinox
(September 22)
Sun Angle -12pm at the Winter
Solstice (June 22)
Figure 14. Floor to ceiling height analysis
Part
2Pa
rt 1
49
4.3.2 Built Form Photomontages
The following illustrations demonstrate the desired built form including impact of the proposed building heights on key views across the Activity Centre. The proposed building height of 8.5m (two storeys), above freeboard for flood prone properties, was developed from modelling undertaken for the Strategic Plan to depict the extent of the impact to views to the surrounding hills (refer to Section 7.1 of the Consolidated Background Report.
MOUNT VIEW RD
DAW
SON
ST
ROSE ST
RAILWAY AVE
BURWOOD HIGHWAYVIEWPOINT 1
Map 16. View Point One Key Plan
Figure 15. Proposed Built Form Illustration - Burwood Highway / Dawson Street View South-West
50
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
Map 17. View Point Two Key Plan
Figure 16. Proposed Built Form Illustration - Burwood Highway / Dawson Street View South-East
MOUNT VIEW RD
DAW
SON
ST
ROSE ST
RAILWAY AVE
BURWOOD HIGHWAY
VIEWPOINT 2
Part
2Pa
rt 1
51
Map 18. View Point Three Key Plan
Figure 17. Proposed Built Form Illustration - Burwood Highway / Rose Street View South
MOUNT VIEW RD
DAW
SON
ST
ROSE ST
RAILWAY AVE
BURWOOD HIGHWAY
VIEWPOINT 3
52
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
Map 19. View Point Four Key Plan
Figure 18. Proposed Built Form Illustration - Dawson Street / Mount View Road View North-West
MOUNT VIEW RD
DAW
SON
ST
ROSE ST
RAILWAY AVE
BURWOOD HIGHWAY
VIEWPOINT 4
Part
2Pa
rt 1
53
WHAT YOU’VE SAID
■ Participants were generally satisfied with the mix of local shops and businesses however a desire for more eateries / cafés and longer opening hours was expressed.
■ Participants valued the services offered at the Angliss Hospital and being within close proximity to this facility. However the need for a General Practitioner and complementary medical uses within the Activity Centre was identified.
■ Participants identified opportunities to create local employment / apprenticeships.
■ The opportunity to provide incentives to fill empty shops and provide more variety within the Activity Centre was suggested.
KEY INFLUENCES
A key to a successful centre is to provide a diversity of land uses that activate the streets through the day and night. The Activity Centre provides a level of service that meet local needs with a full line supermarket, specialty retail, business services hospitality and entertainment uses focused around Burwood Highway and Dawson Street. Feedback during the consultation phases suggested there is general satisfaction with the existing level of service.
Population growth in Upper Ferntree Gully is projected to be marginal, which will limit the demand for additional retail and commercial uses. There are opportunities however for new retail, entertainment and hospitality uses which build on the tourism potential of Upper Gully.
There are a number of large, underutilised sites at the edges of the core retail area, which could be redeveloped for more intensive uses. These sites, referred to as
STRATEGIC OBJECTIVE 4
To enhance its role as an Activity Centre, support the growth of business, including health, tourism, retail and commercial land uses that meet the needs of the community.
‘Strategic Development Opportunity Sites’ (refer Map 20) include at grade car parks, car yards and other ‘inactive’ uses which currently detract from the vibrancy and activity within the Activity Centre.
Primary development opportunity sites include larger sites located along Burwood Highway and provide opportunities for greater residential intensification and mixed use development. Secondary development opportunity sites are generally car parks and large sites located away from Burwood Highway. These sites provide opportunities for residential development in the future.
The Activity Centre supports a number of allied health and community service practitioners which leverage from the close proximity to Angliss Hospital. There are opportunities to provide additional services such as these within the Activity Centre, to support and grow the role of the Hospital in the region. Such uses could include additional specialist health, counselling, and family support services including short term accommodation.
STRATEGIES
S4.1 Develop the capacity of the Activity Centre, to facilitate short term accommodation to support health and tourism opportunities.
S4.2 Develop the capacity of the Activity Centre, in particular Rose Street and Burwood Highway to support tourism and entertainment uses with a view to increasing patronage and employment opportunities.
S4.3 Attract retail, commercial and non-commercial activity required to increase the local patronage of the Activity Centre.
ACTIONS
A4.1 Prepare planning scheme provisions to facilitate built form that fosters activity in a range of appropriate commercial and non-commercial enterprise across the Activity Centre (Related Strategies - S4.1, S4.2 & S4.3).
A4.2 Implement an Attraction and Investment Program with appropriate landholders to maximise the potential of underutilised sites including primary and secondary development opportunity sites (as identified in the ‘Technical Report - Land use and Economics’, November 2014), to secure desired businesses, tourism and health services opportunities (Related Strategies - S4.1, S4.2 & S4.3).
A4.3 Promote the ‘preferred land use outcomes’ identified on Map 20, to provide for an active and vibrant Activity Centre (Related Strategies - S4.1, S4.2 & S4.3).
A4.4 Conduct a consumer ‘wants and needs’ survey and analysis to identify the appropriate retail, commercial (e.g. accountant) and non-commercial (e.g. library) mix required to make the Activity Centre an important local destination (Related Strategies - S4.2 & S4.3).
A4.5 Mobilise primary investors and partnerships to develop the ultimate capability and capacity of the Activity Centre to service the tourism and entertainment industry (Related Strategy - S4.2).
A4.6 Develop contemporary promotional and public relations platforms for a range of social, entrepreneurial, commercial, tourist and creative outcomes to promote the Activity Centre as a tourism and entertainment precinct (Related Strategy - S4.2).
A4.7 Provide the support and infrastructure needed to facilitate community initiatives and entrepreneurship to activate the Activity Centre (for example The Gully Market) (Related Strategy - S4.3).
54
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
Map 20. Preferred Land Use Outcomes
WILLOW RD
ALFRED ST
WIL
LIA
M S
T
MOUNT VIEW RD
DAW
SON
ST
ROSE ST
ROLL
ING
S RD
TALA
SKIA
RD
RAILWAY AVE
BURWOOD HIGHWAY
Visitors Information
Centre
Ferntree Plaza Shopping
Centre
1812Theatre
Kinder
AnglicanChurch
Willowbrooke Aged Care Home
RailwayStation
Upper Ferntree Gully Primary
School
DANDENONG RANGES NATIONAL PARK
CFABuilding
WILLIAM ST
Map 20. Preferred Land Use Outcomes, identifies preferred land use outcomes for the Activity Centre, to provide for an active and vibrant centre. Opportunities to provide land uses that offer services and facilities for both local community and visitor needs, as well as redevelopment opportunities, were identified through background research, community engagement and technical research undertaken for this project.
The Strategic Plan aims to improve the vibrancy of Upper Gully by encouraging a mix of uses that activate the Activity Centre, both during the day and at night and that cater for local and visitor demands. It also aims to improve the street level experience by encouraging the redevelopment of key sites (Strategic Development Opportunity Sites) within the Activity Centre. These key sites were identified as part of the Upper Gully Strategic Plan Technical Report - Land Use and Economics (Urban Enterprise 2014).
Support the redevelop of underutilised sites for retail, commercial, residential and mixed use development with active street frontages.
Provide medium density housing and shop top within the Activity Centre, to enhance activity and provide housing diversity.
Support land uses that activate the Activity Centre during the day and at night.
Support entertainment and dining uses within Rose Street to increase activity and complement the 1812 Theatre.
Support the redevelopment of sites within the Activity Centre for tourism uses and health services.
Support land uses within the centre and along key pedestrian routes that provide for the activation of the streets.
PREFERRED LAND USE OUTCOMES
Part
2Pa
rt 1
55
WHAT YOU’VE SAID
■ Participants identified a lack of housing options and lack of affordable housing available for their families in Upper Gully.
■ Opportunities for diverse housing in the Activity Centre was generally supported on the condition that it doesn’t interfere with the ‘shop atmosphere’ and matters such as impacts on parking and access to public transport and services are considered.
■ Predominant detached dwelling housing in the surrounding residential areas should be maintained.
STRATEGIC OBJECTIVE 5
To enable people to age in place and meet the needs of changing household structures, increase the range of intergenerational and sustainable housing opportunities available in the Activity Centre.
Example Image - The Strategic Plan supports housing types such as apartments and shop top housing in the Activity Centre that enables people to age in place and enables people to live and work amongst the action.
ACTIONS
A5.1 Develop Built Form Guidelines and Local Planning Policy that enable a greater housing choice including universal housing design within the Activity Centre (Related Strategy - S5.1).
A5.2 Investigate ways to support a range of intergenerational housing options including strategies needed to service the future demographic of Upper Gully (Related Strategy - S5.2).
KEY INFLUENCES
Although population growth within the suburb of Upper Ferntree Gully is forecast to be marginal (0.41% increase), the age profile and household structure will change, with the proportion of people over 70 years in age increasing and the proportion of lone person and couples without dependent households also increasing. This will create demand for a variety of housing types in Upper Gully and create a need for housing design to better respond to those wanting to age in place.
The Knox Housing Strategy 2015 acknowledges the diverse and changing needs of housing. It provides strategic direction for greater diversity of housing types in terms of size, type, affordability and accessibility and supports housing development in locations which are well located, close to transport options, shops and services.
Current planning controls applied to surrounding residential areas limit opportunities for increased housing diversity and aim to preserve the predominant character of detached dwellings on large lots. The Activity Centre, however, is not subject to such controls and could provide for a range of housing types within close proximity to shops, services, public transport and open space.
The Strategic Plan supports housing types such as apartments and shop top housing that enable people to age in place and enables people to live and work amongst the action. Large, underutilised sites at the periphery of the Activity Centre provide significant housing opportunities within mixed use developments.
It will be important for new housing in the Activity Centre to adopt universal design principles so that homes can be used by most people over their lifetime without the need for major adaptation or specialised design. Such principles requires housing that is accessible by all regardless of age and physical capability, internal spaces are configured with generous circulation areas and rooms can easily be adapted for changing needs.
STRATEGIES
S5.1 Provide for and support more diverse housing choices in the Activity Centre to accommodate a changing population.
S5.2 Advocate for the investment in and development of a greater diversity of intergenerational housing options in the Activity Centre with key stakeholders including the development industry.
56
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
WHAT YOU’VE SAID
■ A variety of comments were received during consultation in relation to community and health facilities. A key point of discussion was the need to provide safe and accessible footpaths to community facilities throughout Upper Gully.
■ Participants identified the need to invest in retaining and providing family friendly facilities including learning programs, preschools, kinder and health centres to attract young families to the area.
■ The opportunity to make Upper Gully kid safe, and provide places for kids to go was identified.
■ Some participants recognised that the aging population with a limited ability to travel, may require greater levels of health care.
KEY INFLUENCES
Social and community facilities including schools are focal points for localities such as Upper Gully, providing places for people to engage, learn and socialise. Community facilities within Upper Gully are generally located around Talaskia Road and Kings Park. Coonara Community House is located within Kings Park and provides a range of learning and community services. There are current plans for its expansion to cater for additional services.
Wally Tew Reserve is located approximately 1.6km west of the Activity Centre and includes a number of regional community facilities and services that are used by residents of Upper Gully. Key facilities include a library, the Ferntree Gully Community Arts Centre as well as facilities such as the Placemakers Shed and Woodworkers Shed that provide studio and workshop spaces for people.
It will be important for social and community infrastructure and services to not only meet the existing needs of the community but also be able to adapt to the changing population profile of Upper Gully. The Strategic Plan recommends that additional research is undertaken to investigate these aspects. This research should also focus on how people get to and from facilities, which was identified as a key issue during the community consultation phases.
STRATEGIC OBJECTIVE 6
To meet the changing needs of the community over time, provide high quality, localised social and community infrastructure that delivers a range of services.
Existing Image - The Strategic Plan recommends a review of existing community facilities, including education service provisions within Upper Gully (in association with the appropriate government agencies) to capitalise on existing services. This may include Coonara House (above).
STRATEGIES
S6.1 Develop the capacity of the Activity Centre, to support social and community services demands to meet the existing and future needs of the local community.
S6.2 Enhance existing community facilities to provide contemporary ‘fit for purpose’ services for the existing and future residents of Upper Gully.
ACTIONS
A6.1 Conduct a social infrastructure assessment and analysis to identify the appropriate services and facilities required to support Upper Gully residents (Related Strategies - S6.1 & S6.2).
A6.2 Review Council and non-Council social infrastructure within Upper Gully (in association with the appropriate government agencies) to capitalise on existing services. This review will include a ‘fit for purpose’ audit of existing facilities, as well as capacity and demand analysis to support the forecasted population profile (Related Strategies - S6.1 & S6.2).
A6.3 Investigate opportunities for partnerships with the private industry to deliver future social infrastructure within Upper Gully, while ensuring the facilities are sufficiently flexible and can adapt to demand over time (Related Strategies - S6.1 & S6.2).
A6.4 Support the redevelopment of the Ferntree Gully Community Arts Centre and Library into a contemporary Arts / Library facility that recognises the role it plays in the Wally Tew Reserve and its wider catchment (Related Strategy - S6.2).
Part
2Pa
rt 1
57
WHAT YOU’VE SAID
■ Participants recognised the need to encourage tourism and recreation with the right amount of infrastructure support.
■ The opportunity to capitalise on passing tourists to the Dandenongs was suggested. This could be achieved through a traders associations, developing arts and crafts, emphasising historical links, promoting activities and events, eateries and additional boutique shops.
■ While The Gully Market was noted as being a valued asset and potentially providing an attraction for tourists, many felt it was in need of revitalisation. Some ideas for revitalising The Gully Market included encouraging increased and diverse stall holders and promoting the market. Other market opportunities including a farmers market, were also identified.
STRATEGIC OBJECTIVE 7
To strengthen Upper Gully’s tourism brand as a gateway to the Dandenong Ranges and capture a greater share of the passing tourism market.
KEY INFLUENCES
Upper Gully’s history, character and identity is significantly influenced by its relationship to the Dandenong Ranges and the nearby National Park, which together with the Yarra Valley, attract approximately 350,000 tourists annually. The 1,000 Steps at the nearby Dandenong Ranges National Park is a major tourist attraction which is growing significantly in its popularity.
Although there are significant numbers of tourists passing through Upper Gully, the numbers of tourists that stop and spend time in the Activity Centre is considered to be relatively low. There is a major opportunity for the Activity Centre to benefit economically by capturing some of the passing trade from visitors to the National Park.
The Activity Centre is the last centre people pass through before entering into the Dandenong Ranges. It provides the location for the Visitors Information Centre and is part of the arrival experience to the hills. There is potential
to benefit economically from this location and develop the Activity Centre as a significant part of the arrival experience into the Dandenong Ranges.
The Burwood Highway Streetscape does little to enhance this gateway with the unkempt station grounds on the northern side, mixed and derelict signage, and standard highway planting. In addition, the streetscapes in the Activity Centre are generally dominated by vehicle movements and do not encourage people to stop and enjoy the shops. Clause 21.04 of the Knox Planning Scheme identifies the Upper Gully section of the Burwood Highway as a ‘Path to the Hills’, with extensive native planting to express the landscape transition between the edge of the suburbs and the Dandenong Foothills. Future streetscape works should consider this direction, and focus on creating a strong brand for the centre through distinctive planting, public art and paving, and co-ordinated signage.
The Activity Centre currently includes a number of tourism related uses, such as The Gully Market held every Saturday and Sunday in the station car park, the 1812 Theatre in Rose Street and a small number of restaurants and cafés located along the Burwood Highway shopping strip. The tourism role of Upper Gully would be further boosted through additional hospitality uses, events including revitalising The Gully Market and the development of the arts and culture sector in the Activity Centre to build its reputation as an interesting place to visit, where something is always happening.
STRATEGIES
S7.1 Increase the proportion of visitors to the Dandenong Ranges to patronise the Activity Centre by increasing the number of hospitality, entertainment and arts and culture options.
S7.2 Promote the Activity Centre as a destination in order to strengthen its brand as a ‘Gateway to the Dandenong Ranges’.
S7.3 Provide built form and landscaping (e.g. proposed Burwood Highway foot bridge, Royal Hotel, Visitors Information Centre, Railway Station and The Gully Market) to reinforce the desired brand ‘Gateway to the Dandenong Ranges’.
ACTIONS
A7.1 Advocate to Tourism Victoria and Yarra Ranges Tourism to conduct a destination analysis survey to identify the role the Activity Centre plays in supporting the Dandenong Ranges as a primary tourist destination (Related Strategy - S7.1).
A7.2 Promote and revitalise The Gully Market as the principal regular fresh produce market in Knox and the Dandenong Ranges Foothills (Related Strategy - S7.1).
A7.3 In partnership with Tourism Victoria and Yarra Ranges Tourism, develop a Tourism Strategy, Marketing (Branding) and Implementation Plan for Upper Gully (Related Strategies - S7.1, S7.2 & S7.3).
A7.4 Review the Upper Gully brand identity in planning provisions within the Knox Planning Scheme to support built form that contributes to defining the experiences of and connection to the Dandenong Ranges (Related Strategy - S7.3).
A7.5 Advocate to Tourism Victoria, Yarra Ranges Tourism, and VicTrack to upgrade the Visitors Information Centre and its interface with the railway station and improve visitor experience (Related Strategies - S7.2 & S7.3).
A7.6 Advocate to VicTrack to partner in the Gateway and Rail Trail extension and footbridge projects (Related Strategies - S7.2 & S7.3).
58
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
Map 21. The Upper Ferntree Gully Railway Station Visitors Information Centre Improvements Plan (Conceptual), identifies outlines potential improvements to the Visitors Information Centre and adjoining spaces. Although this land is managed by VicTrack and Yarra Ranges Tourism, Council can advocate for its improvement to enhance the tourism role of the Activity Centre and Upper Gully. The plan has incorporated key principles aimed to improve visibility and access to the Visitors Information Centre, upgrade the Railway Station to a ‘public transport hub’ and improve access and the amenity provided by the adjoining spaces.
Provide a pedestrian plaza space adjacent to the Visitors Information Centre and bus stops to create a welcoming environment for people.
Provide pedestrian path along the northern side of the Burwood Highway.
Provide direct access from car park to Visitors Information Centre. Disability Discrimination Act compliant access will be provided via the existing station entry from Dawson Street / Burwood Highway.
Provide footpath along the northern edge of the car park.
Upgrade existing non-Disability Discrimination Act (DDA) compliant ramp and provide additional landscaping and an elevated outdoor deck that reflects the character of the Dandenongs.
BURWOOD HIGHWAY
Discourage pedestrian crossing between Information Centre and Maxi Foods.
Provide pedestrian priority crossing between the Railway Station / bus stops (public transport hub) and the Visitors Information Centre.
Map 21. Railway Station & Visitors Information Centre Improvement Opportunities
SCALE: NTS
0 21 3 54 10m
RAILWAY STATION
EXISTING BUS STOP
EXISTING BUS STOP
STEEP EMBANKMENT
CAR PARK
CAR PARK
EXISTING CAR PARKS
RECONFIGURED CAR PARK AREA VISITORS
INFORMATION CENTRE STORAGE
AREA
RAILWAY STATION & VISITORS INFORMATION CENTRE IMPROVEMENT OPPORTUNITIES PLAN
Part
2Pa
rt 1
59
WHAT YOU’VE SAID
■ Participants frequently identified the Royal Hotel and the Visitors Information Centre as important historic assets. The opportunity to promote the historical relevance of these buildings and features i.e. historical boards was identified.
■ The 1812 Theatre was identified as a valued asset within the Activity Centre by participants. It was noted however that the profile of the theatre participants was aging and there is the potential to encourage greater involvement from younger community members.
■ The opportunity to incorporate public art in the public realm was identified as a key aspiration of participants.
■ Participants expressed a desire for more events and activities within the Activity Centre, particularly focused around key dates such as Christmas.
KEY INFLUENCES
Heritage
Heritage is an important aspect of local character and identity valued by residents in Upper Gully. It is unique and authentic, provides a connection to the past and can enrich a community’s appreciation and experience of a place. Heritage can include cultural heritage places i.e. buildings and indigenous heritage places.
Areas of Cultural Heritage Sensitivity Mapping identifies the Activity Centre, south of Burwood Highway (refer to Map 61 in the Consolidated Background Report). Under the Aboriginal Heritage Act 2006 a Cultural Heritage Management Plan is required if all or part of the proposed activity is in an area of culture heritage sensitivity, and all, or part of the activity is a high impact activity.
STRATEGIC OBJECTIVE 8
To strengthen the community’s valued local legacy, promoting Upper Gully’s distinctive history, arts and culture.
Formally recognised cultural heritage places within the Activity Centre are limited to the Royal Hotel, which has a heritage overlay applied to conserve this place. During community consultation the Visitors Information Centre (managed by Yarra Ranges Tourism), and the Upper Ferntree Gully Railway Station were also identified as valued buildings of historic significance for Upper Gully. A heritage assessment was subsequently coordinated, which confirmed the heritage significance of these valued buildings. The assessment also identified St Thomas Anglican Church, which abuts the Activity Centre at 12 Mount View Road as a locally significant historical building.
Coonara Community House is another valued heritage place located within Kings Park.
The Strategic Plan supports the retention of these buildings for the enjoyment of future generations. There are also opportunities to celebrate these heritage places through interpretation and education to tell the story of Upper Gully.
Arts and Culture
Arts and culture provide outlets for imagination and innovation within the community. They also enable opportunities to accept, appreciate and respect diversity and difference within the community. Upper Gully has an active arts and culture community with the 1812 Theatre providing a local focal point. While the 1812 Theatre is a highly valued facility, the profile of theatre participants is aging and there maybe opportunities to complement its function and enhance its contribution within the community.
Upper Gully also has a strong history of art and artists in the region, particularly associated with the Dandenong Ranges. Despite this, public art and reference to this aspect of Upper Gully history, is limited. Public art adds vitality, visual interest to a place and can enhance community pride. Opportunities exist to incorporate exciting and relevant public art into future projects across the Activity Centre.
STRATEGIES
S8.1 Reinforce Upper Gully’s strong local identity through the enhancement of its landscape character, cultural and built heritage.
S8.2 Manage future change in a way that improves the artistic, cultural and historical presence in public spaces to enhance Upper Gully’s distinct identity.
S8.3 Support the design of new or modified buildings and spaces that respects valued heritage or built form character qualities to achieve the desired design quality and construction standards in the Activity Centre.
ACTIONS
A8.1 Develop Built Form Guidelines that guides built form design, that recognises valued heritage and character qualities, to achieve desired built form outcomes in the Activity Centre (Related Strategies - S8.1 & S8.3).
A8.2 Develop an Art in Public Spaces Strategy for Upper Gully to reinforce its cultural, historical and landscape identity (Related Strategy - S8.2).
A8.3 Implement the recommendations of the proposed Art in Place Strategy, particularly focusing on, civic space, public realm improvements and gateway and landmark enhancement (Related Strategies - S8.2 & S8.3).
A8.4 Develop projects that promote the notion that the Activity Centre is ‘artist friendly’ through support, resourcing, mentoring, promotion and good processes (Related Strategy - S8.2).
A8.5 Apply a Heritage Overlay over the sites of local significance within the Activity Centre into the Knox Planning Scheme in accordance with the recommendations of the Heritage Assessment Report for Upper Ferntree Gully 2015 (Related Strategy - S8.1).
60
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N1. 1.
WHAT YOU’VE SAID
■ Participants highlighted concerns about flooding within Upper Gully. Particularly sheet flooding (from the adjacent hills) and flooding along Burwood Highway.
■ Community consultation events also highlighted awareness and concern regarding the risks of future bushfires, particularly given recent fire events in the area.
■ Participants expressed concerns regarding the provision of accessible evacuation routes as roads are heavily congested and the lack of a fire refuge area within Upper Gully.
■ The closure of the Burwood Highway during the 2009 bushfires was identified as key issue as there were no other suitable evacuation routes.
STRATEGIC OBJECTIVE 9
To manage the risk to people, property and the environment from adverse impacts of natural hazards, including bushfire from the surrounding area, flood from overland flow and mainstream flooding and landslip in designated landslip areas.
KEY INFLUENCES
Upper Gully’s natural environment and location at the foothills of the Dandenong Ranges is a significant contributor to the threat of a natural hazard occurring. Key risks include flooding, landslip and bushfire.
Flooding
The presence of a number of waterways, its location within a valley surrounded by steep hills and existing drainage capacity issues means that parts of Upper Gully are at risk of flooding. Based on existing flood mapping from Melbourne Water, the majority of properties within the Activity Centre are located within areas affected by a 100-year Average Recurrence Interval (ARI) flood, with flood depths of up to 600mm on private property (refer to Map 22). This presents implications for future development across the Activity Centre and is addressed in the Built Form Guidelines (refer to Section 5).
In addition to development control for private land, improvements can also be made to the existing waterways and drainage infrastructure to require that the impacts of future flood events are minimised and development in the Upper Gully is less constrained by the risk of flooding. This could include additional flood storage capacity in public land so that the impact on downstream properties is reduced.
Landslip
A significant proportion of Upper Ferntree Gully is identified as being at risk of landslip (generally moderate to high risk (refer to Map 57 in the Consolidated Background Report). This risk is associated with the sloped topography, soil types and the scale and nature of development. As the scale and nature of development is generally low, the building permit process is appropriate to manage any risk of landslip in Upper Gully.
Bushfire
The CFA’s Upper Ferntree Gully and Ferntree Gully Community Information Guide identifies an ‘extreme’ bushfire risk for both communities (refer to Map 58 in the Consolidated Background Report). This classification is based on high fuel loads in the bordering forest, the hilly terrain, a lack of accessibility with narrow dead-end roads and homes nestled into bushland.
The Community Information Guide also states that there are no designated ‘Neighbourhood Safer Places – Places of Last Resort’ in Upper Ferntree Gully or Ferntree Gully.
It is currently unlikely that a refuge area will be provided within Upper Gully given its status and topography and its close proximity to places not at risk of bushfire. Travelling on roads in the area during a bushfire is dangerous. The Community Information Guide provides important community bushfire safety information to guide the community to make informed decisions during a bushfire event.
A Bushfire Management Overlay (BMO) applies to the Activity Centre, north of Burwood Highway (refer to Maps 14-15 in the Consolidated Background Report). This overlay requires future development to provide adequate bushfire protection measures. Bushfire protection measures are also required as part of the Building Amendment (Bushfire Construction) Regulations 2011 to for future development within a ‘Bushfire Prone Areas’. ‘Bushfire Prone Areas’ (refer to Map 60 in the Consolidated Background Report) apply to a greater area within the Activity Centre (compared to the BMO) and include land north of Rose Street.
Part
2Pa
rt 1
61
100-YEAR ARI FLOOD DEPTHS (MELBOURNE WATER) - ACTIVITY CENTRE
Map 22. 100-Year ARI Flood Depths (Melbourne Water) - Activity Centre
62
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N STRATEGIES
S9.1 Manage the risk of bushfire, flood and landslip when making decisions about development and works.
S9.2 Support Water Sensitive Urban Design (WSUD) in development, land use practices and associated works.
ACTIONS
A9.1 Develop local flood modelling to understand and manage the risk of flood in Upper Gully (Related Strategy - S9.1).
A9.2 Prepare a Local Floodplain and Overland Flow Management Plan in consultation with Melbourne Water to set out requirements and guidelines for development in Upper Gully (Related Strategies - S9.1 & S9.2).
A9.3 Advocate to Melbourne Water to finalise the mapping of ‘designated special area’ for land subject to flooding and update the Special Building Overlay (SBO) for Upper Gully (Related Strategies - S9.1 & S9.2).
A9.4 Model local overland flow and floodplain drainage systems to be incorporated into a future Planning Scheme Amendment (Related Strategy - S9.1).
A9.5 Support any future reviews of the Declared Landslip Prone Area Mapping for Upper Gully (Related Strategy - S9.1).
A9.6 Support any future reviews and monitoring of the Bushfire Management Overlay and Declared Bushfire Prone Area Mapping for Upper Gully (Related Strategy - S9.1).
A9.7 Support the ongoing monitoring and planning for emergency management for Upper Gully (Related Strategy - S9.1).
A9.8 Incorporate WSUD into future street landscape design and works where appropriate in Upper Gully, such as the Old Belgrave Road Rain Garden project (Related Strategy - S9.2).
A9.9 Incorporate planning controls for development in the Activity Centre to minimise any increase of stormwater runoff and protect receiving water from environmental degradation through best practice such as WSUD (Related Strategy - S9.2).
Part
2Pa
rt 1
63
WHAT YOU’VE SAID
■ Participants identified a number of challenges associated with being on the boundary of two Councils. This included drainage concerns, frequency of rubbish collection and the differences between planning policies.
■ Participants also noted that they appreciated the engagement opportunities offered as part of the Strategic Plan process and suggested opportunities for other demographics to be engaged including young families, older residents and the local hospital.
KEY INFLUENCES
Involving the community in the future planning and revitalisation of the Activity Centre has potential benefits for both the community and Council.
For the community, involvement enables people to influence the future planning and design of the Activity Centre, provide a deeper understanding of the issues at play, and understand what can realistically be delivered through the project process. For Council, community involvement provides an understanding of local aspirations, offers new interpretations and ideas for existing places and spaces, and can help foster partnership opportunities between Council and the community.
Attendance at the Upper Gully Plan workshops and feedback received during consultation demonstrated that the local community have a strong interest in local issues and would like to be involved in future decision making. The Strategic Plan supports the future engagement of the local community, both in the finalisation of the Strategic Plan and in future projects within Upper Gully.
STRATEGIC OBJECTIVE 10
To strengthen custodianship and leadership and partner with the community in the planning and management of Upper Gully.
Future engagement should also extend across municipal borders and to relevant State Government agencies to ensure projects can be resourced and delivered, places are appropriately managed and local community aspirations are considered.
There are unique opportunities to partner with state agencies including VicRoads and VicTrack as major landholders in Upper Gully.
Engagement opportunities offered as part of the Strategic Plan process were appreciated by the community (pictured). The Strategic Plan supports increased community participation and leadership to the implementation of strategies outlined in the Strategic Plan.
STRATEGIES
S10.1 Increase community participation and leadership by employing a ‘place based’ delivery approach to the implementation of strategies outlined in the Strategic Plan.
S10.2 Create a ‘Stakeholder Advisory Group’ , supported by a dedicated place manager, to provide effective partnership in the future of Upper Gully.
S10.3 Facilitate alliances between Knox City Council, relevant State Government agencies and key stakeholders to deliver future projects within Upper Gully.
ACTIONS
A10.1 Assign a place program manager to facilitate the community partnership needed to lead and manage the implementation of the Upper Gully Plan (Related Strategy - S10.1)
A10.2 Develop and agree a ‘place based’ delivery approach to the Implementation Plan associated with this Strategic Plan (Related Strategy - S10.1).
A10.3 Form a ‘Stakeholder Advisory Group’. This will include identifying and validating appropriate members and developing the terms for convening the Advisory Group (Related Strategy - S10.2).
A10.4 Establish a basis to commitment for Council’s alliances with stakeholders including Shire of Yarra Ranges, the State Government and its agencies to help facilitate the relevant interrelated actions of this Strategic Plan (Related Strategy - S10.3).
64
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N 5. BUILT FORM GUIDELINES
5.1 OverviewBuilt Form Guidelines have been prepared for the Activity Centre to support future development that contributes to the character of the Activity Centre, provide a high level of amenity for visitors, employees and neighbours, and to set benchmarks in design quality. The Guidelines inform the proposed development of a Design and Development Overlay and Local Planning Policy for the Activity Centre.
Internal Amenity
This element provides guidance on the design of internal spaces within buildings.
A key focus for this element is ensuring that access to sunlight and natural ventilation is maximised to provide high amenity spaces for occupants and reduce energy consumption.
Internal amenity will also be improved by the proposed floor to ceiling heights covered in the Building Height element. These design elements also consider the need to balance the economic viability of development, while achieving adaptable building design.
Services and Access
This element addresses the treatment of services, vehicle access and car parking in developments.
The Guidelines focus on minimising the visibility of the servicing aspects of buildings i.e. air conditioning units, waste storage etc. The Guidelines also recommend reducing the visibility of car parking and vehicle access so that it does not dominate the streetscape.
Pedestrian access is also addressed in this section with a focus on providing clearly defined access for people of all levels of mobility.
DESIGN ELEMENTS
Building Height
This element addresses the height of buildings, and requirements for floor to ceiling level requirements.
A key driver for determining building heights is retaining key views to the Dandenong Ranges from within the Activity Centre. This has resulted in a maximum height of 8.5m (2 storeys) above natural ground level or above 100-year ARI flood floor levels where applicable. Given that these flood prone areas are low lying, the impacts on key views is negligible. The strategic justification for the proposed building height is further described under Strategic Objective 3 and in the Consolidated Background Report.
The Guidelines set out minimum floor to floor and floor to ceiling heights for buildings. For retail and restaurant uses, the floor heights supports a greater sense of openness and higher level of amenity for occupants. For residential and other uses, the floor heights will create a high level of internal amenity for occupants.
The Guidelines also recommend that all ground floors across the Activity Centre should have a minimum floor to floor dimension of 4.5m. This will require buildings to be adaptable to support a variety of uses over time.
Siting and Setbacks
This element addresses the desired setbacks and siting requirements for development across the Activity Centre.
The recommended setbacks focus on reinforcing the street edge with built form to provide for a strong presence of activity along streets in the Activity Centre. This will be achieved through zero front and side setbacks across the majority of the Activity Centre.
The setbacks also address the transition to adjoining residential areas. For these areas, it is recommended that the side and rear setback standard for ResCode (Standard B17) are adopted as well as the overshadowing and overlooking standards. This will preserve residential amenity.
Building Design
This element provides guidance on façade articulation, roof forms, the street level interface, materials and colours, and environmentally sustainable design.
The guidelines in this section focus on ensuring built form is responsive to the existing streetscape and foothills character through reducing visual bulk, fine-grain façade articulation, varied roof forms and the use of materials and colours that integrate with the foothills landscape.
For larger sites, the Guidelines recommend that fine grain articulation of façades is provided to support this valued characteristic of the existing shops is continued. Articulated roof forms are supported on large sites to reduce the visual bulk of buildings.
This element also addresses opportunities for designing buildings for universal access and opportunities to incorporated best practice Environmentally Sustainable Development in buildings and landscaping.
Part
2Pa
rt 1
65
Weather Protection
This element provides guidance on the provision of verandahs for shopfronts across the Activity Centre.
The Guidelines identify the primary retail areas where verandahs are required to provide shade for pedestrians and protection from the rain. This will create an Activity Centre that is a pleasant place to enjoy.
Additional guidance is provided on the design of verandahs to facilitate consistency across the Activity Centre.
Stormwater and Flood Management
This element addresses the built form response in relation to flooding constraints in the Activity Centre and stormwater treatment.
Flood inundation is a key consideration in the Activity Centre with some areas subject to flooding depths of up to 0.6m in a 100-year ARI flood event. Future development will need to respond to flooding constraints by providing floor levels at a suitable height above the flood level.
The guidelines in this section also provide recommendations for management of stormwater on site so that off-site impacts are minimised.
Heritage and Built Form Character
The Activity Centre contains one building covered by a Heritage Overlay, being the Royal Hotel. The Guidelines aim to require alterations to this heritage building and development on adjoining sites is undertaken to respects the significance of the heritage building.
The section also considers the Visitors Information Centre and Upper Ferntree Gully Railway Station, which are identified as valued buildings through analysis and through the community consultation phases.
Landscaping
This element provides guidance on landscaping in new developments within the Activity Centre.
The guidelines aim to facilitate development that is designed to retains existing trees where possible. This will strengthen the valued landscape setting in the Activity Centre.
Signage
This element addresses the design and location of signage across the Activity Centre.
A key driver for the guidelines is to support signage that is integrated with the design of the building and does not dominate the streetscape.
BUILT FORM GUIDELINES STRUCTURE
Table 2 overleaf, includes objectives, design responses and outcomes to avoid for key design elements as described below:
Design Element - Individual elements that influence the built form character and development outcomes in the Activity Centre.
Objectives - A statement of the desired outcome for the relevant design element.
Design response - The preferred approaches for achieving the relevant design element objective(s). Other approaches for achieving the relevant objective(s) may be demonstrated to Council’s satisfaction.
Avoid - A list of unsuitable design responses.
66
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N 5.2 Built Form GuidelinesTable 2 – Built Form Guidelines
DESIGN OBJECTIVE DESIGN RESPONSE AVOID
BUILDING HEIGHT
■ To provide building heights that respond to the predominant low scale of built form in the area.
■ To provide buildings that maintain views to the surrounding Dandenong Ranges.
■ To support buildings that respect the valued foothills setting.
■ To support the adaptive re-use of buildings.
■ To support business including entertainment and tourism function of the Activity Centre.
■ Buildings shall be no more than 8.5m in height (2 storey) above natural ground level. Subject to meeting all design objectives allowance may be allowed for roof forms, architectural features or detailing for decorative purposes (refer Map 15).
■ Where buildings are located within a floodplain or overland flow path, the maximum building height of 8.5m is to be measured from the minimum flood floor levels.
■ The following minimum floor to floor and finished floor level (FFL) to finished floor to ceiling level (FCL) dimensions should apply (refer to diagrams below):
Retail or restaurant use
¯ 4.5m floor to floor height
¯ 3.6m FFL to FCL
Residential Use
¯ 3.6m floor to floor height
¯ 2.7m FFL to FCL
Any other use
¯ 3.6m floor to floor height
¯ 2.7m FFL to FCL
■ Ground floors should be developed with a minimum floor to floor dimension of 4.5m at ground level and 3.6m at the second level to enable adaptation to retail or restaurant uses into the future. Refer to the Minimum floor to floor and FFL to FCL diagrams below.
■ Buildings that dominate the streetscape and obscure views to the Dandenong Ranges.
■ Low floor to ceiling heights that provide low amenity and limit opportunities for adaptive re-use of buildings.
■ Additional ceiling height or roof space used for additional storeys or mezzanine levels.
■ Buildings of more than two storeys.
■ Building and structures impeding flood flows or at risk of flooding in a 100-year ARI flood.
FOOTPATH BUILDING
CEILING SPACE / SERVICES
CEILING SPACE / SERVICES
3.6m
4.5m
RETAIL / RESTAURANT
GROUND LEVEL USE - RETAIL / RESTAURANT /
OTHER
FOOTPATH FOOTPATHBUILDING BUILDING
CEILING SPACE / SERVICES CEILING SPACE / SERVICES
CEILING SPACE / SERVICES CEILING SPACE / SERVICES
3.6m 3.6m
4.5m 4.5m
RESIDENTIAL OTHER
GROUND LEVEL USE - RETAIL / RESTAURANT /
OTHER
GROUND LEVEL USE - RETAIL / RESTAURANT /
OTHER
Minimum floor to floor and FFL to FCL diagrams
Retail / Restaurant use on the ground or upper level Residential use on the upper level Other use on the upper level
2.7m2.7m 2.7m
3.6m 3.6m 3.6m
0.9m 0.9m 0.9m
0.9m0.9m 0.9m
Part
2Pa
rt 1
67
DESIGN OBJECTIVE DESIGN RESPONSE AVOID
SITING AND SETBACKS
■ To provide buildings that are sited to retain canopy trees, where appropriate.
■ To provide buildings that have a strong presence of activity along key pedestrian routes of the Activity Centre.
■ To manage the impact of development on the amenity of existing buildings and foothills setting.
■ Buildings should be sited to accommodate the retention and/or planting of canopy trees and established vegetation.
Primary Active Frontage Areas
■ Zero front and side setbacks with active and engaging frontages (including clear views to customer service areas, which are to be located at the street frontage of the site) to Burwood Highway, Rose Street, Dawson Street (part) and pedestrian links as identified in Map 15.
■ Active frontages should not be obscured by high or opaque fencing.
■ Upper level articulation with a setback of 2m for properties along Dawson Street as identified in Map 15.
Secondary Active Frontage Areas
■ Zero front and side setbacks with active and engaging frontages (including clear views to customer service areas, which are to be located at the street frontage of the site) to William Street (part), Mount View Road (part) and pedestrian links as identified in Map 15.
■ Active frontages should not be obscured by high or opaque fencing.
Primary and Secondary Landscaped Active Frontage Setback Areas
■ Street setbacks should be a minimum of 3m or 5m as identified in Map 15.
■ The street setback should be landscaped with permeable surfaces and plants with the exception of driveways and pathways.
■ Street setback areas should maintain be free of structures such as rainwater tanks and outbuildings.
Residential Interface
■ Where a development abuts an established residential area (refer Map 15), development should respond to Standard B17 ResCode requirements for overlooking and overshadowing.
■ Development that abuts a residential property within a Residential Zone should provide side and rear setbacks in accordance Standard B17 of ResCode.
■ The siting of buildings that does not respect the preferred general streetscape character.
■ The siting of buildings that dominate the streetscape and impede views to the Dandenong Ranges.
■ Parking within front setbacks in Primary and Secondary Active Frontage Areas.
68
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
DESIGN OBJECTIVE DESIGN RESPONSE AVOID
BUILDING DESIGN
■ To support new buildings should demonstrate a high architectural standard that responds to the local setting.
■ To support development that contribute positively to the streetscape through the use of innovative architectural responses and by presenting visually interesting façades to the street.
■ To support and maintain views between public spaces and buildings to the Dandenong Ranges.
■ To reinforce the existing pattern of fine-grain shopfronts across the Activity Centre.
■ To support roof forms that contribute to creating an appealing and varied skyline.
■ To provide buildings within the Primary Active Frontage Areas that are designed to create an active and engaging street frontage (refer to Map 15).
■ To support buildings which visually complement the features of the surrounding foothills environment.
■ To support housing components of developments to be designed to provide universal access at the ground floor and can be easily adapted for a range of users at its entrances and internally.
■ To provide best practice environmentally sustainable design.
■ Development on key corner sites should emphasise the corner through façade articulation and roof form.
■ Buildings on corner sites should be designed to actively address both frontages at street level.
■ The prominence of land mark arrival site for 1288 Burwood Highway be provided through building and site design to address the eastern approach into the Activity Centre.
■ Articulate the form and façades of buildings through the use of different colours and materials, and through the composition of rebates, openings and setbacks.
■ Upper level setbacks on Dawson Street should be a minimum of 2m with articulated façades allowing for rebates and façade effects, in order to ameliorate visual building bulk and provide for variation in streetscape built form.
■ Provide vertical articulation to visually break up the appearance of building frontages on wider allotments and reflect the existing pattern of fine-grain shopfronts. This vertical articulation should reflect the standard width of shopfronts (5-7m). Refer to diagram below:
Vertical articulation on wider allotments
NEW BUILDING ON WIDER ALLOTMENT
EXISTING BUILDINGSEXISTING BUILDINGS
■ Provide roof forms that vary in form and reflect the landform of the Dandenong Ranges.
■ Roof forms should be integrated with the overall building façade design.
■ On larger buildings, articulate or divide roof forms into distinct sections in order to minimise visual bulk and respond to the roof proportions of existing buildings.
■ Where Primary Active Frontages are identified (refer to Map 15), buildings should provide pedestrian interest and interaction with a permeable façade incorporating windows and door openings with clear glazing. Refer to diagram overleaf.
■ Large building masses that dominate the streetscape.
■ Excessive use of flat and unarticulated roof forms.
■ Blank, unarticulated façades along key pedestrian streets.
■ Unarticulated or non-textured, sheer façades and building forms.
■ Bulky upper levels that obscure views to Dandenong Ranges (refer to Map 15).
■ Excessive use of colours that contrast strongly with the vegetation.
■ Highly reflective glazing and roofing materials.
■ Overuse of heavy looking materials such as brick.
Part
2Pa
rt 1
69
Primary Active Frontages - Ground level interface
DESIGN OBJECTIVE DESIGN RESPONSE AVOID
BUILDING DESIGN CONTINUED
■ Upper levels of buildings should be designed to provide habitable rooms with windows or balconies that overlook the public realm and capture views towards the Dandenong Ranges.
■ Use a mix of contemporary and traditional natural materials, textures and finishes including timber, render, glazing, stone, brick, and iron roofing. Materials that weather over time with the landscape should also be considered.
■ Support muted tones, finishes and colours that contribute to the landscape setting of the foothills.
■ Use glazing and roofing materials of low reflectivity.
■ Design the housing components to incorporate Universal Housing Design principles.
■ New buildings are to incorporate best practice Environmentally Sustainable Development (ESD) principles, such as designing for passive solar design, incorporation of green walls and roofs where possible and feasible, and use of sustainable materials. Refer to Council’s policies and guidelines for sustainability for assessment process.
■ Internal building spaces are designed to be adaptable.
■ External walls which may be vulnerable to graffiti should incorporate vertical landscaping or other forms of graffiti control.
70
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
MAX. DEPTH 22m
Maximum building depths for buildings with sunlight to both sides
SUNLIGHTSUNLIGHT
DESIGN OBJECTIVE DESIGN RESPONSE AVOID
INTERNAL AMENITY
■ To provide a high level of internal amenity in new buildings.
■ Natural ventilation should be provided to all habitable spaces.
■ Habitable rooms should have a window facing an outdoor space open to the sky.
■ Buildings with sunlight access to both sides should have a maximum depth of 22m to enable adequate sunlight to habitable rooms.
■ Orientate buildings and position windows, awnings and shutters to capture solar access in winter and provide appropriate shading in summer.
■ Include appropriate and fit for purpose noise attenuation measures in habitable rooms, considering adaptable building design outcomes, to the satisfaction of the responsible authority, where new dwellings are constructed on the Burwood Highway.
■ Low amenity internal spaces
■ Additional ceiling height must not be used for additional storeys or mezzanine levels.
Part
2Pa
rt 1
71
DESIGN OBJECTIVE DESIGN RESPONSE AVOID
SERVICES AND ACCESS
■ Pedestrian entry points, access, paths and walkways to be prioritised to improve walkability and the pedestrian experience.
■ To provide site services that are incorporated into the design of developments and screened from public view.
■ To minimise the visual impact of car parking and access from the street so that it does not adversely affect streetscape character.
■ Pedestrian entries to buildings should be clearly visible and easily identifiable from the street.
■ Priority pedestrian access paths should be clearly identified and prioritised over vehicle movement.
■ Ramps or stairs required to access a raised ground floor level must be provided within the development property boundary.
■ Distinguish residential entries from retail and commercial entries.
■ Require pedestrian entries to be accessible for all abilities.
■ Screen air conditioning services, antennas and other utilities from public view using roof structures/ architectural elements.
■ Provide appropriate waste storage, loading and recycling facilities and screen them from public view.
■ Parking and vehicle entries should not present as a dominant element when viewed from the public realm. Appropriate and innovative screening and screen planting should be incorporated where necessary.
■ Undercroft car parking is not supported in order to increase ground level active uses. If provided, it should be set behind built form providing active uses to the street. Use of other screening from the street, such as landscaping and / or articulated screening, may be acceptable where it can be demonstrate that active use to the street is not achievable.
■ Basement car parks are supported and should be designed with the following considerations:
¯ Provide natural ventilation
¯ Integrate ventilation grilles or security gates into the façade and landscape design
¯ Provide security gates, conceal service pipes and ducts, to improve the appearance of basement entries from the street
¯ Comply with Melbourne Waters: ‘Guidelines for Development in Flood- Prone Areas’.
■ Loading and service areas should be located away from sensitive including residential interfaces.
■ Buildings that are difficult to access for pedestrians.
■ Stairs and access ramps that extend into the footpath space.
■ Air-conditioning units and other equipment located within view of a primary active frontage street or residential area. Wherever possible, incorporate these elements within the building envelope.
■ Parking and vehicle access-ways that dominate the streetscape.
72
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
DESIGN OBJECTIVE DESIGN RESPONSE AVOID
WEATHER PROTECTION
■ To provide continuous weather protection along key pedestrian routes of the Activity Centre.
■ Incorporate verandahs into the façade design along Primary Active Frontages. In special circumstances verandahs or awnings may be omitted, such as on heritage buildings or where daylight or upward views are desirable.
■ Verandahs should be continuous and should be set back from street kerbs by at least 0.75m to avoid vehicle damage and service poles. Greater setback or cut outs might be required to accommodate existing or future street trees.
■ Verandahs should be at an appropriate height above the footpath to avoid damage whilst still providing effective weather protection, generally between 3 and 4.5m and consistent with adjoining sites.
■ The underside of verandahs should be lightly-coloured.
■ Primary Active Frontage Routes with inadequate protection from rain and sunlight.
STORMWATER AND FLOOD MANAGEMENT
■ To require development in flood prone or flood risk areas to be sited, set back, and designed with appropriate freeboard requirements to avoid the risk of flood inundation.
■ To minimise any increase in stormwater run-off and protect receiving waters from environmental degradation.
■ All new development must comply with the requirements of any flooding overlay, or Melbourne Water’s ‘Guidelines for Development in Flood prone Areas’. If development occurs in the vicinity of an open waterway, floodplain or overland flow path, appropriate freeboard requirements for the development should be adopted as determined by the responsible authority or referral authority (i.e. Melbourne Water). The guidelines set out the following requirements for freeboard levels:
¯ For development within a floodplain - Building floor levels for habitable rooms should be at least 0.6m above the 100-year ARI flood level. Outbuilding floor levels should be at least 0.3m above the 100-year ARI flood level (refer to Map 22).
¯ For development within an overland flow path - Building floor levels for habitable rooms should be at least 0.3m above the 100-year ARI flood level. Outbuilding floor levels should be at least 0.15m above the 100-year ARI flood level (refer to Map 22).
NB. Allowances to meet minimum floor level requirements for development in flood prone areas can be accommodated above the maximum building height of 8.5m above natural ground level. For indicative 100-year ARI flood depths refer to Map 22.
■ Utilise permeable and porous surfaces and minimise impervious sealed services in order to maximise on-site stormwater infiltration.
■ Require stormwater run-off discharge from developments is at pre-development levels.
■ Development that increases stormwater run-off downstream.
■ Buildings that are inundated in a flood event.
■ Development that impacts properties upstream of downstream.
■ Development redirecting flooding to adjoining properties.
Part
2Pa
rt 1
73
DESIGN OBJECTIVE DESIGN RESPONSE AVOID
HERITAGE AND BUILT FORM CHARACTER
■ To retain and protect buildings covered by a heritage overlay.
■ To provide new development that is designed to complement existing heritage and valued built form character buildings (refer Map 15).
■ Alterations and additions to heritage overlay buildings should be undertaken in a way that respects their design, appearance and significance in accordance with the Heritage Overlay.
■ New development adjoining or opposite heritage and valued built form character buildings should be designed to respect the appearance and significance of the heritage building. This includes existing development at 1206, 1210, 1212A and 1212 Burwood Highway, development on the car park at 1208 Burwood Highway and development in the railway reserve within 40m of the Visitors Information Centre.
■ Demolition of intact and visible parts of heritage buildings, covered by the Heritage Overlay.
■ Historical reproduction styles and detailing in new buildings.
LANDSCAPING
■ To provide landscaping that is integrated with the design of the development and complements the landscaping of the adjoining public realm and its setting within the Dandenong Foothills.
■ Landscaping should provide visual and ecological links with the Dandenong Ranges.
■ Retain existing trees and provide for the planting of new vegetation, including canopy trees, wherever possible.
■ Landscaping along Burwood Highway should incorporate ‘Path to the Hills’ treatments.
■ Landscaping that provides little connection to the surrounding context.
SIGNAGE
■ To support signage and advertising that is designed and located to be compatible with the character of the Activity Centre and the foothills setting.
■ In addition to the requirements of Clause 52.05 of the Knox Planning Scheme and any local policy covering signage, should:
¯ Be of a scale, design and location that complements the design and proportion of the building and the streetscape setting.
¯ Be kept to a minimum by consolidating information.
¯ Be designed to avoid visual clutter and not incorporate animation, flashing, bright or reflective surfaces.
¯ Be limited to one suspended sign per frontage, perpendicular to the façade, located below the verandah and one sign on the awning facing the road.
■ Signage that dominates the streetscape and the building façade.
■ Signage located above the awning or rooftop levels.
74
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N 6. IMPLEMENTATION
6.1 OverviewThe Implementation Plan forms part of the Strategic Plan, and will outline the steps required to implement each strategy and action in the Strategic Plan including identifying responsibilities, stakeholders and priorities.
The Implementation Plan outlines statutory and non-statutory recommendations for the Strategic Plan, including changes to the Knox Planning Scheme to support the built form objectives. The purpose of the Implementation Plan is to:
■ Provide a clear path for deliverables, based on the recommendations of the Strategic Plan;
■ Identify statutory and non-statutory deliverables;
■ Identify Council and non-council opportunities, including community and business based strategies;
■ Identify opportunities for partnership and investment;
■ Include staging and priorities, with opportunities for catalyst projects; and
■ Provide clear performance indicators to measure the progress of the Implementation Program.
Refer to Upper Gully Plan – Implementation Plan for further information.
6.2 Next StepsThe following sets out the ongoing actions to reinforce the vision set out in the Strategic Plan translates into ‘real projects and caters for the needs and aspirations of the Upper Gully community as it evolves over time.
Finalising the Strategic Plan
It is anticipated that the Draft Strategic Plan and Planning Scheme Amendment will be on public exhibition for a period of at least one month in early 2016. The exhibition period provides the general public with another opportunity to submit feedback on the Strategic Plan.
Planning Scheme Amendment
The Planning Scheme Amendment has been prepared to implement relevant parts, including the built form controls, of the Strategic Plan into the Knox Planning Scheme. Public engagement will occur as part of the exhibition period of the Planning Scheme Amendment as required by the Planning and Environment Act 1987.
Council Adoption
The final Draft Strategic Plan, including the Implementation Plan and Planning Scheme Amendment will be issued to Council for formal adoption.
6.3 Management, Monitoring and Review
As part of the implementation process, Knox City Council will review, manage and measure the implementation of the Strategic Plan. It is proposed that the review of the Strategic Plan will occur every five years.
This will review and analyse:
■ The actions and projects that have been delivered or underway;
■ The success of key actions and projects including partnerships;
■ The consistency of all projects against the shared vision for the Upper Gully and the objectives of the City Plan; and
■ Any obstructions preventing the successful implementation of the program.
This process will allow Council to measure the success of the program and allocate future resources as necessary and allow for the implementation program to be adjusted ensuring the vision is being achieved.
All actions require Council in its various roles to facilitate and deliver. Some actions require direct input and management by others who may be landholders or infrastructure providers. A significant role for Council will be as advocate and partner with key public landholders.
Advancement of actions in the Implementation Plan will require Council’s continued and dedicated involvement and commitment through the business and resource planning processes. Over time, the details of the Strategic Plan will be ‘fine tuned’ to incorporate evolving drivers of change including property market and demographic changes. The ongoing management of the Implementation Plan will need to be facilitated by and integrated into the business planning for the Place Program of Knox City Council. Ultimately, a Place Program officer dedicated to the ongoing management of the Implementation Program is essential for Council to achieve the Strategic Objectives of the Strategic Plan.
Part
2Pa
rt 1
75
6.4 Planning Scheme Implementation Approach
The Draft Strategic Plan and Draft Implementation Plan will be used to inform the preparation of a Planning Scheme Amendment to implement built form and development aspects of the Strategic Plan into the Knox Planning Scheme.
The Planning Scheme Amendment will essentially manage and influence the land use and development proposals ‘initiated’ by the private sector.
The following provides a summary of the statutory recommendations provided as part of the Strategic Plan.
6.5 Statutory Recommendations
6.5.1 Land Use
Zoning
The Strategic Plan includes the following Strategic Objectives related to land use in the Activity Centre:
■ STRATEGIC OBJECTIVE 4 - To enhance its role as an Activity Centre, support the growth of business, including health, tourism, retail and commercial land uses that meet the needs of the community.
■ STRATEGIC OBJECTIVE 5 - To enable people to age in place and meet the needs of changing household structures, increase the range of intergenerational and sustainable housing opportunities available in the Activity Centre.
■ STRATEGIC OBJECTIVE 6 - To meet the changing needs of the community over time, providing high quality, localised social and community infrastructure that delivers a range of services.
■ STRATEGIC OBJECTIVE 7 - To strengthen Upper Gully’s tourism brand as a gateway to the Dandenong Ranges and capture a greater share of the passing tourism market.
The Commercial 1 Zone (C1Z) applies to all privately owned land within the Activity Centre boundary.
The C1Z promotes vibrant mixed use commercial centres for retail, office, business, entertainment and community uses, as well as residential uses at densities complementary to the role and scale of the commercial centre. This is consistent with many of the objectives outlined in the Strategic Plan.
The C1Z allows for retail or offices uses to be provided at ground floor or above without the need for a planning permit for land use. This includes uses such as shops, cafés and restaurants, office, medical uses, and personal and business services. This satisfies the objectives to attract health, tourism and retail and commercial land uses into the centre.
The C1Z does not require a permit for housing, however a permit is required if its frontage at ground floor level exceeds 2m. This will support housing to be provided on the upper level of development with an entrance of no wider than 2m at the ground floor level.
The C1Z will also allow for the future community uses to be provided in the centre.
Based on the assessment above, no changes to the existing C1Z within the Activity Centre is required.
76
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
CLAUSE PROPOSED CHANGE
Clause 21.04-3 - Urban Design Implementation
Make reference to the new Local Planning Policy for the Upper Ferntree Gully Activity Centre
Clause 21.05-3 – Housing Implementation
Make reference to the new Local Planning Policy for Upper Ferntree Gully Activity Centre
Clause 21.07-3 – Economic Development Implementation
Make reference to the application of a Design and Development Overlay to Upper Ferntree Gully Activity Centre under ‘Applying Zones and Overlays’. Make reference to the new Local Planning Policy for Upper Ferntree Gully Activity Centre under ‘Using policy and exercise of discretion’.
Clause 21.07 - 1 – Activity Centre
Make a reference to the Upper Gully Strategic Plan under Neighbourhood Activity Centres and provide a succinct overview of the document.
Clause 21.08-2 - Infrastructure
Include new objective to support and integrated approach to water management that facilitates efficient and adaptive infrastructure.
Clause 21.09 – Reference Documents
Include the Upper Gully Strategic Plan as a reference document.
Table 3 – Proposed MSS ChangesLocal Planning Policy Framework
The Municipal Strategic Statement (MSS) provides the strategic context and justification to guide the application of zones, overlays and provisions in the Knox Planning Scheme.
A Local Planning Policy (LPP) guides decision-making in relation to a specific discretion in a zone or overlay. It helps the responsible authority and other users of the scheme to understand how a particular discretion is likely to be exercised.
Municipal Strategic Statement (MSS)
The Knox MSS is structured around the themes of urban design, housing, environment, economic development and infrastructure. Small changes will be required to the MSS to include references to the Upper Gully Strategic Plan. These include:
Local Planning Policies
It is recommended that LPP for the Upper Ferntree Gully Activity Centre be included within the Knox Planning Scheme to provide additional guidance for assessment of development applications within the Activity Centre. The LPP will include objectives and strategies that will support decision making in relation to development that is assessed under the zones or proposed Design and Development Overlay. This approach was adopted for the Ferntree Gully Structure Plan which was recently gazetted.
Small changes will be required to two LPPs. These include:
Table 4 – Proposed LPP Changes
CLAUSE PROPOSED CHANGE
Clause 22.01-1- Dandenong Foothills Policy Basis
Alter the 1st paragraph to note that the Dandenong Foothills Local Policy excludes the Upper Ferntree Gully Neighbourhood Activity Centre.
Clause 22.10-5 – Housing
Make references to the Upper Gully Strategic Plan.
Part
2Pa
rt 1
77
6.5.2 Built Form Recommendations
The Knox Planning Scheme includes a number of existing local policies that provide guidance for built form in the Activity Centre. These policies support the built form objectives of the Strategic Plan.
The most relevant policy is Clause 22.01 – Dandenong Foothills, seeks to “protect and enhance the metropolitan landscape significance of the Dandenong Foothills and maintain uninterrupted view lines from within the municipality and vantage points in metropolitan Melbourne by ensuring that all buildings and works are sensitively designed and sited to sit below the dominant tree canopy height”.
The proposed planning provision for the Activity Centre will achieve the same objectives as Clause 22.01 specific for the Activity Centre. The Dandenong Ranges form a strong backdrop across the Activity Centre and are visible from most locations. The consultation phases identified this as an important characteristic in Activity Centre.
The built form objectives in the Strategic Plan aim to protect these views and the dominance of vegetated views across the Activity Centre.
An urban design report with montages illustrating built form, view lines and internal ceiling heights is required for development on Strategic Development Opportunity Sites (refer Map 20).
Building Heights
The Strategic Plan proposes a maximum building height of 8.5m (two storeys) for the Activity Centre. Roof forms, architectural features, detailing and meeting minimum flood floor levels are exempt from this height limit. The heights were developed through community engagement and testing the impact of height scenarios on key views from public spaces within the Activity Centre.
The proposed 8.5m height limit provides scope for improved floor to ceiling heights on both the ground and upper level of buildings, which would enable retail or hospitality uses on both levels. This was considered important, as there is a desire to increase the business role of the Activity Centre. Allowances to meet minimum floor level requirements for development in flood prone areas can be accommodated above the maximum building height of 8.5m above natural ground level. There are a number of properties within the Activity Centre in flood prone areas (refer Map 22).
The proposed 8.5m height differs from the recently approved 8m (two storey) maximum heights for the Ferntree Gully Village, and Clause 22.01 - Dandenong Foothills, which sets a maximum building height of 7.5m for the Dandenong Foothills: Foothills Backdrop and Ridgeline Area. Both the Ferntree Gully Village Structure Plan and The Dandenong Foothills Policy share similar objectives to the Strategic Plan, to maintain views to the surrounding Dandenong Ranges and tree canopy ridgelines.
The reason for the increase in height allowance for the Activity Centre is to ensure business opportunities are maximised and building design is adaptable over time. The additional 0.5-1.0m building height allowance supports commercial uses on both the ground and upper level of buildings. Building heights of 8.5m were tested through 3D modelling, and demonstrated that the views to the surrounding Dandenong Ranges would be maintained (refer to section 7.1 of the Consolidated Background Report).
Roof Forms
The Panel Report for Amendment C129 to implement the Ferntree Gully Village Structure Plan provides some guidance on the matter of roof forms. The Panel noted that the proposed 8.0m height limit for Ferntree Gully Village was problematic in that it did not allow sufficient scope for roof forms, which were supported as part of the Structure Plan. The Panel recommended that a exemption from the height limit for architectural features and detailing (including roof forms) be provided.
A similar approach is provided for the Activity Centre, where roof forms, architectural features and detailing are exempt from the proposed 8.5m building height.
78
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
Design and Development Overlay
The DDO allows Council to specify design objectives and tailor detailed built form outcomes around building heights and setbacks. Council will utilise the DDO to implement built form aspects of the Strategic Plan. This new DDO would replace the current DDO instrument affecting the land: Schedule 10 to the Design and Development Overlay – ‘Interim Neighbourhood Centre Height Control.’
The Upper Ferntree Gully Activity Centre Overlay will also replace Design and Development Overlay Schedule 1 (DDO1): Dandenong Foothills: Foothills Backdrop and Ridgeline Area from the Activity Centre.
Section 5 – Built Form Guidelines provides a good basis for the development of the DDO, however not all of the content of these guidelines will be translated into a DDO. The DDO will include key elements such as the proposed heights, minimum floor to floor heights, setbacks and some of the design objectives and design responses suitable for incorporation into a DDO.
Map 15 – Preferred setbacks and design outcomes for built form, provides a basis for elements of the DDO. The setbacks, interface treatments and allocation of active frontages shown on this map are translated into a map contained within the DDO.
Mandatory or discretionary height controls
Practice Note 60 provides guidance for setting height and setback controls for Activity Centres. The practice note makes the following recommendations about mandatory and discretionary controls in Activity Centres:
■ When appropriate maximum and minimum height and setback controls are identified, they should be included in the relevant planning scheme as discretionary controls with clear design objectives.
■ Discretionary controls are more likely to facilitate appropriate built form outcomes than mandatory controls by providing more flexibility to accommodate contextual variations and innovative design. This preferred form of height control has been supported through a number of planning panels, more so than mandatory controls.
■ Mandatory height and setback controls will only be considered in exceptional circumstances.
Practice Note 60 identifies a list of ‘exceptional circumstances’ where mandatory height and setback controls should be considered appropriate. The exceptional circumstances relevant to the Activity Centre are:
■ Significant landscape precincts such as natural waterways, regional parks and areas where dense tree canopies are the dominant feature;
■ Sites of recognised State significance where building heights can be shown to add to the significance of the place.
It is considered that the backdrop of the Dandenong Ranges National park and surrounding foothills are a dominant feature of the Activity Centre and form part of a recognised significant landscape. A mandatory control for the Activity Centre should therefore, be considered as meeting the requirements for ‘exceptional circumstances’
The significance of the surrounding landscape is supported through a number of state and local planning policies, including:
■ Clause 12.04-1 (Environmentally sensitive areas) which includes an objective to “protect and conserve environmentally sensitive areas”. Strategies of the clause include to “protect environmentally sensitive areas with significant recreational value such as the Dandenong Ranges . . . from development which would diminish their environmental conservation or recreation values.”
■ Clause 22.01 (Dandenong Foothills) which includes an objective to “protect and enhance the metropolitan landscape significance of the Dandenong Foothills and maintain uninterrupted view lines from within the municipality and vantage points in metropolitan Melbourne by ensuring that all buildings and works are sensitively designed and sited to sit below the dominant tree canopy height.”
Part
2Pa
rt 1
79
Practice Note 60 states that: “Even where exceptional circumstances are identified, mandatory height and setback controls should only be applied where they are absolutely necessary to achieve the built form objectives or outcomes identified from the comprehensive built form analysis. Where mandatory controls are proposed, it will need to be demonstrated that discretionary controls could result in an unacceptable built form outcome”.
The Strategic Plan provides the following objective related to building heights: ‘To support buildings that are appropriately scaled to maintain views to the surrounding foothills’. The built form analysis and 3D model testing of key views demonstrates that this objective will not be achieved if building heights of greater than two storeys (exceeding 8.5m) is permitted.
‘Practice Note 59 - The role of mandatory provisions in planning schemes’, sets the following criteria for assessing whether the benefit of any proposed mandatory provisions out way the loss of opportunity and flexibility inherent in a performance based system:
■ Is the mandatory provision strategically supported?
RESPONSE: The built form analysis within the Strategic Plan which was developed through extensive community consultation and background research provides support for mandatory controls. Relevant State and Local planning policies also provide strategic support for protection of the views to the Dandenong Ranges as discussed above.
■ Is the mandatory provision appropriate to the majority of proposals?
RESPONSE: A significant number of underutilised sites are located within the Activity Centre including sites with low building coverage and expansive areas of at-grade car parking. While the economic analysis indicates that demand for commercial and retail development in the Activity Centre in the near future is likely to be marginal, it identifies opportunities for tourism uses and diverse housing types, not currently provided within the surrounding residential areas. It is expected that this potential demand can be accommodated in low scale built form across underutilised sites (Strategic Development Opportunity Sites, refer Urban Enterprise 2014) within the Activity Centre.
■ Does the mandatory provision provide for the preferred outcome?
RESPONSE: The mandatory provisions will deliver the preferred outcome with a two storey height limit (of up to 8.5m) that maintains views across buildings to the Dandenong Ranges.
■ Will the majority of proposals not in accordance with the mandatory provision be clearly unacceptable?
RESPONSE: The built form testing demonstrates that a three storey (12.0m) built form outcome would significantly diminish the views to the Dandenong Ranges.
Based on the assessment above, it is considered that the use of mandatory building height controls in the Activity Centre is appropriate.
The recent Planning Panel Hearing for Amendment C129 to implement the Ferntree Gully Structure Plan provides some guidance on the provision of mandatory building heights, where an 8m mandatory building height was supported by the Panel. Ferntree Gully and the Activity Centre share similar characteristics in that the foothill backdrop is a defining element of the locality’s character and is highly valued by the community, and there is unlikely to be a great demand for development in the commercial area because of the limited growth opportunities in surrounding residential areas.
The Panel noted that the both State and Local planning policies are supportive of protection of places with ‘special character’ such as Ferntree Gully which lies within the Dandenong foothills.
80
Up
per
Gu
lly S
trat
egic
Pla
n -
DR
AFT
FO
R EX
HIB
ITIO
N
6.5.3 Other Planning Recommendations
Flood Management
The Melbourne Water 100-year ARI flood mapping for the Activity Centre identifies a significant amount of land that is subject to inundation from stormwater. There are currently no flood related planning controls applying to the Activity Centre.
The Strategic Plan recommends that additional work is undertaken to review the flood mapping for the Activity Centre. Following that work the most appropriate planning overlay (likely Special Building Overlay / Land Subject to Inundation Overlay) should be applied to provide clarity to the community, Council and land owners.
Landscape and Vegetation Overlays
SLO2 Dandenong Foothills: Foothills Backdrop and Ridgeline Area has been reviewed with Burwood Highway and a section along William Street removed (i.e. the narrow strip of land adjoining the side boundary of 9 Rose Street remains in the overlay). This is incorporated in the Planning Scheme Amendment for the Upper Ferntree Gully Activity Centre.
VPO1 Remnant Vegetation with High Degree of Naturalness has been removed from the Activity Centre. This is incorporated in the Planning Scheme Amendment for the Upper Ferntree Gully Activity Centre.
VPO2 over 18-20 Mount View Road was found to be inaccurate. This correction is being undertaken by a ‘Planning Scheme Fix-up’.
Cultural Heritage Management
The Aboriginal Heritage Act 2006 requires permit applicants to prepare a Cultural Heritage Management Plan if all or part of the proposed activity is a listed high impact activity and all or part of the Activity Centre is an area of cultural heritage sensitivity which has not been subject to significant ground disturbance.
A significant proportion of the Activity Centre is located within an area of cultural heritage sensitivity (i.e. within 200m of Ferntree Creek). Planning applications within these areas involving high impact activities, as defined in the Aboriginal Heritage Regulations 2007, will be required to prepare a Cultural Heritage Management Plan in accordance with Practice Note 45 (Aboriginal Heritage Act 2006 and the Planning Permit Process).
Heritage Overlay
A number of buildings and sites were identified as being valued by the community during workshops and through the background research. As a result, an independent heritage assessment was commissioned for the Strategic Plan. The heritage assessments confirmed the following sites as having either architectural, historical or social significance. The following sites are recommended to be included in the schedule of the Knox Heritage Overlay:
■ Upper Ferntree Gully Railway Station, 1183 Burwood Highway.
■ Visitors Information Centre, 1211 Burwood Highway.
The recommendations of the assessment have been incorporated as part of the Planning Scheme Amendment for the Strategic Plan.
Upper Gully Plan Volume 1: Part 2
Upper Gully Implementation Plan DRAFT FOR EXHIBITION - OCTOBER 2015
‘A bright future for Upper Gully’ 1 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
APPENDIX C
Up
per
Gu
lly I
mp
lem
enta
tio
n P
lan
- D
RAFT
FO
R EX
HIB
ITIO
N
Quality Assurance Report Card
Project Name R004 - Upper Gully - Implementation Plan_Draft_Rev 20
Document Number R004:1
Revision 6
Prepared By Danielle Griffin
Reviewed By Michael Natoli
Approved By City Futures
Date of Issue 30 October 2015
Document Register
Revision Purpose Prepared By Reviewed By Date of Issue Pages Updated
1 Council Review - Preliminary Danielle Griffin Michael Natoli 23 January 2015 All
2 Council Review - Draft Danielle Griffin Michael Natoli 12 March 2015 All
3 Council Review - Draft Danielle Griffin Michael Natoli 26 March 2015 All
4 Council Review - Draft Danielle Griffin Michael Natoli 17 April 2015 All
5 Council Review - Draft for Exhibition v5 Knox City Council City Futures 09 June 2015 All
5.1 Council Review - Draft (Word) for Issues Briefing Jul 2015 Knox City Council City Futures 30 June 2015 All
5.2 Council Review - Draft for Exhibition Knox City Council City Futures 03 August 2015 All
6 Draft for Exhibition Knox City Council City Futures 30 October 2015 Document register
© Tract Consultants
www.tract.net.au
Developed in collaboration with the City Futures Department of Knox City Council.
2 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
Part
2
PPaarrtt
11
CONTENTS
1. INTRODUCTION 4 1.1 Introduction 4 1.2 Priority Projects and Staging 4 1.3 Management, Monitoring and Review 4 1.4 Council’s Role 5 1.5 Implementation Program 6
Tables
Table 1 – Council’s Role 5
3 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
Up
per
Gu
lly I
mp
lem
enta
tio
n P
lan
- D
RAFT
FO
R EX
HIB
ITIO
N
1. INTRODUCTION
1.1 Introduction Implementation of the Upper Gully Strategic Plan (Strategic Plan) will require collaboration and support from a number of stakeholders. While Council will lead and manage the implementation process, input and management may be required from other stakeholders including State Government agencies, the private sector and the local community. These stakeholders may provide funding, own relevant sites or manage related infrastructure.
The Implementation Plan outlines the steps required to implement each strategy and action in the Strategic Plan including identifying responsibilities, stakeholders and priorities. This will ensure that the aspirations of the shared vision are realised through real projects.
The Strategic Plan will be implemented through a range of mechanisms, including:
■ Statutory Implementation
— Amending the Knox Planning Scheme
■ Non Statutory Implementation
— Council’s Capital Works Program – Budgeted public realm and infrastructure projects
— Council Programs and Services from City Development; Community Services; and Engineering and Infrastructure.
— Partnerships / Advocacy – with State Government agencies, the private sector and the community.
The Implementation Plan will continue to evolve over time. Council will continue to work together with the Upper Gully community and key stakeholders including State Government agencies through a ‘place based’ delivery approach. This will provide the framework to develop and refine new initiatives and programs to implement the Strategic Plan by measuring and refining the progress of actions and strategies to achieve the Vision and Strategic Objectives for Upper Gully.
1.2 Priority Projects and Staging
The Strategic Plan contains a number of priority actions that will be a focus for implementation. These actions will most effectively deliver the renewal of the Upper Ferntree Gully Activity Centre (Activity Centre) over the short, medium and long term.
A staged approach to implementation of these actions is required so that project funding and resources can be managed, and so that development can respond to changing market conditions. The staging for implementation of these actions is classified as follows:
■ In-progress
■ Short term: within 2 years
■ Medium-term: 2 years to 5 years
■ Long-term: 5 to 10 years
■ On-going: throughout the life of the Strategic Plan
The allocation of timeframes has been guided by independent technical research and recommendations, community priorities, statutory requirements and the consideration of Council business planning and processes.
The Implementation Program (refer Section 1.5), provides details on the timing and responsibilities for actions identified in the Strategic Plan. This Program is to be read in conjunction with the Strategic Plan.
1.3 Management, Monitoring and Review
As part of the implementation process, Knox City Council will review, manage and measure the implementation of the Strategic Plan. It is proposed that the review of the Strategic Plan will occur every five years. This will review and analyse:
■ The actions and projects that have been delivered or underway;
■ The success of key actions and projects including partnerships;
■ The consistency of all projects against the shared vision for Upper Gully and the objectives of the City Plan; and
■ Any obstructions preventing the successful implementation of the program.
This process will allow Council to measure the success of the program and allocate future resources as necessary and allow for the implementation program to be adjusted ensuring the vision is being achieved. All actions require Council in its various roles to facilitate and deliver. Some actions require direct input and management by others who may be landholders or infrastructure providers. A significant role for Council will be as advocate and partner with key public landholders.
Advancement of actions in the Implementation Plan will require Council’s continued and dedicated involvement and commitment through the business and resource planning processes. Over time, the details of the Strategic Plan will be ‘fine tuned’ to incorporate evolving drivers of change including property market and demographic changes. The ongoing management of the Implementation Plan will need to be facilitated by and integrated into the business planning for the Place Program of Knox City Council. Ultimately, a Place Program officer dedicated to the ongoing management of the Implementation Program is essential for Council to achieve the Strategic Objectives of the Strategic Plan.
4 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
Part
2
Part
1
1.4 Council’s Role Council can play a variety of roles to implement the actions of the Strategic Plan. Council will adopt the most appropriate role needed to deliver the actions and in many cases may need to play multiple roles due to the complexity of the task in hand and variety of pertinent stakeholders that Council will need to involve. Relevant service areas will lead actions where they fall into their business planning. Table 1 provides a description of each role.
Table 1 – Council’s Role
COUNCILS ROLE DESCRIPTION
Planner ■ Implement statutory and non statutory actions
■ Fulfilling statutory responsibly, planning, building and environmental policy controls
■ Service coordination and policy development
■ Meeting the aspirations community priorities
■ Meeting City Plan objectives
Provider ■ Providing Council services and programs
Partner ■ Encourage partnerships to meet Strategic Objectives and deliver Strategies and Actions
■ Collaborate with stakeholders including service providers and authorities to deliver Strategies and Actions.
Advocate ■ Raise awareness and obtain ‘buy in’ from external service providers and stakeholders
■ Recognise the role and responsibility of the levels of Government as funding bodies, as land holders (of public land) and service providers to advocate for funding, upgrades and policy initiatives that will facilitate the Strategic Objectives of the Strategic Plan
■ Identify and advocate for the needs and aspirations of the community to all levels of government; other service providers and agencies; and private business.
5
5 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
U
pp
er G
ully
Im
ple
men
tati
on
Pla
n -
DRA
FT F
OR
EXH
IBIT
ION
1.5 Implementation Program
STRATEGIC OBJECTIVE 1
TO PROVIDE A SAFE AND INTEGRATED ACCESS AND MOVEMENT NETWORK FOR WALKING, CYCLING AND VEHICLES THAT PRIORITISES THE MOST POPULAR ROUTES LINKING KEY DESTINATIONS (E.G. SHOPS, SERVICES, PUBLIC SPACES, PARKS).
STRATEGIES
S1.1 Enhance the priority pedestrian and cycle networks in accordance with Map 10 Movement and Access Improvements, which includes Johns Street, Dawson Street, Mount View Road, Talaskia Road and Burwood Highway to improve the safety and access links to public transport, including the railway station, retail areas, schools, community facilities and the Angliss Hospital. (Related Actions A1.1; A1.2; A1.4; A1.5; A1.6; A1.8; A1.9; A1.10)
S1.2 Improve pedestrian and cyclist amenity and priority around the railway station and connections to the Activity Centre. (Related Actions A1.1; A1.2; A1.4; A1.5; A1.6 )
S1.3 Improve vehicular movement, parking and safety at opportunity sites including the Burwood Highway and Rollings Road intersection, Mount View Road, and Burwood Highway service lane as identified on Map 10, Map 11 and Map 12. (Related Actions A1.1; A1.3; A1.5; A1.7; A1.8; A1.9; A1.10; A1.11)
S1.4 Improve the management of parking impacts caused by the 1,000 Steps and Mount Dandenong Tourist Road, and the Angliss Hospital. (Related Actions A1.3; A1.5; A1.7)
ACTION ACTION DETAIL RELATED STRATEGY
STAKEHOLDERS COUNCIL ROLE
COUNCIL LEAD
STATUTORY MECHANISMS
NON STATUTORY MECHANISMS
PRIORITY
A1.1 Review the relevant studies of the Strategic Plan including the Upper Ferntree Gully Transport and Parking Technical Study 2015 and identify any gaps and priorities in the analysis required to inform and prepare an Integrated Movement and Access Improvements Program.
S1.1
S1.2
S1.3
Council Planner
Provider
Advocate
Place Program
Streetscape Design Project Integrated Movement and Access Improvements Program
In progress
Short-term
6 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
Part
2
Part
2
Part
1
ACTION ACTION DETAIL RELATED STRATEGY
STAKEHOLDERS COUNCIL ROLE
COUNCIL LEAD
STATUTORY MECHANISMS
NON STATUTORY MECHANISMS
PRIORITY
A1.2 Develop relevant capital works business cases for the implementation of the pedestrian, cycle and public transport access component of the ‘Integrated Movement and Access Improvements Program’.
S1.1
S1.2
Council
V icRoads
Bicycle Network
Victoria
Planner
Provider
Place Program
Capital Works Business Cases
On-going
A1.3 Develop relevant capital works business cases for the implementation of vehicular movement, parking and safety component of the ‘Integrated Movement and Access Improvements Program’.
S1.3
S1.4
Council
VicRoads
Planner
Provider
Place Program
Capital Works Business Cases
On-going
A1.4 Develop the Streetscape Design Project to support the priority pedestrian and cycle enhancement projects in the Activity Centre in accordance with Map 10 Movement and Access Improvements
S1.1
S1.2
S2.2
Council
VicRoads
Bicycle Network
Victoria
PTV
Vic Health
VicTrack
Victoria Walks
Planner
Provider
Partner
Advocate
Place Program
Streetscape Design Project
In-progress
A1.5 Implement an Integrated Movement and Access Improvements Program that reflects full engagement and consultation with stakeholders including the community.
S1.1,
S1.2
S1.3
S1.4
Council VicRoads
Bicycle Network
PTV
Victoria
Vic Health
VicTrack
Victoria Walks
Planner
Provider
Partner
Advocate
Place Program
Integrated Movement and Access Improvements Program Implementation Plan Capital Works Business Cases
Short-term On-going
A1.6 Support the delivery of the Public Art Policy to develop an ‘Arts Trail’ to make strategic moves to engage potential sponsors and Council capital works programs to finance projects .
S1.1
S1.2
S8.2
Council VicRoads Planner
Provider
Partner
Advocate
Cultural Services
Public Art Policy Art in Public Spaces Strategy Implementation Plan
Long-term
7 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
ACTION ACTION DETAIL RELATED STRATEGY
STAKEHOLDERS COUNCIL ROLE
COUNCIL LEAD
STATUTORY MECHANISMS
NON STATUTORY MECHANISMS
PRIORITY
A1.7 Advocate to Eastern Health and Tourism Victoria to address the car parking impacts of their facilities on Upper Gully.
S1.3
S1.4
Council VicRoads
Vic Health
Eastern Health
(Angliss Hospital)
Planner
Advocate
Place Program
Place Program Short-term On-going
A1.8 Implement bicycle and pedestrian wayfinding signage along the Oppy Route.
S1.1
S1.2
Council
Australian
Bicycle Council
VicRoads
Planner
Provider
Partner
Traffic & Transport
Bicycle & Pedestrian Wayfinding Signage Implementation Program
Long-term
A1.9 Audit existing wayfinding signage within the shared path network.
S1.1
S1.2
Council
Australian
Bicycle Council
VicRoads
Planner
Provider
Advocate
Traffic & Transport
Bicycle & Pedestrian Wayfinding Signage Implementation Program
Long-term
A1.10 Implement a unified wayfinding signage suite along the shared path network.
S1.1
S1.2
Council
Australian Bicycle Council
VicRoads
VicTrack
Planner
Provider
Partner
Traffic & Transport
Bicycle & Pedestrian Wayfinding Signage Implementation Program
Long-term
A1.11 Advocate to VicTrack to partner in the development of the potential Upper Ferntree Gully Railway Station transport hub.
S1.2
S7.3
Council
VicRoads
Bicycle Network Victoria
VicTrack
Victoria Walks
Provider
Partner
Advocate
Place Program
Medium-term
On-going
8 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
Part
2
Part
2
Part
1
STRATEGIC OBJECTIVE 2
TO FACILITATE THE EFFECTIVE USE OF SPACES (E.G. STREETS, OPEN SPACE, PLAZAS, PARKS) FOR THE NETWORKING AND BUILDING OF THE COMMUNITY.
STRATEGIES
S2.1 Enhance Upper Gully’s parks, creek corridors and streets as indicated on Maps 12,13 and 14 to provide community spaces. (Related Actions A2.1; A2.2; A2.3; A2.5; A2.6; A2.7)
S2.2 Activate spaces through events, programs and adjoining land uses to provide community spaces. (Related Actions A1.4; A2.3; A2.4; A2.5)
ACTION ACTION DETAIL RELATED STRATEGY
STAKEHOLDERS COUNCIL ROLE
COUNCIL LEAD
STATUTORY MECHANISMS
NON STATUTORY MECHANISMS
PRIORITY
A2.1 Work with the local community and traders to identify community spaces for Improvement Opportunities as part of the Streetscape Design
Project.
S2.1 Council
Landholders
Business operators
Planner
Provider
Partner
Place Program
Streetscape Design Project Master Plan
In-progress
A2.2 Investigate public space and wayfinding Improvement Opportunities within the Activity Centre as identified in Maps 10, 11, 12, 13 and 14.
S2.1 Council Planner
Provider
Place Program
Streetscape Design Project Master Plan
In-progress
A2.3 Implement a program aimed at activating Improvement Opportunities and Key Public Open Spaces as identified in Maps 10, 11, 12, 13 , 14 .
S2.1
S2.2
Council
Landholders
Business operators
Local community groups
Planner
Provider
Partner
Advocate
Place Program
Community Space Activation Program Streetscape Design Project
Medium-term In-progress
A2.4 Support and train local community promoters, leaders and presenters to build the local capacity to stage events similar to the Multicultural
Harmony Festival and the Basin Music Festival.
S2.2 Council Planner
Provider
Partner
Advocate
Cultural Services
Arts and Cultural Plan 2012 -22
Short-term
9 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
ACTION ACTION DETAIL RELATED STRATEGY
STAKEHOLDERS COUNCIL ROLE
COUNCIL LEAD
STATUTORY MECHANISMS
NON STATUTORY MECHANISMS
PRIORITY
A2.5 Renew the Kings Park Playground as per recommendations from the Knox Play Space Plan 2013-23.
S2.1
S2.2 Council Planner
Provider
Open Space & Landscape Design
Open Space Plan 2012-22 Leisure Plan 2014-19 Play Space Plan 2013-23
Short-term
A2.6 Investigate the potential of William Street and adjoining crown land corridor to be developed to a village green .
S2.1 Council
DEPI
Landholders
Planner
Provider
Place Program
Long-term
A2.7 Undertake a Master Plan for Talaskia Reserve to assist in meeting the current and future recreation needs of the community .
S2.1 Council
Local community groups
Planner
Provider
Open Space & Landscape Design
Open Space Plan 2012-22 Leisure Plan 2014-19 Play Space Plan 2013-23
Short-term
10 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
Part
2
Part
1
STRATEGIC OBJECTIVE 3
TO STRENGTHEN THE IDENTITY AND CONNECTION WITH THE SURROUNDING FOOTHILLS LANDSCAPE THROUGH EXCELLENCE IN BUILT FORM AND LANDSCAPE QUALITY AND DESIGN IN THE ACTIVITY CENTRE AND ALONG BURWOOD HIGHWAY.
STRATEGIES
S3.1 Capture the Upper Gully identity through planning controls to support built form in the Activity Centre that contributes to the experience of the foothills setting and connection to the Dandenong Ranges. (Related Actions A3.1; A3.2; A3.3)
S3.2 Facilitate development that respects the desired streetscape character and foothills setting and contributes to a high quality public realm in the Activity Centre. (Related Actions A3.1; A3.2; A3.3; A3.4; A3.5)
S3.3 Strengthen the street level retail dominance of the Activity Centre and provide for office space and residential living in the upper storeys of new developments. (Related Actions A3.1; A3.2; A3.3)
S3.4 Support built form in the Activity Centre that is safe and accessible to pedestrians of all abilities. (Related Actions A3.1; A3.2; A3.3)
ACTION ACTION DETAIL RELATED STRATEGY
STAKEHOLDERS COUNCIL ROLE
COUNCIL LEAD
STATUTORY MECHANISMS
NON STATUTORY MECHANISMS
PRIORITY
A3.1 Undertake a planning scheme amendment to implement the Built Form Guidelines into the Knox Planning Scheme to support built form that contributes to defining the experiences of and connection to the foothills.
S3.1
S3.2
S3.3
S3.4
Council
Minister for Planning
DELWP
Planner Strategic Planning
Planning Scheme Amendment
In-progress
A3.2 Introduce a Design and Development Overlay and Local Planning Policy to implement the Built Form Guidelines, and give statutory effect on the design including heights and setbacks, to achieve the desired adaptable built form outcomes (refer to Section 5 Built Form Guidelines).
S3.1
S3.2
S3.3
S3.4
S5.2
S9.2
Council
Minister for Planning
DELWP
Planner Strategic Planning
Planning Scheme Amendment
In-progress
A3.3 Amend the Knox Planning Scheme to include an Environmentally Sustainable Development Local Planning Policy.
S3.1
S3.2
S3.3
S3.4
Council
Minister for Planning
DELWP
Planner Strategic Planning
Planning Scheme Amendment
In-progress
11 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
ACTION ACTION DETAIL RELATED STRATEGY
STAKEHOLDERS COUNCIL ROLE
COUNCIL LEAD
STATUTORY MECHANISMS
NON STATUTORY MECHANISMS
PRIORITY
A3.4 Prepare a Strategic Plan for the Burwood Highway Corridor to strengthen and support the function of the Activity Centre.
S3.2 Council
Minister for Planning
DELWP
Planner
Provider
Partner
Advocate
Place Program
Planning Scheme Amendment
Long-term
A3.5 Review Overlay extents and associated planning controls within the Activity Centre (i.e. DDO1;DDO10; SLO2; VPO1; & VPO2) made redundant by the Strategic Plan and subsequent Planning Scheme Amendment.
S3.2 Council
Minister for Planning
DELWP
Planner Strategic Planning
Planning Scheme Amendment;
Planning Scheme Amendment Fix Up
In-progress
12 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
Part
2
Part
1
STRATEGIC OBJECTIVE 4
TO ENHANCE ITS ROLE AS AN ACTIVITY CENTRE, SUPPORT THE GROWTH OF BUSINESS, INCLUDING HEALTH, TOURISM, RETAIL AND COMMERCIAL LAND USES THAT MEET THE NEEDS OF THE COMMUNITY.
STRATEGIES
S4.1 Develop the capacity of the Activity Centre, to facilitate short term accommodation to support health and tourism opportunities. (Related Actions A4.1; A4.2; A4.3)
S4.2 Develop the capacity of the Activity Centre, in particular Rose Street and Burwood Highway to support tourism and entertainment uses with a view to increasing patronage and employment opportunities. (Related Actions A4.1; A4.2; A4.3; A4.4; A4.5; A4.6)
S4.3 Attract retail, commercial and non-commercial activity required to increase the local patronage of the Activity Centre. (Related Actions A4.1; A4.2; A4.3; A4.4; A4.7)
ACTION ACTION DETAIL RELATED STRATEGY
STAKEHOLDERS COUNCIL ROLE
COUNCIL LEAD
STATUTORY MECHANISMS
NON STATUTORY MECHANISMS
PRIORITY
A4.1 Prepare planning scheme provisions to facilitate built form that fosters activity in a range of appropriate commercial and non-commercial enterprise across the Activity Centre.
S4.1
S4.2
S4.3
Council
Minister for Planning
DELWP
Planner Strategic Planning
Planning Scheme Amendment
In-progress
A4.2 Implement an Attraction and Investment Program with appropriate landholders to maximise the potential of underutilised sites including primary and secondary development opportunity sites (as identified in the ‘Technical Report – Land use and Economics’, November 2014), to secure desired businesses, tourism and health services opportunities.
S4.1
S4.2
S4.3
Council
Landholders
Business operators
Provider
Partner
Advocate
Place Program
Attraction and Investment Program
Medium-term
A4.3 Promote the ‘preferred land use outcomes’ identified on Map 20, to provide for an active and vibrant Activity Centre.
S4.1
S4.2
S4.3
Council
Landholders
Business operators
Planner
Advocate
Place Program
Attraction and Investment Program
Medium-term
13 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
ACTION ACTION DETAIL RELATED STRATEGY
STAKEHOLDERS COUNCIL ROLE
COUNCIL LEAD
STATUTORY MECHANISMS
NON STATUTORY MECHANISMS
PRIORITY
A4.4 Conduct a consumer ‘wants and needs’ survey and analysis to identify the appropriate retail, commercial (e.g. accountant) and non-commercial (e.g. library) mix required to make the Activity Centre an important local destination.
S4.2
S4.3 Council
Landholders
Business operators
Local community groups
Planner
Provider
Partner
Place Program
Consumer Wants and Needs Survey and Analysis Study
Medium-term
A4.5 Mobilise primary investors and partnerships to develop the ultimate capability and capacity of the Activity Centre to service the tourism and entertainment industry.
S4.2 Council
Landholders
Business operators
Tourism Victoria
Planner
Provider
Partner
Advocate
Place Program
Attraction and Investment Program
Long-term
A4.6 Develop contemporary promotional and public relations platforms for a range of social, entrepreneurial, commercial, tourist and creative outcomes to promote the Activity Centre as a tourism and entertainment precinct.
S4.2 Council
Potential Sponsors
State Government
Planner
Provider
Partner
Advocate
Corporate Communication & Customer Service
Knox City Plan 2013-17
Medium-term
A4.7 Provide the support and infrastructure needed to facilitate community initiatives and entrepreneurship to activate the Activity Centre (for example The Gully Market).
S4.3 Council
Local community
Local business operators
Entrepreneurs
Planner
Provider
Partner
Advocate
City Futures Land for Business Strategy Business Education Events Program
In-progress
On-going
14 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
Part
2
Part
1
STRATEGIC OBJECTIVE 5
TO ENABLE PEOPLE TO AGE IN PLACE AND MEET THE NEEDS OF CHANGING HOUSEHOLD STRUCTURES, INCREASE THE RANGE OF INTERGENERATIONAL AND SUSTAINABLE HOUSING OPPORTUNITIES AVAILABLE IN THE ACTIVITY CENTRE.
STRATEGIES
S5.1 Provide for and support more diverse housing choices in the Activity Centre to accommodate a changing population. (Related Action A5.1)
S5.2 Advocate for the investment in and development of a greater diversity of intergenerational housing options in the Activity Centre with key stakeholders including the development industry. (Related Actions A3.2; A5.2)
ACTION ACTION DETAIL RELATED STRATEGY
STAKEHOLDERS COUNCIL ROLE
COUNCIL LEAD
STATUTORY MECHANISMS
NON STATUTORY MECHANISMS
PRIORITY
A5.1 Develop Built Form Guidelines and Local Planning Policy that enable a greater housing choice including universal housing design within the Activity Centre.
S5.1 Council
Minister for Planning
DELWP
Planner Strategic Planning
Planning Scheme Amendment
In-progress
A5.2 Investigate ways to support a range of intergenerational housing options including strategies needed to service the future demographic of Upper Gully.
S5.2 Council
DELWP
State Government agencies
Planner
Advocate
Strategic Planning
Inter-generational Housing Cost Benefit Study; Implementation Plan; & supporting Business Cases
Long-term
15 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
STRATEGIC OBJECTIVE 6
TO MEET THE CHANGING NEEDS OF THE COMMUNITY OVER TIME, PROVIDE HIGH QUALITY, LOCALISED SOCIAL AND COMMUNITY INFRASTRUCTURE THAT DELIVERS A RANGE OF SERVICES.
STRATEGIES
S6.1 Develop the capacity of the Activity Centre, to support social and community services demands to meet the existing and future needs of the local community. (Related Actions A6.1; A6.2; A6.3)
S6.2 Enhance existing community facilities to provide contemporary ‘fit for purpose’ services for the existing and future residents of Upper Gully. (Related Actions A6.1; A6.2; A6.3; A6.4)
ACTION ACTION DETAIL RELATED STRATEGY
STAKEHOLDERS COUNCIL ROLE
COUNCIL LEAD
STATUTORY MECHANISMS
NON STATUTORY MECHANISMS
PRIORITY
A6.1 Conduct a social infrastructure assessment and analysis to identify the appropriate services and facilities required to support Upper Gully residents.
S6.1
S6.2 Council
State Government agencies
Planner
Provider
Partner
Social Policy and Planning
Social Infrastructure Assessment & Analysis
Long-term
A6.2 Review Council and non-Council social infrastructure within Upper Gully (in association with the appropriate government agencies) to capitalise on existing services. This review will include a ‘fit for purpose’ audit of existing facilities, as well as capacity and demand analysis to support the forecasted population profile.
S6.1
S6.2 Council
State Government agencies
Planner
Provider
Partner
Social Policy and Planning
Social Infrastructure Audit & Gap Analysis
Long-term
A6.3 Investigate opportunities for partnerships with the private industry to deliver future social infrastructure within Upper Gully, while ensuring the facilities are sufficiently flexible and can adapt to demand over time.
S6.1
S6.2
Council
Local community
Local businesses
Planner
Provider
Partner
Advocate
Social Policy and Planning
Social Infrastructure Feasibility Study
Long-term
A6.4 Support the redevelopment of the Ferntree Gully Community Arts Centre and Library into a contemporary Arts / Library facility that recognises the role it plays in the Wally Tew Reserve and its wider catchment.
S6.2 Council
Local community
Local business operators
Planner
Provider
Partner
Advocate
Cultural Services
Council Business Program & Council Capital Works Program
Medium-term
16 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
Part
2
Part
1
STRATEGIC OBJECTIVE 7
TO STRENGTHEN UPPER GULLY’S TOURISM BRAND AS A GATEWAY TO THE DANDENONG RANGES AND CAPTURE A GREATER SHARE OF THE PASSING TOURISM MARKET.
STRATEGIES
S7.1 Increase the proportion of visitors to the Dandenong Ranges to patronize the Activity Centre by increasing the number of hospitality, entertainment and arts and culture options. (Related Actions A7.1; A7.2; A7.3)
S7.2 Promote the Activity Centre as a destination in order to strengthen its brand as a ‘Gateway to the Dandenong Ranges’. (Related Actions A1.11; A7.3; A7.5; A7.6)
S7.3 Provide built form and landscaping (e.g. proposed Burwood Highway foot bridge, Royal Hotel, Visitors Information Centre, Railway Station and The Gully Market) to reinforce the desired brand ‘Gateway to the Dandenong Ranges’. (Related Actions A7.3; A7.4; A7.5; A7.6)
ACTION ACTION DETAIL RELATED STRATEGY
STAKEHOLDERS COUNCIL ROLE
COUNCIL LEAD
STATUTORY MECHANISMS
NON STATUTORY MECHANISMS
PRIORITY
A7.1 Advocate to Tourism Victoria and Yarra Ranges Tourism to conduct a destination analysis survey to identify the role the Activity Centre plays in supporting the Dandenong Ranges as a primary tourist destination.
S7.1 Council
Tourism Victoria
Parks Victoria
Yarra Ranges Tourism (Visitor Information Centre)
Planner
Advocate
Place Program
Tourism Destination Analysis Study
Long-term
A7.2 Promote and revitalise The Gully Market as the principal regular fresh produce market in Knox and the Dandenong Ranges Foothills.
S7.1 Council
Tourism Victoria
Yarra Ranges Tourism
Planner
Advocate
Place Program
Tourism Strategy Long-term
17 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
ACTION ACTION DETAIL RELATED STRATEGY
STAKEHOLDERS COUNCIL ROLE
COUNCIL LEAD
STATUTORY MECHANISMS
NON STATUTORY MECHANISMS
PRIORITY
A7.3 In partnership with Tourism Victoria and Yarra Ranges Tourism, develop a Tourism Strategy, Marketing (Branding) and Implementation Plan for Upper Gully.
S7.1
S7.2
S7.3
Council
Tourism Victoria
Parks Victoria
Yarra Ranges Tourism (Visitor Information Centre)
Planner
Partner
Advocate
Place Program
Tourism Strategy
Marketing (Branding) Plan
Tourism Implementation Plan
Medium-term
A7.4 Review the Upper Gully brand identity in planning provisions within the Knox Planning Scheme to support built form that contributes to defining the experiences of and connection to the Dandenong Ranges.
S7.3 Council
Tourism Victoria
Parks Victoria
Yarra Ranges Tourism (Visitor Information Centre)
Planner
Provider
Partner
Advocate
Place Program
Planning Scheme Amendment
In-progress
&
Short-term
A7.5 Advocate to Tourism Victoria, Yarra Ranges Tourism, and VicTrack to upgrade the Visitors Information Centre and its interface with the railway station and improve visitor experience.
S7.2
S7.3
Council
Tourism Victoria
Parks Victoria
Yarra Ranges Tourism (Visitor Information Centre)
Planner
Provider
Partner
Advocate
Place Program
Streetscape Design Project
Medium-term
A7.6 Advocate to VicTrack to partner in the Gateway and Rail Trail extension and footbridge projects.
S7.2
S7.3
Council
Tourism Victoria
VicTrack
Planner
Provider
Partner
Advocate
Place Program
Tourism Strategy
Marketing (Branding) Plan
Tourism Implementation Plan
Medium-term
18 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
Part
2
Part
1
STRATEGIC OBJECTIVE 8
TO STRENGTHEN THE COMMUNITY’S VALUED LOCAL LEGACY, PROMOTING UPPER GULLY’S DISTINCTIVE HISTORY, ARTS AND CULTURE.
STRATEGIES
S8.1 Reinforce Upper Gully’s strong local identity through the enhancement of its landscape character, cultural and built heritage. (Related Actions A8.1; A8.5)
S8.2 Manage future change in a way that improves the artistic, cultural and historical presence in public spaces to enhance Upper Gully’s distinct identity. (Related Actions A1.6; A8.2; A8.3; A8.4)
S8.3 Support the design of new or modified buildings and spaces that respects valued heritage or built form character qualities to achieve the desired design quality and construction standards in the Activity Centre. (Related Actions A8.1; A8.3)
ACTION ACTION DETAIL RELATED STRATEGY
STAKEHOLDERS COUNCIL ROLE
COUNCIL LEAD
STATUTORY MECHANISMS
NON STATUTORY MECHANISMS
PRIORITY
A8.1 Develop Built Form Guidelines that guides built form design that recognises valued heritage and character qualities, to achieve desired built form outcomes in the Activity Centre.
S8.1
S8.3 Council
Minister for Planning
DELWP
Planner Strategic Planning
Planning Scheme Amendment
In-progress
A8.2 Develop an Art in Public Spaces Strategy for Upper Gully to reinforce its cultural, historical and landscape identity.
S8.2 Council Planner
Partner
Advocate
Cultural Services
Art in Public Spaces Strategy
Medium-term
A8.3 Implement the recommendations of the proposed Art in Place Strategy, particularly focusing on, civic space, public realm improvements and gateway and landmark enhancement.
S8.2
S8.3
Council
Community groups
Planner
Provider
Partner
Advocate
Cultural Services
Art in Public Spaces Strategy Implementation Plan
Long-term
A8.4 Develop projects that promote the notion that the Activity Centre is ‘artist friendly’ through support, resourcing, mentoring, promotion and good processes.
S8.2 Council
Community groups
Planner
Provider
Partner
Advocate
Cultural Services
Art in Public Spaces Strategy Implementation Plan
Medium-term
A8.5 Apply a Heritage Overlay over the sites of local significance within the Activity Centre into the Knox Planning Scheme in accordance with the recommendations of the Heritage Assessment Report for Upper Ferntree Gully 2015.
S8.1 Council
Minister for Planning
DELWP
Planner Strategic Planning
Planning Scheme Amendment
In-progress
19 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
STRATEGIC OBJECTIVE 9
TO MANAGE THE RISK TO PEOPLE, PROPERTY AND THE ENVIRONMENT FROM ADVERSE IMPACTS OF NATURAL HAZARDS, INCLUDING BUSHFIRE FROM THE SURROUNDING AREA, FLOOD FROM OVERLAND FLOW AND MAINSTREAM FLOODING AND LANDSLIP IN DESIGNATED LANDSLIP AREAS.
STRATEGIES
S9.1 Manage the risk of bushfire, flood and landslip when making decisions about development and works. (Related Actions A9.1; A9.2; A9.3; A9.4; A9.5; A9.6; A9.7)
S9.2 Support Water Sensitive Urban Design (WSUD) in development, land use practices and associated works. (Related Actions A3.2; A9.2; A9.3; A9.8; A9.9)
ACTION ACTION DETAIL RELATED STRATEGY
STAKEHOLDERS COUNCIL ROLE
COUNCIL LEAD
STATUTORY MECHANISMS
NON STATUTORY MECHANISMS
PRIORITY
A9.1 Develop local flood modelling to understand and manage the risk of flood in Upper Gully.
S9.1 Council
Melbourne Water
Planner
Partner
Stormwater Flood modelling Long-term
A9.2 Prepare a Local Floodplain and Overland Flow Management Plan in consultation with Melbourne Water to set out requirements and guidelines for development in Upper Gully.
S9.1
S9.2 Council
Melbourne Water
DELWP
DEPI
Planner
Partner
Stormwater Local Floodplain and Overland Flow Management Plan
Long-term
A9.3 Advocate to Melbourne Water to finalise the mapping of ‘designated special area’ for land subject to flooding and update the Special Building Overlay (SBO) for Upper Gully.
S9.1
S9.2 Council
Melbourne Water
Minister for Planning
DELWP
DEPI
Planner
Partner
Advocate
Stormwater Special Building Overlay & Planning Scheme Amendment
Short-term
A9.4 Model local overland flow and floodplain drainage systems to be incorporated into a future Planning Scheme Amendment.
S9.1 Council
Melbourne Water
DELWP
DEPI
Planner
Partner
Stormwater Special Building Overlay and Land Subject to Inundation Overlay & Planning Scheme Amendment
Local Flood Modelling
Medium-term
20 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
Part
2
Part
1
ACTION ACTION DETAIL RELATED STRATEGY
STAKEHOLDERS COUNCIL ROLE
COUNCIL LEAD
STATUTORY MECHANISMS
NON STATUTORY MECHANISMS
PRIORITY
A9.5 Support any future reviews of the Declared Landslip Prone Area Mapping for Upper Gully.
S9.1 Council
Minister for Planning
DELWP
DEPI
Planner
Partner
Strategic Planning
Erosion Management Overlay & Planning Scheme Amendment
Medium-term
A9.6 Support any future reviews and monitoring of the Bushfire Management Overlay and Declared Bushfire Prone Area Mapping for Upper Gully.
S9.1 Council
Emergency Services
CFA
DELWP
DEPI
Planner
Partner
Advocate
Strategic Planning
Municipal Emergency Management Planning Committee
On-going
A9.7 Support the ongoing monitoring and planning for emergency management for Upper Gully.
S9.1 Council
Victoria State Emergency Services
CFA
DELWP
DEPI
Planner
Partner
City Futures Declared Bushfire Prone Area Mapping, Bushfire Hazard Overlay and & Planning Scheme Amendment
Long-term
A9.8 Incorporate WSUD into future street landscape design and works where appropriate in Upper Gully, such as the Old Belgrave Road Rain Garden project.
S9.2 Council Planner
Provider
Place Program
Streetscape Design Project
In-progress On-going
A9.9 Incorporate planning controls for development in the Activity Centre to minimise any increase of stormwater runoff and protect receiving water from environmental degradation through best practice such as WSUD.
S9.2 Council
Minister for Planning
DELWP
Developers
Planner Strategic Planning
Planning Scheme Amendment
In-progress
21 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
STRATEGIC OBJECTIVE 10
TO STRENGTHEN CUSTODIANSHIP AND LEADERSHIP AND PARTNER WITH THE COMMUNITY IN THE PLANNING AND MANAGEMENT OF UPPER GULLY.
STRATEGIES
S10.1 Increase community participation and leadership by employing a ‘place based’ delivery approach to the implementation of strategies outlined in the Strategic Plan. (Related Actions A10.1; A10.2)
S10.2 Create a ‘Stakeholder Advisory Group’, supported by a dedicated place manager, to provide effective partnership in the future of Upper Gully. (Related Action A10.3)
S10.3 Facilitate alliances between Knox City Council, relevant State Government agencies and key stakeholders to deliver future projects within Upper Gully. (Related Action A10.4)
ACTION ACTION DETAIL RELATED STRATEGY
STAKEHOLDERS COUNCIL ROLE
COUNCIL LEAD
STATUTORY MECHANISMS
NON STATUTORY MECHANISMS
PRIORITY
A10.1 Assign a place program manager to facilitate the community partnership needed to lead and manage the implementation of the Upper Gully Plan.
S10.1 Council
Landholders
Business operators
Local community
Planner
Partner
Place Program
Implementation Program Business case development and submission
Short-term
A10.2 Develop and agree a ‘place based’ delivery approach to the Implementation Plan associated with this Strategic Plan.
S10.1 Council Planner Place Program
Implementation Program
Short-term
A10.3 Form a ‘Stakeholder Advisory Group’. This will include identifying and validating appropriate members and developing the terms for convening the Advisory Group.
S10.2 Council Planner
Partner
Advocate
Place Program
Implementation Program
Short-term
A10.4 Establish a basis to commitment for Council’s alliances with stakeholders including Shire of Yarra Ranges, the State Government and its agencies to help facilitate the relevant interrelated actions of this Strategic Plan.
S10.3 Council
Shire of Yarra Ranges
State Government agencies
Planner
Provider
Partner
Advocate
Place Program
Implementation Program
Short-term
22 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
23 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
24 UPPER GULLY IMPLEMENTATION PLAN | Knox City Council
Planning and Environment Act 1987
KNOX PLANNING SCHEME
AMENDMENT C141
EXPLANATORY REPORT
Who is the planning authority? This amendment has been prepared by Knox City Council, which is the planning authority for this amendment.
Land affected by the amendment The amendment applies to land within the boundaries of the Upper Ferntree Gully Activity Centre (the Activity Centre), defined by Design and Development Overlay Schedule 12.
What the amendment does The amendment implements the Upper Gully Strategic Plan, October 2015 (Strategic Plan) by giving effect to the land use and design strategies and objectives for the Activity Centre.
In particular, the amendment makes the following changes to the Knox Planning Scheme:
• Amend Clauses 21.04 (Urban Design), 21.05 (Housing), 21.07 (EconomicDevelopment), and 21.08 (Infrastructure) of the Municipal Strategic Statement (MSS) tosupport implementation and application of the Strategic Plan.
• Amend the map at Clause 21.07-3 to clearly delineate the centres of Upper FerntreeGully and The Basin as ‘Tourist Gateway to the Dandenong Ranges’ (updated wordingin the legend);
• Include the Strategic Plan as a reference document in respect of EconomicDevelopment in Clause 21.09 of the MSS.
• Amend the Local Planning Policy (LPP) in Clause 22.01 (Dandenong Foothills) toexclude the Activity Centre from the application of that LPP
• Include the Strategic Plan as a reference document in the LPP in Clause 22.10(Housing).
• Introduce a new LPP, Clause 22.12 Upper Ferntree Gully Activity Centre, to guide thefuture direction of the Activity Centre.
• Remove Design and Development Overlay Schedule 1 (DDO1) within the ActivityCentre, which provided controls for subdivision character.
• Remove Design and Development Overlay Schedule 2 (DDO2), within the ActivityCentre, which provided controls for minimum lot size.
• Remove Design and Development Overlay Schedule 10 (DDO10), which provided forinterim height controls applicable to the Activity Centre.
• Remove the Significant Landscape Overlay Schedule 2 (SLO2) from Burwood Highwayand a section (part of) William Street within the Activity Centre. The narrow sectionalong William Street adjoining the side boundary of 9 Rose Street remains in the overlayextent.
• Introduce a new Design and Development Overlay Schedule 12 (DDO12) to guide thegrowth and development of sites within the Activity Centre.
KNOX PLANNING SCHEME - AMENDMENT C141 EXPLANATORY REPORT 1
APPENDIX D
• Amend the Heritage Overlay Mapping and Schedule to the overlay to include the following two sites:
o Visitors Information Centre, 1211 Burwood Highway Upper Ferntree Gully
o Upper Ferntree Gully Railway Station, 1183 Burwood Highway Upper Ferntree Gully.
Strategic assessment of the amendment
• Why is the amendment required? The amendment is required to set a framework for the future development and renewal of the Upper Ferntree Gully Activity Centre, while ensuring that development responds to the unique Dandenong Ranges and foothills landscape setting.
The amendment is based on the Upper Ferntree Gully Strategic Plan (October 2015) and its community engagement process, and aims to support its vision for:
• A vibrant and friendly centre with a distinct village feel, serviced by a range of community employment and recreational opportunities, and connected by safe walking and cycling trails, and public transport.
• The character and identity of the Activity Centre to continue to be strongly defined by its foothills backdrop and its relationship with the Dandenong Ranges.
• Facilitating urban and economic growth opportunities while preserving the valued environmental and landscape foothills setting.
• Public space valued by all residents.
• Streets which are people oriented and active, thriving places for business and inspiring paces to enjoy, due to the quality of landscaping, public art and architecture.
• A strong sense of community, that local residents will be proud to call it home, and that visitor will be welcomed to engage in a range of public events and cultural experiences offered in the Activity Centre.
The amendment will provide for net community benefit in providing clear direction for land uses and development within the Activity Centre in order to support the vision of the Strategic Plan.
The amendment will implement and give statutory effect to the vision and strategic objectives of the Strategic Plan by updating the MSS and introducing a new LPP, Clause 22.12 Upper Ferntree Gully Activity Centre. This LPP will guide discretion in assessing development applications.
DDO10 currently provides interim height controls to activity centres within the Dandenong Foothills. This amendment removes application of the DDO10 to the Upper Ferntree Gully Activity Centre and introduces a new Schedule 12 to Clause 43.02 Design and Development Overlay, to facilitate growth and development within the Activity Centre while ensuring that development is well designed and respectful of the surrounding foothills landscape context.
The Planning Scheme is the appropriate means of supporting the land use and built form vision of the Strategic Plan. The amendment does not seek to replicate existing provisions of the planning scheme, and proposes to deal with matters that are not currently addressed.
KNOX PLANNING SCHEME - AMENDMENT C141 EXPLANATORY REPORT 2
• How does the Amendment implement the objectives of planning in Victoria? The amendment implements the objectives of planning in Victoria as outlined in Section 4 of the Planning and Environment Act 1987 (the Act). In particular, the amendment responds to the following objectives:
• To provide for the fair, orderly, economic and sustainable use, and development of land.
• To secure a pleasant, efficient and safe working, living and recreational environment for all Victorians and visitors to Victoria.
• To balance the present and future interests of all Victorians.
The amendment will further these objectives by providing for future economic growth, while preserving and enhancing the existing valued character and amenity of the Activity Centre. It promotes the consolidation of new development in the Activity Centre and facilitates local economic growth and sustainable land use practices. It seeks to enhance the appearance and functionality of the Activity Centre through implementing building design guidelines. It also seeks to provide opportunities within the Activity Centre for alternative types of housing, such as apartments or shoptop housing, to provide for people who wish to benefit from proximity to shops, public transport and services.
• How does the Amendment address any environmental, social and economic effects? The amendment will deliver positive environmental effects by providing clear direction for new development in the Activity Centre, optimising the use of existing infrastructure, while preserving and enhancing the existing character and amenity of the area. It will enhance the quality and variety of residential, commercial, community and recreational facilities which are available within the Activity Centre, allowing existing and future residents to minimise the length and number of car journeys needed to meet their need for these services.
The amendment will have a positive social impact by improving the function and amenity of an area which already forms the heart of the local community. By increasing the extent to which residents, as well as visitors, can meet their needs in the Activity Centre, the amendment will promote the economic, social and environmental sustainability of the Activity Centre.
• Does the Amendment address relevant bushfire risk? The railway land north of Burwood Highway is affected by an existing Bushfire Management Overlay (BMO). Within the Activity Centre, the land north of Burwood Highway is identified by the CFA to have an “extreme risk” in relation to bushfire and grass fire. Bushfire risk is considered from a strategic perspective in the preparation of the Strategic Plan and the Amendment and this risk within the Structure Plan area is mitigated by:
• Bushfire construction standards under the Building Regulations on land within the designated Bushfire Prone Area;
• Fire protection and escape standards under the Building Regulations associated with commercial and multi-dwelling developments;
• Sound road infrastructure, with sealed pavements and multiple access and egress points to the centre;
• Reticulated water supply, including fire hydrants throughout the study area;
• Direct access to the Principal Public Transport Network.
KNOX PLANNING SCHEME - AMENDMENT C141 EXPLANATORY REPORT 3
The Strategic Plan and Amendment do not change or alter the existing land use zones applied over the Activity Centre and will not result in a significant increase in development potential to what presently exists, rather it will provide certainty and built form guidance for future development. The existing BMO controls will be relied upon to address the risk of bushfire to proposed development.
• Does the Amendment comply with the requirements of any Minister’s Direction applicable to the amendment? Section 12(2) of the Act requires that in preparing an amendment, a planning authority must have regard to the Minister’s directions.
This amendment meets the requirements of relevant Ministerial Directions No. 9 and No. 11.
Ministerial Direction No. 9 – Metropolitan Planning Strategy
The amendment has regard to relevant elements of Plan Melbourne (Metropolitan Planning Strategy). Within Plan Melbourne, the following directions are relevant to the amendment:
• Direction 2.2 – Reduce the cost of living by increasing housing supply near services and public transport.
• Direction 4.1 – Create a city of 20 minute neighbourhoods.
• Direction 4.2 – Protect Melbourne and its suburbs from inappropriate development.
• Direction 4.3 – Create neighbourhoods that are safe for communities and healthy lifestyles.
• Direction 4.4 – Plan for future social infrastructure.
• Direction 4.5 – Make our city greener.
• Direction 4.8 – Achieve and promote design excellence.
• Direction 5.1 – Use the city structure to drive sustainable outcomes in managing growth.
• Direction 5.2 – Protect and restore natural habitats in urban and non-urban areas.
Plan Melbourne affects the amendment by establishing clear strategic policy support for the creation of accessible suburban communities served by a wide range of commercial and community facilities.
The amendment is consistent with the relevant directions and policies within Plan Melbourne. In particular, it will contribute to the creation of a city of 20-minute neighbourhoods by providing a range of residential, community and commercial facilities in a location which will enable residents to meet their day-to-day needs without travelling out of the area.
The amendment will encourage commercial development which responds appropriately to the existing valued landscape and amenity characteristics of the Dandenong Ranges, which is identified in Plan Melbourne as a significant landscape. By encouraging residents and visitors to spend time in an area which acts as a gateway to significant tourism, environmental, recreational and heritage opportunities, the amendment will encourage healthy lifestyles.
The amendment supports, gives effect to and assists the implementation of Plan Melbourne by protecting and building on the valued existing character of Upper Ferntree Gully; and by providing for future residential and commercial development in an area
KNOX PLANNING SCHEME - AMENDMENT C141 EXPLANATORY REPORT 4
well served by existing transport and other infrastructure, and close to existing residential areas, contributing to the emergence of a city of 20-minute neighbourhoods.
Ministerial Direction No. 11 – Strategic Assessment of Amendments
Ministerial Direction No. 11 seeks to ensure a comprehensive strategic evaluation of a planning scheme amendment and the outcomes it produces. This Explanatory Report meets the requirements of Ministerial Direction No. 11.
The amendment is also consistent with the Ministerial Direction on the Form and Content of Planning Schemes under section 7(5) of the Act.
• How does the Amendment support or implement the State Planning Policy Framework and any adopted State policy? The amendment will support the implementation of the following elements of the SPPF:
• Clause 11 – Settlement, by providing strategic direction for future land use within the Activity Centre, consistent with its designation as a Neighbourhood Activity Centre in Council’s hierarchy of activity centres.
• Clause 13 – Environmental Risk, by encouraging future planning and design in the Activity Centre that appropriately responds to hazards and minimises risks from landslip, bushfire and flooding.
• Clause 15 – Built Environment and Heritage, by encouraging future planning and design that provides high quality urban design which responds to the needs of the community and the historic and existing valued characteristics of the Activity Centre.
• Clause 16 – Housing, by encouraging planning and design which has the potential to increase the quantity and diversity of housing in the Activity Centre.
• Clause 17 – Economic Development, by providing strategic direction to ensure that future planning and design for the Activity Centre provides for a range of land uses which meet both local and tourist needs.
• Clause 18 – Transport, by encouraging planning and design which will provide a range of integrated and sustainable transport systems and which will make it easy and safe for people to get around.
• Clause 19 – Infrastructure, by encouraging the location of community facilities which are highly accessible by public transport or by walking or cycling. The amendment will also encourage an integrated water management approach to supply water, sewerage and drainage services efficiently and effectively to meet the needs of the community and protect the environment.
• How does the Amendment support or implement the Local Planning Policy Framework, and specifically the Municipal Strategic Statement? The amendment supports the overall objectives or strategies of the MSS. Where amendments to the MSS are proposed, they are for the purpose of ensuring that strategic policies and objectives in relation to the Activity Centre are integrated into Clauses 21.04 (Urban Design), 21.05 (Housing), 21.07 (Economic Development) and 21.08 (Infrastructure) of the MSS.
The amendment will support and implement the following elements of the MSS:
• Clause 21.01 – Municipal Profile, by providing strategic direction and built form controls that consider urban and economic growth while preserving the environmental and landscape objectives for the foothills.
• Clause 21.04 – Urban Design, by providing strategic direction for the provision of built form in the Activity Centre that is ecologically sustainable and site-
KNOX PLANNING SCHEME - AMENDMENT C141 EXPLANATORY REPORT 5
responsive, for public art, signage and landscaping along the Burwood Highway corridor and for improved pedestrian networks.
The amendment will contribute to the key objective of Clause 21.04 of protecting and enhancing the aesthetic, environmental and landscape values and vistas of the Dandenong Foothills, Dandenong Creek Valley and local and national parklands.
Through its Ecologically Sustainable Development (ESD) objectives, the amendment will contribute to the long-term sustainability of built form within the Activity Centre.
• Clause 21.07 – Economic Development, by providing direction for the Activity Centre in relation to its broader economic role within the municipality, including its role as a gateway to the Dandenong Ranges.
• Clause 21.08 – Infrastructure, by providing direction for the provision of physical and social services, and the need for new development to be adequately serviced so as not to have a detrimental effect on the environment.
In addition, the amendment will contribute to the objectives of the following local planning policies:
• Clause 22.01 – Dandenong Foothills, by providing direction for the Activity Centre in terms of the design of buildings in order to retain key views and to protect and enhance the landscape significance of the Dandenong Foothills.
• Clause 22.10 – Housing, by encouraging the provision of medium-density housing within the Activity Centre which is sensitive to its landscape settings and supports the objectives of Clause 16 – Housing of the SPPF.
• Does the Amendment make proper use of the Victoria Planning Provisions? The amendment makes proper use of the Victoria Planning Provisions to give effect to the strategic direction for the growth and development of the Activity Centre. In particular:
• The purpose of the new LPP, the Upper Ferntree Gully Local Policy, is to implement the objectives and strategies of the MSS specifically as they relate to the Activity Centre. It will act as a policy statement of intent or expectation, and will provide guidance to decision making on a day-to-day basis in respect of the Activity Centre.
• The purpose of DDO12 is to identify areas which are affected by specific requirements relating to the design and built form of new development. This overlay is considered to be the most suitable tool to apply mandatory heights and setbacks across the Activity Centre, and to implement design objectives and requirements to ensure that high quality and sensitive development is achieved.
• How does the Amendment address the views of any relevant agency? A significant amount of consultation was undertaken during the preparation of the Strategic Plan which has influenced both the final form of the Strategic Plan and this amendment.
Council initiated meetings and participated in discussions with the Country Fire Authority (CFA), the Department of Environment, Land, Water and Planning (DELWP), the former Department of Environment and Primary Industry (DEPI), Environment Protection Victoria (EPV), Melbourne Water, Parks Victoria, Public Transport Victoria, South-East Water, Tourism Victoria, VicRoads, VicTrack, the Shire of Yarra Ranges and Yarra Ranges Tourism.
KNOX PLANNING SCHEME - AMENDMENT C141 EXPLANATORY REPORT 6
Outcomes from the consultation and engagement processes have informed the vision and the strategic objectives contained in the Strategic Plan and implemented through the amendment.
• Does the Amendment address relevant requirements of the Transport Integration Act 2010? The amendment will contribute to the overall vision and objectives of the Transport Integration Act 2010 by making the use of rail and connecting bus public transport services more attractive and safer. The Upper Ferntree Gully Railway Station lies in the northern part of the Activity Centre, and the Strategic Plan aims to improve pedestrian and cyclist access the Railway Station, to enhance amenity around the station and to better integrate it with Activity Centre.
Apart from the encouragement this will give to increased use of existing rail services, it is not considered that the amendment will have a significant impact on the transport system because it will not modify the operation or management of any components of the existing system.
Resource and administrative costs
• What impact will the new planning provisions have on the resource and administrative costs of the responsible authority? The planning provisions introduced by the amendment will not have a significant impact on the resources and administrative costs of the responsible authority.
While the amendment may trigger some additional planning permit requirements within the Activity Centre, it is intended to provide greater certainty in the approvals process by clarifying Council’s policy direction and should therefore provide a more streamlined planning system.
Where you may inspect this Amendment The amendment is available for public inspection, free of charge, during office hours at the following places:
Council’s Customer Service Building and Planning counter at the Knox Council Civic Centre, 511 Burwood Highway, Wantirna South, on weekdays (excluding Tuesdays) from 8:30am to 5:00pm and on Tuesdays from 8:30am to 8:00pm.
Ferntree Gully Library, 1010 Burwood Highway, Ferntree Gully on Mondays, Tuesdays and Wednesdays from 10:00am to 8:00pm, on Thursdays and Fridays from 10:00am to 5:30pm and on Saturdays from 10:00am to 1:00pm.
The amendment can also be inspected free of charge at the Department of Environment, Land, Water and Planning website at www.dtpli.vic.gov.au/publicinspection.
Submissions Any person who may be affected by the amendment may make a submission to the planning authority. Submissions about the amendment must be received by [insert submissions due date].
A submission must be sent to: Knox City Council, 511 Burwood Highway, Wantirna South 3152.
Panel hearing dates
KNOX PLANNING SCHEME - AMENDMENT C141 EXPLANATORY REPORT 7
In accordance with clause 4(2) of Ministerial Direction No.15 the following panel hearing dates have been set for this amendment:
• directions hearing: [insert directions hearing date]
• panel hearing: [insert panel hearing date]
KNOX PLANNING SCHEME - AMENDMENT C141 EXPLANATORY REPORT 8
Planning and Environment Act 1987
KNOX PLANNING SCHEME
AMENDMENT C141
INSTRUCTION SHEET
The planning authority for this amendment is the Knox City Council.
The Knox Planning Scheme is amended as follows:
Planning Scheme Maps
The Planning Scheme Maps are amended by a total of 6 attached map sheets.
Overlay Maps
1. Amend Planning Scheme Map No 07DDO in the manner shown on the 3 attached maps marked “Knox Planning Scheme, Amendment C141 – Clause 43.02 Design and Development Overlay – Schedules 1, 2, 10 and 13.”
2. Amend Planning Scheme Map No 07SLO in the manner shown on the attached map “Knox Planning Scheme, Amendment C141 – Clause 42.03 Significant Landscape Overlay – Schedule 2”.
3. Amend Scheme Map No 07HO in the manner shown on the attached map “Knox Planning Scheme, Amendment C141”.
Planning Scheme Ordinance
The Planning Scheme Ordinance is amended as follows:
4. In Local Planning Policy Framework – replace Table 03 Contents with the new Table 03 Contents in the form of the attached document.
5. In Local Planning Policy Framework – replace Clause 21.04 with a new Clause 21.04 in the form of the attached document.
6. In Local Planning Policy Framework – replace Clause 21.05 with a new Clause 21.05 in the form of the attached document.
7. In Local Planning Policy Framework – replace Clause 21.07 with a new Clause 21.07 in the form of the attached document.
8. In Local Planning Policy Framework – replace Clause 21.08 with a new Clause 21.08 in the form of the attached document.
9. In Local Planning Policy Framework – replace Clause 21.09 with a new Clause 21.09 in the form of the attached document.
10. In Local Planning Policy Framework – replace Clause 22.01 with a new Clause 22.01 in the form of the attached document.
11. In Local Planning Policy Framework – replace Clause 22.10 with a new Clause 22.10 in the form of the attached document.
12. In the Local Planning Policy Framework – insert a new Clause 22.12 in the form of the attached document.
13. In Overlays – Clause 43.01, replace Schedule to the Heritage Overlay with the new Schedule to the Heritage Overlay in the form of the attached document.
14. In Overlays – Clause 43.02, replace Schedule 10 with a new Schedule 10 in the form of the attached document.
15. In Overlays – Clause 43.02, insert a new Schedule 12 in the form of the attached document.
End of document
KNOX PLANNING SCHEME
22.12 UPPER FERNTREE GULLY ACTIVITY CENTRE
This policy applies to all land within the Upper Ferntree Gully Activity Centre (Activity Centre), as identified in Map 1 to this clause.
22.12.1 Policy basis
The purpose of this policy is to provide for land use and development which support the vision and objectives for the Upper Ferntree Gully Activity Centre as identified by the Upper Gully Strategic Plan (XXXX 2015). The Vision:
“Upper Ferntree Gully Activity Centre will be a vibrant and friendly centre with a distinct ‘village’ feel that is serviced by a range of community, employment and recreational opportunities connected by safe walking and cycling paths, and public transport. Its character and identity is strongly defined by the foothills setting and its relationship with the Dandenong Ranges. The public spaces are valued by all residents. The streets are people oriented, thriving places for business and inspiring places to enjoy, due to the quality of landscaping, public art and architecture. There is a strong sense of community and local residents are proud to call it home, and visitors are welcomed to engage in a range of public events and cultural experiences offered in the centre”.
Role of the Activity Centre – the Activity Centre is designated as a Neighbourhood Activity Centre within Council’s activity centre hierarchy. It is one of four centres servicing local catchments within the Dandenong Foothills. This policy seeks to manage future development within the context of the Dandenong Foothills landscape setting. Long-term economic vitality of the Activity Centre is supported by the following factors:
• significant tourism opportunities arising from the Activity Centre’s location at the gateway to the Dandenong Ranges;
• growth opportunities in health services, arising from the presence of Angliss Hospital;
• maintaining the Activity Centre’s existing strengths in its local retail offer; • attracting development that capitalises on the available business opportunities; and • providing alternative housing options in the Activity Centre.
To guide the future built form within the Activity Centre so that it responds to these unique opportunities and future needs for the Activity Centre, this policy seeks to provide direction on the following issues: Dandenong Foothills setting and views to Dandenong Ranges – The character and identity of the Activity Centre is largely influenced by its foothills setting, strong visual backdrop of the Dandenong Ranges, and views to this significant landscape. The policy seeks to provide built form which maintains and protects this valued natural setting and views from within the centre out to the this landscape. Adaptability, quality and accessibility of development – The commercial vitality of the centre can be supported by requiring buildings to be adaptable for future commercial uses, such as retail, office or hospitality, promoting high standards in building design and internal amenity; and supporting commercial uses at ground level frontages to Walking and Cycling Streets. Walkability and Community Open Space – The community identified improving the pedestrian experience to and across the Activity Centre, and responding to the lack of public open space recreation opportunities as high priorities for Upper Gully. This policy seeks to enhance the pedestrian experience at key pedestrian routes across the Activity Centre, provide for the access needs of an ageing population, and create new
__/__/____ Proposed C141
__/__/____ Proposed C141
LOCAL PLANNING POLICIES – CLAUSE 22.12 PAGE 1 OF 4
KNOX PLANNING SCHEME
‘pedestrianised zones’ or ‘village green’ focal points along Rose Street and at William Street public open space areas. Housing - An ageing population, lack of housing diversity, and change in household structure is forecast to create demand for more housing opportunities within the Activity Centre. This policy seeks to provide additional housing choice close to shops and services, support ageing in place, and offer intergenerational and sustainable housing options. Providing housing at upper levels is supported in order to preserve commercial activity at ground level along Key Pedestrian Street and Shared Pedestrian Vehicular Spaces. Local heritage and culture – Upper Ferntree Gully has a strong history of art and culture, particularly associated with the Dandenong Ranges. Locally valued and historic buildings should be protected to promote the identity of the Activity Centre. Natural hazards – Parts of the Activity Centre are affected by bushfire and flooding risks. In the interim before flood controls are applied by the relevant floodplain authority, this policy provides some direction to manage drainage and flooding issues. This policy: Applies the following SPPF objectives to local circumstances – Clause 11
(Settlement), Clause 11.01 (Activity Centres), Clause 15 (Built Environment and Heritage), and Clause 16 (Housing).
Builds on the MSS objectives in Clause 21.01 (Municipal Profile), Clause 21.04 (Urban Design), Clause 21.05 (Housing) and Clause 21.07 (Economic Development).
Supports the environmental and landscape qualities of the Dandenong Ranges and Foothills as identified in Clause 22.01 (Dandenong Foothills).
22.12.2 Objectives and Policies
Land Use Framework
Objective 1 To support the economic vitality of the Activity Centre and enhance its role as a neighbourhood activity centre.
Policy 1.1 Support land use and development that is consistent with the Activity Centre Framework Plan as shown on Map 1 to this clause.
Policy 1.2 Support day and night time uses within the Activity Centre. Policy 1.3 Support health services to accommodate off-site family support (overnight
accommodation, counselling services and specialist services).
Objective 2 To strengthen Upper Ferntree Gully’s retail and tourism roles. Policy 2.1 Facilitate tourism, dining and entertainment uses, in particular in Rose Street
and Burwood Highway, with a view to increasing patronage and employment opportunities and to complement the 1812 Theatre.
Public Spaces and Walkability
Objective 3 To require development to contribute to a highly walkable public realm within and across the Activity Centre.
Policy 3.1 Support the development of Rose Street as a pedestrian-friendly shared zone which could create a focal point for community activity and events.
Policy 3.2 Support improvements to the Upper Ferntree Gully Railway Station to enhance pedestrian and cycle access, amenity and safety.
Objective 4 To facilitate the increased provision of public open space within the Activity Centre.
Policy 4.1 Support the development of public open space and recreation opportunities along William Street, as identified in Map 1 to this clause.
__/__/____ Proposed C141
LOCAL PLANNING POLICIES – CLAUSE 22.12 PAGE 2 OF 4
KNOX PLANNING SCHEME
Housing
Objective 5 To support ageing in place and changing household structures and sizes. Policy 5.1 Support well-designed, medium density housing and shop-top living with
high internal amenity within the Activity Centre to enhance activity and provide housing diversity.
Natural, Cultural and Built Heritage
Objective 6 To strengthen the community’s valued local legacy and promote Upper Ferntree Gully’s distinctive history, natural assets, arts and culture.
Policy 6.1 Require development to preserve sightlines to, and not detract from, the visual prominence of the Royal Hotel and Visitors Information Centre.
Policy 6.2 Require new development adjoining or opposite heritage and valued character buildings to be designed to respect the appearance and significance of the heritage or valued building.
Policy 6.3 Require new development to be designed to respect the foothills landscape setting and the significance of the Dandenong Ranges for the identity of the Upper Ferntree Gully.
22.12.3 Reference documents
Upper Gully Strategic Plan (XXXX 2015)
__/__/____ Proposed C141
LOCAL PLANNING POLICIES – CLAUSE 22.12 PAGE 3 OF 4
KNOX PLANNING SCHEME
Map 1 – Activity Centre Framework Plan
LOCAL PLANNING POLICIES – CLAUSE 22.12 PAGE 4 OF 4
KNOX PLANNING SCHEME
SCHEDULE 12 TO THE DESIGN AND DEVELOPMENT OVERLAY
Shown on the planning scheme map as DDO12.
UPPER FERNTREE GULLY ACTIVITY CENTRE
1.0 Design objectives
To protect and enhance key views to the Dandenong Ranges and connection with the Foothills' landscape from within the Upper Ferntree Gully Activity Centre. To require the scale of development within the Activity Centre to maintain the sense of containment the Activity Centre has within the Dandenong Foothills, and retain the Dandenong Ranges as a visually dominant backdrop. To support development that maximises the opportunity for commercial activity. To require development to be of a high architectural design standard. To provide for the adaptive re-use of buildings. To provide high levels of internal amenity within developments in order to maintain and enhance the commercial vitality of the Activity Centre. To require development to provide a high standard of universally accessible design to and within buildings in order to support people of all abilities. To minimise the visual impact of car parking on and limit vehicle access over Active Frontage Areas in order to enhance streetscape character. To require development in flood risk areas to effectively manage risks to life, property and the environment. To provide a safe pedestrian movement within and to the Activity Centre. To provide a high quality pedestrian environment and public realm within the Activity Centre, including providing for the potential future public open space along William Street. To support the development of Rose Street as a shared pedestrian/vehicular zone and focal point for community activity and events. To require that development complements heritage and locally valued buildings. To avoid unreasonable detriment to the amenity of existing residential areas outside the Activity Centre. To require advertising signs to complement and maintain the visual dominance of the Dandenong Ranges and Foothills, and to contribute to a high quality public realm.
2.0 Permit exemptions
A permit is not required for: An alteration to an existing building façade, provided that:
- The alteration does not include the installation of an external roller shutter. - At least 80 percent of the building façade at ground level is maintained as an entry
or window with clear glazing. An awning that projects over a footpath if it is authorised by the relevant public land
owner. Building and works for railway purposes including signals (and related controls
buildings), new tracks, track-work and realignment, train stabling, overhead powerlines, gantries, buildings and works related to railway power requirements and any other work required under the Disability Discrimination Act – Disability Standards for Accessible Public Transport 2002.
To extend an existing dwelling or construct buildings and works ancillary to a dwelling if the height of the building or works is less than 8.5 metres.
__/__/____ Proposed C141
__/__/____ Proposed C141
__/__/____ Proposed C141
DESIGN AND DEVELOPMENT OVERLAY - SCHEDULE 12 PAGE 1 OF 7
KNOX PLANNING SCHEME
3.0 Buildings and works
The following requirements apply to buildings and works:
Building height
1. A building must not exceed a maximum height of 2 storeys. A permit cannot be granted to construct a building which is not in accordance with this requirement. 2. A building must not exceed a maximum building height of 8.5 metres, except for:
a) Increases to minimum finished floor levels to accommodate requirements of the relevant floodplain manager.
b) that part of a building that is an architectural feature that serves a decorative purpose; or
c) a pitched roof form, provided viewlines to the Dandenong Ranges and the Foothills from Key Public Realm Viewlines, as shown on Map 1, are maintained.
A permit cannot be granted to construct a building which is not in accordance with this requirement.
Siting and setbacks
1. Setbacks must be in accordance with the requirements set out in Table 1 and Map 1 of this Schedule. Buildings on a corner site must be designed to emphasise the corner location and address both street frontages.
Building design
1. Buildings which front onto a Primary or Secondary Active Frontages Areas, must have:
a) minimum ground level internal ceiling heights of 3.6 metres, from finished floor level (FFL) to finished ceiling level (FCL); and
b) minimum internal ceiling heights of 2.7 metres, from FFL to FCL in levels above ground level.
2. Buildings must be of a high architectural standard incorporating responses such as: a) articulating the building form and façades by using different colours and materials,
avoiding sheer walls, and through the use of window openings and setbacks; and b) using of high quality materials.
3. Buildings must provide for significant articulation and variation to upper levels in order to avoid dominating Key Public Realm Viewlines to the Dandenong Ranges, to the north, east and south of the Activity Centre.
4. Require development to capitalise on upper level views to the Dandenong Ranges. 5. Buildings must provide for a high level of internal amenity, by incorporating measures
such as providing: a) a high level of natural light to habitable rooms and providing appropriate forms of
shading; b) balconies or habitable room windows to capture the Key Public Realm Viewlines
to the Dandenong Ranges; and c) largely transparent upper level balconies and balustrades to facilitate sunlight
penetration into the development and maintain the openness of the Key Public Realm Viewlines; and
d) noise attenuation measures for dwelling uses and where development fronts onto Burwood Highway.
__/__/____ Proposed C141
DESIGN AND DEVELOPMENT OVERLAY - SCHEDULE 12 PAGE 2 OF 7
KNOX PLANNING SCHEME
6. Building facades on wider lots must be broken up to reinforce the existing pattern of fine-grain shop fronts by incorporating measures such as:
a) providing vertical articulation which reflects the existing fine grain pattern of existing shop fronts which are 5 to 7 metres wide; and
b) dividing roof forms on larger buildings into distinct sections reflective of the roof proportions of existing buildings.
7. The design of roofs must protect the Key Public Realm Viewlines and Key Activity Centre Arrival Views.
8. Service and loading areas must be located away from the Residential Interfaces. 9. Services and roof top plant must be incorporated into the design of a building and be
screened from public view. 10. New buildings must maintain the visual prominence of, and sightlines to, the Royal
Hotel and Visitors Information Centre when these buildings are viewed from the public realm.
11. A building at a Residential Interface must comply with Standards B21 and B22 of clause 55.
Colours and Materials
1. Buildings must incorporate a mix of contemporary and traditional materials, textures and finishes including timber, render, glazing, stone, brick, and iron roofing.
2. External building walls must be finished in muted tones, finishes and colours that reflect the landscape setting of the Foothills, and must avoid the excessive use of colours that contrast strongly with the dominant colours of the Dandenong Ranges and Foothills.
3. Roofs must be coloured in dark, muted tones and be of low reflectivity. 4. External walls, vulnerable to graffiti, must incorporate vertical landscaping or other
integrated deterrent measures.
Active Frontages
1. Buildings adjoining a Primary or Secondary Active Frontage must: a) have a continuous and active building edge to the frontage; b) use clear glazing and avoid reflective, tinted or obscured window coverings; c) avoid blank walls and provide visual interest and interaction at street level; d) if on a corner site, emphasise the corner through facade articulation and roof form; e) avoid views of car parking, waste, storage, loading or service areas from the
frontage; f) use landscaping as a visual separation between the public realm and private areas
instead of obscured fencing; g) avoid fencing which is more than 50% obscured; and h) avoid landscaping which obscures active surveillance of the public realm from
private areas. 2. Any residential frontage at ground floor level adjoining a Primary Active Frontage
must not exceed 2 metres.
Walkability
1. Development must prioritise and enhance the pedestrian experience and connectivity to Walking and Cycling Streets as shown on Map 1 to this clause.
2. Buildings must incorporate verandahs and other forms of continuous weather protection along Primary Active Frontages (as shown at Map 1 to this Schedule).
DESIGN AND DEVELOPMENT OVERLAY - SCHEDULE 12 PAGE 3 OF 7
KNOX PLANNING SCHEME
3. Development must provide universally accessible pedestrian access points which are clearly visible and identifiable from the street, integrated into the main entrance of the building, and are provided within the property boundary.
4. Residential entries must be distinguished from retail and commercial entries. 1. Car parking areas must:
a) incorporate paving treatments to indicate pedestrian priority; b) provide contiguous pedestrian routes which are suitable for all levels of mobility; c) minimise number of driveway crossovers and provide clear pedestrian access
routes to reduce pedestrian/vehicle conflicts; d) incorporate a high level of tree planting to soften the visual impact of large areas of
parking and to enhance pedestrian comfort; and e) be screened from view of the street and integrated into the design of the
development.
Stormwater and flood management
1. Development must be sited, set back, and designed to comply with the freeboard requirements of the floodplain authority to avoid the risk of flood inundation.
2. Where appropriate, development must have regard to the requirements of the Guidelines for Development in Flood Prone Areas (Melbourne Water 2008), or other relevant provisions by the floodplain authority.
3. Stormwater must be managed on-site so that off-site impacts are minimised.
Heritage and built form character
1. New development adjoining or opposite a heritage overlay or a Valued Building must be designed to respect the appearance and significance of that building.
Landscaping
1. The setback to a Landscape Active Frontage Area or a Secondary Landscape Active Frontage Area must:
a) comprise landscaping which complements the vegetation of the Foothills landscape and any adjoining vegetation in the public realm.
b) retain significant vegetation on or adjoining the property. c) comprise only of landscaping and permeable areas, with the exception of any
retaining walls, driveways and pathways. d) not contain utility and service structures such as rainwater tanks or electrical
meters . e) set aside side and rear setbacks of land adjoining a Secondary Landscape Active
Frontage Area for landscaping.
4.0 Advertising Signs
In addition to the requirements at Clause 52.05 and any applicable local policy, advertising signs must:
a) be of a scale, design and location that complements the Dandenong Ranges and Foothills landscape setting;
b) be kept to a minimum by consolidating information; c) not incorporate digital images, animation, flashing, bright or reflective surfaces; d) be limited to one under verandah sign per frontage, located perpendicular to the
façade, and one sign on the awning facing the road; and e) must not interrupt Key Activity Centre Arrival Views or Key Public Realm
Viewlines.
__/__/____ Proposed C141
DESIGN AND DEVELOPMENT OVERLAY - SCHEDULE 12 PAGE 4 OF 7
KNOX PLANNING SCHEME
5.0 Decision guidelines
Before deciding on an application, the responsible authority must consider the: objectives and policies of Clause 22.12; and Upper Gully Strategic Plan (XXXX 2015)
6.0 Reference
Upper Gully Strategic Plan (XXXX 2015) Guidelines for Development in Flood Prone Areas (Melbourne Water 2008)
__/__/____ Proposed C141
__/__/____ Proposed C141
DESIGN AND DEVELOPMENT OVERLAY - SCHEDULE 12 PAGE 5 OF 7
KNOX PLANNING SCHEME
Table 1 – Height and setback requirements
To be read in conjunction with Map 1.
Setback or Interface Requirement
Upper Level Setback Upper level setbacks to Dawson Street must be a minimum of 2 metres. Upper level setback to other streets – none specified.
Primary Active Frontages and Secondary Active Frontages Setback
A building adjoining a Primary Active Frontage area or Secondary Active Frontage area must be located on the street boundary.
Primary Landscaped Active Frontages Setback
A building adjoining a Landscape Active Frontage area must have a minimum setback of 5 metres to accommodate the retention and/or planting of canopy trees.
Secondary Landscaped Active Frontages Setback
A building adjoining a Secondary Landscape Active Frontage area must have a minimum setback of 3 metres to accommodate the retention and/or planting of trees and vegetation.
Residential Interface A building at a Residential Interface must provide side and rear setbacks in accordance with Standard B17 of clause 55.
DESIGN AND DEVELOPMENT OVERLAY - SCHEDULE 12 PAGE 6 OF 7
KNOX PLANNING SCHEME
Map 1 – Building Heights & Setbacks To be read in conjunction with Table 1.
DESIGN AND DEVELOPMENT OVERLAY - SCHEDULE 12 PAGE 7 OF 7
KNOX PLANNING SCHEME
CONTENTS 13 NOV 2014XX XXX 2015
Section Clause
Objectives of planning in Victoria
Purposes of this planning scheme
Contents
User guide
STATE PLANNING POLICY FRAMEWORK
9 9.01
Plan Melbourne Plan Melbourne interpretation
10 10.01 10.02 10.03 10.04 10.05
Operation of the State Planning Policy Framework Purpose Goal Application Integrated decision making Structure
11 11.01 11.01-1 11.01-2 11.02 11.02-1 11.02-2 11.02-3 11.02-4 11.03 11.03-1 11.03-2 11.04 11.04-1 11.04-2 11.04-3 11.04-4 11.04-5 11.04-6 11.04-7 11.04-8 11.04-9 11.05 11.05-1 11.05-2 11.05-3 11.05-4 11.05-5 11.06 11.06-1 11.06-2 11.06-3 11.06-4
Settlement Activity centres Activity centre network Activity centre planning Urban growth Supply of urban land Planning for growth areas Structure planning Sequencing of development Open space Open space planning Open space management Metropolitan Melbourne Delivering jobs and investment Housing choice and affordability A more connected Melbourne Liveable communities and neighbourhoods Environment and water A State of cities Green wedges Open space network in Metropolitan Melbourne River corridors Regional development Regional settlement networks Melbourne’s hinterland areas Rural productivity Regional planning strategies and principles Coastal settlement Central Highlands regional growth Planning for growth A diversified economy Regional links Sustainable communities
TABLE OF CONTENTS PAGE 1 OF 10
KNOX PLANNING SCHEME
Section Clause 11.06-5 11.06-6 11.06-7 11.06-8 11.06-9 11.07 11.07-1 11.07-2 11.07-3 11.07-4 11.07-5 11.07-6 11.07-7 11.07-8 11.08 11.08-1 11.08-2 11.08-3 11.08-4 11.09 11.09-1 11.09-2 11.09-3 11.09-4 11.09-5 11.09-6 11.09-7 11.09-8 11.09-9 11.10 11.10-1 11.10-2 11.10-3 11.10-4 11.11 11.11-1 11.11-2 11.11-3 11.11-4 11.11-5 11.11-6 11.11-7 11.11-8 11.12 11.12-1 11.12-2 11.12-3 11.12-4 11.12-5 11.12-6 11.13
A sustainable region Integrated planning Environmental assets Agricultural productivity Cultural heritage and landscapes Geelong (G21) regional growth Planning for growth Knowledge and innovation Connected communities Environmental assets Agricultural productivity Sustainable communities A diversified economy Transport Gippsland regional growth A diversified economy Planning for growth Sustainable communities Infrastructure Great South Coast regional growth A diversified economy Sustainable communities Liveable communities Networked settlements Agricultural productivity Environmental assets Infrastructure Regional links Integrated planning Hume regional growth A diversified economy Environmental assets Planning for growth Infrastructure Loddon Mallee North regional growth Planning for growth A diversified economy Agricultural productivity Environmental assets Sustainable communities Networked settlements Community infrastructure Integrated planning Loddon Mallee South regional growth Planning for growth Strengthened communities A diversified economy Infrastructure Natural and built environment Agricultural productivity Wimmera Southern Mallee regional growth
TABLE OF CONTENTS PAGE 2 OF 10
KNOX PLANNING SCHEME
Section Clause 11.13-1 11.13-2 11.13-3 11.13-4 11.13-5 11.13-6 11.13-7 11.13-8 11.14 11.14-1
Networked settlements Planning for growth Environmental assets Agricultural productivity A diversified economy Resilient communities Liveable communities Infrastructure Planning for identified distinctive areas Localised planning statements
12 12.01 12.01-1 12.01-2 12.02 12.02-1 12.02-2 12.02-3 12.02-4 12.02-5 12.02-6 12.03 12.03-1 12.03-2 12.04 12.04-1 12.04-2
Environmental and landscape values Biodiversity Protection of biodiversity Native vegetation management Coastal areas Protection of coastal areas Appropriate development of coastal areas Coastal Crown land Coastal tourism Bays The Great Ocean Road region Alpine areas Framework for planning alpine resorts Sustainable development in alpine areas Significant environments and landscapes Environmentally sensitive areas Landscapes
13 13.01 13.01-1 13.02 13.02-1 13.03 13.03-1 13.03-2 13.03-3 13.04 13.04-1 13.04-2 13.05 13.05-1
Environmental risks Climate change impacts Coastal inundation and erosion Floodplains Floodplain management Soil degradation Use of contaminated and potentially contaminated land Erosion and landslip Salinity Noise and air Noise abatement Air quality Bushfire Bushfire planning strategies and principles
14 14.01 14.01-1 14.01-2 14.01-3 14.02 14.02-1 14.02-2 14.02-3
Natural resource management Agriculture Protection of agricultural land Sustainable agricultural land use Forestry and timber production Water Catchment planning and management Water quality Water conservation
TABLE OF CONTENTS PAGE 3 OF 10
KNOX PLANNING SCHEME
Section Clause 14.03 Resource exploration and extraction
15 15.01 15.01-1 15.01-2 15.01-3 15.01-4 15.01-5 15.02 15.02-1 15.03 15.03-1 15.03-2
Built Environment and heritage Urban environment Urban design Urban design principles Neighbourhood and subdivision design Design for safety Cultural identity and neighbourhood character Sustainable development Energy and resource efficiency Heritage Heritage conservation Aboriginal cultural heritage
16 16.01 16.01-1 16.01-2 16.01-3 16.01-4 16.01-5 16.02 16.02-1 16.02-2 16.02-3 16.02-4
Housing Residential development Integrated housing Location of residential development Strategic redevelopment sites Housing diversity Housing affordability Housing form Rural residential development Crisis accommodation and community care units Residential aged care facilities Design and location of residential aged care facilities
17 17.01 17.01-1 17.01-2 17.02 17.02-1 17.02-2 17.02-3 17.02-4 17.03 17.03-1 17.03-2 17.03-3
Economic development Commercial Business Out of centre development for Metropolitan Melbourne Industry Industrial land development Design of industrial development State significant industrial land Innovation and research Tourism Facilitation tourism Tourism in Metropolitan Melbourne Maritime Precincts
18 18.01 18.01-1 18.01-2 18.02 18.02-1 18.02-2 18.02-3 18.02-4 18.02-5 18.03 18.03-1
Transport Integrated transport Land use and transport planning Transport system Movement networks Sustainable personal transport Cycling Principal Public Transport Network Management of the road system Car parking Ports Planning for ports
TABLE OF CONTENTS PAGE 4 OF 10
KNOX PLANNING SCHEME
Section Clause 18.03-2 18.04 18.04-1 18.04-2 18.04-3 18.05 18.05-1
Planning for port environs Airports Melbourne Airport Planning for airports Planning for airfields Freight Develop freight links
19 19.01 19.01-1 19.02 19.02-1 19.02-2 19.02-3 19.02-4 19.03 19.03-1 19.03-2 19.03-3 19.03-4 19.03-5 19.03-6 19.03-7
Infrastructure Renewable energy Provision of renewable energy Community infrastructure Health facilities Education facilities Cultural facilities Distribution of social and cultural infrastructure Development infrastructure Development contribution plans Water supply, sewage and drainage Stormwater Telecommunications Waste and resource recovery Pipeline infrastructure Survey infrastructure
LOCAL PLANNING POLICY FRAMEWORK
20 Operation of the Local Planning Policy Framework
21 21.01 21.02 21.03 21.04 21.05 21.06 21.07 21.08 21.09 21.10
Municipal Strategic Statement Municipal Profile Key Influences Vision and Strategic Land Use Framework Urban Design Housing Environment Economic Development Infrastructure Reference Documents Monitoring and Review
22 22.01 22.02 22.03 22.04 22.05
22.06 22.07 22.08 22.09 22.10 22.11 22.12
Local Planning Policies Dandenong Foothills Industrial and Restricted Retail Sales Area Design [No Content] Knox Central Principal Activity Centre Bayswater Major Activity Centre Including Key Redevelopment Boronia Major Activity Centre local policy Neighbourhood Character Scoresby-Rowville Employment Precinct [No Content] Housing Ferntree Gully Village local policy Upper Ferntree Gully Activity Centre local policy
TABLE OF CONTENTS PAGE 5 OF 10
KNOX PLANNING SCHEME
Section Clause
ZONES 30 Zones
31 31.01
Operation of zones Section 1, 2 and 3 Uses
32 32.03 32.04 32.08
Residential Zones Low Density Residential Zone Mixed Use Zone General Residential Zone
33 33.01
Industrial Zones Industrial 1 Zone
34 34.01 34.02
Commercial Zones Commercial 1 Zone Commercial 2 Zone
35 35.03 35.04 35.06 35.07
Rural Zones Rural Living Zone Green Wedge Zone Rural Conservation Zone Farming Zone
36 36.01 36.02 36.03 36.04
Public Land Zones Public Use Zone Public Park and Recreation Zone Public Conservation and Resource Zone Road Zone
37 37.01 37.02 37.03 37.06
Special Purpose Zones Special Use Zone Comprehensive Development Zone Urban Floodway Zone Priority Development Zone
OVERLAYS 40 Overlays
41 Operation of overlays
42 42.01 42.02 42.03
Environment and Landscape Overlays Environmental Significance Overlay Vegetation Protection Overlay Significant Landscape Overlay
43 43.01 43.02 43.04
Heritage and Built Form Overlays Heritage Overlay Design and Development Overlay Development Plan Overlay
44 44.03 44.04 44.05 44.06
Land Management Overlays Floodway Overlay Land Subject to Inundation Overlay Special Building Overlay Bushfire Management Overlay
45 45.01 45.03 45.04 45.05
Other Overlays Public Acquisition Overlay Environmental Audit Overlay Road Closure Overlay Restructure Overlay
PARTICULAR PROVISIONS 50 Particular provisions
TABLE OF CONTENTS PAGE 6 OF 10
KNOX PLANNING SCHEME
Section Clause
51 Operation of particular provisions
52 52.01 52.02 52.03 52.04 52.05 52.06 52.07 52.08 52.09 52.10 52.11 52.12 52.13 52.14 52.15 52.16 52.17 52.18 52.19 52.20 52.21 52.22 52.23 52.24 52.25 52.26 52.27 52.28
52.29
52.30 52.31 52.32 52.33 52.34 52.35
52.36 52.37 52.38 52.39 52.40 52.41 52.42 52.43 52.44 52.45 52.46 52.47
[no content] Public open space contribution and subdivision Easements, restrictions and reserves Specific sites and exclusions Satellite dish Advertising signs Car parking Loading and unloading of vehicles Earth and energy resources industry Stone extraction and extractive industry interest areas Uses with adverse amenity potential Home occupation Service station Car wash Motor vehicle, boat or caravan sales Heliport and helicopter landing site Native vegetation precinct plan Native vegetation Timber production Telecommunications facility Convenience restaurant and take-away food premises Private tennis court Crisis accommodation Shared housing Community care unit Crematorium Cattle feedlot Licensed premises Gaming
Land adjacent to a Road Zone, Category 1, or a Public Acquisition Overlay for a Category 1 road Freeway service centre Broiler farm Wind energy facility Shipping container storage Bicycle facilities Urban context report and design response for residential development of five or more storeys Integrated public transport planning Post boxes and dry stone walls 2009 Bushfire recovery 2009 Bushfire – replacement buildings Government funded education facilities Government funded social housing Renewable energy facility (other than wind energy facility) Live music and entertainment noise Statement of underlying provisions Resource recovery Brothels Planning for bushfire
TABLE OF CONTENTS PAGE 7 OF 10
KNOX PLANNING SCHEME
Section Clause 52.48 Bushfire protection: Exemptions
54 54.01 54.02 54.03 54.04 54.05 54.06
One dwelling on a lot Neighbourhood and site description and design response Neighbourhood character Site layout and building massing Amenity impacts On-site amenity and facilities Detailed design
55
55.01 55.02 55.03 55.04 55.05 55.06
Two or more dwellings on a lot and residential buildings Neighbourhood and site description and design response Neighbourhood character and infrastructure Site layout and building massing Amenity impacts On-site amenity and facilities Detailed design
56 56.01
56.02 56.03 56.04 56.05 56.06 56.07 56.08 56.09
Residential subdivision Subdivision site and context description and design response Policy implementation Livable and sustainable communities Lot design Urban landscape Access and mobility management Integrated water management Site management Utilities
57 Metropolitan green wedge land
GENERAL PROVISIONS 60 General provisions
61 61.01 61.02 61.03 61.04 61.05 61.06
Administration of this scheme Administration and enforcement of this scheme What area is covered by this scheme? What does this scheme consist of? When did this scheme begin? Effect of this scheme Determination of boundaries
62
62.01 62.02 62.03 62.04 62.05
Uses, buildings, works, subdivisions and demolition not requiring a permit Uses not requiring a permit Buildings and works Events on public land Subdivisions not requiring a permit Demolition
63 63.01 63.02 63.03 63.04 63.05 63.06
Existing uses Extent of existing use rights Characterisation of use Effect of definitions on existing use rights Section 1 uses Section 2 and 3 uses Expiration of existing use rights
TABLE OF CONTENTS PAGE 8 OF 10
KNOX PLANNING SCHEME
Section Clause 63.07 63.08 63.09 63.10 63.11 63.12
Compliance with codes of practice Alternative use Shop conditions Damaged or destroyed buildings or works Proof of continuous use Decision guidelines
64 64.01 64.02 64.03
General provisions for use and development of land Land used for more than one use Land used in conjunction with another use Subdivision of land in more than one zone
65 65.01 65.02
Decision guidelines Approval of an application or plan Approval of an application to subdivide land
66 66.01 66.02 66.03
66.04 66.05
66.06
Referral and notice provisions Subdivision referrals Use and development referrals Referral of permit applications under other State standard provisions Referral of permit applications under local provisions Notice of permit applications under State standard provisions Notice of permit applications under local provisions
67 67.01 67.02 67.03 67.04
Applications under Section 96 of the Act Exemptions from Section 96(1) and 96(2) of the Act Notice requirements Notice requirements - native vegetation Notice exemption
DEFINITIONS 70 Definitions
71 Meaning of words
72 General terms
73 Outdoor advertising terms
74 Land use terms
75 75.01 75.02 75.03 75.04 75.05 75.06 75.07 75.08 75.09 75.10 75.11 75.12 75.13 75.14 75.15 75.16
Nesting diagrams Accommodation group Agriculture group Child care centre group Education centre group Industry group Leisure and recreation group Earth and energy resources group Office Group Place of assembly group Pleasure boat facility group Retail premises group Retail premises group (sub-group of shop) Transport terminal group Utility installation group Warehouse group Renewable energy group
TABLE OF CONTENTS PAGE 9 OF 10
KNOX PLANNING SCHEME
Section Clause 75.17 Land use terms that are not nested
INCORPORATED DOCUMENTS
80 Incorporated Documents
81 Documents incorporated in this scheme
81.01 Table of documents incorporated in this scheme
VICSMART PLANNING ASSESSMENT PROVISIONS
90 VicSmart Planning Assessment
91 VicSmart planning applications and process 92 State VicSmart applications 93 Information requirements and decision guidelines for
State VicSmart applications 93.01 Realign the common boundary between two lots 93.02 Subdivision 93.03 Front fence in a residential zone 93.04 Buildings and works 93.05 Construct a fence in an overlay 93.06 Remove, destroy or lop a tree 93.07 Applications under a Heritage Overlay 93.08 Applications under a Special Building Overlay 93.09 Advertising sign 93.10 Car parking 93.11 Loading and unloading facilities 94 Local VicSmart applications 95 Information requirements and decision guidelines for
local VicSmart applications
LIST OF AMENDMENTS List of amendments to this scheme
TABLE OF CONTENTS PAGE 10 OF 10
KNOX PLANNING SCHEME
21.04 URBAN DESIGN
21.04-1 Urban Design Overview
The Urban Design theme relates to the design of the built environment and supports the land use themes described under Housing, Environment, Economic Development and Infrastructure. The key Urban Design themes are shown on the Urban Design Strategic Framework Plan included in this Clause. Urban Form The Knox Urban Design Framework 2020 (2003) provides a point of reference through a ‘whole of city’ vision and framework. This Framework embodies community values, whilst being based within a thorough contextual understanding of Knox’s landscape, population, economic, housing, environmental, and transport characteristics. The six urban design elements identified within the Knox Urban Design Framework include: The Dandenong Creek Valley; The Edge of the Suburbs; Creek Corridors; Activity Centres and Working Environments; Transport Corridors; and Residential Environments. Through the six design elements, there are many opportunities to enhance Knox’s social, economic and environmental resources. There is potential for Knox’s activity centres to accommodate more mixed uses, in a way that contributes to the economic and cultural vitality of the centres. The distinctive landscape setting of Knox and in particular its closeness to the Dandenong Ranges provides long term potential for attracting growing numbers of tourists, visitors, businesses and residents to the municipality. Further, the City’s future urban form will need to play a much stronger role in developing and presenting its preferred green, leafy image to the outside world. Ecologically Sustainable Design More responsive urban development patterns and built form can lead to greater sustainable outcomes. The way that land use and development is managed will be important in achieving long-term sustainability goals for Knox. The spatial form of land development of Knox over the last three decades has given rise to a low-density form of urban development that has lead to a dependence on cars for mobility. This has lead to increasing usage of resources, air pollution and reduced amenity levels for Knox residents. Sustainable urban design outcomes are a central concern to Knox, both in the way land use is managed and in the built form. Sustainable land use is critical in achieving long term environmental sustainability goals underpinning the basis for directing and locating different types of activities to preferred locations. The built form can be a major contributor to long-term sustainability objectives through the use of ecologically sustainable design (ESD) principles. Key urban design and built environment challenges facing Knox, contained within the 2008/2018 Sustainable Environment Strategy (2008), include: Declining biodiversity in Knox: Threats to Knox’s biodiversity include direct
destruction and modification of habitat for residential and commercial land uses, weeds and alteration of vegetation structure, pollution and siltation of waterways and drainage lines, and fragmentation of remnant vegetation.
Water (Conservation and Quality): In addition to broader issues of water consumption and conservation, the pollution of creeks and waterways through urban stormwater runoff, silting from building sites and impermeable surfaces increasing stormwater discharge present challenges.
__/__/____ Proposed C141 CXXX 28/03/2013
28/03/2013 C110
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.04 PAGE 1 OF 6
KNOX PLANNING SCHEME
Waste: Building materials being used that have a high environmental impact over their lifecycle.
Integrated Transport: The current spatial arrangement of buildings, roads and the urban structure of Knox do not support sustainable living. A major challenge will be providing and supporting an integrated and sustainable transport system that provides realistic transport choices.
Climate change: With a change of climatic conditions there is a need that building design and infrastructure adapt appropriately to these changes.
Sustainable Planning and Development: Planning and development that occurs without giving the necessary consideration to such matters as managing population growth, encouraging sustainable development and influencing the urban form so that Knox itself becomes more sustainable is a major threat to the municipality achieving its long-term sustainability objectives. The challenge will involve such matters as defining the preferred urban character of Knox; considering sustainability in all developments; creating a city where people can live, work and recreate locally; considering the implications of climate change on the built form of Knox; and, encouraging, attracting and retaining sustainable businesses in Knox.
There are some areas in Knox identified as being susceptible to bushfire risk that also have vegetation particularly important for biological and landscape purposes. Protection of this vegetation because of its significance may limit development potential. Development in these areas must be designed to minimise bushfire risk. Water Sensitive Urban Design (WSUD) aims to optimise and integrate urban planning with the management of the urban water systems. WSUD incorporates water related social and ecological objectives into designs that optimise the urban water balance and improve the quality of stormwater entering waterways. It is the intent of WSUD to encourage innovation in technology and practices for implementation in managing water systems. Given the interrelated nature and application of urban design and ESD principles within land use planning and development, reference is made to the above six urban design elements, within the following Clauses that address Housing, Environment, Economic Development and Infrastructure themes. Public Realm The public realm is also recognised as an important contributor to the local character and image of Knox and can contribute to enhancing the image of Knox through installation of art and vegetation planting programs.
21.04-2 Urban Design Objectives and Strategies
Objective 1 (Urban Form) To ensure that all development responds positively to the existing patterns of urban form and character, the landscape qualities, historic and cultural elements and social dimensions and aspirations of the Knox community. Strategies Require that development applications commence with a contextual understanding of
local area characteristics based on context analysis to inform design proposals. Require that development proposals consider and address perceived constraints and
improve the quality of the urban environment, not only within the site, but as it interfaces with the wider area.
Encourage the articulation and use of building materials to present an appropriate scale and detail to the street frontage and local context of the area.
Ensure development is reflective of, respects and builds upon the valued characteristics and cultural aspects of the local environment.
Encourage appropriate new development to illustrate flexible and adaptable building forms that can accommodate a variety of uses through a building’s lifespan and reflect the changing community’s needs.
28/03/2013 C110 __/__/____ Proposed C141
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.04 PAGE 2 OF 6
KNOX PLANNING SCHEME
Encourage the provision of public art in public spaces in nodes of activity, activity centres and along major road networks including EastLink.
Encourage planning of new development to provide opportunities for the expression of visual art.
Encourage development to be designed for visitability by all members of the community.
Encourage opportunities for social interaction at interfaces between the public and private areas, spaces and facilities within multi storey residential and mixed use developments.
Use local indigenous species when undertaking planting on publicly owned or managed land (i.e. roadsides, along creeks, in parks/reserves/gardens).
Objective 2 (Urban Form) To reinforce the structure and image of Knox as an attractive place to live, do business, recreate and as a tourist attraction. Strategies Protect and enhance the aesthetic, environmental and landscape values and vistas of the
Dandenong Foothills, Dandenong Creek Valley, local and national parklands. Limit urban development within the Dandenong Foothills, Dandenong Creek Valley,
local and national parklands. Strengthen the identifiable landscape characteristics of the city, particularly along
transport corridors and creeks. Ensure planning for new development provides accessible, linked open space and
protects natural values. Encourage innovative and architecturally designed development that incorporates
sustainable values and principles inherent in the City’s image, at identified points of entry into the city, and adjacent to intersections near or within major activity centres and working environments.
Require new residential development along public spaces and creek corridors to front those public areas.
Require new commercial and industrial development along public spaces and creek corridors to front those public areas or to provide high quality facades with integrated landscaping that provides visual interest and where possible provides passive surveillance of public spaces.
Ensure that at industrial, business and residential interfaces, residential amenity is protected.
Objective 3 (Urban Form) To ensure that the declared arterial network of transport and movement corridors makes a positive contribution to Knox’s image. Strategies Provide a strong landscape character with attractive tree lined avenues, bush landscapes
and urban design treatments. Encourage development along road corridors that emphasise views to the Dandenong
Ranges, provides opportunities for passive surveillance to the road frontage and incorporates landscaping that will contribute to the “bush boulevard” character.
Incorporate informal and intermittent extensive native canopy tree planting. Establish contiguous roadside pedestrian networks. Relate the landscape of declared arterial roads to the topographic and landscape
character of the area through which they pass. Maintain a consistent planting type within single landscape character areas. Ensure that advertising signage makes a positive contribution to the landscape theme of
transport corridors, and does not detract from views.
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.04 PAGE 3 OF 6
KNOX PLANNING SCHEME
Ensure future residential development provides a sense of address to declared arterial roads, creek corridors and pedestrian pathways.
Transform the east-west declared arterial roads and Stud Road into “bush boulevards” with extensive native planting as a way of expressing the landscape transition between the edge of the suburbs and the Dandenong Foothills.
Improve the avenue planting of roads such as Kelletts, Napolean, Lysterfield, Albert, Miller, Liverpool and Scoresby Roads by introducing greater consistency of siting, spacing and species selection of vegetation, and greater continuity of treatment.
Achieve consistency and continuity of tree size, species and spacing by reviewing the physical route characteristics and traffic patterns of complete corridors.
Implement consistent planting to help diminish the dominance of the built form and power lines.
Objective 4 (Urban Form) To enhance and protect the landscape qualities of the Dandenong Creek Valley. Strategies Minimise the visual dominance of development. Ensure an appropriate design response for signage, buildings and structures, and screen
unattractive buildings and developments through planting. Protect the landscape quality and role of the Dandenong Creek Valley as a wide, green
pastoral break separating Knox from the suburban character of the balance of the eastern suburbs of Melbourne.
Protect the rural views along the floodplain of the Dandenong Creek that identify the remnant grazing and horticultural landscapes that once separated Melbourne from the Dandenong Ranges.
Objective 5 (Urban Form) To enrich the distinct topographic and landscape qualities and characteristics of Knox. Strategies Ensure that future planning and development works creatively with Knox’s unique
natural and man made characteristics, in particular, landform and landscape, ecology, orientation, and climatic conditions.
Enable stormwater runoff and drainage to form key environmental features within the urban environment.
Objective 6 (Fire safe development for buildings) To ensure that new development makes a positive contribution to fire safety in Knox. Strategies Require all development to meet the requirements of the relevant fire authority in
respect to firefighting water supply and emergency vehicle access. Objective 7 (Fire safe development in areas of bushfire risk) To ensure that new development responds to bushfire risk. Strategies Require all development proposals in areas which are of high bushfire risk to be sited,
designed, constructed and managed to meet the requirements of the relevant fire authority in respect to minimising the impact of ember attack, radiant heat and direct flame contact from a bushfire.
Limit further subdivision and rezoning of land for urban purposes where there is a high risk of bushfire.
Limit development where the extent of vegetation removal that would be required for bushfire management would adversely impact on environmental or significant landscape values.
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.04 PAGE 4 OF 6
KNOX PLANNING SCHEME
Objective 8 (Ecologically Sustainable Design) To ensure that new development makes a positive contribution to sustainability and the urban fabric of Knox. Strategies Ensure that the design of new development is of a high standard and incorporates
passive solar design, energy and water conservation, building materials conservation and waste minimisation.
Consolidate urban development around nodes of activity and public transport to reduce the level of car dependency and increase pedestrian activity.
Ensure that new development incorporates Ecologically Sustainable Design (ESD) principles, Safer Design Principles and Crime Prevention Through Environmental Design (CPTED).
Encourage best practice approaches to water conservation and management techniques within new development.
Incorporate water sensitive urban design principles and techniques within new development.
Encourage and incorporate where reasonably practical, the use of technologies and practices, which recycle water, minimise water consumption and utilise stormwater.
Encourage opportunities for on-site treatment and reuse of grey water. Promote the installation of water tanks and water saving devices in all new buildings,
conversion of existing buildings, and where appropriate renovations and building extensions.
Encourage new development to sensitively site and design plumbing and servicing equipment to be as visually unobtrusive as possible.
Require development proposals to address how their design enables flexibility for future uses, to address changing market or social dimensions of Knox.
21.04-3 Urban Design Implementation
These strategies will be implemented by: Using zones, overlays, policy and the exercise of discretion Applying appropriate zones and overlays. Applying the Dandenong Foothills local policy at Clause 22.01. Applying the Industrial and Restricted Retail Sales Area Design local policy at Clause
22.02. Applying the Knox Central Principal Activity Centre local policy at Clause 22.04. Applying the Neighbourhood Character local policy at Clause 22.07. Applying the Scoresby-Rowville Employment Precinct local policy at Clause 22.08. Applying the Upper Ferntree Gully Activity Centre local policy at Clause 22.12. Applying the Knox Urban Design Framework 2020 (2003). Applying the Knox City Council: 2008/2018 Sustainable Environment Strategy (2008). Adopt the principles of integrated fire management planning to inform land use
planning and development in areas of bushfire risk. Undertaking further strategic work Prepare a road corridor master plan for the declared arterial road network in the City. Continue to develop structure plans for all activity centres. Prepare an Urban Design Guidelines local policy for incorporation into the planning
scheme.
28/03/2013 C110 __/__/____ Proposed C141
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.04 PAGE 5 OF 6
KNOX PLANNING SCHEME
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.04 PAGE 6 OF 6
KNOX PLANNING SCHEME
21.05 HOUSING
21.05-1 Housing Overview
The Housing theme relates to the location and provision of residential development. The key Housing themes are shown on the Housing Strategic Framework Plan included in this Clause. Residential Development Most of the Knox community is housed in separate detached dwellings, making up 83% of all housing stock in Knox in 2006, reflecting the family orientated nature of the area and its evolution as a growth corridor. Compared with the metropolitan average of 66.1% for separate detached dwellings this means that Knox has less diversity in housing stock. This lack of housing diversity is further highlighted by the low number of medium density dwellings (12%) and non-existence of high density dwellings, compared with the metropolitan average of 19.6% and 5.7% respectively. The majority of housing stock in Knox is comprised of three and four bedroom dwellings, representing 85% of total dwellings, with 0.5% of all dwellings being one bedroom and a further 6.3% two bedrooms. This characteristic is consistent with the existing population profile in providing housing that accommodates larger family households. The lack of diversity of housing stock is likely to become more apparent as the housing needs of the Knox community change over time. As the population ages and the number of single person, childless couples and sole parent households increase it is expected that there will be a need for different forms of housing types in Knox in order to meet the needs of these changing household types. Public and Social Housing Consistent with trends across metropolitan Melbourne, the median house price in Knox has risen substantially since 1995. While the median house prices within Knox are lower than those for metropolitan Melbourne, housing generally within Knox is becoming less affordable, particularly for first homebuyers. Much of the community of Knox is in some stage of home ownership with 33.2% of all households owning their own home outright while 45.6% are currently purchasing their home under mortgage. The number of households currently purchasing homes in Knox is substantially higher than the metropolitan average of 34.6%. With median house prices rising in Knox substantially over the last few years coupled with high levels of homes under mortgage there is a likelihood that the number of households in “housing stress” will rise. Demand for social housing for ‘specific housing needs’ groups is increasing particularly due to the increasing number of homeless youth and aged persons, number of older persons and persons with disabilities. Public housing waiting lists and anecdotal evidence confirms that the current demand and need for public and social housing outstrips the current supply. As the Knox population ages and number of people with disabilities increases, demand for a range of specific social services including respite care, and affordable, public and social housing options will continue to grow. Council will proactively encourage partnerships between the development industry and social housing providers and play an active role in engaging with the Office of Housing in the identification and selection of appropriate public and social housing sites within Knox. Neighbourhood Character There are few opportunities for greenfield broad hectare development within Knox. The eastern and south-eastern extremities of the municipality represent the ‘urban-rural’ edge of the metropolis which is clearly defined by the Urban Growth Boundary (UGB). As this area abuts forested and pastoral land of high landscape value, protecting and enhancing the distinctive character of this landscape setting is a priority in sustainable land use management.
__/__/____ Proposed C141
28/03/2013 C110
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.05 PAGE 1 OF 5
KNOX PLANNING SCHEME
Although there is a decrease in the number of greenfield housing subdivisions, there has been an increase in medium density development in the residential suburbs. Resident communities have become increasingly aware of the impact of infill development on the character and amenity of their valued residential environs. These communities are seeking leadership from Council to protect the character of neighbourhoods as well as the proximate natural environments. In meeting the future housing needs of the community there will need to be a balance between the need for new housing and the amenity and liveability aspects of local neighbourhoods. Neighbourhood Character is an important feature of the residential suburbs making a strong contribution to the liveability, high amenity and environmental values of the municipality. A third of the municipality is included in the Dandenong Foothills and recognised as having a more vulnerable character with limited capacity for new residential development due to the topography, flora and fauna values and in some parts, the risk of bushfire. The remaining residential suburbs are valued for the spacious garden character with canopy vegetation, positioning and site coverage of built form. The Knox Neighbourhood Character Study identifies six distinct character precincts: Garden Court; Villa Court; Garden Suburban; Rural Parkland; Bush Suburban; and Foothills Character Precincts. The intent of the Neighbourhood Character Policy (Clause 22.07) is to ensure that development provides an innovative design approach that complements and respects identified components that contribute to the character of the area. Development in residential areas will need to creatively and positively respond to the desired future character of the local area and take account of the particular built form and natural environment elements that make up the neighbourhood character of Knox.
21.05-2 Housing Objectives and Strategies
Objective 1 (Residential Development) To ensure that planning for residential development contributes to sustainable urban growth and change. Strategies Direct significant growth in housing stock to locations outside of the Dandenong
Foothills area to ensure the protection of the sensitive environmental and landscape qualities of the foothills.
Reduce the prevalence of infill housing development in dispersed locations as a major form of housing development by promoting activity centre and key redevelopment strategic sites as the preferred location.
Require new housing development to preserve natural landscape features and create habitat.
Seek to increase the supply of social housing. Encourage the provision of apartment and multi-storey mixed use residential
development within principal and major activity centres. Encourage medium density development on sites with direct access to the principal
public transport network where it provides frequent and reliable public transport. Encourage medium density housing in association with larger neighbourhood centres. Encourage medium density housing along Stud Road and Burwood Highway where
properties have direct road frontage.
28/03/2013 __/__/____ Proposed C141 C110
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.05 PAGE 2 OF 5
KNOX PLANNING SCHEME
Encourage a diversity of housing styles, types, forms and sizes to cater for the changing needs of the community.
Support development that is innovative, sustainable and site responsive. Discourage the intensification of urban development in areas that are susceptible to
bushfire events, particularly in the foothills of the Dandenong Ranges and Lysterfield. Objective 2 (Neighbourhood Character) To manage the conflict between the need for more housing and maintaining the valued qualities of identified areas of environmental and character significance. Strategies Support development that respects the existing or preferred residential neighbourhood
character. Require that infill housing in neighbourhood character precincts makes a positive
contribution to the preferred character of the precinct. Encourage a gradual stepping up of built form at the interface of existing low-rise
development and proposed higher rise development. Ensure the height, materials and design of new housing development in the Dandenong
Foothills blends with and is below the dominant tree canopy height. Require that housing in association with neighbourhood centres in the Dandenong
Foothills demonstrate a positive contribution to local character.
21.05-3 Housing Implementation
These strategies will be implemented by: Using zones, overlays, policies and the exercise of discretion Applying appropriate zones and overlays Applying the Dandenong Foothills local policy at Clause 22.01. Applying the Knox Central Principal Activity Centre local policy at Clause 22.04. Applying the Neighbourhood Character local policy at Clause 22.07. Applying the Housing local policy at Clause 22.10. Applying the Ferntree Gully Village local policy at Clause 22.11. Applying the Upper Ferntree Gully Activity Centre local policy at Clause 22.12.
Applying the Knox Urban Design Framework 2020 (2003), Bayswater 2020: Bayswater Activity Centre Structure Plan (2005), Boronia ‘Your Place, Your Life, Our Future’ Structure Plan (2006) and the Ferntree Gully Village Structure Plan (May 2014).
Applying any structure plan that has been completed for an activity centre in the assessment of residential development proposals within the study area.
Applying the Dandenong Foothills overlays to the Dandenong Foothills Policy Area. Applying a Development Plan Overlay, Design and Development Overlay or other
appropriate planning tool to key strategic redevelopment sites as identified in the Knox Housing Statement 2005 (updated November 2007).
Applying a Development Contributions Plan as required. Applying a Bushfire Management Overlay to areas identified as being of high bushfire
risk. Undertaking further strategic work Prepare Development Contribution Plans as required for activity centres and strategic
redevelopment sites. Prepare Development Contribution Plans for upgrading of the drainage system.
__/__/____ Proposed C141 13/11/2014 C129
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.05 PAGE 3 OF 5
KNOX PLANNING SCHEME
Prepare structure plans for activity centres to clearly identify housing opportunities and constraints.
Implementing the Knox Affordable Housing Action Plan 2007-2012 (from clause 21.08).
Monitor the Community Profile to ensure that planning policies are meeting the housing needs of the Knox community (from clause 21.08).
Undertaking other actions Applying the Business 1 and 2 Zones to activity centres to encourage higher density
development that provides a mix of commercial and residential use. Partner with State Government/Department of Planning & Community Development to
pilot any appropriate sustainability initiative to finalise and introduce ESD guidelines. Promote the City of Knox as a place for all family types and households, given the
strong community values, community assets and services, and natural environment. Encourage the provision of affordable housing for all types of households through
development of partnerships with community housing providers and/or through an advocacy role.
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.05 PAGE 4 OF 5
KNOX PLANNING SCHEME
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.05 PAGE 5 OF 5
KNOX PLANNING SCHEME
21.07 ECONOMIC DEVELOPMENT
21.07-1 Economic Development Overview
The Economic Development theme relates to industrial, business and retailing activity. The key Economic Development themes are shown on the Economic Development Strategic Framework Plan included in this Clause. Economic Activity The Knox economy is comprised of a diverse range of activities. Major employment sectors are manufacturing, wholesale business services and retail sectors. Manufacturing is the leader in terms of monetary output (25.9% of all industry output). The next biggest industry sector is wholesale trade (12.6%) followed by property and business services (8.5%) and retail trade (7%). In proportional terms, Knox is better represented than Victoria generally in manufacturing, wholesale, property and business services and retail. With gross annual production in excess of $6.0 Billion Knox is a major contributor to the regional and broader Melbourne economies. Knox is home to many large national and multinational companies and with much of its output being exported, the local economy is heavily dependant upon its transportation networks. Knox presently has over 14,300 businesses, employing in excess of 84,000 persons, of which around 40% are Knox residents. With a total resident workforce of over 87,000 persons the majority of these must travel to workplaces in other municipalities. This highlights the need for an efficient transport system. Strengthening the City’s image as a high quality business address by encouraging good design and meeting the increasingly high amenity expectations of many businesses will contribute significantly to the economic development of Knox. Opportunities exist to further improve the appearance of gateways and major strategic sites, along rail and road corridors and by augmenting views to the Dandenong Ranges and Lysterfield Valley. Industry/Commerce Knox has a mix of new and older industrial employment precincts. In older industrial areas the appearance and poor structure of local streets result in a low profile and unfavourable image. Along declared arterial roads the unattractive frontages of these precincts also detracts from the image of their surrounding neighbourhoods. In newer areas, development often features extra and more attractive landscape settings. However, in both old and new areas the provision for pedestrian access is typically less than satisfactory. There is also a need for better connectivity between industrial precincts and local activity centres. Important to the image of Knox will be improvements to the way in which development is designed and responds to the local setting. Substantial portions of industrial and business zoned land in Knox are under-utilised. As greenfield sites are limited it is important that better use be made of land in the older established precincts. There is an opportunity to redevelop under-utilised sites and groups of sites in these areas enabling them to contribute more positively to the Knox economy. There is a small amount of primary industry in Knox that is restricted to a relatively few economically viable sites. For those extractive industry sites which are economically viable, it is important to enable their ongoing use. For other sites which are nearing the end of their productive life, these should become available for alternative uses in the short to medium term. Scoresby-Rowville Employment Precinct In line with global economic change, Knox is experiencing increasing demand for quality employment precincts providing a high level of amenity and lifestyle options. In Knox this has been particularly noticeable in Scoresby and Rowville. The Scoresby-Rowville Employment Precinct is an emerging Specialised Activity Centre, with an attractive landscaped setting, it is structured to meet these demands and become a centre for new industry and employment growth. The Scoresby-Rowville Employment Precinct, located north-west of Rowville on land bounded by Stud, Wellington and Ferntree Gully Roads and the EastLink reservation, is an
__/__/____ Proposed C141 13/11/2014 C129 __/__/____ Proposed C141 13/11/2014 C129
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.07 PAGE 1 OF 12
KNOX PLANNING SCHEME
area where high amenity ‘production economy’ related activities are being encouraged to locate and develop. The Precinct will perform a “specialist activity centre’ role for the outer east and focus on research and development, industry/technology and warehousing/distribution and office uses. Activity Centres The Knox 2025 Vision describes activity centres as having a unique and valued identity and image which will continue to develop their uniqueness as community hubs and provide enhanced amenity for residents and businesses. A hierarchy of activity centres is encouraged which allows for a balanced approach to urban development with a mix of housing densities sited in appropriate locations. An increased proportion of population and business growth is directed to principal and major activity centres and major transport routes. Knox’s activity centres are increasingly becoming the hubs for community life and offer or have potential to offer a range of retail, commercial, recreational, residential and social activities and services that encourage a greater sense of place, history, pride and connectedness. Not all centres offer the same opportunities and benefits, but together they form a hierarchy of viable and accessible centres that underpin the community and contribute to Knox’s identity, culture, diversity and image. Over the next three years, structure planning for the principal and major activity centres will continue being undertaken to determine their future development potential for retail, commercial, medium and higher density development based on the centre’s role and local context in Knox. Some centres lack vitality because of poor mix of activities and services and poor urban design in the public and private domain. A central challenge to activity centres within Knox, is the increasing pressure for non-centre based retailing activity and the fragmented land holdings within most activity centres that inhibits redevelopment. All new retail development should be located within identified activity centres. Restricted retail sales should also be located in activity centres (Principal and Major Activity Centres) or along the identified Burwood Highway strip (as shown on the Industrial & Restricted Retail Sales plan included in Clause 22.02). A further challenge is the increasing volume and speed of traffic on declared arterial roads that fragment many of the older activity centres making them less pleasant community environments. Within Knox numerous car dependent developments have created urban environments that offer poor amenity for pedestrians, even within the innermost areas of activity centres. Melbourne 2030 The State Government’s metropolitan strategy Melbourne 2030 defines activity centres within Knox into three categories: Knox Central Principal Activity Centre; Major Activity Centres; and Neighbourhood Centres. The location and hierarchy of Knox’s activity centres is shown in the Overall Strategic Framework Plan at Clause 21.03. In line with these hierarchical categories, the role of reinforcing each activity centre is of equal importance and the key characteristics and challenges for these centres are discussed below. Knox Central Principal Activity Centre The Knox Central Principal Activity Centre is the principal activity centre for Knox serving as the civic, retail, commercial and entertainment focus for the municipality. The Centre performs a regional role for the outer east and will see significant investment and growth over the next 25 years as a retail centre of regional significance that is a thriving, lively focal point for the outer eastern suburbs. The Precinct includes land along Burwood Highway from Stud Road to Scoresby Road, areas south of Blind Creek and also includes Lewis Park, the adjacent retarding basin and the Swinburne University of Technology. The vision for the Knox Central Principal Activity Centre is to create a cohesive physically, economically, socially and culturally vibrant centre that will become the pre-eminent centre and focal point of regional activity in Knox. The Precinct will be a modern mixed-use activity centre, with a shift in its role and form brought about by focusing on the highest quality urban design (including Ecologically Sustainable Design principles) and the
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.07 PAGE 2 OF 12
KNOX PLANNING SCHEME
broadest possible range of activities in a physically, economically, socially and culturally cohesive vital and vibrant place. Significant opportunities exist to achieve integration with existing and proposed public transport, furthering transit oriented development objectives at the local and broader level through the implementation of Melbourne 2030 transport initiatives. The Knox Central Principal Activity Centre local policy at Clause 22.04 applies to this centre. The purpose of the policy is to guide and direct future land use and development within the Precinct. Major Activity Centres Bayswater, Boronia, Mountain Gate and Stud Park Activity Centres are Major Activity Centres that will serve a smaller catchment than the principal activity centre and provide scope for investment and change in retail, office, service and residential activities. Key issues in Major Activity Centres are: Higher density residential development is encouraged to locate above active ground
uses within the centre and medium density residential development around the periphery of the centre to provide greater opportunities for people to live within the centre.
Retail uses are to be consolidated within the retail core of the centre. Redevelopment of underutilised land or inappropriately used sites to provide a land use
mix that contributes to a revitalised centre. Need to provide a range of uses and services within the centre that meet the needs of the
growing community Increase the scale and level of activity within the centre, while ensuring views of the
Dandenong Ranges are protected and enhanced. Need to provide a high amenity for pedestrians with buildings designed to provide high
quality architecturally designed facades, active frontages at ground level and weather protection.
Prioritise pedestrians movements to make it easier and safer for people to travel to and within the centre
Improve the interface between development and adjoining streets, open space and public spaces.
Improve the public realm to encourage people to meet formally and causally in an attractive and safe environment.
Need to provide accessible community services. Council has adopted structure plans for the Bayswater and Boronia Activity Centres, and a structure plan for the core area of the Stud Park Activity Centre. The Stud Park Shopping Centre Structure Plan 2007 (2007) sets the direction for the
future use and development of the core retail area within the Stud Park Activity Centre. The Bayswater 2020: Bayswater Activity Centre Structure Plan (2005) and Boronia: ‘Your Place, Your Life, Our Future’ Structure Plan (2006) both guide development around a consolidated retail core surrounded by a range of mixed uses that meet the needs of the local community. The Plans encourage people to live and visit the activity centres, through encouraging high quality built form and enhanced public spaces. The Bayswater Major Activity Centre, including Key Redevelopment Sites local policy at Clause 22.05 applies to this centre. The basis of this policy is to encourage retail uses to be located within a central retail core area with other uses such as office, showrooms, entertainment, residential and community uses to locate around the retail core area. Higher density residential uses are encouraged to locate above active uses at ground level and around the periphery of the centre. Underutilised or underdeveloped land is to be targeted for redevelopment to provide a land use mix that contributes to the revitalisation of the centre.
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.07 PAGE 3 OF 12
KNOX PLANNING SCHEME
Key Redevelopment Sites in the Bayswater Major Activity Centre have been selected to facilitate development of these sites to act as a catalyst for attracting other new development and investment elsewhere in Bayswater Major Activity Centre, The Boronia Major Activity Centre Policy at Clause 22.06 applies to that Centre. Neighbourhood Activity Centres The larger neighbourhood centres of Wantirna Mall, Wellington Village, Studfield, Scoresby Village, Rowville Lakes, Knox Gardens and Knoxfield will provide retail and commercial activities that serve the day to day needs of the local community while providing some opportunities for residential development. The neighbourhood centres of Alchester Village, The Basin, Ferntree Gully and Upper Ferntree Gully are located in the Dandenong Foothills where development will need to positively respond to the landscape and environmental sensitivities of the area. Council has adopted a structure plan for Ferntree Gully Village. The Ferntree Gully Village Centre Structure Plan (May 2014) sets the direction for the future use and development of Ferntree Gully Village. The Plan facilitates the consolidation of retail and commercial activity, and community services into accessible areas, encourages shop-top housing, and ensures development remains at a low-scale to protect key views to the Dandenong Foothills and to retain an open, rural character. The Ferntree Gully Village Local Policy at Clause 22.11 applies to that Centre. Council has adopted a structure plan for Upper Ferntree Gully. The Upper Gully Strategic Plan (XXXX 2015) sets a framework for the future development and renewal of the Upper Ferntree Gully Activity Centre, including recommendations regarding built form controls. It is guided by a vision that aims to support the development of a vibrant centre, while responding to Upper Ferntree Gully’s unique landscape setting. The Upper Ferntree Gully Activity Centre Local Policy at Clause 22.12 applies to the Upper Ferntree Gully Activity Centre. Place Management Knox City Council has adopted a ‘place management’ model of managing its activity centres. This model seeks to respond to all elements of an activity centre and its user communities, focusing not only on the physical and economic determinants of a centre but the importance of social and recreational attributes in defining place for user communities. Non-residential uses in residential areas. A number of non-residential uses are recognised as being appropriate uses in residential areas including medical centres, veterinary centres, display homes, convenience shops and child minding centres. Some of these uses locate in residential areas due to proximity to a major facility such as an educational institution or hospital. The improper design or location of these facilities in a residential environment can, however, negatively impact on the residential amenity of an area. The establishment of non-residential uses in residential areas on the periphery of activity centres and major facilities provides the opportunity for a buffer between business and residential uses. It minimises intrusion of non-residential uses into local residential streets. Non-residential uses which operate until late at night should be located to minimise intrusion into residential areas where late night commercial activity does not currently exist.
21.07-2 Economic Development Objectives and Strategies
Objective 1 (Economic Activity)
To promote sustainable economic development.
Strategies
Ensure that new subdivision is designed to ensure that it is functional and provides appropriately for the needs of industry and commerce.
13/11/2014 C129 / / Proposed C141
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.07 PAGE 4 OF 12
KNOX PLANNING SCHEME
Encourage restricted retail to locate in designated highway locations and discourage out of centre development.
Discourage restricted retail sales and other non-industrial related activities from locating in Industrial 1 zoned areas to ensure sufficient land for industrial and production economy related uses.
Encourage appropriate home-based business. Provide for development that supports and accommodates emerging business trends
that contribute to economic development in Knox. Encourage the formation of industry clusters and networks. Encourage redevelopment of retail premises on the periphery of activity centres to other
uses, including residential and office space. Encourage infill development of vacant commercial and industrial sites and innovative
development of car parks, to create pedestrian interest and active frontages onto local streets around activity centres.
Consolidate retail activities into areas close to railway stations and other transport nodes, especially along streets with potential for improved pedestrian amenity.
Encourage industrial development with compact internal arrangements that provide for efficient land use and quality public circulation spaces.
Encourage industrial and retail development that facilitates the use of public transport by employees and visitors.
Objective 2 (Economic Activity)
To ensure that the image and character of Knox remain as an attractive place to do business.
Strategies
Encourage development that is designed and located to contribute to the vitality and vibrancy of activity centres, and provides a focus for community activity, interaction and commercial activity.
Encourage active street frontages and public spaces within commercial areas to promote pedestrian activity and enable social interaction.
Encourage the built form and character of development, including landscape treatments, to respond to the width of declared arterial roads, highways and traffic volume.
Encourage buildings to be orientated in such a way that presents a positive and lively image of urban activity.
Ensure that industrial and commercial development positively responds to and protects the amenity of adjoining land uses, particularly residential.
Maintain and enhance a high standard of visual amenity in industrial, business and restricted retail sales areas.
Minimise signage clutter. Encourage industrial development that provides for perimeters along declared arterial
road frontages defined by prestige facilities and well-planted setbacks.
Objective 3 (Economic Activity)
To increase tourism and visitor numbers in the municipality.
Strategies
Support the development of new tourism enterprises throughout the municipality in appropriate locations.
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.07 PAGE 5 OF 12
KNOX PLANNING SCHEME
Objective 4 (Industry/Commerce Precincts)
To support and encourage business retention, growth and employment opportunities within the Bayswater Industrial Precinct and other industrial areas. Strategies Support manufacturing and industry in the Bayswater Industrial Precinct. Promote development of high amenity industrial estates. Avoid further fragmentation of industrial sites and buildings. Minimise the potential for inter-business and inter-land use conflicts. Improve the appearance and image of the area, gateways and declared arterial roads. Provide for better use of smaller vacant factories and under-utilised sites by facilitating
site consolidation and redevelopment. Retain for a mix of industry uses and development discouraging non-industrial uses.
Objective 5 (Industry/Commerce Precincts)
To recognise and support the role of the Scoresby-Rowville Employment Precinct as an emerging Specialised Activity Centre.
Strategies
Develop the Scoresby-Rowville Employment Precinct as a regional employment and national and international business attractor for technologically advanced industry.
Encourage development of the precinct with a focus on hi-tech and bio-tech industries.
Objective 6 (Activity Centres)
To ensure a hierarchy of viable, accessible activity centres with a greater range of complementary activities for domestic, business, leisure and social life with improved public transport services.
Strategies
Reinforce the role of the Knox Central Principal Activity Centre as a regional activity centre serving as the civic, retail, commercial, cultural and entertainment focus for the municipality and the region by using the Knox Central Principal Activity Centre local policy to ensure that development is consistent with the Knox Central Urban Design Framework.
Support consolidation, investment and change in retail, office, service and increased residential activities within Major Activity Centres.
Implement the Bayswater 2020: Bayswater Activity Centre Structure Plan (2005) to encourage sustainable development of the activity centre to meet the needs of the local community, encourage high quality built form and enhanced public spaces.
Ensure that future development at Boronia Activity Centre provides a civic space or town square as the focus for development.
Ensure that future development at Boronia Activity Centre provides pedestrian accessways between the Boronia Railway Station and Boronia Road.
Ensure that the future development of the Stud Park Shopping Centre is undertaken in a comprehensive, integrated and well-planned manner
Ensure that future development of the Stud Park Shopping Centre protects the amenity of nearby residential areas.
Support appropriate development in larger Neighbourhood Centres, including Wantirna Mall, Wellington Village, Studfield, Scoresby Village, Rowville Lakes, Knox Gardens
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.07 PAGE 6 OF 12
KNOX PLANNING SCHEME
and Knoxfield that is well designed and respects and complements the local character, including height.
Support appropriate development in Neighbourhood Centres in the Dandenong Foothills (Alchester Village, The Basin, Ferntree Gully and Upper Ferntree Gully) that responds positively to the landscape and environmental sensitivities of the area and is well designed and respects and complements the local character, including height.
Implement the Ferntree Gully Village Structure Plan (May 2014) to consolidate the retail, commercial and community uses, promote shop-top and medium density housing, and protect the key views and the open, rural character of the Dandenong Foothills.
Implement the Upper Gully Strategic Plan (XXXX 2015) to set the framework for future development and the role and function of the Upper Ferntree Gully Activity Centre.
Ensure that development and use in shopping centres is appropriate to the role and function of the centre.
Direct large entertainment, comparison or convenience retail uses serving a regional catchment into principle and major centres.
Direct Restricted Retail Sales to the preferred locations along Burwood Hwy and prevent the spread of retail uses outside of activity centre locations.
Increase population density in and around activity centres to increase accessibility, demand for goods and services and promotion of community interaction.
Encourage developers of land for residential and commercial activities to make a development contribution for the provision of social and other infrastructure improvements.
Consolidate development and promote mixed uses and higher density housing in activity centres consistent with structure plans.
Ensure future development is well integrated with its surrounds.
Objective 7 (Activity Centres)
Encourage development of more viable mixes of land uses within activity centres.
Strategies
Concentrate retail outlets into prominent sites. Locate social infrastructure where they are connected to pedestrian, cycle and public
transport routes that link them to their local user base. Redevelop under-utilised car parks for other uses that will enhance the vitality of
activity centres, especially higher density housing. Redevelop properties that have poorly orientated frontages.
Objective 8 (Activity Centres)
To ensure activity centres are attractive and safe settings for pedestrians and make shops and services more accessible for local residents and workers.
Strategies
Ensure new development promotes an integrated movement system that assists the economic vitality and development of activity centres.
Improve the attractiveness of streets and other public spaces in and around activity centres.
Enhance walking and bicycle routes between activity centres and surrounding neighbourhoods.
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.07 PAGE 7 OF 12
KNOX PLANNING SCHEME
Provide opportunities for passive surveillance through permeable building forms and active street frontages adjacent to pedestrian pathways.
Ensure that the built form incorporates crime prevention design principles. Ensure that built form allows for access to all. Provide for attractive public realm opportunities within each activity centre identified
through the structure planning process.
Objective 9 (Non residential uses in residential areas)
To allow non-residential uses in residential areas which provide services to the community without significant detriment to residential amenity.
Strategies
Locate non-residential uses on declared arterial, link or collector roads carrying a minimum of 3,000 vehicles per day on the periphery of retail activity centres or major community facilities.
Locate uses which intend to be open late at night near other compatible late night uses. New development is to be similar in character, size, setback and height to the
development in the surrounding neighbourhood. New development is to harmonise with the surrounding area through its use of
materials, colours and landscaping. Limit signage to identification purposes and traffic management only. Support the expansion of existing non-residential activities so long as amenity is not
detrimentally affected. Design developments to minimise any intrusion to residential amenity in terms of
overlooking, overshadowing and excessive noise.
21.07-3 Economic Development Implementation
These strategies will be implemented by:
Applying Zones and overlays
In the Bayswater Major Activity Centre, rezone land west of the retail core to a Mixed Use Zone and encourage mixed use development with active uses located at ground level and offices and residential uses above.
In the Bayswater Major Activity Centre, rezone land on the south side of James Street to Business 5 Zone and encourage office and residential development.
Apply Design and Development Overlay 6 to encourage high quality development within Bayswater Major Activity Centre.
Apply Design and Development Overlay 8 to protect and enhance the landscape settings and village character of the Ferntree Gully Village Activity Centre.
In the Ferntree Gully Village Activity Centre, rezone peripheral commercial land east and west of the retail core to Mixed Use Zone to encourage community services and office use with residential development above.
In the Ferntree Gully Village Activity Centre, rezone land within the station reserve and east of the railway to Commercial 1 Zone to encourage commercial uses.
In the Ferntree Gully Village Activity Centre, rezone peripheral land to General Residential Zone to encourage residential development.
Apply Design and Development Overlay 12 to implement built form aspects of the Upper Gully Strategic Plan (XXXX 2015) within the Upper Ferntree Gully Activity Centre.
13/11/2014 C129 / / Proposed C141
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.07 PAGE 8 OF 12
KNOX PLANNING SCHEME
Using policy and exercise of discretion
Applying the Industrial and Restricted Retail Sales Area Design local policy at Clause 22.02.
Applying the Knox Central Principal Activity Centre local policy at Clause 22.04. Apply Clause 22.05 Bayswater Activity Centre Local Policy to facilitate preferred
development of Key Redevelopment Sites to act as a catalyst for further development and investment in the centre.
Applying the Scoresby-Rowville Employment Precinct local policy at Clause 22.08 Ensuring that development is consistent with the Knox Urban Design Framework 2020
(2003). Assessing whether the development is innovative and best practice in sustainable
design in accordance with Clause 21.04. Supporting development and land use in the Knox Central Principal Activity Centre
that is consistent with the Knox Central Urban Design Framework (2005). Supporting development and land use in the Bayswater Activity Centre that is
consistent with the Bayswater 2020: Bayswater Activity Centre Structure Plan (2005). Supporting development and land use in the Ferntree Gully Village that is consistent
with the Ferntree Gully Village Structure Plan (May 2014). Applying Clause 22.11 Ferntree Gully Village Local Policy. Supporting development and land use in Upper Ferntree Gully that is consistent with
the Upper Gully Strategic Plan (XXXX 2015). Applying Clause 22.12 Upper Ferntree Gully Activity Centre Local Policy. Applying Clause 22.06 Boronia Major Activity Centre Local Policy. Apply the Bayswater / Bayswater North Industrial Area Strategy (2003).
Undertaking further strategic work
Prepare Development Contribution plans. Undertake an assessment of future retail needs in Knox. Continue to prepare Structure Plans for activity centres, including the Mountain Gate
Activity Centre and the balance of the Stud Park Activity Centre, and implement into the planning scheme.
Prepare Urban Design Guidelines and local policy. Implement the Knox Central Urban Design Framework for the Knox Central Principal
Activity Centre. As specified in the Bayswater 2020: Bayswater Activity Centre Structure Plan (2005),
in partnership with the Department of Infrastructure undertake a regional strategic transport analysis, including the role, nature and function of Mountain Highway.
As specified in the Bayswater 2020: Bayswater Activity Centre Structure Plan (2005), following the completion of the strategic analysis of the regional transport system, prepare an Urban Design Strategy/Master Plan for Mountain Highway addressing landscape, urban design, access and improved pedestrian and cycle facilities.
Undertaking other actions
Undertake an economic analysis to determine the future potential for a medical precinct in Wantirna.
Ensure the completion of the Development Plan for the Scoresby-Rowville Employment Precinct.
Promote the Scoresby-Rowville Employment Precinct. Promote the tourism potential of regional and local parklands.
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.07 PAGE 9 OF 12
KNOX PLANNING SCHEME
Promote and implement the Knox Economic Development Strategy 2008-2018 (2008). Contribute to the development of high technology and knowledge based industries
within Knox. Continue to implement the Place Management Program for identified activity centres. Continue to work in partnership with Maroondah and Yarra Ranges to consider the
recommendations of the Bayswater / Bayswater North Industrial Area Strategy (2003). Continue to implement the initiatives of the Regional Economic Strategy for
Melbourne’s South East 2009-2030 (2009) with member councils of the region. Analyse infrastructure requirements for hi-tech and bio-tech or newly emerging
technologies. Liaise with VicRoads to obtain approvals for proposals within the Boronia Structure
Plan (2006) where these proposals directly affect declared arterial roads.
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.07 PAGE 10 OF 12
KNOX PLANNING SCHEME
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.07 PAGE 11 OF 12
KNOX PLANNING SCHEME
Comment [m1]: Insert updated Map (note we have used c131 mapn as the base map, as we did not have an editable version of the old map. The only change to the existing Map is the legend reference/rewording to “Upper Gully and the Basin: Tourist Gateway to the Dandenong Ranges”.
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.07 PAGE 12 OF 12
KNOX PLANNING SCHEME
21.08 INFRASTRUCTURE
21.08-1 Infrastructure Overview
The Infrastructure theme relates to the provision of physical and social services. The key Infrastructure themes are shown on the Infrastructure & Movement Strategic Framework Plan included in this Clause.
Providing and Maintaining Infrastructure
Much of the infrastructure in Knox is now in need of significant maintenance, replacement or upgrading, particularly in the more established areas, placing stress on the resources of Council. New urban development must be adequately serviced so as not to have a detrimental effect upon the environment. Contributions from developers and servicing agencies will be essential in the provision of new infrastructure and the upgrading of existing infrastructure. Poor quality infrastructure, particularly drainage and sewerage can lead to water quality problems downstream, whilst congested road systems impact on greenhouse gas emissions.
Integrated Transport
Current travel behaviour in Knox is strongly linked to a ‘car culture’. While many of Knox’s older suburbs initially grew around the rail corridor and associated bus routes, more recent urban development has favoured car oriented mobility. The layout of the suburbs, activity centres and streets actively encourage car use, whilst perceptions of mobility are generally linked to car ownership.
The road network system, which since 2008 included Eastlink, is important particularly as a key regional freight and commuter link for private and public transport. The regional road network is vital to the Knox’s economic vitality and image. The linkages that the major arterial road network provides are important in increasing accessibility for residents and employment opportunities from a regional and local basis.
Traffic volumes in Knox have generally grown faster than infrastructure development can sustain, particularly on the main road network. This has led to congestion and contributed to road accidents. Although Eastlink has assisted with this, there are other roads within Knox with high traffic volumes.
There is minimal fixed public transport infrastructure in Knox, with the Belgrave train line providing the only heavy rail corridor. Complementing the rail service is a bus network providing wider access to schools, shopping centres and working environments throughout Knox. The bus network continues to grow with new routes recently established in Rowville and Lysterfield. For some bus routes, dedicated bus lanes will assist by giving buses priority over other vehicles as a transport option.
Melbourne 2030 identifies Burwood Highway, Wellington Road (west of Stud Road), Stud Road and EastLink as part of the Principal Public Transport Network. Melbourne 2030 also details the development of a Metropolitan Tram Plan which would provide for a selective expansion of the tram network, including the extension from Burwood East to Vermont South (in operation from mid 2005), and later to Knox. The State Government’s “Linking Melbourne Metropolitan Transport Plan” (2004) included the initiative of the smart bus along Wellington and Stud Roads which is operational.
In addition to advocating the extension of the tram network along Burwood Highway, the City of Knox through its Knox Integrated Transport Plan (2004) seeks other investigation and advocacy programs to promote delivery of dedicated public transport services to improve the public transport grid across Knox for the local community. Advocacy currently includes advocating for an extension to the heavy rail along Wellington Road and part of Stud Road to the Stud Park Activity Centre.
08/07/2010 C70 / / Proposed C141 08/07/2010 C70 / / Proposed C141
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.08 PAGE 1 OF 7
KNOX PLANNING SCHEME
Green Travel Plans that aim to change the travel habits of commuters, assisting in reducing greenhouse emissions and creating a safer, more socially and environmentally friendly environment and lifestyle should be used more widely.
Open Space and Recreation
Knox has over 500 areas of open space and several major regional parks along its borders, and provides approximately 15.3 hectares of open space per 1,000 people compared to a metropolitan average of 9.3 hectares per 1,000 people. Many open space sites are connected by one of the most extensive shared pathway systems in Australia. This open space network makes an important contribution to the character of Knox and the outdoor lifestyle of residents, and assists in protecting important bushland and remnant indigenous vegetation.
The changing demographic profile across Knox communities suggests that recreation provision in the future will need to be more diverse and offer greater opportunities for passive and active recreation pursuits and to promote social interaction as both the number of older people and the range of cultural backgrounds increases.
Knox’s Recreation Plan 2004-2013 (2004) provides a framework of initiatives that will be responsive to current and future recreation needs of the Knox Community.
Community Health and Wellbeing
Planning for land use and development should positively influence the health and wellbeing of the Knox community by facilitating outcomes that will lead to increased levels of social connectedness and cohesion.
Residents, visitors, workers, children and teenagers require a range of services and facilities. Easy access to facilities and services, including frequent and reliable public transport, is essential in making Knox more attractive for families in different lifecycle stages. These services include families’ and children’s health services, library and other information services, community support and recreation services, education and employment services, shopping precincts, and services for people with disabilities and cultural specific services.
Like new housing, new health and community facilities should ideally be located close to existing public transport networks and hubs of activity that provide essential goods and services. The establishment of a medical precinct near the new Wantirna Health centre (opened in 2007) will provide a clustering of like services for the convenience of users.
21.08-2 Infrastructure Objectives and Strategies
Objective 1 (Providing and Maintaining Infrastructure)
To ensure that the provision of new infrastructure is designed to contribute positively to the urban fabric and fulfil the needs of its intended life.
Strategies
Provide opportunity for development without impacting on the efficiency of existing infrastructure.
Provide for the maintenance of existing infrastructure to an appropriate standard while development continues.
Adopt good design principles and recognise relevant standards.
Objective 2 (Providing and Maintaining Infrastructure)
To ensure that residents have improved access to services, facilities and public transport.
Strategies
08/07/2010 C70 / / Proposed C141
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.08 PAGE 2 OF 7
KNOX PLANNING SCHEME
Support new housing in locations that have existing access to frequent and reliable public transport facilities and services.
Require Social Impact Assessments (where a need has been identified) for key strategic redevelopment sites or larger residential developments to identify the level of physical and social infrastructure required to be provided.
Increase population in and around activity centres, community infrastructure and public transport nodes to provide increased demand for services and increased accessibility.
Require a contribution (where a need has been identified) to physical and community infrastructure through the application of Development Contributions Plans.
Encourage the co-location of community facilities.
Objective 3 (Integrated Transport)
To provide a safe integrated movement system that increases levels of accessibility, use and transport choice for all members of the community.
Strategies
Improve connectivity between new and existing residential areas to existing transport networks.
Ensure the maintenance and upgrade of transport infrastructure to meet existing and future transport needs of the community.
Encourage increased housing densities along the principal public transport network and in activity centres.
Enhance walking and bicycle routes between activity centres and surrounding neighbourhoods.
Develop the pedestrian network in a manner that makes walking a viable transport choice.
Reduce car parking requirements as appropriate in activity centres and along the Principle Public Transport Network where public transport services provide a real alternative to car use.
Integrate walking and cycle paths with local street systems.
Develop spaces and facilities that support use of the walking network and create interest and points of interaction through landscaping, links to shops, park benches, views and public art.
Integrate public transport facilities in the redevelopment of shopping centres.
Require new development to provide footpaths and/ or cycle paths where appropriate to complement the exiting path network.
Encourage shared pedestrian and bike path networks.
Ensure that new development improves the safety, connectivity and accessibility of pedestrian, shared path and bicycle networks.
Objective 4 (Open Space and Recreation)
To provide accessible, linked open space areas.
Strategies
Implement improvements to local and neighbourhood parks and creek corridors including planting and improved pathways and facilities.
Use indigenous species (of local provenance) when undertaking planting on publicly owned or managed land (eg roadsides, along creeks, in parks/reserves/gardens, etc).
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.08 PAGE 3 OF 7
KNOX PLANNING SCHEME
Improve access to and the quality of open space in deficient areas and upgrade the appearance of community outdoor areas.
Require a public open space contribution for subdivisions.
Ensure planning for new development provides accessible, linked open space and protects natural values.
Objective 5 (Community Health and Wellbeing)
To ensure that social infrastructure is accessible and meets the existing and future needs of the community.
Strategies
Encourage community facilities to be co-located and multi purpose to service a range of activities.
Encourage community facilities providing essential services such as education, employment, healthy food options and health care to be visible, accessible and located near nodes of activity and public transport routes as appropriate.
Encourage key development proposals to consider providing active, secure and safe public realm opportunities.
Provide or support the provision of social infrastructure that supports individuals and families throughout their life cycle.
Encourage the design of development (where appropriate) to be flexible and adaptable to accommodate a variety of uses through the building lifespan to accommodate the needs of a changing community.
21.08-3 Infrastructure Implementation
These strategies will be implemented by:
Using zones, overlays, policies and the exercise of discretion.
Applying the Knox Central Principal Activity Centre local policy at Clause 22.04.
Applying the Scoresby-Rowville Employment Precinct local policy at Clause 22.08.
Applying the Housing local policy at Clause 22.10.
Requiring a public open space contribution for subdivision to be utilised in accordance with the Knox Open Space Plan 2004-2014 (2004).
Implement the objectives of the Knox Integrated Transport Plan (2004).
Achieving greater connectivity by different modes of transport.
Ensuring land use and development responds to the social needs of the community.
Ensuring that new development interacts with the public realm, including waterways and open space areas.
Considering the impact of new development on existing physical infrastructure.
Applying the Special Building Overlay in areas identified as subject to flooding from the local drainage system and Melbourne Water assets in the design storm event.
Undertaking further strategic work
Continue to establish management plans for key recreational facilities.
Implement the City of Knox Stormwater Drainage Strategy 2005.
Undertaking other actions
/ / Proposed C141 08/07/2010 C70
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.08 PAGE 4 OF 7
KNOX PLANNING SCHEME
Providing and Maintaining Infrastructure
Provide guidance on appropriate design and construction standards relating to the provision of infrastructure and subdivision.
Work with the Country Fire Authority to determine and plan for the need for firefighting infrastructure.
Integrated Transport
Negotiate with VicRoads to improve pedestrian crossing facilities of declared arterial roads through installation of new pedestrian signals and improved signal phasing.
Develop and implement a program of streetscape works to improve general amenity for pedestrians in conjunction with the Place Management Program for activity centres.
Work with State Government and public transport companies to enhance transport infrastructure and service delivery.
Provide appropriate reference documents and guidelines for developers that outline requirements relating to integrated transport objectives and strategies for City of Knox.
Ensure that no future transport project is delivered without an examination of complementary transport opportunities.
Encourage the extension of the “light” rail along Burwood Highway to Knox Central Activity Centre and transport interchanges at key locations.
Encourage the provision of the Rowville heavy rail extension.
Encourage the extension and frequency of bus services in residential neighbourhoods.
Establish priorities for upgrading transport infrastructure and identify sources of funding.
Advocate for improved public transport infrastructure and services to coincide with housing provision.
Open Space and Recreation
Work with the Department of Sustainability and Environment and Parks Victoria to co-ordinate the provision of trails.
Work with community organisation in the management of open space and recreation areas.
Actively manage bushland reserves and other indigenous vegetation to protect important values for the long-term future.
Explore the opportunities for government, private sector and community agency involvement in the provision of facilities and infrastructure to meet the current and future needs of the community.
Improve the amenity, accessibility and opportunities in public open spaces through open space planning.
Continue to prioritise projects for capital works program and partnership initiatives.
Provide a wide range of active and passive recreation and leisure pursuits that are affordable and accessible to all members of the community.
Community Health and Wellbeing
Collaborate with private and public sectors to develop a broader range of community health and wellbeing services or initiatives.
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.08 PAGE 5 OF 7
KNOX PLANNING SCHEME
Support the initiatives and policy objectives of the Community Health and Well-Being Strategy 2003-2006 (2003) and the Knox Affordable Housing Action Plan 2007-2012 (2007).
Continually monitor and research the needs of the local community to ensure that planning meets current and forecast community needs.
Work with State and Federal Government agencies, non-government organisations to plan and determine the need for social infrastructure.
Work with State and Federal agencies to develop social infrastructure into areas of community focus and activity.
Integrated Water Management
Work with Melbourne Water to develop comprehensive local and regional flood modelling and mapping with the aim to identify appropriate flood overlay and supporting planning controls for flood affected areas.
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.08 PAGE 6 OF 7
KNOX PLANNING SCHEME
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.08 PAGE 7 OF 7
KNOX PLANNING SCHEME
21.09 REFERENCE DOCUMENTS
Bayswater 2020: Bayswater Activity Centre Structure Plan, Knox City Council, 2005 City of Knox Neighbourhood Character Study, Mike Scott & Associates et al., 1999 Knox Affordable Housing Action Plan 2007-2012, Knox City Council, 2007 Knox Central Urban Design Framework, Knox City Council, 2005 Knox City Council: 2008/2018 Sustainable Environment Strategy, Context Pty Ltd., 2008 Knox Urban Design Framework 2020, Planisphere, 2003 Knox Vision 2025, Knox City Council, 2007 Knox 2009-2013 Council Plan, Knox City Council, 2009 Regional Economic Strategy for Melbourne’s South East 2009-2030, SGS Economics & Planning, 2009 Water Sensitive Urban Design Guidelines for the City of Knox, Murphy Design Group et al., 2002
Housing
Knox Housing Statement, Knox City Council, 2005 (updated November 2007) Rowville-Lysterfield Integrated Local Plan, Knox City Council, 2003 Stamford Park Master Plan Report (updated February 2013)
Environment
City of Knox Heritage Study, McInnes, M., 1993 Port Phillip and Western Port Native Vegetation Plan, Port Phillip and Westernport Catchment Management Authority, 2006 Port Phillip and Western Port Regional River Health Strategy, Melbourne Water, 2007 Sites of Biological Significance in Knox - 2nd edition, 2010 by Graeme S. Lorimer, published by Knox City Council, 2010 Urban Stormwater Best Practice Environmental Management Guidelines, CSIRO, 1999
Economic Development
Bayswater/Bayswater North Industrial Area Strategy, Spiller Gibbins Swan Pty Ltd, 2003 Boronia ‘Your Place, Your Life, Our Future’ Structure Plan, Knox City Council, 2006 Knox Economic Development Strategy 2008-2018, Knox City Council, 2008 Ferntree Gully Village Structure Plan, Planisphere (May 2014) Scoresby/Rowville Industrial Area Review, Spiller Gibbins Swan Pty Ltd, 2000 Stud Park Shopping Centre Structure Plan 2007, urbis, 2007 Upper Gully Strategic Plan, Tract Consultants, XXXX 2015
Infrastructure
Access and Inclusion Plan (2003-8), Knox City Council, 2003 Community Health and Wellbeing Strategy 2007-2009, Knox City Council, 2007 Knox City Council Stormwater Drainage Strategy, URS Consultants, 2005 Knox City Council Stormwater Quality Management Plan, WBM Oceanics Australia, 2001 Knox Integrated Transport Plan, Knox City Council, 2004 Knox Open Space Plan 2004-2014, Robin Crocker & Associates et al., 2004
__/__/____ Proposed C141 13/11/2014 C129
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.09 PAGE 1 OF 2
KNOX PLANNING SCHEME
Knox Pedestrian Plan, David Lock Associates et al., 2005 Recreation Plan 2004-2013, Knox City Council, 2004
MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.09 PAGE 2 OF 2
KNOX PLANNING SCHEME
22.01 DANDENONG FOOTHILLS
This policy applies to the area shown on the plan forming part of this clause.
22.01-1 Policy basis
The Dandenong Foothills includes the treed slopes and rural areas of Lysterfield Valley, the rural landscapes of The Basin, and parts of the suburbs of Boronia, Sassafras, Ferntree Gully (excluding the Ferntree Gully Village Neighbourhood Activity Centre), Upper Ferntree Gully (excluding the Upper Ferntree Gully Activity Centre), Rowville and Lysterfield. This policy: Applies the Melbourne 2030 objectives of Policy 2.4 to local circumstances. Applies the MSS objectives in Clauses 21.01 “Municipal Profile”, 21.03 “Vision and
Strategic Land Use Framework”, 21.04 “Urban Design”, 21.05 “Housing”, 21.06 “Environment” and 21.07 “Economic Development”.
Applies the findings of the Dandenong Foothills Urban and Landscape Review 2006, Knox Urban Design Framework 2020 (2003) and City of Knox Neighbourhood Character Study 1999 to ensure that new buildings, works and landscaping protect and enhance the metropolitan landscape significance of the Dandenong Foothills and Lysterfield Valley.
Provides design guidance to implement the Knox Urban Design Framework 2020 (2003), Dandenong Foothills Urban and Landscape Review 2006 and City of Knox Neighbourhood Character Study 1999.
Melbourne 2030 recognises the environmental and landscape qualities of land in the vicinity of the Dandenong Ranges as having high environmental and social values of metropolitan significance. The Knox Urban Design Framework 2020 identified the Dandenong Ranges and its foothills as forming a backdrop to views across the eastern suburbs of Melbourne, including long range views from central city office buildings and other high points throughout the metropolitan area such as Northcote Hill and the Calder Highway. The important characteristics of the hills from these views are their heavily vegetated, apparently natural environment. These views are at risk from intensive residential redevelopment, poorly sited, designed and finished buildings and works, and removal of vegetation. The interface between urban development and the Dandenong Ranges and national parks in Lysterfield are particularly susceptible to bushfire events. Within these areas, protection of human life and vegetation that has high significance to the landscape, may limit development potential. Lysterfield Valley is classified by the National Trust as an “attractive pastoral landscape” and has been identified in Melbourne 2030 as forming part of the Southern Ranges green wedge. Lysterfield Valley forms a key gateway to the Dandenongs and provides an important buffer between urban and rural areas. This policy addresses five key landscape areas that make up the Dandenong Foothills area. These are the: Lysterfield Valley and Lysterfield Hills Rural Landscape Dandenong Foothills: Lower Slope and Valley Area Dandenong Foothills: Foothills Backdrop and Ridgeline Area The Basin Rural Landscape Lysterfield Urban/Rural Transition and Lysterfield Valley Contributory Area
22.01-2 Objectives
The objectives of this policy are to:
__/__/____ Proposed C141 13/11/2014 C129
__/__/____ Proposed C141 13/11/2014 C129
28/03/2013 C110 __/__/____ Proposed C141
LOCAL PLANNING POLICIES - CLAUSE 22.01 PAGE 1 OF 6
KNOX PLANNING SCHEME
Protect and enhance the metropolitan landscape significance of the Dandenong Foothills and maintain uninterrupted view lines from within the municipality and vantage points in metropolitan Melbourne by ensuring that all buildings and works are sensitively designed and sited to sit below the dominant tree canopy height.
Promote the maintenance and improvement of the continuous closed tree canopy by allowing enough open space within new development for the retention of existing canopy vegetation and growth of new canopy vegetation.
Maintain the low density residential character of the landscape areas by ensuring that preferred subdivision patterns and lot sizes are retained.
Protect the rural environments of The Basin and the Lysterfield Valley and Lysterfield Hills.
Ensure that new buildings, works and landscaping in The Basin and the Lysterfield Valley and Lysterfield Hills protect the physical and visual amenity of the open pastoral setting.
Limit further subdivision and rezoning of land for urban purposes where there is a high risk of bushfire.
22.01-3 Policy
It is policy that:
Site analysis and design response
Applications for buildings and works be accompanied by: A site analysis. A design response.
Site analysis The site analysis may include a detailed site plan, photographs or other techniques and should accurately describe, as appropriate: The built form, scale, design and use of surrounding development. Solar access to the site and surrounding properties. Identified areas of environmental significance. Open space. Views to and from the site. Location of significant trees and vegetation. Drainage. Street frontage features such as poles, street trees and kerb crossovers. Any contaminated soils and filled areas, where known. Any other notable features or characteristics of the site Design response The design response should explain how the proposed design: Derives from and responds to the site analysis. Meets the objectives and requirements of this policy. Responds to any neighbourhood character features for the area identified in the
Neighbourhood Character policy at Clause 22.07. The design response should include correctly proportioned street elevations or photographs showing the development in the context of surrounding buildings and landscape.
Lysterfield Valley and Lysterfield Hills Rural Landscape
13/11/2014 C129 __/__/____ Proposed C141
LOCAL PLANNING POLICIES - CLAUSE 22.01 PAGE 2 OF 6
KNOX PLANNING SCHEME
Buildings and works be designed and sited to ensure that the rural landscape character is maintained and enhanced.
Rural uses be maintained and encouraged. Indigenous trees and understorey vegetation be retained and protected. A minimum of 80% of all new vegetation (both canopy trees and understorey) be
indigenous.
Dandenong Foothills: Lower Slope and Valley Area
The design and siting of buildings, works and landscaping minimises the threat associated with bushfire.
The design and siting of buildings, works and landscaping protects and enhances the visual dominance of vegetation, including canopy trees and native understorey plants to ensure that: There is a continuous vegetation canopy across residential lots and roads. Development blends with vegetation on the hillsides to maintain and enhance the
appearance of the area as an extension of the Dandenong Ranges National Park. Development does not rise above the tree canopy height to maintain the significant
landscape character of the area and near and distant view lines. Indigenous trees and understorey vegetation be retained and protected. A minimum of 80% of all new vegetation (both canopy trees and understorey) be
indigenous. Building height does not exceed 7.5 metres.
Dandenong Foothills: Foothills Backdrop and Ridgeline Area
The design and siting of buildings, works and landscaping minimises the threat associated with bushfire.
The design and siting of buildings, works and landscaping protects and enhances the visual dominance of vegetation, including canopy trees and native understorey plants, to ensure that: There is a continuous vegetation canopy across residential lots and roads. Development blends with vegetation on the hillsides to maintain and enhance the
appearance of the area as an extension of the Dandenong Ranges National Park. There is effective screening of development and use of suitable colours and
materials to maintain distant views and the appearance of a heavily vegetated natural hillside.
Development does not rise above the tree canopy height to maintain the significant landscape character of the area and near and distant view lines.
The significant landscape character of the area is protected and enhanced by retaining existing vegetation and planting indigenous canopy and understorey vegetation.
Buildings and works located on sites at high points and along ridges are designed, finished and sited so that they are not highly visible from the valley area below.
Indigenous trees and understorey vegetation be retained and protected. A minimum of 80% of all new vegetation (both canopy trees and understorey) be
indigenous. Building height does not exceed 7.5 metres.
The Basin Rural Landscape
Land to the east and south of the Urban Growth Boundary be maintained for rural uses.
LOCAL PLANNING POLICIES - CLAUSE 22.01 PAGE 3 OF 6
KNOX PLANNING SCHEME
Development and subdivision be limited to maintain land for rural uses and protect identified rural landscape qualities.
Buildings and works be designed and sited to ensure that the rural landscape qualities are maintained and enhanced.
The subdivision of land and the construction of buildings and works minimise the threat associated with bushfire.
Indigenous trees and understorey vegetation be retained and protected.
Lysterfield Urban/Rural Transition and Lysterfield Valley Contributory Area
Roads be aligned to provide an edge to the urban area and provide public access to reserves, parkland and views.
Streets connect with adjoining development and provide informal street treatments incorporating indigenous vegetation and rollover kerbing.
Building height does not exceed 7.5 metres The subdivision of land and the construction of buildings and works minimise the threat
associated with bushfire. Indigenous trees and understorey vegetation be retained and protected.
Reference documents
National Trust Register No. 355 - Lysterfield Valley and Yarra Ranges Landscape Melbourne 2030 - Planning for Sustainable Growth, State Government of Victoria, 2002 Knox Urban Design Framework 2020, Planisphere for Knox City Council, 2003 Dandenong Foothills Urban and Landscape Review, Hansen Partnership Pty. Ltd. for Knox City Council, March 2006 City of Knox Neighbourhood Character Study, Mike Scott and Associates for Knox City Council, 1999
LOCAL PLANNING POLICIES - CLAUSE 22.01 PAGE 4 OF 6
KNOX PLANNING SCHEME
PLAN TO CLAUSE 22.01
Comment [m1]: Insert Revised Map
LOCAL PLANNING POLICIES - CLAUSE 22.01 PAGE 5 OF 6
KNOX PLANNING SCHEME
LOCAL PLANNING POLICIES - CLAUSE 22.01 PAGE 6 OF 6
KNOX PLANNING SCHEME
22.10 HOUSING
This policy applies to all new residential use and development within the urban growth boundary in the City of Knox.
22.10-1 Policy basis
The Knox Housing Statement (2005) and the Eastern Regional Housing Statement (2006) provide the basis for this policy. The Knox Housing Statement has been prepared to provide a policy framework for decision-making on the location, type, scale, design and amount of housing in the City of Knox. The City of Knox, as a member council of the Eastern Region, through the Knox Housing Statement, recognises the need for the Eastern Region to accommodate approximately 90,000 new households by the year 2030 in accordance with the State Government’s metropolitan strategy Melbourne 2030. The Department of Sustainability and Environment have forecast that the population of Knox will grow by 12,000 persons and 15,000 households over the next 25 years to 2030. The Knox Housing Statement provides the strategic direction on how new housing should be accommodated within the City of Knox The purpose of the Knox Housing Statement is to ensure that the future housing needs of the Knox community are met and that housing location and design enhances the liveability attributes of Knox, has regard to neighbourhood character and protects the environmental and landscape significance of the Dandenong Foothills. This will be achieved through the provision of a diversity of housing types and forms; housing that meets the needs of all groups within the community; accessible housing that is well designed and responsive to the local character and environment; and housing that recognises that the environment and landscape significance of the Dandenong Foothills outweighs the need for urban consolidation in the Foothills. Bushfire risk is a significant issue in parts of Knox, particularly in the foothills of the Dandenong Ranges and Lysterfield. Consideration to bushfire issues is therefore required in the planning, siting and design of housing in these areas. This policy: Applies Clause 16 “Housing” to local circumstances. Applies Clause 15.01 “Built Environment and Heritage” to local circumstances. Builds on the MSS objectives in Clause 21.04 “Urban Design”, Clause 21.05
“Housing”, Clause 21.06 “Environment”, Clause 21.07 “Economic Development” and Clause 21.08 “Infrastructure”.
22.10-2 Objectives
To encourage sustainable urban growth by directing housing to preferred locations. To encourage a range of housing types and forms to meet the needs of the existing and
future community. To ensure that the community has access to social housing owned and managed by
public authorities and/or non-profit registered housing associations of different forms and tenures.
To ensure that new housing is located where there is access to frequent and reliable public transport services, shopping and community facilities.
To ensure that new housing responds to the desired future neighbourhood character for the relevant precinct, approved structure plan or urban design framework.
To ensure that new development in dispersed residential areas complements and respects the desired future character of the particular area.
To recognise that the environment and landscape significance of the Dandenong Foothills outweighs the need for urban consolidation in the Foothills.
__/__/____ Proposed C141 13/11/2014 C129
28/03/2013 C110 __/__/____ Proposed C141
28/03/2013 C110 __/__/____ Proposed C141
LOCAL PLANNING POLICIES - CLAUSE 22.10 PAGE 1 OF 4
KNOX PLANNING SCHEME
To ensure that lot sizes and built form of housing in the Dandenong Foothills respects the environmental and regional landscape significance of the area.
To limit further subdivision and rezoning of land for urban purposes where there is a high risk of bushfire.
22.10-3 Policy
It is policy that: Significant growth of housing stock be directed towards locations other than the
Dandenong Foothills. Apartment and multi-storey mixed use style housing development be encouraged in the
Business Zones within the principal and major activity centres. A mixture of medium density and apartment style development with a range of
dwelling types and forms be encouraged in key strategic redevelopment sites. Until a structure plan is approved well designed medium density housing be favourably
considered within 400 metres easy walking distance from the edge of business zones in: Principal Activity Centre (Knox Central). Major Activity Centre (Stud Park, Mountain Gate, Bayswater and Boronia).
Until a structure plan is approved well designed medium density housing that respects and complements the desired future character objectives of Clause 22.07 Neighbourhood Character be favourably considered within 400 metres easy walking distance from the edge of business zones in the larger neighbourhood activity centres of Wantirna Mall, Wellington Village, Studfield, Scoresby Village, Rowville Lakes, Knox Gardens and Knoxfield.
If an approved structure plan or urban design framework exists for an activity centre listed above, then the location and design of high and medium density housing be guided by the plan or framework.
Medium density housing in the business zones of the neighbourhood activity centres of Alchester Village and, The Basin , Ferntree Gully and Upper Ferntree Gully recognise and respond to the landscape and environmental sensitivities and existing character of the Foothills by: Minimising the site coverage of buildings. Allowing sufficient space to retain and plant canopy vegetation. Ensuring that buildings are sited to minimise bulk and vegetation loss. Ensuring that the height of buildings sit below or within the existing tree canopy.
If an approved structure plan or urban design framework exists for an activity centre listed above, then the location and design of high and medium density housing be guided by the plan or framework.
Medium density housing be encouraged along the principal public transport network where properties have direct frontage, particularly along the Stud Road Orbital SmartBus Route.
Medium density housing, in accordance with capacity, be encouraged on strategic redevelopment sites, such as the Austral Brick Company Pty. Ltd. land on Stud Road, Scoresby, identified on the City of Knox Housing Strategic Framework Plan (plan located within Clause 21.05 Housing).
Infill medium density housing in dispersed residential locations respects and complements the desired future residential character objectives of Clause 22.07 Neighbourhood Character policy and Clause 22.01 Dandenong Foothills policy, where relevant.
Different forms and types of social housing owned and managed by public authorities and/or non-profit registered housing associations that meets the needs of the community is encouraged.
13/11/2014 C129 / / Proposed C141
LOCAL PLANNING POLICIES - CLAUSE 22.10 PAGE 2 OF 4
KNOX PLANNING SCHEME
The development and rezoning of land for residential purposes in areas of high bushfire risk be discouraged where the threat of bushfire would be increased.
22.10-4 Decision guidelines
It is policy that before deciding on an application, the responsible authority will consider, as appropriate, whether: General The proposed development responds sensitively to the environmental and landscape
features of the Dandenong Foothills. The proposed development minimises the risk of bushfire to future residents and
property. The proposed development will contribute to a diversity of housing in Knox. The proposed development makes a positive contribution to the desired future urban
fabric, amenity and neighbourhood character. There is access to frequent public transport services between 6.00 am and 11.00pm
daily, seven days a week. Apartment or multi-storey mixed-use style residential development and key strategic redevelopment sites The proposed development is consistent with a relevant endorsed structure plan or
urban design framework. The development site graduates in height from the site boundaries to respect prevailing
building height patterns. The development and building design response addresses any potential impact on
adjoining development where there is a residential interface with respect to amenity, overlooking, overshadowing, height and bulk, views and vistas.
For larger key strategic redevelopment sites, a variety of architectural styles and forms are provided.
Medium density housing The proposed development is consistent with a relevant approved structure plan or
urban design framework. The proposed development makes a positive contribution to the desired future
neighbourhood character as identified at Clause 22.07 Neighbourhood Character policy or an approved structure plan or urban design framework.
The proposed development respects the environmental and landscape significance of the Dandenong Foothills as identified at Clause 22.01 Dandenong Foothills policy.
Social housing The proposed development owned and managed by public authorities and/or non-profit
registered housing associations and provides a type of housing that satisfies an identified housing need within the Knox community.
22.10-5 Reference documents
Knox Housing Statement, City of Knox, 2005 (updated November 2007) Knox Affordable Housing Action Plan 2007-2012, Knox City Council, 2007 City of Knox Neighbourhood Character Study, Mike Scott and Associates et al., 1999, including the Addendum dated 7 December 2000 Bayswater 2020: Bayswater Activity Centre Structure Plan, May 2005 and addendum dated March 2012. Knox City Council (2006) Boronia Structure Plan and addendum dated March 2012. Ferntree Gully Village Structure Plan (May 2014). Upper Gully Strategic Plan (XXXX 2015).
28/03/2013 C110 __/__/____ Proposed C141
/ / Proposed C141 13/11/2014 C129
LOCAL PLANNING POLICIES - CLAUSE 22.10 PAGE 3 OF 4
KNOX PLANNING SCHEME
LOCAL PLANNING POLICIES - CLAUSE 22.10 PAGE 4 OF 4
KNOX PLANNING SCHEME
SCHEDULE TO THE HERITAGE OVERLAY
The requirements of this overlay apply to both the heritage place and its associated land.
PS Map Ref
Heritage Place External Paint Controls Apply?
Internal Alteration Controls Apply?
Tree Controls Apply?
Outbuildings or fences which are not exempt under Clause 43.01-3
Included on the Victorian Heritage Register under the Heritage Act 1995?
Prohibited uses may be permitted?
Name of Incorporated Plan under Clause 43.01-2
Aboriginal heritage place?
HO1 Lysterfield Lake Park No No Yes No No No None specified No
HO2 Heany Park No No Yes No No No None specified No
HO3 Collier Park No No No No No No None specified No
HO4 W.G. Morris Memorial Reserve No No Yes No No No None specified No
HO5 Wicks Reserve No No Yes No No No None specified No
HO6 Batterham Reserve No No Yes No No No None specified No
HO7 Police Paddocks Reserve No No Yes No No No None specified No
HO8 Historic Oak Tree, Sheffield Road, The Basin No No Yes No No No None specified No
HO9 56 Edina Road, Ferntree Gully - House No No No No No No None specified No
HO10 Old Farm Buildings and Manager’s Residence, Chesterfield Farm, Scoresby
No No No No No No None specified No
HO11 Bona Vista, 3 Lilac Street, Bayswater No No No No No No None specified No
HO12 Bretonneux, 53 Dorset Road, Ferntree Gully No No No No No No None specified No
HO13 Nell’s Cottage, 21 Forest Road, Ferntree Gully No Yes No No No No None specified No
HO14 Woodleigh, 3 Norma Cresent, Knoxfield No No No No No No None specified No
HO15 House, 109 Underwood Road, Ferntree Gully No No No No No No None specified No
16/05/2013 C117 / / Proposed C141
HERITAGE OVERLAY - SCHEDULE PAGE 1 OF 7
KNOX PLANNING SCHEME
PS Map Ref
Heritage Place External Paint Controls Apply?
Internal Alteration Controls Apply?
Tree Controls Apply?
Outbuildings or fences which are not exempt under Clause 43.01-3
Included on the Victorian Heritage Register under the Heritage Act 1995?
Prohibited uses may be permitted?
Name of Incorporated Plan under Clause 43.01-2
Aboriginal heritage place?
HO16 Ambleside, 3 Olivebank Road, Ferntree Gully, Dwelling, one mature Oak (Quercus robur), Camellia hedge, Rhododendrons, Holly, Magnolia, one mature Blackwood (Acacia melanoxylon), Roses, Lorraine Lee Roses, one Strawberry Guava, and one Feijoa
Yes No Yes – only to those specifically identified under Heritage Place
No No No None specified No
HO18 Club Hotel, junction of Ferntree Gully Road and Burwood Highway, Ferntree Gully
No No No No No No None specified No
HO19 Ferntree Gully Hotel No No No No No No None specified No
HO20 Bayswater Primary School (original timber building only), Mountain Highway, Bayswater
No No No No No No None specified No
HO21 Ferntree Gully State School, corner of Burwood Highway and Dorset Road, Ferntree Gully
The heritage place comprises the 1883, 1901 and interwar school buildings, a Turkey Oak (Quercus cerris) to the front of the school buildings, and four English Oaks (Quercus robur) and a White Poplar (Populus alba) located on the south western boundary of the site.
No No Yes - only to those specifically identified under Heritage Place
No No No None specified No
HERITAGE OVERLAY - SCHEDULE PAGE 2 OF 7
KNOX PLANNING SCHEME
PS Map Ref
Heritage Place External Paint Controls Apply?
Internal Alteration Controls Apply?
Tree Controls Apply?
Outbuildings or fences which are not exempt under Clause 43.01-3
Included on the Victorian Heritage Register under the Heritage Act 1995?
Prohibited uses may be permitted?
Name of Incorporated Plan under Clause 43.01-2
Aboriginal heritage place?
HO22 Scoresby State School No No No No No No None specified No
HO23 Bayswater Wine Cafe, corner of Bayswater Road and Mountain Highway, Bayswater and Cypress Pine (Cupressus sp.), and Oaks (Quercus robur)
No No Yes – only to those specifically identified under Heritage Place
No No No None specified No
HO24 Stamford Park, Stud Road, Rowville. Stamford Park House and Elms (Ulmus procera), Incense Cedar (Calocedrus decurrens), Moreton Bay Fig (Ficus macrophylla)
Yes No Yes No No Yes None specified No
HO25 Millers Homestead, corner of Melrose Court and Dorrigo Drive, Boronia and one large Ironbark (Eucalyptus sideroxylon), numerous Camelias of horticultural & historical significance, and Poplars (Populus sp.)
Yes Yes Yes – only to those specifically identified under Heritage Place
No No No None specified No
HO26 Lomond, 45 Orange Grove, Bayswater and No No Yes – only No No No None specified No
HERITAGE OVERLAY - SCHEDULE PAGE 3 OF 7
KNOX PLANNING SCHEME
PS Map Ref
Heritage Place External Paint Controls Apply?
Internal Alteration Controls Apply?
Tree Controls Apply?
Outbuildings or fences which are not exempt under Clause 43.01-3
Included on the Victorian Heritage Register under the Heritage Act 1995?
Prohibited uses may be permitted?
Name of Incorporated Plan under Clause 43.01-2
Aboriginal heritage place?
Cypress Pines (Cupressus sp.), and original Fruit trees
to those specifically identified under Heritage Place
HO27 Highmoor, 6 Highmoor Avenue, Bayswater No No No No No No None specified No
HO28 Blackwood Park, 11 Bales Street, Ferntree Gully and large Cypress Pine (Cupressus sp.)
No No Yes – only to those specifically identified under Heritage Place
No No No None specified No
HO29 Royal Hotel, corner of Dawson Street and Burwood Highway, Upper Ferntree Gully
No No No No No No None specified No
HO30 Uniting Church (former), 654 Mountain Highway, Bayswater
No No Yes Quercus palustris (Pin Oak) on east side of church
No No No None specified No
HO31 Former Ferntree Gully Shire Hall, north-west corner of Burwood Highway and Selman Avenue, Ferntree Gully and four Elms (Ulmus procera), two Oaks (Quercus sp.), one
No Yes Yes – only to those specifically identified
No No No None specified No
HERITAGE OVERLAY - SCHEDULE PAGE 4 OF 7
KNOX PLANNING SCHEME
PS Map Ref
Heritage Place External Paint Controls Apply?
Internal Alteration Controls Apply?
Tree Controls Apply?
Outbuildings or fences which are not exempt under Clause 43.01-3
Included on the Victorian Heritage Register under the Heritage Act 1995?
Prohibited uses may be permitted?
Name of Incorporated Plan under Clause 43.01-2
Aboriginal heritage place?
Lombardy Poplar (Populus nigra), and Monterey Pines (Pinus radiata)
under Heritage Place
HO32 Stone cottage and early plantings, 22 Willow Road, Upper Ferntree Gully
No No Yes No No No None specified No
HO33 Uniting Church (former Wesleyan), Ferntree Gully Road, Scoresby
No No No No No No None specified No
HO34 ‘Kelso’, 24 Westley Street, Ferntree Gully No No No No No No None specified No
HO35 Pipe Organ, Our Saviour Lutheran Church, corner of Scoresby Road and Burwood Highway, Knoxfield
_ _ _ _ Yes Ref H1280
No None specified No
HO36 Clow Cottage, Dandenong Valley Parklands, Rowville
No No Yes No No No None specified No
HO37 A row of non indigenous Eucalypts, Selman Avenue, Ferntree Gully
No No Yes No No No None specified No
HO38 Ferntree Gully Recreation Reserve, Lysterfield Road, Ferntree Gully. Elms (Ulmus procera), Oaks (Quercus robur), Plane Trees (Platanus orientalis)
No No Yes No No No None specified No
HO40 Corner of Sasses Avenue and Begonia Road, Bayswater. One Oak (Quercus robur)
No No Yes No No No None specified No
HO42 Hawthorn hedge, Mountain Highway, The Basin, between Albert Avenue and Miller
No No Yes No No No None specified No
HERITAGE OVERLAY - SCHEDULE PAGE 5 OF 7
KNOX PLANNING SCHEME
PS Map Ref
Heritage Place External Paint Controls Apply?
Internal Alteration Controls Apply?
Tree Controls Apply?
Outbuildings or fences which are not exempt under Clause 43.01-3
Included on the Victorian Heritage Register under the Heritage Act 1995?
Prohibited uses may be permitted?
Name of Incorporated Plan under Clause 43.01-2
Aboriginal heritage place?
Road
HO43 Avenue of Honour, Lysterfield Road, Lysterfield. Ten Silky Oaks (Grevillea robusta), two English Oaks (Quercus robur)
No No Yes No No No None specified No
HO44 Blackwood Park Road, avenue of Elms (Ulmus procera)
No No Yes No No No None specified No
HO48 Baird House, Commercial Road, Ferntree Gully. Monterey Pines (Pinus radiata), mature Camellias (Camellia sp.), one Canary Island Palm (Phoenix canariensis)
No No Yes No No No None specified No
HO49 Kitty Chandlers House, Mount View Road, Boronia. African Oak, Camellias (Camellia sp.), Rhododendron (Rhododendron sp.), Canary Island Palm (Phoenix canariensis), associated Fruit trees
No No Yes No No No None specified No
HO50 Boronia Road, Wantirna. Briar hedge, Hawthorn (Crataegus sp.), Gorse (Ulex europaeus)
No No Yes No No No None specified No
HO51 The Triangle, junction of Mountain Highway, Basin-Olinda Road and Forest Road
No No Yes No No No None specified No
HO53 Boronia Road, Boronia. A large hedge of Cypress Pine (Cupressus sp.)
No No Yes No No No None specified No
HO54 Basin-Olinda Road, The Basin. One large Oak (Quercus robur)
No No Yes No No No None specified No
HERITAGE OVERLAY - SCHEDULE PAGE 6 OF 7
KNOX PLANNING SCHEME
PS Map Ref
Heritage Place External Paint Controls Apply?
Internal Alteration Controls Apply?
Tree Controls Apply?
Outbuildings or fences which are not exempt under Clause 43.01-3
Included on the Victorian Heritage Register under the Heritage Act 1995?
Prohibited uses may be permitted?
Name of Incorporated Plan under Clause 43.01-2
Aboriginal heritage place?
HO55 Templer Church Hall, 3 Wadi Street, Boronia. _ _ _ _ Yes Ref H1992
Yes None specified No
HO56 Visitors Information Centre 1211 Burwood Highway Upper Ferntree Gully
No No No Yes No Yes None specified No
HO57 Upper Ferntree Gully Railway Station 1183 Burwood Highway Upper Ferntree Gully
No No No No No Yes None specified - No
HERITAGE OVERLAY - SCHEDULE PAGE 7 OF 7
KNOX PLANNING SCHEME
SCHEDULE 10 TO THE DESIGN AND DEVELOPMENT OVERLAY
Shown on the planning scheme map as DDO10.
INTERIM NEIGHBOURHOOD CENTRE HEIGHT CONTROL
1.0 Design objectives
To ensure that new development responds to the low-scale character of the following The Basin and Alchester Village.centres within the Dandenong Foothills.: The Basin, Upper Ferntree Fully and Alchester Village.
To ensure that the height and visual bulk of new development is minimised in order to maintain views between properties to the Dandenong Foothills.
2.0 Buildings and works
The maximum building height must not exceed 7.5 metres above natural ground level (excluding any television antenna, radio mast, aerial, television mast, chimney or flue). This requirement cannot be varied by a permit.
3.0 Subdivision
A permit is not required to subdivide land.
4.0 Transitional provisions
Schedule 10 to clause 43.02 to the Design and Development Overlay does not apply to an application made before the approval date of the planning scheme amendment that introduced this schedule into the planning scheme.
5.0 Expiry
The requirements of this overlay cease to have effect after 30 April 2016.
20/11/2014 C130 / / Proposed C141
20/11/2014 C130 / / Proposed C141
20/11/2014 C130 / / Proposed C141
20/11/2014 C130 / / Proposed C141
20/11/2014 / / Proposed C141 C130
20/11/2014 / / Proposed C141 C130
DESIGN AND DEVELOPMENT OVERLAY - SCHEDULE 10 PAGE 1 OF 1
001
| Planning Mapping Services |
| Planning Information Services |
| Planning |
LEGENDArea to be deleted from a Design & Development Overlay (D-DDO1)
Part of Planning Scheme Map 7DDO
AMENDMENT C141
K N O X P L A N N I N G S C H E M E
0 75 150
metres
Y a r r a R a n g e s S h i r e
Area to be deleted from a Design & Development Overlay (D-DDO2)
Area to be deleted from a Design & Development Overlay (D-DDO10)
002
| Planning Mapping Services |
| Planning Information Services |
| Planning |
LEGENDDesign & Development Overlay - Schedule 12
Part of Planning Scheme Map 7DDO
AMENDMENT C141
K N O X P L A N N I N G S C H E M E
0 75 150
metres
Y a r r a R a n g e s S h i r e
003
| Planning Mapping Services |
| Planning Information Services |
| Planning |
LEGENDHeritage Overlay
Part of Planning Scheme Map 7HO
AMENDMENT C141
K N O X P L A N N I N G S C H E M E100
metres
0
U p p e r F e r n t r e e G u l l yR a i l w a y S t a t i o n
ALFR
ED
CR
FERNDALE
MOUNT VIEW
DA
WS
ON
HIL
LTO
P
R
DLYONES
ST
WIL
LIAM
RAILWAY AV
HILLTOP RD
QUARRY RD
BURWOOD
HWY
ROSEST
ST
RD
PDE
ST
004
| Planning Mapping Services |
| Planning Information Services |
| Planning |
LEGENDArea to be deleted from a Significant Landscape Overlay (D-SLO2)
Part of Planning Scheme Map 7SLO
AMENDMENT C141
K N O X P L A N N I N G S C H E M E
0 75 150
metres
U p p e r F e r n t r e e G u l l yR a i l w a y S t a t i o n
Y a r r a R a n g e s S h i r e
NTS
ACTIVITY CENTRE
UPPER GULLY (STUDY AREA)
UPPER GULLY PLAN CONTEXT MAPAPPENDIX A