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Whittlesea Planning Scheme Amendment C175 Mernda Township

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Whittlesea Planning Scheme Amendment C175 Mernda Township Planning and Environment Act 1987 Panel Report Whittlesea Planning Scheme Amendment C175 Mernda Township 14 September 2016 Planning and Environment Act 1987 Panel Report pursuant to Section 25 of the Act Whittlesea Planning Scheme Amendment C175 Mernda Township 14 September 2016 Sarah Carlisle, Chair Michael Malouf, Member Whittlesea Planning Scheme Amendment C175 Panel Report 14 September 2016 Contents Page Executive Summary ............................................................................................................. 1 1 Introduction ................................................................................................................ 6 1.1 Panel process ........................................................................................................... 6 1.2 The proposal ............................................................................................................ 7 1.3 Background to the proposal .................................................................................... 9 2 Identification of issues .............................................................................................. 11 2.1 Summary of issues raised in submissions ............................................................. 11 2.2 Expert reports ........................................................................................................ 13 2.3 Issues dealt with in this Report ............................................................................. 14 3 Planning context ....................................................................................................... 15 3.1 Policy framework ................................................................................................... 15 3.2 Planning scheme provisions .................................................................................. 17 3.3 Ministerial Directions and Practice Notes ............................................................. 21 3.4 Discussion .............................................................................................................. 22 3.5 Conclusions ............................................................................................................ 23 3.6 Recommendation .................................................................................................. 23 4 Rural Conservation zoned land ................................................................................. 24 4.1 The issues .............................................................................................................. 24 4.2 Background and context ....................................................................................... 24 4.3 Submissions and evidence .................................................................................... 25 4.4 Discussion .............................................................................................................. 32 4.5 Conclusions ............................................................................................................ 34 4.6 Recommendation for further work ....................................................................... 36 5 Land Subject to Inundation Overlay .......................................................................... 37 5.1 The issues .............................................................................................................. 37 5.2 Submissions ........................................................................................................... 37 5.3 Discussion .............................................................................................................. 42 5.4 Findings and conclusions ....................................................................................... 45 5.5 Recommendations ................................................................................................ 46 6 Traffic and transport issues ....................................................................................... 47 6.1 The issues .............................................................................................................. 47 6.2 Submissions ........................................................................................................... 47 6.3 Discussion and conclusions ................................................................................... 50 6.4 Recommendations ................................................................................................ 52 7 Other matters ........................................................................................................... 54 7.1 Medium density housing ....................................................................................... 54 7.2 345 Hazel Glen Drive ............................................................................................. 55 7.3 31‐35 Johnsons Road ............................................................................................. 57 7.4 Drainage infrastructure ......................................................................................... 59 7.5 Minor drafting matters .......................................................................................... 60 Whittlesea Planning Scheme Amendment C175 Panel Report 14 September 2016 7.6 Recommendations ................................................................................................ 60 Appendix A Submitters to the Amendment Appendix B Document list Appendix C Panel Preferred Version of Development Plan Overlay Schedule 34 List of Tables Page Table 1 Parties to the Panel Hearing .................................................................................... 6 List of Figures Page Figure 1 Land subject to the Amendment ............................................................................. 7 Figure 2 Current zoning of land affected by the Amendment .............................................. 8 Figure 3 Current and proposed application of the DPO...................................................... 18 Figure 4 Current and proposed application of floodway overlays ...................................... 19 Figure 5 Current and proposed application of the VPO1 .................................................... 20 Figure 6 Current application of the Heritage Overlay (no change proposed) .................... 21 Figure 7 Predicted odour contours from the Mushroom Exchange ................................... 29 Figure 8 Q100 Flood Extents ............................................................................................... 37 Figure 9 LSIO boundaries overlaid with 100 year flood extent and flood level contours ........................................................................................................ 39 Figure 10 Township land within a 1km radius of possible location of Mernda train station ........................................................................................................... 54 Figure 11 Extract from Concept Plan, 345 Hazel Glen Drive ................................................. 56 Figure 12 Approved subdivision layout, 345 Hazel Glen Drive ............................................. 56 Figure 13 Current zoning, 31‐35 Johnsons Road ................................................................... 57 Figure 14 Extract from Concept Plan, 31‐35 Johnsons Road ................................................ 57 Figure 13 Current zoning, 31‐35 Johnsons Road…………………………………………………… .. ……….57 Figure 14 Extract from Concept Plan, 31‐35 Johnsons Road……………………………………………..57 Whittlesea Planning Scheme Amendment C175 Panel Report 14 September 2016 List of Abbreviations DPO34 Development Plan Overlay Schedule 34 – Mernda Township Development Plan DSS Development Services Scheme EPA Environment Protection Authority GRZ1 General Residential Zone Schedule 1 LPPF Local Planning Policy Framework LSP Mernda Local Structure Plan Part 1 (December 1998) LXRA Level Crossing Removal Authority PPN12 Planning Practice Note 12 – Applying the Flood Provisions in Planning Schemes PPN23 Planning Practice Note 23 – Applying the Incorporated Plan and Development Plan Overlays PPN54 Planning Practice Note 54 — Referral and Notice Provisions June 2015 PPRZ Public Park and Recreation Zone PUZ2 Public Use Zone Schedule 2 PTV Public Transport Victoria RCZ Rural Conservation Zone RFO Rural Floodway Overlay SPPF State Planning Policy Framework SUZ7 Special Use Zone Schedule 7 – Costa Exchange Mushroom Farm – 45 Cookes Road, Doreen TZ Township Zone UGB Urban Growth Boundary VCAT Victorian Civil and Administrative Tribunal VPO1 Vegetation Protection Overlay Schedule 1 – Significant Vegetation (River Redgum Grassy Woodland) Whittlesea Planning Scheme Amendment C175 Panel Report 14 September 2016 Overview Amendment Summary The Amendment Whittlesea Planning Scheme Amendment C175 Common Name Mernda Township Subject Site The area generally bounded by Hazel Glen Drive, the Plenty River, Bridge Inn Road and the Mernda Rail Reserve, Mernda as shown in Figure 1 Planning Authority Whittlesea City Council Authorisation 7 October 2015 Exhibition 3 December 2015 to 8 February 2016 Submissions Number of Submissions: 20 Opposed: 8 Panel Process The Panel Sarah Carlisle (Chair), Michael Malouf (Member) Directions Hearing City of Whittlesea Civic Centre, 4 July 2016 Panel Hearing City of Whittlesea Civic Centre, 3 August 2016 Site Inspections Unaccompanied, 26 July 2016 Appearances See Table 1
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