Planning and Environment Act 1987
hume PLANNING SCHEME
AMENDMENT C164
EXPLANATORY REPORT
Who is the planning authority?
This amendment has been prepared by the Hume City Council, who is the planning authority for this amendment.
The amendment has been made at the request of The Planning Group, on behalf of Australand Holdings Ltd.
Land affected by the amendment
The amendment applies to 275 Racecourse Road, Sunbury, known as Lot B on Plan of Subdivision 116962.
What the amendment does
The amendment seeks to rezone the land from the Farming Zone Schedule 3 (FZ3) to the Residential 1 Zone (R1Z), Business 1 Zone (B1Z) (including a revised Schedule 1) and Public Park and Recreation Zone (PPRZ). It is also proposed to apply a Development Plan Overlay over the land and introduce a new Schedule 27 to the Development Plan Overlay.
Strategic assessment of the amendment
· Why is the amendment required?
The amendment is required to facilitate the future development of the land for residential purposes which cannot currently be achieved under the FZ3. By rezoning the site to R1Z, B1Z and PPRZ, the development will provide housing along with parks, wetlands and a Neighbourhood Activity Centre (NAC).
Prior to this Planning Scheme Amendment, Council undertook a community consultation process with the community to produce a vision and Master Plan for the site subject to this amendment. The Master Plan confirmed Council’s vision for the site as a residential community comprising residential lots at a diverse range of lots sizes, extensive open space and vegetation retention, wetlands and an activity centre. The Master Plan was then adopted by Council in 2010, as providing a vision and structure for the future development of the site.
Following adoption of the Master Plan Council undertook a tender process to obtain a development partner and named Australand as its preferred developer. Australand now proposes to rezone the site to facilitate its development in line with their vision for the site and in response to the design vision and design philosophy of Council’s Adopted Masterplan, 2010.
The Master Plan now proposed by Australand is generally in accordance with the key objectives and design characteristics of the Council adopted Master Plan, however it has been revised following further investigations, studies and expert advice by various consultants. This is reflected in the revised location and size of the Neighbourhood Activity Centre (NAC), along with a slightly increased maximum of residential allotments provided on the site.
· How does the amendment implement the objectives of planning in Victoria?
The amendment is consistent with the objectives of Section 4(1) of the Planning and Environment Act 1987 as it facilitates an increase in housing opportunities and accommodates population growth.
The subject land is within the Urban Growth Boundary (UGB) and is contiguous with existing urban development. The development of the subject land will provide for an appropriate infill development within close proximity to the Sunbury Town Centre, creating increased housing diversity and employment opportunities for the residents of Sunbury.
In particular, the amendment responds to the following objectives of Section 4 of the Planning and Environment Act 1987:
a) To provide for the fair, orderly, economic and sustainable use, and development of land;
b) To secure a pleasant, efficient and safe working, living and recreational environment for all Victorians and visitors to Victoria;
c) To protect public utilities and other assets and enable the orderly provision and coordination of public utilities and other facilities for the benefit of the community;
d) To facilitate development in accordance with the objectives set out in paragraphs (a), (b), (c) and (d); and
e) To balance the present and future interests of all Victorians.
· How does the amendment address the environmental effects and any relevant social and economic effects?
The amendment is expected to have positive economic and social benefits for the local community. The amendment will:
§ Provide increased housing opportunities;
§ Allow for additional development in the area consistent with the existing development pattern and built form;
§ Provide increased employment opportunities for the broader community;
§ Protect and retain significant vegetation; and
§ Provide an activity centre to meet the needs of the existing surrounding community and future residents.
With regards to environmental considerations, the Grassy Woodland vegetation community has been identified within the site, specifically across three areas. As part of this amendment, it is proposed to retain a significant portion of Grassy Woodlands on the site, in accordance with the Flora and Fauna Assessment carried out by Biosis Research in March 2012. The Grassy Woodlands will be further protected via the introduction of the PPRZ. It is also proposed to retain the three Yellow Gum trees identified on site.
A Cultural Heritage Management Plan (CHMP) was undertaken by Heritage Insight Pty Ltd and gained approval in March 2011. The CHMP found that three previously recorded sites of Aboriginal cultural heritage significance were located on the subject site. The proposed Development Plan Overlay Schedule requires protection and management of identified sites of Aboriginal cultural heritage significance in line with the approved CHMP.
· Does the amendment address relevant bushfire risk?
It is proposed to incorporate a buffer between the proposed residential development and the existing native grassland to establish a bushfire protection zone. It is noted that the site is located between established residential precincts which would create appropriate defendable space.
· Does the amendment comply with the requirements of any Minister’s Direction applicable to the amendment?
The amendment is consistent with the Ministerial Direction on the Form and Content of Planning Schemes under section 7(5) of the Act.
The amendment is consistent with the Ministerial Direction No.11 – Strategic Assessment of Amendments.
Ministerial Direction No 9 – Metropolitan Strategy applies to this amendment. In preparing this planning scheme amendment the planning authority has had regard to this policy as requested by the Direction. In particular the following directions are relevant to the amendment:
· Direction 1, ‘A more compact city’. The amendment will locate a substantial proportion of new housing in or close to a Neighbourhood Activity Centre (NAC).
· Direction 2, ‘Better management of metropolitan growth’. The amendment facilitates the provision of new housing within an established Urban Growth Boundary (UGB).
· Direction 5, ‘A great place to be’. The amendment ensures that a Development Plan must be prepared for the site to ensure an integrated and responsive development.
· Direction 6, ‘A fairer city’. The amendment will facilitate an increased supply of well-located affordable housing in close proximity to a NAC.
· Direction 7, ‘A greener city’. The amendment will encourage the reduction of greenhouse gas emissions and promote the concept of sustainability by providing housing close to its proposed NAC. The amendment also protects native habitat and areas of important biodiversity through appropriate land use planning.
· Direction 8 ‘Better transport links’. The amendment will ensure an integrated pedestrian and cycling network is created that provides clear linkages within the land and connections to the surrounding community.
It is intended that the amendment will meet the required time frames as set out in the Ministerial Direction No. 15 – The planning scheme amendment process.
· How does the amendment support or implement the State Planning Policy Framework?
The amendment responds to the State Planning Policy Framework as follows:
Clause 11.01 Activity Centres
In accordance with this policy, the amendment facilitates a diversity of housing choice close to the proposed NAC. The provision of essential community services in the form of a NAC within close proximity to the residential precinct will ultimately enable greater social interaction and employment opportunities and minimise the need for residents to travel to the Sunbury Town Centre to meet daily needs.
Clause 11.02-1 Supply of Urban Land
The amendment responds to the needs of existing and future communities through the provision of zoned and serviced land for housing, employment, recreation and open space.
Clause 11.02-3 Structure Planning
The amendment facilitates the orderly development of urban land through the implementation of the Development Plan Overlay and subsequent Development Plan.
Clause 11.03-1 Open Space Planning
The amendment proposes to rezone a significant portion of the site to PPRZ. The PPRZ not only enables the protection of the Grassy Woodlands, but it also ensures the creation of an integrated network of public open space through the site.
Clause 12.01-1 Protection of habitat
The amendment will assist in the protection and conservation of biodiversity by including a large portion of Grassy Woodlands within the PPRZ enabling its protection and enhancement.
Clause 12.01-2 Native vegetation management
A Flora and Fauna Assessment was undertaken by Biosis in March 2010 which consolidates the previous five reports prepared for the site. The PPRZ will protect and conserve areas of significance where appropriate. These areas will be protected and managed in accordance with relevant legislation and will help generate on-site offsets, with any offset deficit of high conservation significance to be sourced externally.
Clause 15.01 Urban Environment
The amendment proposes the introduction of a Development Plan Overlay over the site to ensure a high quality design that creates safe, functional and good quality environment with a sense of place and cultural identity.
Clause 15.03-2 Aboriginal Cultural Heritage
A Cultural Heritage Management Plan (CHMP) has been prepared and approved for the subject site. The proposed Development Plan Overlay Schedule requires protection and management of identified sites of Aboriginal cultural heritage significance in line with the approved CHMP.
Clause 16.01 Residential Development
The amendment proposes the provision of a diverse housing stock on currently undeveloped land. The new housing will be located in or close to the proposed NAC with access to services and transport. The site will be a mixture of residential development at a range of densities, along with the incorporation of a NAC and public open space areas which respond to the existing character of the area whilst enhancing housing diversity choice for the growing population of Sunbury.
Clause 17.01 Commercial
The amendment aims to support the economic wellbeing of the Sunbury community by implementing a NAC which will provide a variety of services and employment opportunities.
Clause 18.01 Integrated Transport
The amendment will facilitate the continuation of Elizabeth Drive to connect to Racecourse Road enabling the provision of an efficient public transport system to the site and surrounding areas.
· How does the amendment support or implement the Local Planning Policy Framework?
The amendment supports the relevant local planning policies within the Hume Planning Scheme. Specifically, Clause 21.02-1 Housing of Council’s local planning policies notes that the most common form of housing in the City is the single detached dwelling and is likely to remain so for some years even though the size and type of households is gradually changing. One of the challenges for Council is to increase the range of housing types available to meet the changing accommodation and lifestyle needs of the community.
The Development Plan subject to this amendment proposes a diverse housing stock in both style and lot size whilst keeping with the existing rural character of the surrounding area. The proposed amendment and associated residential development will respond directly to the landscape surrounding by interfacing large residential lots of 1000 sqm or greater with the existing low density residential lots to the north, west, and south west of the site. Also proposed are standard residential lots interfacing with the existing standard residential lots to the south of the site.
The amendment also addresses Clause 21.02-2 ‘Health and Safety’, Clause 21.04-4 ‘Pedestrian and Bicycle Network’ and Clause 21.05-5 ‘Open Space’ by facilitating an open space network with integrated pedestrian and cycling paths throughout.
The amendment addresses Clause 21.03 ‘Economy’ by providing employment opportunities via the development of the proposed NAC.
The amendment is consistent with Clause 21.06-8 ‘Sunbury’, as it enables future urban growth is contained within the Jackson Creek Valley. The amendment further supports the policy by protecting the unique character and environmental qualities of the existing low density residential area along Racecourse Road by designing large lots of 1000sqm or greater to interface with the low density residential areas surrounding.
The amendment is consistent with Clause 21.07 ‘Activity Centres and Retailing’, as it enables the development of a NAC within an appropriate catchment. The NAC will provide a supermarket anchored centre that serves both new and existing communities.
· Does the amendment make proper use of the Victoria Planning Provisions?
The amendment makes proper use of the Victorian Planning Provisions by proposing the introduction of the R1Z, which is considered an appropriate zone to facilitate the proposed residential component of the development. The B1Z is also considered an appropriate tool to implement the proposed NAC and the PPRZ will ensure areas of the site are appropriately reserved for open space and the protection of significant native vegetation.
The amendment also proposes the incorporation of the Development Plan Overlay to introduce controls that will ensure the future development of the site is designed to address the context of the site and promote a high quality design outcome for the subject land.
· How does the amendment address the views of any relevant agency?
The views of the relevant agencies will be sought as part of the exhibition of the Amendment.
· Does the amendment address relevant requirements of the Transport Integration Act 2010?
The amendment is not likely to have any significant impacts on the transport system. The Development Plan Overlay Schedule will require a detailed Traffic Impact Assessment to assess the proposal to ensure that transport considerations are taken into account in the design response, including consideration by VicRoads and the Department of Transport.
Resource and administrative costs
· What impact will the new planning provisions have on the resource and administrative costs of the responsible authority?
The proposed amendment will not add significantly to the demands placed on the resources of the responsible authority. The amendment is not expected to result in an unreasonable increase in the number of applications considered by Council.