e e e ?ltU'B~ 7flA7S'ie e 7flS~'l'BSS ';'1'ie?le e (~ ~ o/ tk ~ B'f/UW4) e ""~ °' ~ 'P~ ~ e 'il!!ekua#t to. th- '?~ Z>~ ol th Seu e e e e e e e e e e e e e
711. e 4099 ~ 199S 452 WER e v.2 e _Management of Project:
The overall management of this study was overseen by a Project Steering Group which comprised the following people: • Graham Addison (Chairperson), Manager, Werribee Farm, • Melbourne Water • Hanle Moritz, Operations Engineer, Werribee Farm, Melbourne Water • Andy Puskas, Director Planning and Development, City of Werribee • Tony Murphy, Strategic Planning Group, Maribyrnong Region, Melbourne Water • Gary Pendlebury, Consultant Development Manager, Property Division, Melbourne Water
Principal support consultants responsible for advising the Project Steering Group and for the coordination of the project included: • Roz Hansen, Director, Henshall Hansen Associates • David Hunter, Director, Coomes Consulting Group Pty Ltd • Two volumes of the report: The findings of this project are documented in two reports:
(1) The Main Report which addresses the strategic planning considerations relevant to the future development of the site and which includes (in Chapter 5) a summary of more detailed information provided in a number of background reports prepared for the project. The Main Report includes an executive summary and recommendations.
(2) A second volume titled "Accompanying Reports", which contains the reports prepared by specialist consultants concerning particular matters which are relevant to the future planning and development of the Melbourne Water site.
Report Preparation:
The following consultants were responsible for preparing the reports comprising this project:
Main Report: Henshall Hansen Associates Planners and Economists Infrastructure Library 332 Rae Street, North Fitzroy, 3068
Accompanying Reports:
Report 1: Site Contamination and Odour Assessment - Sinclair Knight, Consulting Engineers Report 2: Perceptions of Residents and Intending Purchasers - Motive Market Research Pty Ltd Report 3: Residential Land Market Study - Chris Runting and Associates Pty Ltd Report. 4: Social Planning Considerations - McVicar Reynolds Pty Ltd Report 5: Services Investigation and Development Report - Coomes Consulting Group Pty Ltd , • Report 6: . Traffic Engineering Assessment - Turnbull Morgan Pty Ltd e e e •e
•e • This document includes the following accompanying reports: e Report 1: Site Contamination and Odour Assessment - Sinclair Knight, e Consulting Engineers Report 2: Perceptions of Residents and Intending Purchasers - Motive - Market Research Pty Ltd Report 3: Residential Land Market Study - Chris Runting and Associates e Pty Ltd e Report 4: Social Planning Considerations - Mc Vicar Reynolds Pty Ltd e Report 5: Services Investigation and Development Report - Coomes e Consulting Group Pty Ltd e Report 6: Traffic Engineering Assessment - Turnbull Morgan Pty Ltd e e e e e e e e e e e e
e- e e e e e e e e '-"311/.SS3SS~ af,1U}(Z() au,~ ~~uwrJ 31-US 9 - I 1-Wd3?t e e e e e e e e e e e ..------·- · ···~·' " . • .... •• ...... , ·- - ·- ---· M- - • • ·- OO • •H•- MelboumeWater e February 1993 e
-e Site Contamination and Odour Assessment e Werribee Treatment e Complex, e Werribee e e e e e - SINCLAIR KNIGHT -e CONSUL TING ENGINEERS e e e e e e e Contents 1. Introduction 1 e 1.1 Background 1 1.2 Site Description 1 e 1.3 History and Land Use 1
2. Contamination Assessment Description 3 e 2.1 Sampling Locations and Procedure 3 2.2 Sampling Schedule 4 2.3 Quality Assurance/Quality Control 5 -e 2.4 Groundwater 5 3. Contamination Assessment Results and Discussions 6 3.1 Geology and Subsurface Profile 6 e 3.2 Soil Quality Guidelines 6 3.3 Discussion of Results 6 e 3.3.1 Organics 7 3.3.2 Metals 8 3.3.3 Other Indicators 9 e 3.4 QA/QC Results 1O
4. Contamination Assessment Conclusions and Recommendations 12 -e 4.1 Soil Contamination Assessment 12 5. Odour Impact Assessment Description 14 e 5.1 Background Information 14 5.2 The Werribee Treatment Complex 14 - 5.3 Odour Modelling 15 6. Odour Impact Assessment Results and Discussions 18 e 6.1 After Completion of Currently Approved Capital Works 18 e 6.2 After Completion of All Planned Capital Works 19 7. · Odour Impact Assessment Conclusions and Recommendations 20 e 7.1 Conclusions and Recommendations 20 e Appendix A - Profile Description e e Appendix B - Laboratory Analysis Reports e e e e e 1. Introduction 1.1 Background e Sinclair Knight was engaged by Melbourne Water to conduct a preliminary contamination and odour assessment of the parcel of land forming the part of the Werribee Treatment Complex (WTC) north of the e Maltby Bypass and surrounding the WTC Administration Building.
The purpose of the investigation was to assess potential soil e contamination on the site and odour emissions from nearby sewage treatment facilities, to determine the feasibility of rezoning the area from e PP-18 (Melbourne Water) to residential. e The objectives of the preliminary investigation were to:- o assess soil conditions on the site in respect to any contaminants e potentially associated with past land use; and o assess the impact of odour emissions from the WTC on the site now e and in the foreseeable future. e 12 · Site Description The site forms part of the Werribee Treatment Complex, bound to the north-east by the Werribee River, to the west by the Geelong Road and to the south-east by the Maltby Bypass. The site is irregular in shape and - occupies an area of approximately 200 hectares (Figure 1: Site Location e Plan). Vegetation on the site is dominated by pasture grasses, including rye grass and clover. Rows of mature eucalypts are located along a number e of boundary fences. The site is divided into paddocks and is intersected through its centre by New Farm Road, and Old Farm Road in its northern e section. The site is approximately level. Existing surface features include the e former aircraft hangers, workshop and a number of residences located in the northern section of the site. e 1.3 History and Land Use
The following site land use history was compiled from information obtained from aerial photographs, Melbourne Water records and -e representatives of Melbourne Water based at the WTC. The section of the site west of Farm Road has been in Melbourne Water ownership since the 1920s. Land east of Farm Road was acquired in e 1927 (southern portion) and in the 1940s (northern portion). From 1938 e to 1945 the northern-most section of the site was used as a temporary e -~:• .~ . .
r rri e Cl rri z 0
CllZ~ -
Since the mid 1970s, seven residences providing accommodation for Melbourne Water employees were constructed or relocated from the Upper Yarra Reservoir and are situated in the northern-most portion of the site. · e Timber preservation treatment with copper chrome arsenate (CCA) was conducted between the late 1960s to the mid 1980s in Hangar 5. Treated e timber was stored in the yard east of this hangar. Remnants of a stockpile of treated hardwood logs is still stored in this area. e For a period during the mid 1980s a number of disused electrical transformers containing polychlorinated biphenyl-based cooling oil were stored on a concrete apron located at the northern end of Hangar 1. e These were disposed of by high temperature incineration overseas. e 'I e e e 2. Contamination Assessment Description 2.1 Sampling Locations and Procedure e On 8 December, 1992 a soil sampling program was carried out on the e site.
A total of twenty-six boreholes were completed on a loose herringbone e grid and targeted basis. Targeted locations included the former fuel tanks, fuel store, battery store and Hangars 1 and 5 where potential soil contamination may have resulted from past uses. Borehole locations are e shown in Figure 2: Borehole Location Plan. e For each borehole location samples were taken at the following depths:- o A sample 0-0.2m depth e o B sample - 0.2-0.Sm depth e From the twenty-six boreholes completed, a total of fifty-two samples were taken. Four samples were individually analysed and twenty-one samples were used to form seven three-way composites. In forming e composites consideration was given to analytical detection limits and reference values for each contaminant tested. e Compositing of samples was completed by the analysing laboratory, MGT Environmental Consulting Pty Ltd (MGT) following the standard e laboratory practice for soils with a high sand or silt content, known as coning and quartering. e Borehole 26 located immediately north-east of Hangar 1 was situated in soil overlying an underground storage tank, discovered at the time of sampling. Soil samples taken at this location were free of any visual e contamination or hydrocarbon product odour and were placed in storage at the analysing laboratory. e Individual samples which comprised each composite tested are shown in Table 1 below:- e Table 1 : Composite Soil Sample Make Up and Depth, WTC Site e Composite No. Sample No. Depth (m) 1 2A,3A,4A 0 - 0.2 2 5A,6A,7A 0 - 0.2 e 3 8A,9A, 10A 0 - 0.2 4 11A,12A,13A 0 - 0.2 e 5 14A, 15A, 16A 0 - 0.2 6 1?A,18A, 19A 0 - 0.2 7 20A,21A,22A 0 - 0.2 e e
C'\f.,Ct"V'nn .. _,., .. ._,,,.;.,.1-,1,.,,n., ~ WERRIBEE TREATMENT COMPLEX CONTAMINATION a AND ODOUR ASSESSMENT ~1'.J) BOREHOLE LOCATION PLAN
X BOREHOLE
e ODOUR SAMPLE LOCATION
o_ 100 200 400 600 1000
APPROX SCALE
4-~AfALTBY .- - ~~~~~~~~~~~~~~- Samples taken from B level (0.2-0.Sm depth) were placed in refrigerated storage pending subsequent analysis as required.
Soil samples were collected using a 1 OOmm open headed hand auger and a stainless steel trowel. Sampling equipment was cleaned - and rinsed between consecutive samples. Samples were stored in acid and e solvent washed glass jars which complied with the USEPA protocol for glassware. Samples were stored in a cooled esky prior to delivery to MGT. All relevant Chain of Custody documentation was completed. e 22 Sampling Schedule e Based on information from the site's land use history, a primary screen of indicator analytes was chosen for testing. e
The range of analytes tested was considered necessary to provide a reasonably comprehensive assessment given the proposed future e residential land use of the site. e Surface samples from general locations across the site were analysed for a range of analytes, including:- e o Metals: - arsenic - cadmium e - chromium - copper - lead e - mercury - zinc e o Organics: - organochlorine pesticides
o Other: - pH - electrical conductivity
A number of samples from targeted locations were selectively analysed for a combination of the following analytes, depending on the specific - land uses carried out at that location: e - lead - total petroleum hydrocarbons - oganochlorine pesticides - polychlorinated biphenyls
""'''' ...... ''"""! ·-··-·- ~· , ... ~ ...... ·- .. '·- .... : ..... - "'"' ,,...... e e e 2.3 Quality Assurance/Quality Control e In accordance with Victorian Environment Protection Authority (EPA) recommended practice, duplicate analyses were performed by MGT and e a second laboratory, Analabs Environmental Pty Ltd (Analabs). 2.4 Groundwater e From available information on site geology and hydrogeology it is estimated that the groundwater table across the site would be at an e average depth greater than Sm below ground surface level. On the basis of this information the likelihood of groundwater e contamination resulting from activities carried out on the site would be low. Groundwater contamination was not considered within the scope of e this investigation. e e e e
-e e
..,,,._,,...., 'lf"'ll ,,., ,,,_,TT e e
3. Contamination Assessment ResuHs and Discussions
3.1 Geology and Subsurface Profile e
The site is identified on the Geological Survey of Victoria, Melbourne Map Sheet (1 :63360) as being located within an area of Quaternary 'Werribee e Silt', with abundant carbonate nodules, gravel and sand. e As intersected in the twenty-six boreholes completed the subsurface profile comprised natural clayey SILT which was brown in colour, medium dense, moist, containing some silty CLAY and/or silty SAND. The soil e intersected was consistent with that described on the Geological Survey map for the area. Fill material comprising silty SAND, and minor gravel was intersected to 0.4m depth in borehole 18. e
A description of soil conditions at each borehole location is included as Appendix A - Profile Description. e 32 Soil Quality Guidelines e To assist in the interpretation of soil quality data, comparison may be made with concentrations of contaminants which exceed accepted e background levels in Australian soils or have been adopted as trigger levels for investigation or clean up. Australian authorities have developed and generally comply with guidelines for .contaminated site assessment e and management (ANZECC/NHMRC 1992) which include decision making procedures on the need for a detailed site investigation or remedial action. These guidelines contain recommendations for interim A and B levels, where: -e D A level = concentration representative of background in soils for which Australian data is available for most contaminants of concern. e
D B level =concentration above which an investigation should take place; the detail of the investigation depending on site specific e factors.
In the absence of a specified C level concentration for contaminants, above which remedial action or the development of a management strategy is likely to be recommended, factors such as site specific conditions, Dutch C, French D level or UK threshold trigger concentrations should be considered for assessment purposes.
These levels are shown in Table 2: Guidelines for Assessment of Soil Contamination.
3.3 Discussion of Results e
A complete set of analytical results are presented in Table 3: Table of e Results. e SINCLAIR KNIGHT SV359000.rp 1:(rp1):jy:17 /2/93 6 e ·---··- - Soil Concentration Guidelines (all concentrations are in ma/kl in air-dried soiO e Indicator A- B- C= Reference Investigation Clean-up el Level (1) Threshold (1) Threshold (2) J Total Hydrocarbons el *asfuel {20) (100 800 *as mineral oil {100) {1000 5000 e Monocyclic Aromatic Hydrocarbons I *Benzene 0.05 - 1 1 5 I *Toluene · 0.1 - 1 ,3 30 I *Xylene (0.05) 15 50 *Total MAHs (0.1) 7 70 -!I : Polycyclic Aromatic Hydrocarbons . *Benzo(a)Pyrene (4) (0.05) 1 10 L*Total (4) 0.95 - 5 20 200 I OrQanochlorine Pesticides *Aldrin <0.001 - <0.05 (0.5 5 I *Dieldrin <0.005 - <0.05 0.2 5
*DDT <0.001 - 0.97 ~ (0.5 5 *Other individual (0.1) (0.5 5 I *Total (0.1) 1 10
Polychlorinated Biohenvls I *Total I 0.02-0.1 1 10 I Phenolics I *Total 0.03 - 0.5 1 10
Heavy Metals 1 *Arsenic(As ) (4) 0.2 - 30 20 (100 50 *Cadmium Cd) (4) 0.04 - 2 3 (20 20 *Chromium Cr) 0.5 - 110 50 800 *Copper(Cu) 1 - 190 60 500 I *Lead(Pb) 4) <2 - 200 300 (300 600 *Mercury(HQ) 0.001 - 0.1 1 10 1 *Nickel(Ni) 2- 400 60 500 I *Zinc(Zn) 2 - 180 200 3000
Other Chemicals i *su1-Phate ____ - 35 - 1000 2000 10000(3) *pH (pH units) 6-8 *Cyanide (free) (1) (10 I 100 I *Cyanide (total) (5) (50 I 500
! ~otes: (1) Reference and investigation threshold levels cited are in accordance with ANZECC/NHMRC guidelines e (ANZECC,INHMRC 1992).Where ANZECC/NHMRC does not cite reference or investigation threshold levels for Australian soils, the Dutch 'A' and ·s· levels are shown in brackets e respectively. (2) Clean-up threshold levels are Dutch 'C' levels .
• 3) The clean-up threshold level for sulphate is taken from United Kingdom guidance levels .
• 4) The Australian B levels are environmental investigation levels (relevant where the primary concern is for environmental A effects), except for PAHs (benzo(a)pyrene and total PAH) and values . • in brackets for As, Cd and Pb which are health investigation thresholds ( where the potential concern is human health effects). e e e
~~~~~~~~~~~~~-- The laboratory analysis reports from MGT and Analabs are attached as Appendix B. e 3.3.1 Organics Total Petroleum Hydrocarbon (TPH) e Two composites comprising individual 'A level' samples from the area of the former airfield, fuel tanks and fuel store were analysed for total petroleum hydrocarbons by gas chromatography. The results of e hydrocarbon analysis were reported in four molecular weight ranges, respectively 6 to 9 carbon atoms (C6 - C9), 10 to 14 carbon atoms (C10 - C14), 15 to 28 carbon atoms (C15 - C28) and 29 to 36 carbon e atoms (C29 - C36).
Currently Australian (or Dutch) guidelines do not include specific levels e for in.dividual molecular weight ranges and therefore data was compared to acceptance criteria set by the Victorian EPA in the clean-up notice for e the Bayside site, Port Melbourne (1990).
These criteria were: e
o C6 - C9 100 mg/kg o C10-C14 500 mg/kg e o C15 - C28 1000 mg/kg e No hydrocarbons were detected in any of the samples tested. The detection limits were well below the above-mentioned criteria. e From the results obtained we conclude that TPH residues are not of concern on this site. e Organochlorine Pesticides Laboratory analysis for seven priority organochlorine (OC) pesticides was conducted on Sample 1A and 23A and five composite samples from e targeted and general locations across the site. e Dieldrin was detected in samples 1A and 23A at 0.09 and 0.11 mg/kg respectively, exceeding the method detection limit of 0.01 mg/kg. The level of dieldrin in the individual samples was below the Australian B level e of 0.2 mg/kg.
We conclude that OC pesticide residues are not of concern on this site. e
Polychlorinated Biphenyls {PCB) Sample 21A. taken in the area where electrical transformers containing e PCB based cooling oil were temporarily stored, was analysed for PCBs as Arochlor 1248. No PCBs were detected in the sample tested at a e detection limit of 0.1 mg/kg. This limit was set well .below the Australian e SINCLAIR KNIGHT 5V359000.rp 1 :(rp l):jy: 17 /2/93 7 e eeeeeeeeeeeeeeeeeeeeeee
WERRIBEE TREATMENT COMPLEX; Table of Results Table 3
:. _:_==:-~_9r0POSITE---·-·------.. ~..:::_ =:co~•e:...C ~-g<:>.;_,~-[ -~:c~~;P·. :1 _~ · -~~·!~P.~f _ --~-_cEmY..:.C --co_n~1>~ L -~--.C:~~!P..:.-C ... l:~ri•P.:.. 1 .. ~ :_:::::_-::_:-:.:-.:._ ~~-~---~-- _::_ ~~-=- =-:.:::=·- • SAMPLE 1A 2A 3A4A 5A 6A 7A BA 9A 1UA 11A 12A 13A 14A 15A 16A 17A 18A 19A 17A 18A 19A 20A 21A 22A 23A 23A 24A 25A No D4BO .Fib. D4B1 o4a2·--b4a:i·-:~· D484 __::,____.9~ D4B6 Dup. D4B7 D4BB Duo .. --D48g- o49o 4132 Recovery_ .9~~ 0-0.2 _ _Q.=.Q;~. _0-0.? ,___Q:-O.~ ____o_-C?:.~ ·---~!?~ ___Q.::C?c~ ___o_-_O,? ___Q..-:1?£. ___Q.::_O.~ ___Q:O:? __C?-::<2:?. __C?.::.<.J3_ ------; '.';, mois1ure w I w ~- _____16_.~ ______1~5 _____ 15c'.' ·--·--..!.~:4 ______1_~:..!- ____1QJ_ ··------~t;i;!______1_4:..!_ ~--222. ____1£!]. ·---~ ___2_4.:.1_
45 <10 <10 <10 <10 80 70 <10 <0.02 101 120 170 31 25 ·30 21 200 160 29 <0.02 98 210 1.3 <0.5 <0.5 <0.5 <0.5 <0.5 <0.5 <0.5 <0.01 99 <0.1 <5 <5 <5 <5 <5 ..·· ...·200 ·:: ...·. 190 <5 <0.05 90 ·180 <0.1 <0.1 <0.1 <0.1 <0.1 <0.1 <0.1 <0.1 <0.001 94 0.137 110 20 13 15 29 29 21 15 14 20 <0.05 95 18 260 46 37 33 30 48 40 42 <0.02 98 46
<20 <20 <20 <20 <50 <50 <50 <50 <100 <100 <100 <100 <100 <100 <100
1·orminochlorine Pesticides !~hlt;~ne <0.01 93 <0.1 <0.1 107 :g:g~ :g:g: :g:g:-1---<-'<"-g'"':~..:.:-1------f---~.:.:~::.:~=-1'-1 ·~-::_-::_-::_-::_-::_-::_-::_-::_-::_~:-::_-::_:::-::_.-::_-::_-::_-::_-::_-::_-1---~E~: ~~:g:--~g:~~- ---·--·•-----• --<0.01 ---95 <0.1 <0.1 10~ : ·oi".,""kl.:.,ri_n ______-1·---o~.09---:ZO:o1 --::o~m ---<0:01 ·- <<0._0 1 ---henvls ----1-1---+------1------1------1-1----·1------·----1-----1---<-:0:-.-:-1+-----1 r··raUil ~Arochlor 1248) i--<-0-.0-1 ---- r-- ··------·---- i------!-oth·-.-r------~----1~---·1----+-----1------+-----1------·•------1------+------1 ~--.-.------1---~~---::_~----• 1------+--==--=~-- -··----· [ ·.·rcfol nductlvltyJ···u··'S/-c--m~' B.!iK --g]jjj ~~~ ~.M G.Y 1 1----60.:·:::92=--·1~~~~------t---·-_._,_~·_·-_·'_'-_'~_.1-~--·-=-·~-=_":_-=_-=_:-=..-=.-=.-=.-=--=..._,:==---·-·'"_·----1------l l----+-----1 1 _ .. 120· 100 22qL-~------~----~e"'s.~_-_-_-_-_-_-_-_-_-~·-_-_-_-_-_-_-_-1~2~0_,_ ___~ao~----'-----~---~----'----~---~~---~---~
Notes: (1) All analyses are reported In mg/l B level of 1.0 mg/kg. PCBs are not considered to be of concern on this e site. 3.3.2 Metals e Results of analysis for a range of metals tested in two individual samples and seven composite samples taken between surface and a 0.2m depth are discussed below. -e Arsenic Arsenic levels in samples tested ranged from less than the detection limit of 5 mg/kg to 200 mg/kg. All samples, other than 23A (200 mg/kg), were e within the background range for arsenic in Australian soils of 0.2-30 mg/kg and below the Australian B environmental investigation level of 20 mg/kg. e Sample 23A, taken in the storage yard for copper chrome arsenate e (CCA) treated timber, exceeded the Dutch C clean up threshold of 50 mg/kg. e Copper Copper levels ranged from less than 10 to 80 mg/kg. One sample tested exceeded the Australian B investigation level of 60 mg/kg, this being e sample 23A (80 mg/kg) from the CCA treatment site. No sample exceeded the Dutch C clean up threshold of 500 mg/kg. e Chromium Chromium levels ranged between 21 mg/kg to -180 nig/kg. Two e individual samples, 1A (170 mg/kg) and 23A (-180 mg/kg) exceeded the Australian B value for chromium of 50 mg/kg. e Sample 1A was taken in the area formerly irrigated with effluent and 23A was from beneath a rack formally used for the storage of CCA treated timber. e The level of chromium in the five three-way composites from general locations across the site ranged between 21 and 31 mg/kg. The relatively e minor observed variation in chromium levels in these samples is likely to be due to the inherent variability of metal content in soil rather than a e point source of contamination. Assuming a worst case scenario where chromium was contained in only one of the three samples making up these composites, the level of - chromium could potentially exceed the Australian B investigation level of 50 mg/kg but would still be well below the Dutch C guideline of 800 e mg/kg. The likelihood of this distribution is low given the general levels of chromium found in the samples tested. e e SINCLAIR KNIGHT 5V359000.rp 1:(rp1):jy:17 /2/93 8 e e e e e Lead Lead levels ranged between 13 and 110 mg/kg. None of the samples analysed contained lead at a level close to the Australian B level of 300 e mg/kg. e Zinc Zinc levels ranged between 30 and 260 mg/kg. All samples analysed except 1A (260 mg/kg) contained zinc at levels within the background e range for Australian soils of 2 to 180 mg/kg and below the Australian B investigation level of 200 mg/kg. e Although sample 1A contained zinc at a concentration greater than the Australian B level it was well below the Dutch C clean-up threshold of e 3000 mg/kg. Cadmium e Cadmium levels in samples analysed ranged between less than 0.5 to 1.3 mg/kg. These levels are within the background range for Australian e soils of 0.04 to 2 mg/kg and below the Australian B level of 3 mg/kg. Mercury Mercury levels were less than 0.1 mg/kg in all samples tested. Mercury e levels were within background for Australian soils of 0.001 to 0.1 mg/kg and below the Australian B level of 1 mg/kg. e Significance of Metal Contamination Two samples, 1A and 23A contained a combination of the metals copper, e chromium and zinc at levels exceeding the respective Australian B levels. Sample 23A contained levels of arsenic approximately four times the e Dutch C clean up threshold. In the absence of a site specific health or environmental risk assessment it is common practice to recommend clean-up of contaminants to e Australian B level where a site is proposed for residential use. e Our recommendations for further investigation and/or site remediation in the areas of sample locations 1 and 23 is detailed in Chapter 4 - e Conclusions and Recommendations. 3.3.3 Other Indicators e pH Soil pH levels in samples tested were slightly acidic to neutral with all results being within the range 5.42 to 6.92. These levels are above the e UK threshold trigger of pH 5 (below which soil acidity could be a ·e problem) and pH is not considered to be of concern on this site. e SINCLAIR KNIGHT SV359000.rp1 :(rpl):jy:17 /2/93 9 e e e e Conductivity e Conductivity levels in samples tested ranged between 60 to 220 uS/cm. Based on information from the Department of Agriculture, these levels are low and would not prohibit the growth of sensitive plant species such as e leguminous vegetables, that could be expected to be grown in a residential vegetable garden. Soil conductivity is not considered to be of concern on this site. e 3.4 QA/QC Results e As part of its internal quality assurance procedure, MGT completed a laboratory split duplicate analysis on two samples for metals, petroleum · e hydrocarbons and organochlorine pesticides.· A high correlation was evident between both sets of data although in e composite 6, total petroleum hydrocarbons, as with all samples tested were below detection limits. e A reagent blank was analysed for metals and total petroleum hydrocarbons. No detectable levels of these analytes were recorded, e confirming that laboratory procedures did not contribute to contamination of sample extracts. e Spike recovery analyses for metals and organochlorine pesticides gave satisfactory results, ranging from 90 percent to 101 percent. e A second laboratory, Analabs, analysed a laboratory split duplicate of sample 23A for organochlorine pesticides and the metals copper, e chromium, cadmium, arsenic, mercury, lead and zinc. The agreement between the analytical results of the inter-laboratory e duplicates, after an initial discrepancy in arsenic levels, was high. From the interlaboratory dupli('.ate, a procedural dilution factor error was e detected in MGT's analysis for arsenic. Initially arsenic was reported at less than the detection limit of 5 mg/kg in all samples tested. MGT was notified of the discrepancy in results and subsequently reanalysed all samples for arsenic. From reanalysis it was established that the level of arsenic in sample 23A was approximately 200 mg/kg, as reported by e Analabs. All other samples were as originally reported. Laboratory procedures and analytical instrumentation employed in testing e were similar at both MGT and Analabs and it is concluded that the variation in individual levels recorded (other than arsenic levels initially reported by MGT) could be accounted for by a lack of complete homogeneity in the composited samples. As such the final results obtained do not represent a deficiency in the standard of analytical procedures at either laboratory. The observed variation between results SINCLAIR KNIGHT 5V359000.rp 1:(rp l):jy: 17 /2/93 10 e e e e from the two laboratories is considered good and the data from the ONOC duplicate sample do not change the conclusions drawn from the e primary data. e e e e e e e e ,9 e e e e e e e e 5V359000.rpl:(rpl):jy:17/2/93 11 e SINCLAIR KNIGHT e e e 4. Contamination Assessment Conclusions and Recommendations 4.1 Soil Contamination Assessment e The principal finding of the contamination assessment completed at the Werribee Treatment Complex site was that other than the heavy metals e arsenic, chromium and copper (two locations only), all contaminants analysed were either less than detection or were at levels well below Australian or Dutch B thresholds for further investigation. e Samples containing contaminants at levels above relevant criteria for further investigation or clean-up are summarised in Table 4. e Table4 - WTC (North of Maltby Bypass): Summary of Contaminant Levels Exceeding Relevant Bor C Thresholds Sample Depth Concentration Threshold Analyte e No. (m) mg/kg Exceeded mg/kg lA 0-0.2 chromium 170 Aust B (50) zinc 260 Aust B (200) e 23A 0-0.2 arsenic 200 Dutch C (50) chromium 180 Aust B (50) copper 75 Aust B (60) The two areas found to contain heavy metal contaminants at greater than the Australian B level are discussed below: o Formerly Irrigated Area (south-west corner of the site): This region, occupying an area of approximately 8 hectares was formerly irrigated with effluent from the WTC until the construction of the Maltby Bypass in 1958. Sample 1A, a three-way grab sample from different locations within this area was found to contain chromium and zinc at greater than the Australian B level (Table 4). We recommend that, if this area were to be considered for - residential development, further sampling on a loose grid basis e (approximately forty-five samples at between 0-0.2m depth, and a nominal twenty samples at between 0.2-0.5m depth) for copper, chromium, cadmium, lead, and zinc be undertaken. e Analysis of these samples would enable better definition of existing soil conditions in this area, and provide a more accurate basis for the identification of areas requiring e remediation or for completion of a site-specific health risk assessment. e e SINCLAIR KNIGHT 5V359000.rp1:(rp1) :jy: 17 /2/93 12 e e e o Storage Area for Copper Chrome Arsenate Treated Timber (east of Hangar 5): e Sample 23A taken in this area contained copper and chromium at above Australian B and arsenic at almost four times the Dutch e C clean up threshold. If this area of approximately 0.5 hectares were to be considered e for residential development some remediation of soil would be required. e To better define the extent of contamination in the timber storage yard we recommend further analysis of A and B level samples taken on an approximate 15m grid basis for copper, chromium and arsenic (ie. twenty-eight samples by two depth ranges : total fifty-six samples). From analysi_ng these samples • the extent and costs of remediation in this area could be e accurately determined. e As an initial guide, assuming heavy metal contamination is confined to a 0-0.2m depth range across the entire timber storage area, the volume of soil required for remediation would 3 be approximately 1 000m . Cost for remediation in this area would therefore be approximately $65 000, assuming the following: o Excavation and cartage (-25 km) to Sunshine Municipal Tip e 1 000m3 of soil at $25/m3 say $25 000 e o Disposal of soil as low level contaminated soil at an assumed density of 1.6 tonnes/m3 at Sunshine Municipal Tip 1 600 tonnes at $24/tonne say $38 400 o Engineering supervision 2 days at $700/day say $1 400 Total $64 800 e say $65 000 The assessment undertaken was preliminary in nature and provides a e broad understanding of soil contamination on the site. Conclusions made must be considered in the light of the limited extent of the study. e e e SINCLAIR KNIGHT 5V359000.rp1 :(rpl):Jy:17 /2/93 13 e FIGURE 3 ~ LANO flLTRATION - PUMP OR GRAVl1Y LAND f1LTRATION - PUl.IP COUlfTRY LANO fllTRATION - GRAV!TY D GRASS flLTRAilON - GRAVITY D SLUDGE TREATMENT ORY GRAZING LAGOONS MELBOURNE AND METROPOLITAN BOARD OF WORKS FARM WERRIBEE - :=-z---~ · ·- - - 7 eeeeeeeeeeeeeeeeeeeeeee e e • 5. Odour Impact Assessment Description e 5.1 Background Information - Detectable, recognisable and offensive odours. e The unit of measurement of odour adopted by the EPA is the odour unit (OU) and is defined by the EPA as being the dimensionless ratio of : (a) the volume which the sample would occupy when diluted to the - odour (detection) threshold (for the median observer of a given e· panel) to • (b) the volume of the sample. e By definition, a gas with an odour level of 1 OU can be said to have a detectable odour. e For some time Melbourne Water has used the odour dilution unit (ODU) as the unit of measure of odour. An ODU level is the dimensionless ratio of the volume of the gas used for dilution of the sample to the odour e (detection) threshold to the volume of the sample. Hence we can convert odour levels cited in odour dilution units (ODU) to odour units (OU) by e adding 1. At some odour level higher than 1 OU a gas can be said to have a recognisable odour. There appears to be no consistent view of a • quantitative recognition threshold although 4 ODU (ie 5 OU) has been used at the boundaries of sewage treatment premises in some analyses e performed in the past. Quantitative odour data generally relates to the odour level (in ODUs) not the concept of offensiveness. The offensiveness of odourants is primarily - a function of their chemical composition. Chemicals can have either e synergistic or antagonistic effects when combined with respect to both their odour level and offensiveness characteristics. Some odourants are offensive at very low odour levels, others may not be offensive at e relatively high odour levels. e 5.2 The Werribee Treatment Complex The Werribee Treatment Complex treats approximately 50% of e Melbourne's wastewater prior to discharge to Port Phillip Bay. Figure 3 shows the current process steps, their relative areas and locations. In general terms wastewater is treated by either passing through a series - of ponds ("lagoon treatment" - which operate 12 months per year) or filtration through grass paddocks ("grass filtration" over the period May - e Oct) or porous earth ("land filtration" over the period Nov - .i\pr). · e SINCLAIR KNIGHT 5V359000.rp1 :(rpl):jy:17 /2/93 14 e e e • Recently the VI/TC lagoon treatment capacity has increased, with the addition of eastern lagoons 11SE, SSE and 2SW. The first compartment (the "Anaerobic Pot") of these lagoons operates anaerobically, and • produces the majority of the odourous gas emitted from the lagoon. The e Anaerobic Pot of the 11SE lagoon is covered. The Anaerobic Pots of the SSE and the (presently being commissioned) 25W lagoons are planned to be covered. The covers serve the purpose of trapping the odourous gas which is then collected and burnt. • A zone immediately following the Anaerobic Pot in each of lagoons is mechanically aerated so that it will not operate anaerobically. ·- These lagoons form part of the works planned under the WTC Odour Reduction Strategy. Further works planned include a Pretreatment Pond - facility which will decrease the level of odour emitted from the western e lagoons, Grass Filtration, Sludge Treatment and perhaps Land Filtration areas and a further eastern lagoon - the 10SW lagoon. e· The Pretreatment Pond concept is currently awaiting approval by the Melbourne Water executive and Board. VI/TC management give the e Pretreatment Pond project a greater than 50% chance of proceeding. The 10SW lagoon is no longer envisaged as being constructed in the foreseeable future. e By December 1993, works currently approved will include the completed commissioning of the 25W lagoon and aerators being in place on the 25W and SSE lagoon (but no covers on either). These works are • ·proceeding. The operation of the VI/TC at December 1993 will comprise the "now" case for the odour modelling (site development cannot begin e before this date irrespective of the modelling results). e VI/TC management aim to shortly initiate the process whereby the 2SW and SSE lagoon Anaerobic Pots are covered and the Pretreatment Ponds approved, constructed and commissioned by the end of 1996. These e works are planned. The operation of the VI/TC after 1996 will comprise the "future" case for the odour modelling. It is of note that beyond these works, there are no further planned capital works over he period of the next 10 years. • 5.3 Odour Modelling e There have been approximately 400 measured odour emission fluxes from the various processes at the VI/TC over the period 1986 -1992. This data was collated into a database in 1992. -e The odour emission fluxes, operational process areas and meteorological data collected over one full year (1987) form the inputs to the odour modelling performed in the current analysis. e ------SINCLAIR KNIGHT 5V359000.rp1:(rpl):Jy:17 /2/93 15 - e e • The method of determination of the maximum odour was by use of the EPA's Ausplume (V1 .6d) computer program. This method is an approved • State Environment Protection Policy (The Air Environment) Schedule E (Gaussian) Plume Dispersion Calculation procedure, and has been used successfully in many similar applications. •e The output of the current analysis is presented here in graphical form. e Two cases have been run: (i) "Now". Conditions expected after the currently approved capital works are completed (ie after December 1993) . (ii) The "future". Conditions expected after all of the planned (approved • and not approved) future capital works are completed (ie after e 1995). Note that currently there are no further capital works envisaged. e Case (ii) assumes the northern Pretreatment Pond site is preferred, and the Pretreatment Pond effluent results in loadings of less than or equal to e 100 kg BOD/ha.day on the downstream processes (ie the current preferred proposal). e From these two cases, eight graphs have been generated - Figure 4A shows the maximum (99.9th percentile) odour expected over •• the western Port Phillip Bay area, for case (i). Figure 48 shows the maximum (99.9th percentile) odour expected, over - the area planned to be rezoned, for case (i) . Figure 5A shows the frequency of odours exceeding the recognition • threshold (4 ODU) over the western Port Phillip Bay area, for case (i). Figure 58 shows the frequency of odours exceeding the recognition - threshold (4 ODU), over the area planned to be rezoned, for case (i). e Figure 6A shows the maximum (99.9th percentile) odour expected over the western Port Phillip Bay area, for case (ii). Figure 68 shows the maximum (99.9th percentile) odour expected, over " the area planned to be rezoned, for case (ii) . Figure 7A shows the frequency of odours exceeding the recognition •e threshold (4 ODU) over the western Port Phillip Bay area, for case (ii). Figure 78 shows the frequency of odours exceeding the recognition threshold (4 ODU), over the area planned to be rezoned, for case (ii). •e SINCLAIR KNIGHT SV359000.rp1 :(rpl):jy:17 /2/93 16 e e e • Note that the "odour' modelled is a three minute composite sample . Maximum odour (99.9th percentile is the odour level expected in the 8th • worst hour over a 12 month period. For the discussion purposes, the site proposed to be rezoned will be split • into three sections. The "north" section is all of the land in the area proposed to be rezoned north of the WTC office complex. The "south • east" and "south west" sections are the east and west halves of the e remaining land proposed to be rezoned. These sections are shown in Figure 1. e e e e e e• •e •• e •e e e SINCLAIR KNIGHT 5V359000.rp l :(rpl):jy:J7/2/93 17 •e • 6. Odour Impact Assessment Results and Discussions 6.1 Odour Impact Assessment after Completion of Currently Approved • Capital Works (ie after December 1993 - the "now" case) . The impact of odour emitted from the VI/TC on surrounding areas will continue to be significant after commissioning of the 25W lagoon. The • areas of highest impact appear to be the area immediately South West of e the WTC (Point Wilson), the Port Phillip Bay area immediately South of the VI/TC and the area North East of the VI/TC (including the Westleigh e Gardens Estate, Werribee South and the ·area planned to be rezoned). In the area proposed to be rezoned, the expected maximum odour level is greater than at Werribee South and Point Cook. The south west section of the area proposed to be rezoned also has a higher expected •e maximum odour level than the Westleigh Gardens Estate area. The north and south west sections of the area to be rezoned are expected to experience a similar maximum odour impact to the Westleigh Gardens Estate. (see Figures 4A and 48). There is a drop in expected - maximum odour across the site from the west corner to north east corner e of approximately 20 - 30 %. Odours greater than the level of recognition (4 ODU) are expected to be e experienced for more than 0.5% (>45 hrs per year) of the time in the south west section of the area proposed to be rezoned and less than 0.5% of the time for the remainder (see Figures SA and 58) of the site . • The average maximum odour level across the site is expected to be 40 ODU. • On the 14 and 15 November 1992, three ambient air samples were taken at positions marked on Figure 2. The prevailing wind was South Westerly. The average of these measurements (performed by Consulchem • Laboratories using a three-person panel) was just over 150 ODU. The raw data appears in Appendix B. Using "Reliability of odour measurements made by the method of dynamic olfactometry" (W Paul, - 1992) to interpret this data, it can be said that the results are not e statistically inconsistent with the output of the modelling exercise . Of greater applicability is a comparison with the much larger number of ambient samples taken in previous studies. The averages from these • studies are presented below: 0 Werribee South 50 oou ( 1986 - 1988) • 0 Bellarine Peninsula e (inc. Portarlington) 18 ODU ( 1986 - 1989) D Carrum (plant boundary) - 18 ODU (1988) 0 Tullamarine Airport (and Tip) (at the Airport) 350DU (1988) -e SINCLAIR KNIGHT 5V359000.rp 1:(rp1):jy:17 /2/93 18 e e e e e FIG RE 4A lvlaxirnurn odours (ODU) expected over • any given year, after Decerneber 1993. e v e ~o ·o e -?o 0 ·O e e 20.0 e- - e• •e Contours represent 99.9th percentile odour profile • in ODU units (using 1987 meteorological data). Data assumes 25W lagoon commissioned and both 25W e and 55E lagoon aerated but not covered. -e e e e e -e •e FIGURE 4B e Maximum odours (ODU) expected over e any given year, after Decemeber t 993. e ..p·0 e• 0 • ,,.,ci -e e 0 ~O·O WERRIBEE •e FARU Contours represent 99.9th percentile odour profile in ODU units (using 1987 meteorological data). • Data assumes 25W lagoon commissioned and both 25W and 55E lagoon aerated but not covered. -e e e e e e e e F CURE 5A e Estirnated frequency ~f recognisable odour e ernissions over any g1/ven year, after Dec 1993. e 0 ·~ e e .__ __ _o'Y 0 e e e -e e e e- Contours represent percentage of time over any given year that odour will exceed the recognition threshold of 4 ODU. Data assumes 25W commissioned e and 25W and 55E lagoon aerated but not covered. e e • e e e e e F GLRE SB e e Estirnated frequency of recognisable odour e e·missions over any given year, after Dec t 993. e e e e e e e e i.--- '\ o flftmBE e • FARM e Con ours represent percentage of time over any given year that odour will exceed the recognition threshold of 4 ODU. Data assumes 25W commissioned e and 25W and 55E lagoon aerated but not covered. e -e e e e e Analysis of the WTC odour complaint register shows that complaints from Werribee South ( approximately 50 ODU) and the Bellarine Peninsula e (approximately 18 ODU) are not uncommon. 62 Odour Impact Assessment after Completion of All Planned Capital e Works (ie after 1995 - the "future" case). Completion of the WTC Odour Reduction Strategy by construction of the Pretreatment Ponds and covering the 25W and 55E lagoons Anaerobic Pots will result in a reduction of maximum odour emissions from the WTC e (as compared to December 1993 operations) of approximately 60 - 80%. The site proposed to be rezoned will experience maximum odour level due to WTC emissions higher than that at Werribee South and Point e Cook. The South West section of the site will experience an odour level higher e than that experienced at the Westleigh Gardens Estate. The remainder of the site will experience odours of the same order of magnitude as the e Westleigh Gardens Estate (see Figure 6A). The South West section of the site proposed to be rezoned will e experience a maximum odour level just greater than 10 ODU over any given year. the remainder of the site will experience a maximum odour level of just less than 10 ODU over any given year (see Figure 68). Comparison of this maximum odour level (approximately 1O ODU) for the - "future" case with the "now" case (see Figures 4A and 48) shows that the maximum odour expected after 1995, across the entire site to be e rezoned; will be far less than currently experienced at Werribee South, the Westleigh Gardens Estate or the Bellarine Peninsula. The expected e odour impact at the site will be of th·e order of that currently experienced at areas that are a similar distance from the WTC as, say, Sunshine or Williamstown. The majority of the site will experience odours greater than the recognition threshold limit (4 ODU) for less than 8 hrs per year (see Figures 7A and 78). e- e e e e SINCLAIR KNIGHT 5V359000.rp1 :(rpl):jy:17 /2/93 19 e e e e FIGURE 6A : e Maximum odours (ODU) expected e over any given year after 1996. e r - / I e e e e e e e e e e e Contours represent 99.9th percentile odour profile in ODU units (using 1967 meteorological data). e Data assumes Melbourne Waters Odour Reduction e Strategy is approved and completed by end 1996. e e e e e e e e e FIGURE 6B : e Maximum odours (ODU) expected e over any given year after 1996. e e e e - ...o· 0 0 e (I)" e 0 e 'l-oP WERRIBEE e FARM e Contours represent 99.9th percentile odour profile in ODU units (using 1987 meteorological data). e Data assumes Melbournes Waters Odour Reduction e Strategy is approved and completed by end 1996. e e e e e e e FIGURE 7A: e Estirnated frequency of recognisable odour e ernissions over any given year, after 1996. e e e e e e -e e e e e Contours represent percentage of time over any given year that odour will exceed the recognition e threshold of 4 ODU. Data assumes Melb. Water Odour e Reduction Strategy is approved and implemented. e e e ------e e e e e 9 FIGURE 7B : e Estimated frequency of recognisable odour e emissions over any given year, after t 996. e e e e e e e e WERRIBEE e FARU e Contours represent percentage of time over any iven year that odour will exceed the recognition e fhreshold of 4 ODU. Data assumes Melb. Water Odour e Reduction Strategy is approved and implemented. e e e e e e 7. Odour Impact Assessment Conclusions and Recommendations e 7.1 Conclusions and Recommendations e If the WTC Odour Reduction Strategy does not proceed past the commissioning of the 25W lagoon, then - e The maximum odour levels to be experienced at the site proposed to be rezoned given completion of currently approved capital works would undoubtedly be close to the highest for any residential lands located in e the WTC vicinity. Should the rezoning and development project proceed, odour complaints e of the order experienced from the Werribee South or Werribee township e areas would not be unexpected. The north and south east sections of the land parcel represent land where development could proceed only on the basis that the odour e impact would be no worse than the current development at Westleigh Gardens. Of these two sections, the north section would be preferred for e initial development on the basis of odour impact alone. e Hence our recommendations would be: o If the completion of the WTC Odour Reduction Strategy is not approved by Melbourne Water, then development could cautiously e commence in the north section and then the south east section of the site. This would require acceptance of the argument that the planning approval process has already led to a precedent being set e for development in this area by approving development at the Westleigh Gardens Estate. e If the WTC Odour Reduction Strategy does proceed to its full extent (all works planned completed by end 1996), then - The analysis performed here shows that the expected maximum odours experienced at the site after the full Odour Reduction Strategy is e implemented would result in the entire land having a similar odour from emissions from the WTC to that currently experienced at distances from the WTC similar to that of, say, Sunshine or Williamstown. Hence on e implementation of the full Odour Reduction Strategy, complete development of the land parcel should not be hindered for reasons of e odour impact from the WTC. e Hence our recommendations would be: o If the WTC Odour Reduction Strategy is approved and completed by 1996, no hindrance to development of the full site for reasons of odour impact are envisaged. -e SINCLAIR KNIGHT 5V359000.rp l :(rp l):jy: 17 /2/93 20 e e e ~~~~~~~~~~~~~-- Some minor alterations to WTC irrigation practices immediately south of the freeway would probably be required if development abutted the northern side of the freeway. This requirement would not be expected to significantly effect operations at the WTC. - Given the nature of the modelling done in Figures 4A, 48, 6A and 68, e then as a general statement pertaining to any staged development scenario, the following is recommended: o If development occurs, residential development in the North and A South East sections of the site would be preferred over the South w West section. -e e e e e e e e e e e ~~~~~~~~~~~~~~~~~~~~~~~~~~- e SINCLAIR KNIGHT 5V359000.rp1 :(rpl):jy:17 /2/93 21 e e e Appendix A - Profile Description .e e e e e e .e i e e 19 '8 e e e e e e e e - SINCIAIR KNIGHT 5V359000.rp 1:(rp l):jy:.17 /2/93 eeeeeeeeeeeeeeeeeeeeeee PROFILE DESCRIPTION LocaHon: Werrlbee Treatment Complex Depth of Borehole: 0-0.2. 0.2-0.Sm Date: 8/12/92 Sampled: PM Borehde l.ocaton SanpleDes~ Slruclu'e Molstu'e Cciheslon/ Vbua Caitcmnalon Odcu No. C«ldHcn Density I 1 South west corner of ste (Refer AgLKe 2) Oayey SILT, brown. containing some SP Moist Medium NVC NO sand Dense 2 Refer Rgure 2 Oayey SILT. brown. containing some SP Moist Medlt.rn NVC NO sand Dense en 3 Refer Rgure 2 Oayey SILT. brown. containing some SP Moist Medium NVC NO z clay () Dense >;o 4 Refer Rgure 2 Oayey SILT. brown. containing some SP Moist Medium NVC NO clay Dense 5 Refer Rgure 2 Oayey SILT. brown. containing some SP Moist Medium NVC NO clay Dense 6 Refer Rgure 2 Oayey SILT. brown. containing some SP Moist Medium NVC NO clay Dense 7 Refer Rgure 2 Oayey SILT. brown. containing some SP Moist Medium NVC NO clay Dense 8 Refer Rgure 2 Oayey SILT. brown. containing some SP Moist Medium NVC NO I clay Dense 9 Refer Rgure 2 Clayey SILT. brown. containing some SP Moist Medium NVC NO clay Dense 10 Refer Rgure 2 Clayey SILT. brown. containing some SP Moist Medium NVC NO clay Dense NVC = No Visual Contamination NO = No OdoLB' 0 PROFILE DESCRIPTION Locatton: Werrlbee Treatment Complex Depth of Borehole: 0-0.2. 0.2-0.Sm Date: 8/12/92. Sampled: PM Bcrehde Loealcn SanpleDes~ Slruclt.re MobUe Cc>heilcrl/ Vbua Ccnlcmhcilon No. Odcu Cald!lcn Density 11 Refer Rgure 2 Oayey SILT. brown. containing some SP Moist MedlLrTI NVC NO day Dense 12 Refer Rgure 2 Oayey SILT. brown. containing some SP Moist MedlLm NVC NO day Dense 13 Refer Rgure 2 Oayey SILT. brown. containing some SP Moist MedlLm NVC NO day Dense Refer Rgure 14 2 Oayey SILT, brown. containing some SP Moist MedlLm NVC NO day Dense 15 Refer Rgure 2 Oayey SILT. brown. containing some SP Moist MedlLm NVC NO day Dense 16 Refer Rgure 2 Oayey SILT. brown, containing some SP Moist MedlLm NVC NO day Dense 17 Refer Rgure 2 Oayey SILT. brown. containing some SP Moist Medlum NVC NO day Dense 18 Refer Rgure 2 Siity SAND/gravel to 0.4m; clayey SILT Rll/SP Moist Medh.m NVC NO brown. Dense Refer Rgure 19 2 Oayey SILT. brown. containing some SP Moist Medium NVC NO sand and day Dense 20 Refer Rgure 2 Oayey SILT. brown. containing some SP Moist MedlLm NVC NO sand and clay Dense NVC = No 'JS.Jal Contamlnatton NO= No Odour ------•••••• H ••••••••••••••••• I PROFILE DESCRIPTION Locallon: Werrlbee Treatment Complex Depth of Borehole: 0-0.2. 0.2-0.Sm Date: 9 /12/92 Sampled: PM B«ehde Locallon Sanple DesafpHon Slruciue Maish.re Coheslco/ \/bud Cailatma!on No. Odcu OlndHon Demlly 21 Refer Rgure 2 Oayey SILT. brown. containing some sand SP Moist Medium Dense NVC NO and day 22 Refer Rgure 2 Oayey SILT. brown. containing some sand SP Moist Medium Dense NVC NO and clay 23 llmber storage yard (Refer Rgure 2) Oayey SILT. brown. containing some sand SP Moist Medium Dense NVC NO and day 24 Refer Rgure 2 aayey SILT. brown. containing some sand SP Moist Medium Dense NVC NO and day 25 Refer Rgure 2 Oayey SILT. brown. containing some sand SP Moist Medium Dense NVC NO and day 26 Refer Rgure 2 Oayey SILT. brown. containing some sand SP Moist Medium Dense NVC NO and day NVC = No Visual Contamination NO= No Odour e t6/Z/ L l :A(:(l dJ): l dJ·oo06StM lH~N>I ~IVONIS e e e e e e e e e e e e e ·e e e e e spoda~ s1sAtouv Alo11>Joqo1 - e xipuadcly -e e e cnv1ronrnenca1 wonsu1~1ng ~tJy. Ltd. A.C.N. 005 085 521 e e e 7th January, 1992 e Mr. P. Mueller, Sinclair Knight &. P.artners, 5th Floor, 222 Kingsway, SOUTH MELBOURNE, 3205 e Dear Sir, e Please find enclosed the amended pages for Job No. SV359 - MGT Report no. 92758. e Yours faithfully, e e ~-.~ -/? hi1aJ7~- ~-~·· e Operations Manager e e Environmental Consulting Pty. Ltd. 3 Kingston Town Close. Oaklelgh, Vlaorla. 3166 Postal Address: P.O. Box 278. OakJelgh, Victoria. 3166 Telephone: (03) 564 7055 Fax: (03) 564 7190 SINCLAIR KNIGHT & PARTNERS sv 359 OBG8t:::JOCl:ll OBlt:::JE eESIICIDES ~IS Ee8 MEil:lQD BQBQ Samnle n. 1nl i ,...,,+ .... Q~il Linrl~ne Aldrin <0.01 95 <0.01 Oieldrin 0 10 QR <0_01 .r ODE i::nrfrin <0 01 Q? <0 n1 ODD <0.01 94 <0_01 DDT I Results expressed rn ppm(mg/kg for soils, mg/I for waters)unless stated otherwise. Soil extraction US EPA 3550(modified), Water Extraction US EPA 3510. Date received:- 9.12.92 This.oryisw· ing A s. redbyl-iona.·ationo- Au The le pon ...... havti ------eeeeeeeeeeeeee ..... Environrnental Consulting Pty. Ltd. ------3 Kingston Town Close, Oaklalgh, Victoria. 3166 Postal Address: P.O. Box 276, Oalllelgh, Victoria, 3166 Telephone: (03) 564 7055 Fax: (03) 564 7190 SINCLAIR KNIGHT & PARTNERS sv 359 HE;AVY. MEI8l S - ~IGIQB18L:::I EE8 EUEH IG8IIQt::l tfo,13~ MEit:iQDS l3 aad HH l:lo} Sa mole 1A r.omo 1 Como 2 Como 3 Como 4 Comp 5 Comp 6 Lab. No .. n4RO n481 n482 0483 0484 0485 0486 of~ Mnic:t11ro w I "' ')1 f:: 1fl F\ 11 " 1" Lt 1 Q Li. 1 Q 1 1R 1 Coooer 45 <10 <10 <10 - <10 - Chromium 170 31 25 30 - 27 - Cadmium 1.3 <0.5 <0.5 <0.5 - <0.5 - Arsenic <5 <5 <5 <5 - <5 MPrr11rv <0.1 <0.1 <0.1 <0.1 - <0.1 - Lead 11 0 20 13 15 15 21 29 Zinc 260 46 37 33 - 49 - Results expressed in ppm(mg/kg for soils, mgTI for waters) unless stated otherwise. Extraction with 50% HN03 • Date received:- 9.12.92 r-/~~--1 This Laboralory Is registered by the Nalional A3soclallo Report No. 92758 P~fle 3 /G SINCLAIR KNIGHT & PARTNERS sv 359 HE8VY. MEI8LS - ~ICIQBl8~ El:8 I:! !BLIC8IIQt:I tfo.l~~ MEIIJQQS ]3 aad l6(1:Jol Sample Comp 7 23A 25A Comri 6 23A Blank Spike Lab. No. 0487 0488 0490 Duplicate Duplicate Yo Recovery J_ l\Anic:t11r<> w I ,., 1 4.1 16.3 24.1 16.1 16.3 r'nnnor <10 80 <10 - 70 <0.02 101 Chromium 21 200 29 - 160 <0.02 98 Cadmium <0.5 <0.5 <0.5 - <0.5 <0.01 99 Arsenic <5 200 <5 - 190 <0.05 90 Mercurv <0.1 <0.1 <0.1 - <0.1 <0.001 94 Lead 21 15 20 29 14 <0.05 95 7inr- :in 4R A? - 40 <0.02 98 Results. ex p ressed in pp m1m gilk g for soi Is m g1/I for waters) unless stated otherwise. Extraction with 50% HN03 • Date received:- 9.12.92 This Labotaloty is regislered by Iha Na1ional Associaliot • lr.g Aull•otllles, Auslralia. Th: report.rein ha· pdrt6J I) a A A In ac,Ance ,,, letms islrau:A W • WI' doc.shall-ropr oxce I. WI' eeeeee Environmental Consulting Pty. Ltd. ------3 Kingston Town Closo, Oakleigh, Viaoria. 3166 Poslal Address: P.O. Box 278, Oakloigh, Vlc1otia. 3166 Tolophono: (OCI) 564 7055 SINCLAIR KNIGHT & PARTNERS Fa.<~<03 > 5647100 sv 359 Sample Lab. No. H % 2 0 W/W pH( units) Conductivity Y1S/cm) 1A 0480 23.6 6.55 120 Comp 1 0481 16.6 5.86 100 Como 2 0482 13.5 5.42 220 Comp 3· 0483 15.4 5.94 85 Como 5 0485 19.1 6.91 120 / Date received 9.12.92 Report no. 92758 Page 5 ITil JI Environmental Consulting Pty. Ltd. -~~~~~;•:t~~.1111U-r--~~~~~~~~~~~~~-Li 3 Klngslon Town Close. Oaklelgh, Vlaorla. 3166 Poalal Address: P .0. Box 276, Oal SINCLAIR KNIGHT & PARTNERS .SV 359 TOTAL PETRQL.E!JM HXQBQG~B!2Q~S - us EPA 418,1{1R}. M~T 1 OOA(~Q} Samole r.nmn 4 r.n mn fl r.nmn F\ Rl-:.nk I ~h 1\1~ 0484 0486 n11nli,~::it1:> 0L l\Ani"h1ro w, w 19.4 rn 1 1 h 1 TPH Total by IR - - - - - C"Fraction by GC <20 <20 c"- - <20 <20 r. - r. Fraction bv G ~ <50 <50 c -- c __ Fraction bv Gt <100 <1n0 <'1 (\() <'1 nn I .J .:.o " C0a-C'l~Fraction bv GC <100 <1flfl <'1 nn <'.'1 nn Results ex p ressed in pp m(m gl/k g dr y for soils m g /I for waters) standard reference oil. Soil extraction US EPA 3550(modified), water extraction US EPA 3510. Date Received 9.12.92 This l.aboralory Is registered by lhe Nallonal ~ialk Ing Au1horilies, A&Jstralla. The IHl(1) tepo Sinclair Knight & Partners. 5th Floor 222 Kingsway e SOUTH MELBOURNE VIC '32os e Your Reference: sv 359 (23.12.92) e Our Reference: 4132 . . ·. e Attention; Peter Mueller Dear Sir, We received one ( 1) soil sample on the 4 January 1993 via MG.T Environmental Consulting. ../ The results obtained are enclosed in this report. Preliminary results were faxed to you on the 8/1/93 and 11/1/93. Yours faithfully ANALABS - A Division of - Inchcape Testing Services Pty Ltd -<0'JOE COSTANZO- ·.·~---'-PETER DIMIS -, - B App Sc (Chem) A fRACI C Chem W MA.NAGER, MELBOURNE SENIOR INORG.ANICS CHEMIST e .Encl. - -e . M E 'L B 0 U R N E : . - 231 BUR\\!000 ROAD. Hf\WTHon~. 'JIC'70RI.>., ~12Z. -HEAD Off(CE; FACSIMILE.! (09) ~58 2922 : 50 ).1URRAY ~D. WEl5Hf-CGL. WESTEX:-1 AL'oTl I analytical results and at Analabs the following are the ! ·l: minimum requirements:- e 5% of all samples analys·ed are to be reagent blanks. · Standards bracketing the expected range of results are run at the beginning.of each Sf;!t of analysis. Zeroes and. e mid range standards checks -are performed routinely. The frequency of this calibration check is dependent upon the e ;· instrument stability. · A duplicate sample is run at least once every 20 samples or once for each separate job. Recoveries are performed at least once every 20 samples· e or one for each job. Whenever available, control samples are run with each set .e of samples. e REPORT NO. 41.32 .. e Page 2 of 4· e e •.,. e· e e SINCLAIR KNIGHT.·& PARTNERS PROJECT NO : SV 359 e Metals . ; . e Our Reference 4132 e Your Reference 23A Units mg/kg e Copper, Cu 120 Lead, Pb 18 e Zinc, Zn ·' 46 Arsenic, As 180 e Chromium, Cr 210 e Cadmium, Cd <0.1 e Mercury, Hg 0.137 e e e e e e: e· e REPORT NOA 4132 ·9' Page 3 of 4 · e e e e e SINCLAIR KNIGli'l?·& PARTNERS e PROJECT ~O : SV 359 Pesticides e e Our Reference 4132 Blank Recovery Your Reference 23A e Units ppm ppm % e a...;BHC REPORT NO. 4132 e e Page 4 of.4 .e e .. ,... ,...... - .. ... - ...... -...... ~3- ...... -... .. - ... _ .. ,_ .. ____ ,...... _ .1-/ ~il !fill PTY. LTD 01emists and :Microbiologists. Our Ref : C7281/7286 C7289/7291 21st December, 1992 Sinclair Knight Consulting Engineers 222 Kingsway. South Melbourne, 3205 Attention: David Cecil e LABORATORY REPORT Samples: Air samples, labelled as listed below, were re.cei ved on the e 14th and 15th November, 1992 respectively for determination of odour levels. Results: Date Drum No. Odour Level Received (OU) e 14/11/92 A/2 270 A/3 250 e B/2 100 B/3 75 e 15/11/92 C/2 75 e C/3 170 e Method of Analysis: E.P.A. Victoria, Method B2, Odour (Dynamic Olfactometry). ------e Yours faithfully, e CONSULCHEM PTY. LTD. \ e \ ... ,.\\ . ','. ',',,,_. JOHtr FLEMING - " e B.App.Sci(Hons) e Approved Analysts (Victorian Health Act.) e e e e e e e e e e e e e e S;t3S~f&,~ ~3~ 9 ~~ Sl-U3abS3~ ?J!,() S~~a, e e e e e e e e e e e e e MELBOURNE WATER e Werribee Farm Subdivision e - Quantitative Research Report - e February 1993 e e e e e e e e Prepared for: . Melbourne Water e Prepared by: Motive Market Research Pty Ltd 8 Waterloo Crescent - ST. KILDA. VIC. 3182 e Tel: (03) 525 4408 e Fax: (03) 525 3789 e e e e CONTENTS e e INTRODUCTION ...... 1 e 0 BJECTIVES ...... 2 e RESEARCH METHOD ...... 4 SUMMARY ...... 6 e DETAILED FINDING.S ...... 10 e 1. Home Ownership ...... 11 1.1 Residents ...... ·...... 11 e 1.2 Intending Purchasers ...... 12 e 2. Length of Residence ...... 13 e 3. Intention to Move ...... 14 e 4. Moving to the Area ...... 15 4.1 Reasons for Moving to the Area ...... 15 e 4.2 Place of Residence ...... ~ ...... 16 4.3 Factors Influencing Decision to Move e into the Area ...... 18 4.3.1 Most Important Factors e Influencing Decision to Move into the Area ...... 18 e 4.3.2 Factors Influencing Against Choosing to Live in the Area ...... 20 e 4.3.3 Size of Block Versus Size of House and Quality of Fittings ..... 21 e e Motive Market Research Pty Ltd Melbourne Water - Quantilative Research -February 1993 e e e e e e e 5. Positive Aspects of Living in the Area ...... 23 e 6. Negative Aspects of Living in the Area ...... 25 e 7. The Environment ...... 27 7.1 Quality of the Environment ...... 27 e 7.2 Improvements to the Environment...... 27 e 8. Werribee Farm as an Issue ...... 28 9. Size of Block ...... 29 e 10. Price of Block ...... 31 e e APPENDIX A Map of the Zones e APPENDIX B Questionnaires e APPENDIX C Block Size e e e e e e Motive Market Research Pty Ltd Melbourne Water- Quantitative Research - February 1993 e e e e INTRODUCTION e Melbourne Water is investigating a proposal to subdivide part of the Werribee Farm for housing. The land is well situated, close to shopping facilities, schools and other urban amenities and adjacent to housing of above average quality for the area. However, there is some concern that e negative public perceptions arising from the land's association with the Werribee Sewerage Farm and odour e issues (real and/ or imagined) may reduce the desirability e of the sub-division, thus affecting demand and price. Motive Market Research Pty Ltd was commissioned to e carry out preliminary research to gather perceptions of the residents of the area surrounding the proposed site. The research will assist in determining whether the project is e worthy of further investigation. e e e e e Motive Market Research Pty Ltd Melbourne Water - Quantitative Research - February 1993 Page 1 e e e e OBJECTIVES The research was designed to: e • To explore the status of residents living in the Werribee area who currently own their home or are e purchasing their home. How long have they lived in the area? How long e have they lived in their current dwelling? Do they have plans to move from their current e dwelling in the foreseeable future? If so, where to? • To identify the factors influencing residents' and intending purchasers' decisions to live in the Werribee area. What prompted residents/intending purchasers to move/consider buying in the area? Where did residents live prior to moving to the area? Where do intending purchasers currently live? How important is price of land/house packages, size e of block, size of house, proximity to family and friends, familiarity with the area, the local e environment and employment to the decision to live in the area? • _To identify the perceived positive aspects of living in the Werribee area. e • To identify residents' and intending purchasers' perceptions of the negative aspects of living in the e Werribee area. Motive Market Research Pty Ltd Melbourne Water- Quantitative Research -February 1993 Page 2 e e • To examine the acceptability of the local e envii:onment to residents and how it might be e improved. • To gauge the importance of Werribee Farm as an issue and possible source of problems to intending e purchasers. • To investigate block sizes and price in the area . e What size block would intending purchasers prefer to buy? What size block do they consider they will end up buying? What price would they expect to pay for their preferred bfock and for the block they think they will e end up buying? e e e !/ ,. e Infrastructure Library 1~ e I e I e Motive Market Research Pty Ltd Melbourne Water - Quantitative Research - February 1993 Page 3 RESEARCH METHOD It was decided that residents in adjacent areas and intending purchasers who could relate their reasons for buying/ or thinking of buying in the area and state the advantages and disadvantages of living in the area would be the ideal target for quantitative research to address the objectives of the project. Resident Interviews e The resident interviews were made door to door with the householder being asked questions related to their e decision to live in the area and their perceptions of living in the area. The areas immediately adjacent to Werribee Farm were those in which the survey took place, as well as areas in Hoppers Crossing and New Wyndham Vale. A total of 117 interviews were conducted. The distribution of interviews was as follows: e • 20 interviews - Zone A e • 29 interviews - Zone B • 19 interviews - Zone C e • 29 interviews - Hoppers Crossing • 20 interviews - New Wyndham Vale . e A map showing the areas is contained in Appendix A of this report. The questionnaire administered to residents is contained in Appendix B of this report. e e Motive Market Research Pty Ltd Melbourne Water- Quantitative Research - February 1993 Page 4 e e Intending Purchasers e Interviews with 50 intending purchasers were carried out at the display home site in Barber Drive, Hoppers e Crossing. Display home visitors who were not intending to purchase in the Werribee area were screened out of the e sample. e The questionnaire administered to intending purchasers is contained in Appendix B of this report. Detailed computer tabulations of both the residents' and intending purchasers' surveys are bound under separate cover. e e e e e e Motive Market Research Pty Ltd Melbourne Water- Quantitative Research - February 1993 Page 5 e e e SUMMARY • In general residents are quite satisfied with the local environment of Werribee/Hoppers Crossing and e cannot suggest ways of improving it. e • Most residents plan on_ continuing to live in their existing dwelling in the foreseeable future; of those e who do plan to move, most will move to another area. The majority of residents stated that they had e come to Werribee from other western suburbs or they had moved from another dwelling in the Werribee area. The majority (92%) of intending purchasers currently live in the Werribee/Hoppers Crossing/Wyndham Vale area or other western suburbs. This suggests that there is a real propensity for residents to move within the area. e • By far the most common reasons for initially moving to the area were the availability of 'housing/cheap e house and land packages' and' block size'. These appear to be the most important influencing factors e on the decision to live in the Werribee/Hoppers Crossing area for both residents and intending e purchasers. e • Neither the acceptability of the local environm~nt or employment reasons ranked highly amongst the e factors that influenced the decision to live in the Werribee area. e e Motive Market Research Pty Ltd Melhourne Water- Quantitative Research - February 1993 Page 6 e e e e • In general residents are willing to compromise on the e size of the house and quality of fittings in the short term so that they can have a larger block. e Comparatively, intending purchasers did not exhibit this preference with approximately equal proportions stating a willingness to compromise on size of house for a larger block, and willingness to compromise on e size of block for a larger house. e • The vast majority of residents (79%) stated that no negative factors were taken into account when they e made their decision to live in the Werribee/Hoppers Crossing area. Only three respondents (3%) stated that proximity to the sewerage farm was a negative \) factor that they took into consideration when they e made their decision to live in the Werribee area. e Likewise, the majority of intending purchasers could state no negative aspects of living in the area. Only e four intending purchasers mentioned Werribee Farm as a potential source of problems, and these were e perceived to be minor. • Positive aspects of living in the Werribee/Hoppers Crossing area mentioned included quietness of the location, easy accessibility to the city, closeness to work, friendliness of the community and good school e and sporting facilities. These reasons were similar e across resident and intending purchaser surveys. Motive Market Research Pty Ltd Melbourne Water - Quantitative Research - February 1993 Page 7 e e • The most common negative aspects of living in the area which were mentioned were poor public e transport and a lack of entertainment facilities and the lack of trees, parks, playgrounds and sporting e and recreational facilities. The latter are of most concern to intending purchasers. • Optimum block size appears to be 750to1,100 e square metres. This fulfils intending residents expectations; it is not only the block size they think e they will end up buying, but also the block size they prefer (1,100 square metres). This suggests that e intending purchasers have already ascertained the block size they can afford. • Intending purchasers consider that they will pay between $45,000 and $60,000 for the block of land they will end up buying. They perceive that their preferred block size would cost from $50,000 upwards. e • The issue of Werribee Farm odour was mentioned by e only 3% of the survey sample of residents. Only four respondents in the intending purchaser survey mentioned Werribee Farm odour. • In conclusion, this small-scale survey of Werribee residents and intending purchasers in Werribee suggests that neither intending purchasers nor Motive Market Research Pty Ltd Melbourne Water- Quantitative Research -February 1993 Page 8 current residents are particularly aware of the e Werribee Farm when they are considering Werribee as a residential location. The proximity to Werribee e Farm is not an important factor which is taken into account in the purchase decision nor does it impinge negatively on the quality of the environment when e residents have established themselves in the area. e e e e e e e e . Motive Market Research Pty Ltd Melbourne Water-Quantitative Research -February 1993 Page 9 e e e e e e e e e e e e e DETAILED FINDINGS e e e e e e e e e e Motive Market Research Pty Ltd Melbourne Water - Quantitative Research - Februa_ry 1993 Page 10 e e e e 1. Home Ownership 1.1 Residents e There are approximately equal proportions of residents interviewed who are currently purchasing their own home e (54%) and who own their own home (46%): TABLE 1: Horne Ownership of Residents e TOTAL Male Female <25 25-34 35-44 45-54 55+ e Base: 117 55 62 4 32 38 22 21 % % % % % % % % Purchasing 54 51 56 75 69 58 55 19 Own home 46 49 44 25 31 42 45 81 Understandably as age increases there is an increase in outright home ownership. It should be noted that the number of respondents was relatively small, hence results should be interpreted with care. It is also important to note that persons currently renting their homes were not included in the survey and hence the demographics are not totally representative of the population in the areas of Werribee where the survey e took place. e e Motive Market Research Pty Ltd Melbourne Water - Quantitative Research - February 1993 Page 11 e e e e e e 1.2 Intending Purchasers Respondents interviewed at display homes in the Werribee area were asked whether the house they were -intending to purchase would be their first home. Of the 50 respondents surveyed 28% stated that it would be their first home with 72% stating that it would not be the first e home they had purchased. Naturally, the younger the respondent the more likely it was to be their first home e purchase. . As with the residential survey the small numbers of respondents should be noted and figures interpreted with care. TABLE 2: Ownership Status of Intending Purchasers TOTAL Male Female < 25 25-34 35-44 45-54 55+ e Base: 50 27 23 10 11 15 9 5 e % % % % % % % % Purchasing 28 33 22 80 27 13 - 20 Own home 72 67 78 20 73 87 100 80 e e e Motive Market Research Pty Ltd Melbourne Water- Quantitative Research - February 1993 Page 12 e e e 2. Length of Residence The length of time that interviewed residents have lived in the general area is represented in the following table, e along with the length of time that residents have lived in their existing dwelling. e TABLE 3: Length of Residence Length of time General area Existing dwelling - Number % Number % e Base: 117 117 Under two years 14 12 27 23 e 2-5 years 22 19 28 24 6-10 years 28 24 27 23 e 11-20 years 30 25 22 19 More than 20 years 23 20 13 11 e The majority of residents have lived in the area for 6-10 years (24%) and 11-20 years (25%), although there is not e really a significant difference between all categories. Residents were asked to state how long they had lived in their existing dwelling. 'In general there are decreasing proportions of people living in their existing dwelling with increasing length of time. This, in conjunction with e the findings relating to the length of time residents have lived in the general area, indicates that there has been e some movement of residents within the general area. e Motive Market Research Pty Ltd Melbourne Water - QuantiUitive Research - February 1993 Page 13 e e e 9' e e 3. Intention to Move e The vast majority of residents (82% ) plan to continue e living in their current house, while only 18% plan to move e from their current house in the fore seeable future. Of those planning to move from th eir existing dwelling 71 % intend to move to another house outside the e .. area, while 29% plan to continue living in the Werribee/ e Hoppers Crossing area. e e TABLE4: Intention to Move of Residents e Number % Base: 117 e Continue to live in current house 96 82 e Have plans to move 21 18 Base: 21 e Stay in the area 6 29 e Move outside the area 15 71 e e e e Motive Market Research Pty Ltd Melbourne Water- Quantitative Research - February 1993 Page 14 4. Moving to the Area e e 4.1 Reasons for Moving into the Area e Residents were asked what prompted them to move to the Werribee/Hoppers Crossing area. The following list e summarises the responses of residents: e affordable housing/ cheap house and land package (32%); e liked the area (24 %); employment reasons/work nearby (23%); e family and friends nearby (21 %); new area/large block of land (14%); e always lived in the western suburbs (13%); RAAF association (1 %). e By far the most common reason for moving to the area e was the availability of 'housing/ cheap house and land packages'. This should also be considered in conjunction e with the response 'new area, large block of land' as block size appears to be an important contributor to the decision e to live in the Werribee area. e It is interesting to note that employment reasons were mentioned with similar frequency to reasons such as e 'liked the area' and 'family and friends nearby'. e When intending purchasers were interviewed at display homes regarding why they were looking at houses in the e Werribee area rather than in other parts of Melbourne e Motive Market Research Pty Ltd Melbourne Water- Quantitative Research - February 1993 Page 15 e - responses were very similar to the reasons of residents. At e the top of the list was the perceived affordability of housing with availability of cheap house and land e packages: affordable housing/ cheap land and house package (30%); - family and friends nearby (30%); e employment reasons/work nearby /RAAF association (303); e always lived in the western suburbs (283); liked the area (263); new area/large block of land (63); other such as accessibility to city, rural feel with open spaces and clean air (24%). As with resident interviews relating to place of prior residence it is interesting to note that a significant e proportion of intending purchasers state that they have 'always lived in the western suburbs' and is an important e factor in determining where they plan to purchase. e 4.2 Place of Residence e Residents were asked where they lived prior to moving to the Werribee/Hoppers Crossing area. The majority of e residents stated that they had lived in other western suburbs, with the next most common response being that e they had moved from another dwelling in the same general area. Motiye Market Research Pty Ltd Melbourne Water - Quantitative Research - February 1993 Page 16 TABLE 5: Place of Residence e Residents Intending Area No. % No. % e Base: 117 50 Other western suburbs 46 39 17 34 Same area Werribee/ Hoppers Crossing/ Wyndham Vale 38 32 29 58 Southern/eastern suburbs 11 9 3 6 Northern suburbs 7 6 - - Country Victoria 5 4 1 2 Overseas 4 3 - - e When intending purchasers were asked where they live e the majority (58%) stated that they currently lived in the same area (Werribee/Hoppers Crossing/Wyndham Vale), 34% stated that they lived in other western suburbs (Altona/Sunshine/Footscray/Deer Park) with only three respondents (6%) stating that they lived in the southern/ eastern suburbs. • However, the results of both the resident survey and the intending purchaser survey at display homes clearly - demonstrates where the marketing effort for home and land sales in the Werribee area should be geographically placed. Motive Market Research Pty Ltd Melbourne Water- Quantitative Research - February 1993 Page 17 e e e e e e e 4.3 Factors Influencing Decision to Move into the Area 4.3.1 Most Important Factors Influencing Decision to e Move into the Area~ e Residents were asked to rank the factors which were the most important in influencing their decision to live in the Werribee/Hoppers Crossing area. TABLE 6: Most Important Factors (Residents) Nominated 1st Mean Ranking 1-7 or 2nd in (the higher the importance mean the lesser the 3 importance) Price of house plus land package 47 3.21 Size of block 41 3.39 Proximity to friends and relatives 34 3.83 Size of house 21 4.17 Availability of employment 21 4.89 Familiarity with the area 20 4.13 Acceptability of local environment 17 4.31 Price of the house and land package and size of block emerged as the most important reasons drawing residents e to buy property in Werribee. Acceptability of the local environment and the availability of employment are the e least important influencers in the decision to live in the e Werribee/Hoppers Crossing area. e Motive Market Research Pty Ltd Melbourne Waler - Quantitative Research - February 1993 Page 18 e e ·8 e e e It should be noted, however, that the majority of respondents probably moved to the area prior to the e employment problems being experienced in Victoria escalated, hence employment may not have been an issue in their decision making. -e Intending purchasers were asked to rank the factors which were the most important in influencing their decision to live in the Werribee/Hoppers Crossing area. TABLE 7: Most Important Factors (Intending) Nominated 1st Mean Ranking 1-7 or 2nd in (the higher the importance mean the lesser the o/o importance) Price of house plus land package 64 2.22 Size of house 62 2.46 e Size of block 32 3.32 Familiarity with the area 16 4.52 e Proximity to friends and relatives 10 5.10 Availability of employment 8 5.36 e Acceptability of local environment 8 5.02 e Price of house and land package and size of house rated e as the most important reasons attracting intending purchasers to buy property in the Werribee area. This is e comparative with size of block being of more importance Motive Market Research Pty Ltd Melbourne Water- Quantitative Research - February 1993 Page 19 • e· • e to residents than size of house. Acceptability of the local e environment and the availability of employment are the least important influencers in the .decision to live in the Werribee/Hoppers Crossing area. 4.3.2 Factors Influencing Against Choosing to Live in the Area Residents were asked to think back to their decision to live in the area and to state any factors which weighed against a decision to live in the Werribee/Hoppers Crossing area. The vast majority (79%) stated that there were no negative factors influencing their decision at the time they bought.. From the one in five respondents who stated that they did take into account negative factors, these factors were: distance from the city (4%); second class area - bad reputation (4%); too far away from family and friends (3%); e proximity of sewerage farm (3%); transport problems (2%); e lack of facilities (2%); high price of land (2%); flat with no trees (2%). It is important to note that these negative responses were made by very few respondents. Only three respondents (3%) stated that proximity to the sewerage farm was a negative factor influencing their decision to live in the area. Motive Market Research Pty Ltd Melbourne Water- Quantirotive Research - February 1993 Page 20 -e 4.3.3 Size of Block Versus Size of House and Quality of Fittings e Residents and intending purchasers were asked which of e the following two statements best described how they made the decision about what and where to build or buy e their house. e 1. "The size of the block was important to us so we were willing to e compromise on the size of the house and quality of fittings in the short term." e 2. "We were prepared to compromise and buy a smaller block of land so that - we could have a bigger and/or better e quality house in the short term." e Over two thirds (69%) of the residential respondents agreed with the first statement, with 25% agreeing with e the second statement. From this it is clear that block size is a more important factor when making the decision to e buy in the Werribee area. In general residents are willing to compromise on the size of the house and quality of fitting in the short term so that they can have a larger block. In comparison, only 44% of intending purchasers placed greater importance on size of block, with 54% placing Motive Market Research Pty Ltd Melbourne Water. Quantitative Research. February 1993 Page 21 e e •e e greater importance on a bigger or better quality house. It e appears that intending purchasers, unlike residents, are not so willing to compromise the size of the block for the e size of the house and the quality of the fittings. -e e e e e e e e e e e e e Motive Market Research Pty Ltd Melbourne Water- Quantitative Research - February 1993 Page 22 e e e e • 5. Positive Aspects of Living in the Area e e There were a number of spontaneously mentioned positive aspects of living in the Werribee/Hoppers e Crossing area nominated by residents. These were: quiet area (263); - easy access to the city (153); 9, close to where I, the family works (133); friendly community (133); e good facilities - schools, kindergartens, sporting facilities (123); e good shopping nearby (63); gopd place to bring up children (33); e no industry nearby (33); reasonably priced housing (33); e lots of parks and open spaces (23). ,9 Intending purchasers were asked to nominate the expected positive aspects of living in the Werribee area. e These were: e easy access to the city (203 ); close to where I, the family works (163); good shopping nearby (103); - family lives nearby (103); e lots of parks and open spaces (83) quiet area (83); e new area/large block of land (6%); good facilities - schools, kindergartens, sporting e facilities (63); 9, Motive Market Research Pty Ltd Melbourne Water-Quantitative Research -February 1993 Page 23 e e ------~~.. ~.-=---~- .~.·~--~------··· --- e e • •e reasonably priced housing (4%).; e friendly community (4%); no industry nearby (2%); expanding/progressive area (2%); - know the area well (2 %) e cheap rates (2%). e IJ;terestingly the issue of cheap housing was not mentioned as an important positive aspect of living in the area by either residents or intending purchasers but it - appears that it is a consideration in the decision with e respect to the purchase of the house/land package. e " e e- e e- Motive Market Research Pty Ltd Melbourne Water- Quantitative Research - February 1993 Page 24 e e 6. Negative Aspects of Living in the Area The negative aspects of living in the area as nominated by residents were as follows: poor public transport (23%) lack of entertainment facilities (12%) area is becoming more built up (7%) e poor roads/footpaths/parking facilities (7%) lack of shopping facilities (5%) e traffic noise (3%) odour from Werribee Farm (3%) poor service provided by council (2%) - lack of schools/kindergartens and_ other e facilities (2%) lack of trees, parks, playgrounds and sporting e and recreational facilities (1 %). e The most important aspect of these negatives spontaneously mentioned by residents in light of the e background of this research is that the issue of Werribee Farm was mentioned by only 3% of the survey sample. The small number who did mention the Werribee Farm - were drawn from a number of areas (Areas B, C and New e Wyndham Vale), not concentrated in one area. e The negative aspects of living in the Werribee area as reported by intending purchasers were: lack of trees, parks, playgrounds and sporting and recreational facilities (12%); Motive Market Research Pty Ltd Melbourne Water- Quantitative Research - February 1993 Page 25 e •e e poor public transport (12%); e lack of entertainment facilities (8%); odour from Werribee Farm (8%); e lack of shopping facilities (6%); area is becoming more built up (6%); e lack of shopping facilities (6%); poor services provided by council (6%); e lack of schools/kindergartens and other e facilities (2%). Poor public transport and lack of trees and parks rated e highly on ~he list of negatives but it is interesting that the majority of intending purchasers (20%) actually stated that e there would be no negative aspects of living in the area. e Odour from Werribee Farm was mentioned by only four respondents at display homes and is not considered of e serious concern. -e e e e e e Motive Market Research Pty Ltd Melbourne Water - Quantitative Research - February 1993 Page 26 e e 7. The Environment e 7.1 Quality of the Environment e Residents were asked about their local environment and how they would describe its quality. The majority of residents appear happy with the quality of the local environment with 72% rating it as 'good', 27% as e 'acceptable'. Only 1 % rated the local environment as poor. e TABLE 8: Quality of Environment e Total Male Female e Number % Number % Number % e Good 84 72 34 62 50 81 Acceptable 32 27 20 36 12 19 Poor 1 1 1 2 - - e More females (81 %) than males (62%) rated the e environment as 'good'. e 7.2 Improvements to the Environment Residents were then asked to suggest ways in which the local environment could be improved. Only two suggestions were made: to have better streets; e for the council to give more thought youth. e Motive Market Research Pty Ltd Melbourne Water- QuantiJalive Research - February 1993 Page 27 e e e • e 8. Werribee Farm as an Issue e Only five intending purchasers spontaneously mentioned e Werribee Farm as a potential negative aspect of living in Werribee, indicating that it is not perceived as a major problem and is unlikely to negatively impact on the e purchase decision. Of the five who did mention Werribee Farm the following e qualifications were made: e three mentions of a sulphur smell, especially on overcast days and nights; e two mentions of smells on occasions; one mention that the farm smells during a e northerly wind; one mention that there was a stigma associated with living near Werribee Farm and this was exacerbated by the comments of others. - One respondent stated that while he had mentioned e Werribee Farm he did not anticipate that there would be e any problems associated with living near it. e e - e Motive Market Research Pty Ltd Melbourne W aJer - Quantitative Research - February 1993 Page 28 9. Size of Block e e Intending purchasers were shown a card (contained as Appendix C to this report) with various block size options e and house size footprints and were asked what size block they would prefer to buy. The most popular block size e respondents would prefer to buy was Block D - 36% - (1100 square metres). The least popular blocks were Block e A and Block B with 2% and 4% respectively, evidence of a low demand for small blocks amongst those interviewed e at the display home site. When asked which block size they considered they would end up buying the majority (38%) stated Block C (750 square metres), followed by Block D with 30%. -e The following table summarises the responses of intended purchasers relating to block size preferences and probable block size purchase. -e TABLE 9: Block Size e Prefer to buy End up buying e No. % No. % Block A 1 2 1 2 Block B 2 4 8 16 BlockC 9 18 19 38 e Block D 18 36 15 30 BlockE 8 16 5 10 e Block F 12 24 1 2 e Motive Market Research Pty Ltd Melbourne Water- Quantitative Research - February 1993 Page 29 e e - -e e Obviously a compromise on block size is required by most e people who recognise that the ideal block size is not always a realistic goal. Many people have already made e this compromise as they progress through the process of looking at display homes and making their purchase decision. The most popular block sizes for intending -e purchasers would be a mix of Block C and Block D. e e e - -e e e e e e Motive Market Research Pty Ltd Melbourne Water- Quantitative Research - February 1993 Page 30 e 10. Price of Block e e Intended purchasers were asked to nominate what price they would expect to pay for the block sizes they preferred e and thought they would end up buying. The following table summarises the responses to this question. e TABLE 10: Block Price e Prefer to buy End up buying No. % No. % e less than $30,000 - - 2 4 $30,000-$34,999 1 2 3 6 e $35 ,000-$39 ,999 3 6 7 14 $40,000-$44,999 5 10 4 8 e $45,000-$49,999 8 16 11 22 $50,000-$60,000 12 24 13 26 more than $60,000 13 26 3 6 - Unsure/don't know 8 16 7 14 e e Most intending purchasers would expect to pay $50,000 upwards for their preferred block of land. Realistically e they anticipated paying between $45,000 and $60,000 for the block of land they would end up buying. Motive Market Research Pty Ltd Melbourne Water. Quantitalive Research - February 1993 Page 31 e e e e e e e e e e e e APPENDIX A e- Map of the Zones e e ,9! ! ! e e e e e e Motive Market Research Pty Ltd . Melbourne Water- Quantilalive Research -February 1993 e e -·----···· e e e e e e e e e· e e e -e. e :.. •I ' • MAP OF THREE ZONES (A, B, C) IN WERRIBEE • PLUS ~:. TWO OTHER AREAS IN HOPPERS CROSSING AND ~ NEW WYNDHAM VALE ~. Motive Market Research Pty Ltd ~ e ------e e e e e e e e e e APPENDIXB e- ,,. Questionnaires -e e e e e e e e Motive Market Research Pty Ltd Melbourne Water- Quantitative Research - February 1993 e e e WERRIBEE PROJECT e RESIDENT QUESTIONNAIRE e Good ...... I'm ...... from Motive Market Research, an independent research company. We're currently talking to people in Werribee about how they find Werribee/Hoppers Crossing/Wyndham Vale as a place to live. Could I speak to the e male/ female householder please? e 1. Are you ... ? e Purchasing your own home 1 CONTINUE Currently own your home 2 CONTINUE e Renting your home 3 END INTERVIEW e 2a. How long have you been living in Werribee/Hoppers Crossing/Wyndham Vale? e Under 2 years 1 2-5 years 2 6-10 years 3 e 11-20 years 4 e more than 20 years 5 e 2b. And how long have you been living in this house? Under 2 years 1 e 2-5 years 2 6-10 years 3 11-20 years 4 e more than 20 years 5 e 2c. Do you think you will continue to live in this house in the forseeable future or do e you have plans to move? Continue to live in this house 1 GOTOQ3 e Have plans to move 2 CONTINUE e 2d. And will you ... ? e Move to another house in the e Werribee/Hoppers Crossing area 1 Move outside the area 2 e e e e 3. What prompted you to move to this area? e DO NOT PROMPT. e Affordable housing/ cheap house land package 1 e Family /friends nearby 2 Liked the area 3 e Employment reasons/work nearby 4 Always lived in western suburbs 5 New area/large block of land 6 e 'RAAF Association 7 Other (describe fully) 8 e e e e 4. And where did you live before you moved to this house? e Lived in the same area - Werribee/Hoppers Crossing/ e Wyndham Vale 1 e Other western suburb- Altona, Sunshine, Footscray, Deer Park, Williamstown, Maribyrnong 2 e Northern suburb - Brunswick, Coburg, Pascoe Vale, Broadmeadows, Epping, Reservoir 3 e Southern/Eastern suburbs - Camberwell, Box Hill, Hawthorn, South Yarra, Brighton, Mentone, Frankston 4 e Country Victoria 5 e Interstate 6 e Overseas 7 e e. e e e e 5. Still thinking about your decision to live in this area. Which of the following was e most important in influencing your decision to live in the area? e (SHOW CARD A) e And which was the next most important? e And third? And fourth? fifth? sixth? seventh? e INTERVIEWER: Write in rating for each. e RATING e Price of land plus house package D e Size of block D e Size of house D Proximity to friends and family D e Familiarity with the area D The acceptability of the local environment D -e Availability of employment in the local area D e 6. Which of these statements (SHO'W CARD B) best describes how you made your e decision about what and where to build or buy your house? e The size of the block was important to us so we were willing to compromise on the size of e house and quality of fittings in the short term 1 e We were prepared to compromise and buy a smaller block of land so that we could have a e bigger and/or better quality house in the short term 2 e e e e e e 7. Can you tell me some of the positive things about living in this area? Anything else? e DO NOT PROMPT - accept up to four responses and code in order of mention. e e POSffiVES First Second Third Fourth e Friendly community 1 1 1 1 e Close to where I/family work 2 2 2 2 Lots of parks and open space 3 3 3 3 e Reasonably priced housing 4 4 4 4 e Good shopping nearby 5 5 5 5 e Easy access to city 6 6 6 6 e No industry nearby 7 7 7 7 Quiet area 8 8 8 8 e Good place to bring up children 9 9 9 9 e Good facilities - schools,.kinders, sporting facilities 10 10 10 10 e Good council 11 11 11 11 e Family lives nearby 12 12 12 12 e New area/large block of land 13 13 13 13 e Other (specify) 14 14 14 14 e e e e e e e 8. And what, if any, are the negative things you experience living in this area? e Anything else? e e DO NOT PROMPT - accept up to four responses and code in order of mention. e NEGATIVES First Second Third Fourth Poor public transport 1 1 1 1 e Werribee Farm/Werribee e Farm is nearby 2 2 2 2 Odour from Werribee Farm 3 3 3 3 e Other peoples comments about e you living near Werribee Farm 4 4 4 4 Traffic noise 5 5 5 5 e Lack of entertainment facilities 6 6 6 6 e Area is becoming more built up 7 7 7 7 Poor services provided by e council (eg recycling, library, e streetscaping) 8 8 8 8 Lack of schools, kindergartens and other services such as e hospitals 9 9 9 9 e Lack of shopping facilities 10 10 10 10 Poor roads, footpaths, parking e facilities 11 11 11 11 e Lack of trees, parks, playgrounds, sporting and recreational facilities, particularly for young e people 12 12 12 12 e Other (specify) 13 13 13 13 e .e e e e 9. Now thinking back to your decision to live in this area. At the time you were making that decision were there any factors which influenced you against e choosing to live in this area? What were they? PROBE FULLY. e e e e e 10a. Next about your local environment. From your experience of living in this neighbourhood, how would you describe the quality of the environment in this e area? READ OUT. e Good 1 GOTOQ11 Acceptable 2 GOTOQ11 Poor 3 CONTINUE e Very poor 4 CONTINUE Don't know 5 GOTOQll e e 10b. How could the quality of the environment be improved? e How else? e PROBE FULLY e e e e e DEMOGRAPHICS 11. Gender: Male 1 e Female 2 12. Age: Under 25 1 25-34 years 2 e 35-44 years 3 45-54 years 4 55 plus years 5 13. Do you work in... ? Full-time job 1 Part-time job 2 Not in paid employment (housewife/student/retired) 3 Unemployed 4 14. What is your occupation? Write in. ------ OFFICE USE ONLY e Manager/ Administrator 1 Sales/Service workers (eg hairdresser, waiter) 6 Professional (eg doctor, lawyer, teacher) 2 Plant and machine operators 7 Para Professional (eg nurse, policeman, tech. officer) 3 Labourers and related workers 8 Tradespersons 4 Armed Services 9 e Clerks 5 Not classified 10 e 15. Are you the main income earner in your household? Yes 1 e No 2 e 16. What is the occupation of the main income earner in your household? Write in. e OFFICE USE ONLY Manager/ Administrator 1 Sales/Service workers (eg hairdresser, waiter) 6 Professional (eg doctor, lawyer, teacher) 2 Plant and machine operators 7 e Para Professional (eg nurse, policeman, tech. officer) 3 Labourers and related workers 8 Tradespersons 4 Armed Services 9 c~~s 5 Not classified 10 17. Location: Werribee Area A 1 Werribee Area B 2 Werribee Area C 3 e Hoppers Crossing 4 e New Wyndham Vale 5 Respondent Name:. ______ Address:------e Telephone Number: _____ e Interviewer Name:------Number:------e WERRIBEE PROJECT e INTERVIEWING AT DISPLAY HOMES e Good ...... I'm ...... from Motive Market Research, an independent e research company. We're currently talking to people who are considering the possibility of buying a home in the Werribee area. e 1. Firstly, where do you currently live? e Lived in the same area- Werribee/Hoppers Crossing/ Wyndham Vale 1 e Other western suburb - Altona, Sunshine, Footscray, e Deer Park, Williamstown, Maribyrnong 2 Northern suburb - Brunswick, Coburg, Pascoe Vale, e Broadmeadows, Epping, Reservoir 3 e Southern/Eastern suburbs - Camberwell, Box Hill, Hawthorn, South Yarra, Brighton, Mentone, Frankston 4 e Country Victoria 5 e Interstate 6 Overseas 7 e e 2. Will this be your first home? Yes, first home 1 e No, currently own home 2 e. 3. Why, in particular, are you looking at houses in this area rather than in other parts of Melbourne. DO NOT PROMPT. e Affordable housing/ cheap house land package 1 e Family I friends nearby 2 Liked the area 3 e Employment reasons/work nearby 4 Always lived in western suburbs 5 New area/large block of land 6 RAAF Association 7 Other (describe fully) 8 e e e 4a. When you come to decide where to buy and what house to buy, which of the following factors do you think will be most important in your decision? e (SHOW CARD A) And second in importance? e And third? e And fourth? fifth? sixth? seventh? e INTERVIEWER: Write in rating for each. e RATING Price of land plus house package D e Size of block D e Size of house D e Proximity to friends and family D e Familiarity with the area D e The acceptability of the local environment D Availability of employment in the local area D e e 4b. Which of these statements (SHOW CARD B) best describe how you will make e your decision about what and where to buy or build? The size of the block is important to us so we would be willing to compromise on the size of house and quality of fittings in the short term 1 We would be prepared to compromise and buy a smaller block of land so that we could have a bigger and/or better quality house in the short term 2 e e e 5. From what you know about this area, what do you see as the positive things you would experience if you lived here? e e DO NOT PROMPT - accept up to four responses and code in order of mention. e POSITIVES First Second Third Fourth e Friendly community 1 1 1 1 e Close to where I/family work 2 2 2 2 e Lots of parks and open space 3 3 3 3 e Reasonably priced housing 4 4 4 4 Good shopping nearby 5 5 5 5 ..,. e Easy access to city 6 6 6 6 e No industry nearby 7 7 7 7 e Quiet area 8 8 8 8 e Good place to bring up children 9 9 9 9 Good facilities - schools, kinders, e sporting facilities 10 10 10 10 e Good council 11 . 11 11 11 Family lives nearby 12 12 12 12 e New area/ large block of land 13 13 13 13 e Other (specify) 14 14 14 14 e· e e: e e ~------e e 6. And what, if any, do you think might be the negative things you would e experience if you lived here? e e DO NOT PROMPT - accept up to four responses and code in order of mention. e NEGATIVES First Second Third Fourth Poor public transport 1 1 1 1 e Werribee Farm/Werribee Farm e nearby 2 2 2 2 Odour from sewerage farm 3 3 3 3 e Other peoples comments about e you Iiving near Werribee Farm 4 4 4 4 Traffic noise 5 5 5 5 e Lack of entertainment facilities 6 6 6 6 e Area is becoming more built up 7 7 7 7 Poor services provided by e council (eg recycling, library, e streetscaping) 8 8 8 8 Lack of schools, kindergartens and other services such as e hospitals 9 9 9 9 e Lack of shopping facilities 10 10 10 10 Poor roads, footpaths, parking e facilities 11 11 11 11 e Lack of trees, parks, playgrounds, sporting and recreational facilities, particularly for young e people 12 12 12 12 '9 Other (specify) 13 13 13 13 e e e .1 . I 9' 7. If Werribee Fann or Odour from Werribee Fann or Other Peoples' comments e about Werribee Farm mentioned in Q6 (codes 2, 3, 4) ask: e Why is Werribee Farm/living near Werribee Farm a problem? e e e e e e e Now, about block sizes. (SHOW CARD C) e "' 8a. What size block of land would you prefer to buy? e e 8b. And what size block of land do you think you will end up buying? (a) (b) e Prefer to buy End up buying e Block A 1 1 Block B 2 2 BlockC 3 3 e Block D 4 4 Block E 5 5 e Block F 6 6 e e· e e e e - (Still showing CARD C) e The card you are looking at shows the dimensions of blocks of land for new e housing of different sizes. What would you expect to pay for ... ? e e 9a. A block of the size you stated you preferred (indicate) in this area e 9b. A block of the size you feel you will end up buying in this area e (a) (b) e Block preferred Block will buy Less than $30 ,000 1 1 e $30,000 - $34,999 2 2 $35,000 - $39,999 3 3 $40,000 - $44,999 4 4 e $45,000 - $49,999 5 5 $50,000 - $60,000 6 6 e More than $60,000 7 7 e Unsure/Don't know 8 8 e e e ie e e e '9 e e DEMOGRAPHICS 10. Gender: Male 1 - Female 2 e 11. Age: Under 25 1 25-34 years 2 35-44 years 3 45-54 years 4 e 55 plus years 5 e 12. Do you work in... ? Full-time job 1 Part-time job 2 Not in paid employment (housewife/student/retired) 3 Unemployed 4 13. What is your occupation? Write in.------ e OFFICE USE ONLY Manager I Administrator 1 Sales/Service workers (eg hairdresser, waiter) 6 e Professional (eg doctor, lawyer, teacher) 2 Plant and machine operators 7 Para Professional (eg nurse, policeman, tech. officer) 3 Labourers and related workers 8 Tradespersons 4 Armed Services 9 Clerks 5 Not classified 10 14. Are you the main income earner in your household? Yes 1 No 2 15. What is the occupation of the main income earner in your household? Write in. OFFICE USE ONLY e Manager/ Administrator 1 Sales/Service workers (eg hairdresser, waiter) 6 Professional (eg doctor, lawyer, teacher) 2 Plant and machine operators 7 Para Professional (eg nurse, policeman, tech. officer) 3 Labourers and related workers 8 e Tradespersons 4 Armed Services 9 Clerks 5 Not classified 10 16. Location: Site A 1 Site B 2 Telephone Number: _____ Interviewer Name:------e e e e e e e e e e e APPENDIXC Block Size -e e e e e e e e ,9 Motive Market Research Pty Ltd Melbourne Water- Quantitative Research -February 1993 ,9 e eeeeeeeeeeeeeeeeeeeeeee I CARD Cl A B c D E F 50' 54' 56' 72' 98' 148' 15m 16.5m 17m 22m 30m 45m 11111 IB 1111 E oo IIE oo ~- 0 r<) 0 E~ r<) °' "'f° "'f° s 0 r<) - r- N "'f° - l.O N 450 sq m 544 sq m SN °'oo °'N 750 sq m 1100 sq m 2000 sqm half acre SCALE 1:1000 4000 sqm one acre Ill HOUSE e - - .. .. -~ -- e e e e e e e e ny' "Jct 'WJ~~ ,, e ~ f'!1l?f) e e e e ~ ~YJ«, ~ 7'~U,Ji,3aQS3;t e e e E /- -e -e e e e e e - MELBOURNE WATER e WERRIBEE FARM (NORTH OF MALTBY BYPASS) e- e e RESIDENTIAL LAND -e MARKET STUDY e - e JANUARY 1993 . e e ·e - e CHRIS RUNTING & e ASSOCIATES P /L 156 UNION ROAD SURREY HILLS VIC 3127 e PH 888 6495 F'AX 888 6497 e TABLE OF CONTENTS SUMMARY . . . . . v 1. 0 INTRODUCTION 1 1.1 Background ...... 1 - 1. 2 Purpose and Objectives ... 1 e 1. 3 Methodology ...... 1 2.0 THE SUBJECT PROPERTY . 2 3.0 POPULATION AND DWELLINGS ...... 3 - 3.1 Population ...... 3 e 3.2 Werr ibee Dwel 1 ing Stock ...... 3 3. 3 Comparison of Werribee Dwelling Stock to MSD 4 e 3.4 Retirement Villages ...... 5 4.0 HOUSEHOLDS ...... 6 4.1 Household Size by Structure of Dwelling 6 e 4.2 Housing Tenure ...... 6 4.3 Household Type ...... 7 4.4 Population by Family Life Cycle ...... 8 e 4.5 Car ownership ...... 9 4.6 Workplace Location • ...... 9 .4.7 Method of Travel to Work ...... 9 4.8 Ethnicity ...... 10 e 5.0 VACANT LOT STOCK . 11 6.0 SALES VOLUME AND PRICE MOVEMENT 12 e 7.0 COMPARABLE SALES . 15 7.1 Werribee ...... 15 7.2 Wyndham Vale ...... 16 e 7.3 Hoppers Crossing ...... 16 7.4 Laverton ...... 16 e 8.0 LOT PRODUCTION AND BUILDING ACTIVITY . 17 9.0 CURRENT AND FUTURE LAND SUPPLY . . . . . 20 e 9.1 Current Supply ...... 20 9.2 Future Supply ...... 20 10.0 CURRENT CONSUMPTION 25 10.1 Household Type ...... 25 10.2 Origin of Purchasers in the City of Werribee 26 10.3 Reasons for Choosing to Live in Werribee . . 26 -e i e e e e Table of contents (Continued) e 11.0 FUTURE HOUSING NEEDS AND LOT CONSUMPTION ...... 28 11.1 Projection of Dwelling Commencements and Population by Department of Treasury ...... 28 e 11.2 Projection of Dwelling Commencements and Demand for New Residential Lots by the Indicative Planning Council for the Housing Industry ...... 29 11.3 Population Projections by the City of Werribee ... 30 12.0 ANALYSIS OF" REPORT BY MOTIVE MARKET RESEARCH PTY e LTD ...... 32 13.0 MARKET ANALYSIS ...... 34 e 13.1 Future Lot Consumption ...... 34 13.2 Competition Within the Region ... 34 13.3 Target Markets and Housing Products ...... 35 13.4 Lot Mix, Selling Prices and Sales Rate ...... 38 13.5 Land Price Increases ...... 39 13.6 Urban Design ...... 39 13.7 Impact of the Sewerage Farm ...... 40 13.8 Marketing Strategy ...... 40 APPENDIX 42 ESTATE AGENT AND BUILDER QUESTIONNAIRE 43 Interview With Henly Properties 10.12.92 ...... 45 Interview With Simmonds Homes 14.12.92 ...... 47 Interview With Oliver Hurne 15.12.92 ...... 49 Interview With Delfin Property Group 23.12.92 .... . 51 Interview With Triwest Real Estate 23.12.92 ... . 52 -e e ii e LIST OF DIAGRAMS AND TABLES Table 1 Number of Dweliings in the City of Werribee ...... 3 e Table 2 Structure of Occupied dwellings in the City of Werribee . 3 e Table 3 Household Types in the City of Werribee .... 7 - Table 4 Population by Family Life Cycle in the City of Werribee 8 e Table 5 Workplace Location of City of Werribee Residents 9 e Table 6 Altona Meadows, Sales Volume and Price Movement ..... 12 Table 7 Laverton, Sales Volume and Price Movement ...... 12 Table 8 Hoppers Crossing, Sales Volume and Price Movement .. 13 e Table 9 Werribee, Sales Volume and Price Movement ...... 13 e Table 10 Wyndham Vale, Sales Volume and Price Movement ...... 13 e Table 11 Selected Areas Sales Volume and Price Movement 14 e Table 12 Residential Lots in Subdivision Plans Submitted to Council 17 e Table 13 e Residential Lots Produced . . . ~ ...... 17 Table 14 Dwelling Approvals 17 Table 15 Dual Occupancy Approvals 18 e Table 16 Building Approvals 1992 Wyndham Vale, Werribee, Hoppers e Crossing, Laverton ...... ' ...... 19 Table 17 Estates currently Active and Zoned Residential Broadhectare Land in Werribee ...... 21 e iii e e e Table 18 Corridor Land For Which Planning Approval Is Actively Being e Sought ...... 22 Table 19 e Projected Occupied Private Dwellings in the .City of Werribee 28 Table 20 e Projected Population Increase by Life Cycle Stage - City of Werribee ...... 29 Table 21 Forecast of Demand for New Residential Lots in the Werribee Sub Region ...... 29 Table 22 e Possible Lot Mix, Selling Prices and Sales Rate . . . . . 38 e Diagram 1 Current and Future Supply ...... 2 3 Diagram 2 Current and Future Supply ...... 2 4 e e e e e e iv e e SUMMARY e 1. Introduction In December 1992 Chris Runting & Associates was appointed to undertake a study of the residential land market in e the Werribee region. This report is one of a series of reports undertaken by a team of consultants to assist in the evaluation of the possible use of part of the Werribee sewerage farm for urban purposes. 2. Purpose and Objectives Identification of market opportunities for the subject property and provide recommendations as to appropriate housing products, likely selling prices, sales rate and marketing strategy. 3. Methodology e Historic, current and projected trends of population growth, housing stock, residential lot supply and consumption, building activity, social and demographic e factors, comparative sales, competitive supply and projected future consumption have been analysed. Discussions were held with estate agents, builders and developers active in the area. 4. The subject Property The site is within 1 km of the Werribee Town centre, comprises approximately 200 ha, is generally flat with frontage to the Werribee River where the land falls down to the river flats. The property has large frontages to the Princess Highway and Maltby Bypass. The adjoining housing to the north (the.other side of the Princess e Highway) and east (the other side of the Werribee river) is of a high quality. The property is ideal for urban development. · e s. Population Growth Population growth in the Werribee sub region e (municipalities of Altona and Werribee) has been substantial since 1947. Since 1981 growth in the Western suburbs has increasingly focused on the City of Werribee. e 6. Existing Housing stock The existing housing stock in the City of Werribee is comprised of approximately 90% detached dwellings and 10% medium density dwellings (semi detached, units, flats etc). 7. Proportion of Medium Density Dwellings Approximately 13% of dwellings added between 1986 and 1991 were medium density dwellings. e e v e e e 8. Existing Stock .of Developed Lots The existing stock of developed residential lots is adequate to meet current requirements. An over supply of developed lots is not apparent. e 9. Trends in Selling Prices Median selling prices of residential lots throughout the suburbs of the City of Werribee generally reached a peak e in 1990, fell in 1991 and have increased in the first half of 1992. e 10. Recent Production of Lots Over the past 5 years production of residential lots in the Werribee sub region has fluctuated substantially, e maximum: 1 862 in 1987, minimum: 685 in 1989, average: 1 248 per annum. In recent years medium density housing in the Werribee region has been provided in the form of dual occupancy e developments and to a limited extent small lots. 11. Recent Consumption of Lots e Over the past 5 years dwelling approvals in the Werribee sub region have also fluctuated, but to a lesser extent than lot production, maximum: 2 002 in 1988, - minimum: 1 331 in 1990, e average: 1 676 per annum. 12. Proportion of Dual Occupancy Dwellings Over the 1987 to 1991 period in the City of Werribee approximately 9% of dwelling approvals were for dual occupancy dwellings. 13. competitive supply There are numerous properties that could compete with the subject property if it is developed for residential e purposes ("the potential development"). These include existing residential zoned broadhectare land and properties currently going through the rezoning process. e Production in the region has the capacity to exceed demand. The success of the potential development will depend on attracting a significant share of the market. 14. Lot Sizes of Competitive Supply The bulk of the existing zoned land is likely to be developed into conventional sized lots (500 to 700 sq m). The proposals for a large proportion of the land going e through the rezoning process contain a significant component of small lots (less than 450 sq m) ~ e e e vi e e 15. Households currently Purchasing Land The bulk of households (approximately 80%) currently purchasing in the Werribee sub region are couples with young children or couples planning to start a family. Smaller but also important household types include lone persons, post family couples, single parent families, e related adults and group households. e 16. First Home Buyers In the Werribee and Wyndham Vale area the majority of sales have been to first home buyers with the exception e of Westleigh Gardens (large lots). In the Hoppers Crossing area there have been more sales to second and subsequent home buyers, but the majority have still been e to first home buyers. The majority of first home buyers cannot afford to pay much more than $100 000 for a house and land. 17. Quality Land Market There is a market in the region for quality housing and e land (e.g. Westleigh Gardens, Riverdene and Derrimut Heath) . This segment currently forms only a small portion of the total market. e 18. origin of Purchasers Purchasers are most likely to come from the Western Suburbs (approximately 46%) or the local area (approximately 27%). 19. Reason to Purchase The most significant factor influencing most purchasers was affordability. Lot size was also important. e 20. Future Lot Requirement Based on Indicative Planning Council to the Housing e Industry estimates there is likely to be a requirement for new residential lots in the Werribee sub region in the order of 1 400 lots per year from 1992/93 to 1995/96. e 21. Change in Population Composition Department of Treasury population projections indicate an e ageing of the population. This is demonstrated by the following table showing population growth (20 years of age plus) per annum and proportion of growt~ in the City of Werribee. 1986·91 1991-96 1996-01 Family Life Stage (Age 20-49) 2 176 (79%) 2 284 (67"/.) 862 (39%) e Post Family Life Stage (Age 50 plus) 578 (21%) 1 128 (33%) 1 366 (61%) ======e e vii e 22. Significance of the Ageing of the Population The ageing of the population is significant as: e * The requirement for medium density housing is likely to progressively increase through the life of the potential development. e * There is likely to be an increase in the number of second and subsequent home buyers wishing to trade up to a larger better quality home. e * In the second half of the potential development a retirement village may be a viable option. e 23. Ability to Compete with Alternative Estates The potential development has significant attributes that should enable it to successfully compete with other e estates in the area, these include: * Attractive topography, vegetation and abuttal to the Werribee River, thus providing the opportunity for up-market housing. * Close proximity to the Werribee town centre and community facilities. e * The size of the project provides economies of scale for presentation and marketing. e * Nearby housing is of a high quality. 24. Recommended Lot Mix, Selling Prices and Sales Rate A possible development in the current market could e comprise: e Lot Size Selling Price Sales Rate Terms QUALITY AREA Adjoining River 800 sq m $ 65 000 50/year 70% 60 days Near River 800 sq m $ 55 000 30% Builders Away From River 800 sq m $ 45 000 GENERAL MARKET Conventional lots 500 sq m $ 37 000 120/year 70% 60 days e 30% Builders MEO I UM DENSITY Small lots 400 sq m $ 31 000 30/year 50% 60 days e 300 sq m $ 28 000 50% Builders OR Unit Sites 350 sq m $ 13 000 20 dwelling 100% Builders per site per site sites per year e ====== over the life of the potential development this lot mix would need to change to reflect the anticipated gradual e changes in the composition of likely purchasers. 25. Land Price Increases Land prices can be expected to gradually increase due to: e * General inflationary increases. * Costs that are now part of the development process (increased headwork charges and development levies) that have not applied to most of the land developed and sold to date. While the market sets the selling e price (not the supply cost), in the longer term e viii e e these costs will be reflected, at least partly, in the value of residential lots. While it is impossible to predict the future rate of increase in the value of residential land, we would anticipate with inflation at 3% and interest rates e remaining around current levels, lot prices could be expected to increase at the rate of 6% per annum on average over the next 5 years. This is dependent on a e gradual improvement in economic conditions without any significant economic down turn occurring during this period. e 26. Urban Design The design of the potential development should enable e flexibility of lot size, so that as the property is progressively developed, adjustments can be made to the lot size mix to take into account changes in the market e place over time. Any planning approval that is sought should enable this. e Consideration should be given to: * The inclusion of a neighbourhood shopping centre as e the combined population of the property and Westleigh Gardens would probably support this. e * Creation of a boulevard along the edge of the Werribee River so that it is overlooked by housing and enables easy public access. e * A pedestrian bridge near the swimming centre to create an attractive pedestrian route to the e Werribee town centre. A retirement village may be a viable option towards the e end of the development and the design should provide for this. It should be designed so that if it is not viable at the time, it can be developed as lots. e 27. Impact of the Sewerage Farm e There was a mixed r~action from tlie estate agents, builders and developers we interviewed on the significance of the sewerage farm to potential purchasers. 28. Marketing Strategy e It is recommended that development occur on 2 fronts, a high quality area along the river with lots .. around 800 sq A m and a general market area with lots mainly around ~ 500 sq m. Approximately 20% of dwellings should be medium density appropriately located throughout the development. e ix e e e A display village should be established along the Princess Highway and the estate mainly marketed as house and land packages. The quality of housing should be controlled to ensure the e estate is perceived as a quality location. The potential development should be presented so that it e is as attractive as possible. It should be landscaped to a high standard, estate entrances constructed and e community sites and parks identified on the ground. Advertising should focus on the quality of the estate and the attributes of its location to attract a share of the e existing Hoppers Crossing, Laverton and Altona Meadows market, in preference to the more cost sensitive Wyndham Vale market. e e e e e e e x 1.0 INTRODUCTION 1.1 Background Chris Runting & Associates Pty Ltd was appointed by Melbourne e Water in December 1992 to undertake a study of the residential land market in the Werribee region to assist in the evaluation of the possible use of part of the Werribee sewerage farm for e possible urban purposes. This report ~s one of a series of reports presented by a team of consultants engaged by Melbourne Water to assist in the evaluation. Other studies undertaken include: * Strategic Planning Considerations (Henshall Hansen Associates) * Civil Engineering (Coomes Consulting Group) e * Transport {Turnbull & Morgan Pty Ltd) * Social Planning (Mcvicar & Reynolds Pty Ltd) * Survey of Resident Perceptions (Motive Market Research e Pty Ltd) e 1.2 Purpose and Objectives The purpose and objectives of this study are to: e * Analyse the historic and current Werribee residential e land market in terms of rate of supply, consumption, social and demographic profile, housing form and price * Identify land that has the potential to compete with a e residential development of the subject property * Analysis of future demand and identification of market opportunities for the subject property. e * Provide recommendations as to appropriate housing products, likely selling prices, sales rate and marketing ~ strategy. • 1. 3 Methodology e The study has been undertaken by investigating past trends (sections 3.0 to 8.0), current activity (sections 9.1, 10.0 and 12.0) and projected future activity (section 9.2 and 11.0). This information has been analysed, conclusions drawn and recommendations made (section 12.0 and 13.0). Statistical data has been obtained from sources such as the Department of Treasury, Victoria, Werribee Council, ABS, Valuer General, Melbourne Metropolitan Services Co-ordination System and the Indicative Planning Council to the Housing Industry. Discussions were held with estate agents, builders and developers active in the area to compare statistical research with what is actually happening in the market place and gain additional insights into the market. e 1 e 2.0 THE SUBJECT PROPERTY The property is identified on diagrams 1 and 2. e (Pages 23 and 24). It comprises approximately 200 hectares and is generally flat with scattered vegetation. The land falls steeply to the e river flats adjoining the Werribee River. The site is located approximately 1 kilometre from the Werribee town centre and has large frontages to the Princess - Highway and Maltby Bypass. e The topography, vegetation and location of the site are ideal for urban development. e e e e e e -e e e e e e 2 ei e 3.0 POPULATION AND DWELLINGS 3.1 Population Since the early 1950s there has been substantial population growth in the municipalities of Keilor and Werribee. At the same time the population of the inner municipalities such as Footscray, Essendon and Williamstown declined. The population of the middle suburbs of Altona and Sunshine grew rapidly until the late 1970s and since stabilised. e At June 1991 the population of the City of Werribee contained approximately 73,000 people. This is approximately 2.4% of the total Melbourne Statistical Division (MSD) population. e over the period 1986-91 the population in the City of Werribee increased at the rate of 7.3% or 4,400 persons per annum. e Only 2 other municipalities (Cranbourne and Berwick) grew at a greater rate, either in absolute numbers per annum or as a percentage of existing population. e Future population growth is discussed in Section 11. 3.2 Werribee Dwelling Stock e Tables 1 and 2 provide information on the growth of the number of dwellings and the composition of that growth over 1981-91. e Table 1 Number of Dwellings in the city of Werribee e Year Number of Dwellings Number of Unoccupied Dwellings e 1981 11 850 702 1986 15 971 979 1991 23 165 1 304 ======e Source: ABS Census e Table 2 Structure of Occupied Dwellings in the City of Werribee (Number & Proportion of Total Stock) e 1981 1986 1991 e Separate House 10 318 92.6% 13 880 92.6% 19 562 89.5% Semi Detached 59 5.0% 653 4.3% } 1 644 7.5% Flats 3+ Storey 2 30 0.2% } Misc. 175 1 .6% 294 2.0% 645 3.0% ======Total 11 149 100.0% 14 992 100.0% 21 851 100.0% ======Source: ABS Census e 3 e e Using information from Tables 1 and 2, the average increase of e dwellings per annum in the City of Werribee can be calculated: Increase in Increase in Medium Density Dwellings Detached Dwellings ie Semi Detached, Terrace, Town House, e (Per Annun) Flat/Apartment (Per Annun) 1981-86 712 32 (4.3% of total dwellings) e 1986-91 1 136 165 (12.7"1. of total dwellings) e ======over the 1986-91 period, on average each year, an additional 1 136 detached dwellings and 165 medium density dwellings were e added to the housing stock in the city of Werribee. This was significantly greater than over the 1981-86 period, particularity for medium density dwellings. With regard to the large increase between 1981~86 and 1986-91 in the number of medium density dwellings added per annum it e is noted that: · e * The increase was from a low base (32 per annum) The proportion of medium density dwellings in 1986-91 * period (12.7%) was well below the metropolitan average of approximately 20% . .3.3 Comparison of Werribee Dwelling stock to MSD Using Census 1991 data the following comparison between the City of Werribee and MSD housing stock can be made. City of ~erribee HSD Separate House 89.5% 75.7% Medium Density (ie Semi Detached, Terrace, Town House, Flat/Apartment) 7.5% 20.7% e 3.0% 3.6% Hise. Total 100.0% 100.0% e ======In the City of Werribee approximately 90% of dwellings are detached houses and the proportion of medium density dwellings is less than half the MSD average. e e 4 e 3.4 Retirement Villages e There is only one retirement village in the City of Werribee, Heathglen Retirement Village located in Heaths Road Werribee, details of which are as follows. e Developer: New Life Retirement Village Group (in receivership) . e Size: 109 units and 37 bed support accommodation have been built, space for a further 61 e units. Number occupied: 62 e Asking Prices: $110,000 to $120,000 for 2 bedroom unit. The manager of Heathglen, Mr Richard Parker, advised: * Demand for the project had been low hence the 47 units remaining vacant. * Demand was starting to increase. * The western suburbs had not yet accepted retirement villages as an attractive lifestyle option and tended to perceive them as old peoples homes. * Retirement villages are a new experience for the people of the west and an education process was required. The market is where the market was in the east 5-10 years ago. * The asking prices were above the value of most of the homes in the area, which made it unaffordable for many potential purchasers. Another retirement village by the New Life Retirement Village Group was partly constructed in Altona. Since going into e receivership work on this project has ceased. e e e e e 5 e e e 4. 0 HOUSEHOLDS 4.1 Household Size by Structure of Dwelling e The following cross tabulation between household size and e structure of dwelling has been derived from the 1986 census. Household Size Detached or HediUTI density Dwellings (Persons) Semi Detached Except Semi Detached. Dwellings ie Terrace, Town House, e (No.and% of Total) Flat/Apartment (No.and% of Total) e 1-2 4 135 29.6% 578 79.5% 3-4 6 660 47.7% 140 19.3% 5-6 2 889 20.7% 9 1.2% 7+ 287 2.0% 0 0.0% Total 13 9-71 100.0% 727 100.0% ======Source: ABS Census There are far more 1-2 person households occupying detached or semi detached dwellings (88%) than units/flats (12%). Approximately 80% of the households occupying units/flats comprise 1-2 persons. 4.2 Housing Tenure The 1986 Census reveals that 81.3% of households in the City of Werribee either own or are purchasing the dwelling they e occupy, the balance being tenanted. e e e e e e e 6 e 4.3 Household Type e Table 3 Household Types in the City of Werribee e Household Type Nl.ITlber Proportion 1990·91 Resident (1986 Census) Survey Parent & Dep Children 442 2.9% 3.6% e Couple 3 076 20.3% 33.6% Couple & Dep Children 6 782 44.8% 48.2% e Related Adults 455 3.0% 2.5% Parent & Dep Children & e Adult Family Member 192 1.3% Couples &Adult Family Member 287 8.5% 0.7% Couple & Dep Children & Adult Family Member 411 9.3% 3.9% e Lone Person Household 261 8.3% 7.1% Group Household 250 1.6% 0.4% e ------Total 15 156 100.0% 100.0% ======Source: ABS Census and City of Werribee Resident Survey Report 1990·91 e There is an important distinction between the Census Data and the Resident Survey. The Census data relates to all the e households in the municipality while the Resident Survey relates to a 12% sample of people who have purchased an existing dwelling or moved into a new dwelling over the period 1/1/90 to 30/6/91. ' The bulk of existing households comprise couples with or with e out children (65.1%). The majority of new households also fall into this group (81.8%). e The lone person and parent with dependent children households form a relatively small but significant number of households (11.1%). These household types comprise 10.7% of new e households. The proportion of households including an "Adult Family Member" is 19.1%. e e e e 7 e 4.4 Population by Family Life cycle Table 4 Population by Family Life Cycle in the city of Werribee 1981 1986 1991 Life Cycle No. % No. % No. % Pre Family 16 613 41.0 20 289 38.7 26 253 36.4 (0·19 years) Young Family 7 869 19.4 10 016 19.0 13 534 18.7 C20·29 years) Middle Family 7 732 19. 1 10 365 19.8 13 842 19.2 C30·39 years) Mature Family 3 691 9.0 5 391 10.3 9 279 12.8 (40-49 years) Post Family 4 650 11.5 6 398 12.2 9 290 12.9 C50+ years) ------TOTAL 40 555 100.0 52 459 100.0 72 199 100.0 ======Source: ABS Census Using the information in table 4, the average population increase per annum in each life cycle stage can be calculated: 1981-86 Increase Proportion 1986-91 Increase Proportion in Population of Total in Population of Total Life Cycle (Per Annum) Increase(%) (Per Anm.111) Increase(%) Pre Family 735 30.9 193 30.2 Young Family 429 18.0 703 17 .8 Middle Family 527 22.1 695 17.6 Mature Family 340 14.3 778 19.8 Post Family 350 14.7 578 14.6 Total 2 381 100.0 3 947 100.0 ====== While the proportion of population increase in the pre family, young family and post family groups over 1981-91 has remained quite stable, there has been a larger increase in the mature family group population at the expense of the middle family group. 8 4.5 car ownership The City of Werribee Resident Survey Report 1990-91 found that of the households surveyed: * 97% of households had 1 or more cars * 56% of households had 2 or more cars * Only 3% of households have no car. 4. 6 Workplace Location 9 The following table has been prepared using information from ~ the city of Werribee Resident Survey Report 1990-91 (sample ~ size 429). Table s Workplace Location of city of Werribee Residents e Location Proportion(%) CAD (Melbourne) 37 Western Suburbs 29 e \.Jerri bee 17 Nth, Est, Sthn Suburbs 12 Misc 3 Gee long 2 e Total 100 .. ======e 4.7 Method of Travel to Work ~ The city of Werribee Resident Survey Report 1990-91 revealed a .-., strong reliance on the private vehicle to travel to work. 80% ~ of people surveyed used cars or motor bikes (as driver) and a further 4% travelled as passengers. 11% relied on public transport and 5% relied on a combination of motor vehicle and ~ public transport. e e 9 e e e 4.8 Ethnicity The 1986 Census reveals the following ethnic mix in the City of Werribee. Country of Birth Proportion of Population(%) Australia and English Speaking Countries 85.3 Italy 3.6 Hal ta 1.2 Yugoslavia 1. 1 Germany 0.7 Greece 0.7 Malaysia 0.7 Netherlands 0.5 Poland 0.5 Other 5.7 Total 100.0 ====== The City of Werribee Resident Survey 1990-91 found the most notable change since the 1986 census was the increase in the proportion of the population born in C~ntral Europe (8.2% of the population) and Asia (8.0% of the population). Ov~rall the survey found residents came from 40 different countries with residents born in english speaking countries comprising 73.4% of the population. The next most significant countries being Yugoslavia (4.3%), Italy (3.4%) and the e Philippines (3.1%). e e e - e e e e 10 5.0 VACANT LOT STOCK In 1991 the Department of Planning and Development undertook a e vacant residential lot survey throughout the MSD. The results for the City of Werribee and the MSD are as e follows. Availability for Sale City of Werribee MSD (No. of Lots) (No. of Lots) e Currently Available 1 150 10 721 Potentially Available 1 058 11 949 Unsure of Availability 95 4 775 Unlikely to be Available 756 14 540 e Being Built On 762 7 814 TOTAL 3 821 49 799 ====== The number of lots currently and potentially available for · sale in the City of Werribee suggest there is no broad over e supply or shortage of developed lots in the municipality as: * Current and potentially available lots for sale in the City of Werribee comprise 9.7% of the MSD stock. This is - less than the municipalities share of MSD building approvals of approximately 12%. * The number of lots currently available for sale represents approximately one years supply. While the above information indicates a balance between supply -- and demand at the municipal level it does not provide information on the various location, lot size and price sub ~ markets within the municipality. ~ e e e e 11 6.0 SALES VOLUME AND PRICE MOVEMENT The Off ice of the Valuer General records information on the sale of all properties throughout Victoria. Using Valuer General information, tables 6 to 10 have been prepared which show the number of sales and selling prices (median and mean) of vacant residential land up to 2000 sq m, detached dwellings and units in the suburbs of Altona Meadows, Laverton, Hoppers Crossing, Werribee and Wyndham Vale. The sales data recorded by the Valuer General includes the sale of all properties in the relevant category and therefore includes resales and not just new houses and land. Table 6 Altona Meadows, Sales Volume and Price Movement 1992 1987 1988 1989 1990 1991 (1st Half) ------No. of Dwellings 135 223 115 108 126 57 Median Sale Price 85 500 95 500 115 000 123 000 115 000 113 000 Mean Sale Price 88 000 102 300. 119 400 129 800 121 800 117 200 No. of Units 4 20 20 22 19 17 Median Sale Price 73 000 80 000 103 000 95 000 96 000 92 000 Mean Sale Price 73 600 78 600 108 000 98 000 94 800 91 200 No. of Lots 294 340 145 116 100 59 Median Sale Price 28 750 34 000 42 000 44 000 39 500 41 000 Mean Sale Price 28 760 32 000 42 250 43 800 34 900 42 300 ====== Table 7 Laverton, Sales Volume and Price Movement 1992 1987 1988 1989 1990 1991 (1st Half) No. of Dwellings 141 191 165 95 109 134 Median Sale Price 66 500 78 000 95 000 97 000 96 000 73 000 Mean Sale Price 71 400 80 000 101 000 103 000 100 600 81 400 No. of Uni ts 4 36 21 22 16 3 Median Sale Price 66 000 69 000 84 500 90 000 90 000 86 000 Mean Sale Price 65 600 69 500 92 000 87 800 90 200 83 700 No. of Lots 339 366 299 165 137 79 Median Sale Price 25 500 31 500 44 200 45 000 40 500 35 000 Mean Sale Price 24 900 31 700 43 700 43 300 41 000 37 000 ====== 12 Table 8 Hoppers crossing, Sales Volume and Price Movement 1992 1987 1988 1989 1990 1991 (1st Half) ------No. of Dwellings 243 388 295 270 252 119 Median Sale Price 80 000 90 500 107 000 111 000 110 000 105 000 Mean sale Price 84 900 95 500 112 700 120 100 120 000 112 000 No. of Units 16 21 33 25 14 10 Median Sale Price 69 500 74 000 82 000 96 500 95 000 84 000 Mean sale Price 68 100 73 800 83 000 99 200 92 500 84 600 No. of Lots 425 548 425 260 290 107 Median Sale Price 27 20D 32 000 43 000 45 000 40 200 42 000 Mean Sale Price 31 900 37 100 45 700 48 300 43 900 47 000 ====== Table 9 Werribee, Sales Volume and Price Movement 1992 1987 1988 1989 1990 1991 (1st Half) ------No. of Dwellings 405 621 522 425 444 249 Median Sale Price 75 000 83 500 98 500 106 000 102 000 99 000 Mean sale Price 82 800 93 500 110 300 114 000 111 800 107 700 No. of Units 57 102 93 83 70 31 Median Sale Price 72 000 75 000 82 200 93 500 92 000 85 000 Mean sale Price 69 900 75 000 85 700 93 200 91 700 77 500 No. of Lots 738 983 1 088 630 738 319 Median Sale Price 24 000 28 200 37 000 -~o 500 36 000 37 000 Mean Sale Price 29 200 32 200 38 300 43 300 40 000 41 200 ====== Table 10 Wyndham Vale, Sales Volume and Price Movement 1992 1987 1988 1989 1990 1991 (1st Half) No. of Dwellings 90 130 107 68 64 25 Median Sale Price 73 000 81 500 96 500 100 000 95 000 92 000 Mean sale Price 76 000 83 200 101 300 103 000 98 500 94 700 No. of Units 0 3 3 5 0 3 Median Sale Price 60 000 85 000 86 000 76 000 Mean sale Price 62 800 79 500 88 200 77 700 No. of Lots 69 143 84 37 9 12 Median Sale Price 22 000 25 000 35 500 39 500 31 000 35 000 Mean Sale Price 22 300 31 800 37 000 39 000 35 700 36 900 ====== Using the property sales data base maintained by the Valuer Generals Office, sale price information was generated for the subdivision to the north of the property, known as Westleigh Gardens Estate and for the subdivision to the south of Black Forest Road. Lot sizes in these subdivisions are around 1,000 sq m. Using this information table 11 has been prepared. 13 Table 11 Selected Areas Sales Volume and Price Movement 1992 1988 1989 1990 1991 (1st Half> Area 1 Westleigh Gardens (lot size approx 1,000 sq m) No. of Lots 3 1 42 59 21 Hean Sale Price 44 000 62 000 58 200 49 300 47 100 Area 2 South of Black Forest Road (Lot size approx 1,000 sq m) No. of Lots 2 64 47 39 Mean Sale Price 44 200 44 000 39 400 52 100 ====== 14 7.0 COMPARABLE SALES The following sales of residential lots has been obtained from the data base maintained by the City of Werribee Valuer. 7.1 Werribee Address Size Csq m) Sale Price ($) Date 275 Greaves Street 518 36 000 3.92 2 President Court 602 33 000 8.92 12 IJeeden Drive 528 35 000 4.92 18 IJeeden Drive 615 35 ODO 6.92 10 Manorvale Pde (River frontage) 534 52 500 9.92 29 Black Forest Road 1000 38 000 6.92 35 Black Forest Road 1000 38 000 6.92 14 Bonus Court 471 32 000 8.92 15 Haveaux Street 957 37 000 6.92 9 Canterbury.Place 729 32 000 2.92 \Jest Grove Estate (ULA): Clyde Court 33D 29 000 9.92 Clyde Court 527 34 DOD 9.92 Clyde Court 322 28 000 9.92 Clyde Court 310 27 000 9.92 Clyde Court · 722 37 000 9.92 Clyde Court 475 31 000 9.92 Clyde Court 506 32 000 9.92 Clyde Court 545 33 000 9.92 Clyde Court 608 35 500 9.92 Clyde Court 462 32 000 9.92 Amazon Place 369 23 000 3.92 Amazon Place 348 28 000 3.92 Amazon Place 520 34 000 3.92 Amazon Pl ace 483 33 000 3.92 Amazon Place 721 38 000 3.92 Amazon Place 309 26 500 3.92 Amazon Place 363 28 000 3.92 Duncans Road Area: 11 Gabrielle Close 758 57 000 6.92 18 Gabrielle Close 981 53 000 2.92 83 Goegan Street 1004 45 000 1.92 19 Jacqueline Close 860 47 000 8.92 24 Jacqueline Close 846 57 000 8.92 1 John Street 645 53 150 6.92 12 John Street 693 51 500 10.92 13 John Street 674 51 500 9.92 48 Mantilla Crescent· 707 65 000 . 12 .91 110 IJattle Avenue 730 56 500 12.91 111 IJattle Avenue 742 50 000 12.91 5 IJillandra Court 939 65 000 2.92 IJestleigh Gardens: 13 Beldale Avenue 988 43 500 10.92 7 Beldale Avenue 927 47 000 12.91 20 Beldale Avenue 1001 43 500 7.92 1 Coulton Court 1040 49 000 9.92 10 Coulton Court 1056 52 000 9.92. 6 Del ta Court 1230 55 000 12.91 49 sales in 1992 with an average price of 44 800 Riverdene Estate: 5 Redgum Close 2720 95 000 3.92 13 Redgum Close 3086 97 500 4.92 15 7.2 Wyndham Vale Address Size (sq m) Sale Price ($) Date 110 Black Forest Road 547 30 000 7.92 1 Boronia \Jay 544 35 000 4.92 16 Burgandy \Jay 562 30 000 5.92 2 Dampier Court 702 30 000 2.92 19 Flinders Crescent 766 28 500 2.92 75 Flinders Crescent 671 32 500 4.92 1 Frankland Court 700 35 000 6.92 2 Grace Close 545 30 000 2.92 105 Honour Avenue 561 35 000 3.92 250 McGraths Road 530 36 000 4.92 7.3 Hoppers crossing Address Size (sq m) Sale Price ($) Date 54 Everah Drive 1624 64 000 3.92 55 Everah Drive 1241 67 000 2.92 56 Everah Drive 990 58 000 7.92 57 Everah Drive 1225 62 000 5.92 59 Everah Drive 1392 65 000 3.92 9 Hastings Avenue 1200 59 000 2.92 1 Acer Terrace 650 39 000 11.91 2 Acer Terrace 790 42 000 12.91 3 Acer Terrace 666 40 000 4.92 6 Acer Terrace 709 40 000 2.92 7 Acer Terrace 584 40 000 4.92 9 Acer Terrace 1007 48 000 11.91 10 Acer Terrace 938 41 000 9.92 11 Acer Terrace 693 49 000 10.91 1 Amy Close 575 36 000 7.92 3 Amy Close 570 39 000 5.92 42 Barber Drive 752 41 500 8.92 86 Barber Drive 786 45 000 9.92 1 Brooke Court 575 37 600 2.92 9 Carling Court 947 49 500 8.92 11 Carling Court 871 52 900 9.92 14 Carling Court 906 49 500 5.92 6 Carruthers Drive 848 46 200 2.92 26 Cleveland Drive 530 41 000 8.92 19 IJoolpack Street 582 38 000· 7.92 7.4 Laverton Address Size (sq m) Sale Price ($) Date Seabrook Estate: 16 Seawood Place 568 52 000 . 7.92 10 Berkley Street 559 45 000 1.92 Range of selling prices generally from $45 000 to $50 000 Anthony Court: Average of around $37 000 in mid 1992 e !e 16 8.0 LOT PRODUCTION AND BUILDING ACTIVITY This section provides data on the historic lot production and building activity in the City of Werribee, the Werribee Sub Region and the Total Outer Melbourne Area (TOMA) . The TOMA comprises the.developing municipalities around Melbourne. Likely future requirements are discussed in section 11.0. Table 12 Residential Lots in Subdivision Plans Submitted to Council e Quarters 1987 1988 1989 1990 1991 Mar 92 Jun 92 e City of Altona 176 NA 0 0 153 2 19 City'of Werribee 1 456 1 424 2 016 1 455 785 270 391 ------e Werribee Subreg. 1 632 1 424 2 016 1 455 938 272 410 TOMA 14 103 18 902 21 251 12 595 11 249 3 634 5 309 ======Source: Department of Planning and Housing (MSCS) Residential Land Reports e Table 13 Residential Lots Produced Quarters 1987 1988 1989 1990 1991 Mar 92 Jun 92 City of Altona 265 180 0 0 92 14 8 City of Werribee 1 597 1 080 685 1 401 940 78 410 ------Werribee Subreg. 1 862 1 260 685 1 401 1 032 92 418 TOMA 12 972 15 153 15 290 10 116 7 499 1 719 2 298 ======e Source: Department of Planning and Housing (MSCS) Residential Land Reports Table 14 e Dwelling Approvals Quarters 1987 1988 1989 1990 1991 Mar 92 Jun 92 City of Altona 275 362 273 204 197 32 64 City of Werribee 1 413 1 640 1 574 1 127 1 314 284 392 e ------Werribee Subreg. 1 688 2 002 1 847 1 331 1 511 316 456 TOMA 17 982 22 028 19 119 14 004 13 267 3 270 3 944 ======e Source: ABS Catalogue No. 8731.2 It is clear from tables 12 to 14 that for the Werribee sub region: e * The number of lots in subdivision plans submitted to Council for approval peaked in 1989 (2 016) and fell dramatically over the period to 1991 (938), followed by an e increase in the first half of 1992 (661). 17 • e The number of residential lots produced reached a peak in * 1987 (1 862) and have fluctuated significantly since that e time. The number of dwelling approvals peaked in 1988 (2002) and * declined by 31% to a trough in 1990 (1,331). This was less than for the TOMA which declined by 36% for the same period. The approval rate in 1991 and the first half of e 1992 has been around 1500 dwellings per annum. The fluctuations in the annual number of dwelling approvals is substantially less than for lots in plans submitted to e Council and lots produced. Any surplus production of lots in the boom period has been taken up, as building activity has exceeded new lot production since 1989 with the exception of 1990. This is consistent with the 1991 MSCS survey of vacant residential lots discussed in section 5.0. Table 15 Dual Occupancy Approvals 1987 1988 1989 1990 1991 City of Altona 46 102 101 114 57 City of Werribee 142 134 124 117 111 ------Werribee Subreg. 188 236 225 231 168 TOMA 1 142 1 627 2 226 1 667 1 367 ======Source: ABS Catalogue No. 8731.2 e During the period 1987 to 1991 in the City of Werribee, approximately 9% of building approvals were for dual occupancy dwellings. This compares to the TOMA average of approximately e 11%. Using data provided by the City of Werribee ~uilding e Department table 16 has been prepared showing the number of building permits issued for units, dual occupancy dwellings and detached dwellings in the suburbs of Wyndham Vale, e Werribee, Hoppers Crossing and Laverton. e e e 18 Table 16 Building Approvals 1992 Wyndham Vale, Werribee, Hoppers crossing, Laverton Wyndham Vale Werribee Hoppers Crossing Laverton e Units (Permits/No. Dwell) 1/2 (5%) 3/16 (38%) 8/18 (43%) 3/6 (14%) Dual Occ Dwellings 4 (7%) 22 (37%) 22 (37%) 12 (20%) Detached Dwellings 105 (8%) 471 (38%) 611 (49%) 168 ( 13%) e Total 111 (8%) 509 (35%) 651 (45%) 186 (13%) ======Source: City of Werribee Building Department e The bulk of the building approvals have occurred in Hoppers Crossing (45%), followed by Werribee (35%). The approval of e medium density dwellings (units and dual occupancies) has been evenly spread throughout the four suburbs. Medium density dwelling approvals have comprised only 7% overall. e Most of the planning permits issued for units have been for e dual occupancy developments that do not comply with the "as of right" provisions and therefore require a planning permit. Very few unit developments comprising 3 or more units have ~ been built in recent years. e e e e e e e 19 9.0 CURRENT AND FUTURE LAND SUPPLY 9.1 current supply e Table 17 provides information on ownership, lot size, asking prices, sales rate, developed stock for sale, balance of land in broadhectares and planning status for the significant e residential estates currently producing lots and remaining broadhectare land in the Werribee sub region. It is noted: * Only the ULA estate is producing small lots although some are planned in future stages of the Wilmington Estate. * The provision of medium density dwellings is mainly provided by dual occupancy or small unit developments. * There is a supply of zoned residential land equivalent to e around 6 to 7 years supply. Of this supply approximately 30% is contained in the recently rezoned land east of e Skeleton Creek. Not all the land will be developed over the next 6 years. Some of the long term owners who use the land for rural purposes will not be ready or willing to sell in this period, and some of the land will be purchased for speculation and may change hands several times before being developed. e 9.2 Future Supply The Werribee Growth Area Plan provides a framework for future growth which must be considered by the relevant planning e authority when preparing a planning scheme amendment for land within the area. Within the plan there' is a proposed staging to control the rezoning of land with the intention of e encouraging development to occur incrementally. Planning scheme amendments may be approved for out of sequence developments providing funding arrangements are in place to fund physical infrastructure and any additional costs that arise from the altered staging. The subject property is not identified in the Werribee Growth Area Plan as being potential future residential land and therefore does not fall within a stage. Table 18 provides information on the significant properties for which rezoning approval is being sought. Work is also under way in preparing local structure plans for land -e comprising 3,090 hectares in Tarneit and Truganina. e e 20 Table 17 Estates currently Active and Zoned Residential Broadhectare Land in Werribee (Refer to Diagrams 1 and 2 for Property Locations) No Estate/Loe.at ion o.ner lot Sizes Asking Prices Sale Aate No for Sale AmcMlt in Planiing Status Mote (Aflprox) (SJ (Approx) Broacllectares (Approx) 1. Thoroughbred Park Esanda 500 sq m 33,000·34,000 130/year 200 Pl ans Aooroved 2. \Jestleigh Gardens Selpam 1000· 1300 sq m 60/year 30 Pl ans Approved I 3. Hanorvale \Jeeden 500·600 sq m 40,000·45,000 120/year 60 Pl ans Approved Estates 4. Uest Grove ULA 320· 750 sq m 28,000·37,500 120/year 50 lots 200 Pl ans Approved rel. Feb 93 5. Ui lmington Esanda 500·600 sq m Ave 40,000 110/year 400 Pl ans Approved Future stages will contain lots 350·400 sq m. 6. The Grange Stockland 500·600 SQ m Ave 40,000 150/year 500 Pl ans Aooroved 7. Derr im...it Heath Esanda 1200 sq m Ave 70,000 50/year 40 Pl ans Approved 8. Kings ton Gardens Porto & 500·600 sq m ·Ave 42,000 140/year 400 2 Plans Valente Approved 9. Seabrook Dennis 500·600 sq m 100/year 50 Pl ans Approved Group 10. Ball en & Greaves Delfin 600 Council Road agreement in principal to st rue tu re pl an 11. Ballon& McGraths Dinatale 900 Current I y Road negotiating permit 12. Walls & Bulban Henly 500 sq m 160 PI ans Approved Expected to sel t for around Rood Properties S33,000 as part of specs and house and I and packages by owner. Constn expected to coomence in Jllle 1993. 13. Duncans Road Vorious 400 None This land is used as market gardens. 14. Shows Rd,leeton 1 50 Plans Approved Cr< etc. 15. Nth of Shaws Rd 1 30 ? 16. Cnr Tarnei t & Dennis 500 Pl an Approved Hogans Rd Group 17. Knightsbridge Ave ? 200 Pt an Approved 18. Merton Str~et 1 300 Pt an Approved 19. East of Skeleton Various 2000 Recently Crk Rezoned Total 980/year 7020 eeeeeeeeeeeeeeeeeeeeeee DlAGRAM CURRENT Z & FUTURE SUPPLY \'of l Phi I I ip [3ay \ • •••• • ••• -- •••••• e 10.0 CURRENT CONSUMPTION As part of this study, discussions were held with several Estate Agents, Builders and Land developers active in the e area. The results of these discussions are summarised in the appendix. The purpose of these discussions was to gain additional insights into the residential land market and the e influences affecting it and compare industry opinion with the e statistical research. 10.1 Household Type e The 1990-91 Resident Survey by the City of Werribee found that approximately 82% of home purchasers were couples with or with out dependent children. Households comprising a lone person e or parent with dependent children made up approximately 11% of home purchasers. The balance (7%) was made up of related adults, families with adult family member and group e households. The discussions with Estate Agents etc revealed: * Agreement with the resident survey as we were consistently advised that the vast majority of purchasers were couples - with children or couples planning to start a family. * In the Werribee and Wydam Vale. area the vast majority of e sales were to first home buyers with the exception of the Westleigh Gardens Estate where the majority of sales were e to second and subsequent home buyers. * The general price barrier for first home buyers was around e $100,000. * In the Hoppers Crossing area there are more second and e subsequent home buyers but the majority are still to first home buyers . It was noted in the Population Projections for the City of • Werribee (City of Werribee 5th Edition 1992) that there was limited evidence of a growing incidence of older people moving to the municipality. This is supported by anecdotal information that the elderly parents (living outside the Werribee area) of the young couples living in the Werribee area are moving (or wanting to) to Werribee. This trend appears to be driven not only by a desire to e give or receive parental support to their adult children and their new families, but also give or receive support for ageing parents. However, the extent to which this e trend develops seems likely to depend on the extent to which this new market segment is catered for by the local e housing market by offering accommodation that more e 25 accurately reflects the needs of this group than the housing arrangements currently on offer. 10.2 Origin of Purchasers in the City of Werribee e The following table has been prepared from the City of Werribee 1990-91 Resident Survey: e Where Respondent Previously Lived Proportion Western Suburbs 46% Werribee Area 27% Nth/Est/Sth Suburbs 19% - Interstate 3% City 2% Country Vic 2% Overseas 1% - Total ·100% e ======The discussions with Estate Agents etc was in general agreement with this table. e In discussions with Mr Peter Lanigan from Oliver Hurne and Mr Daryl Simmons from Delfin Property Group, it was noted that there was an increasing trend, although small, for purchasers to come from the other sectors of Melbourne as supply problems in the east become more pronounced and the attributes of the area are more widely recognised. · - 10.3 Reasons for Choosing to Live in Werribee -e The following table has been prepared from the City of Werribee 1990-91 Resident Survey: e Reasons Proportion Affordable House/land 23% Like the Area 15% e Close to Friends/Relatives 14% Close to City (CAD) 12% Cui et/Clean/Country 12% Close to Work 10% New Area/large Block of Land 8% RAAF Association 3% Other 3% • ======Total 100% ======The discussions with Estate Agents etc indicated that the most significant factor was affordability. The following comments were made by those interviewed: * Purchasers in the market will compromise location and lot size for size and quality of their house, ie value for money is important. * Size of lots is important but secondary to price. e 26 e * People trade off location for a price they can afford. In order of preference people who want to live in the region would generally prefer Williamstown, Altona, Altona Meadows and Laverton, Hoppers Crossing, Werribee, Wyndham Vale. Accessibility to employment in the region and the CAD is a * factor. e e e e e e e e e e e e e e e e 27 11.0 FUTURE HOUSING NEEDS AND LOT CONSUMPTION 11.l Projection of Dwelling Commencements and Population by Department of Treasury e In October 1991, the Department of Treasury (Victoria) released its revised population projections for the Local Government areas within the Melbourne metropolitan area. e Table 19 Projected Occupied Private Dwellings in the City of Werribee Projected Occupied Annual Year Private Dwellings Increase 1989 19 030 1990 20 270 240 1991 21 230 960 1992 22 520 290 1993 24 240 720 1994 26 040 800 1995 27 620 1 580 1996 28 920 1 300 2001 34 230 1 062 2006 39 740 1 102 2011 45 130 1 078 ======Source: Department of Treasury (Victoria) Demographic Paper Number 5 Table 20 (next page) provides a segmentation of the projected population increase by life cycle stage. It is evident from e this table that the existing trend of an ageing population is going to continue. e Using table 20, the growth in the family and post family populations over the 1986 to 2001 period is summarised as follows. e Population Increase (Number per annum and Proportion of Increase) e Life Cycle Stage 1986-91 1991-96 1996-01 Fami Ly 2 176 54.4% 2 284 46.0% 862 29.6% Post Family 578 14.6% 1 128 24.5% 1 366 47.1% ======e e e 28 e Table 20 Projected Population Increase by Life Cycle Stage - City of e Werribee e Population Increase & Proportion of Total Population Increase 1991 1996 2001 1991 to 1996 to Life Cycle Stage 1996 2001 Children Pre School (0-4) 6 980 8 150 8 520 J School (5-14) 12 810 16 260 18 100 J 5 920 (25.8%) 3 390 (23.3%) Pre Family (5-19) 6 350 7 650 8 830 J Family Young (20-29) 13 260 16 050 16 620 2 790 ( 12. 1%) 570 (3.9%) Middle (30-39) 14 640 18 030 18 610 3 390 (14.7%) 580 (4.0%) Mature (40-49) 10 120 15 360 18 520 5 240 (22.8%) 3 160 (21. 7%) Post Family e Pre Retir. (50-59) 4 930 8 290 12 570 J Retir. (60-69) 2 930 3 990 5 510 J 5 640 (24.5%) 6 830 (47.1%) Post Retir. (70+) 2 050 3 270 4 300 J e Total 74 070 97 050 111 580 22 980 (100%) 14 530 (100%) ======e Source: Department of Treasury (Victoria) Demographic Paper Number 5 11.2 Projection of Dwelling Commencements and Demand for New Residential Lots by the Indicative Planning e council for the Housing Industry The Indicative Planning Council to the Housing Industry (IPC) provides advice and analysis to the Federal Minister for Health, Housing, and Community Services. It is made up of e government and industry representatives. Following the Special Premiers' Conference on Housing in March 1989, the IPC was requested to undertake research and ancilyses e to assist in supply side initiatives to improve the efficiency of the residential land supply process. As part of this work the Residential Land Report 1992 was produced. Using data e from this report table 21 has been produced. e Table 21 Forecast of Demand for New Residential Lots in the Werribee sub Region Year Lot Consumption 1990/91 960 (actual) 1991/92 089 1992/93 1 218 1993/94 1 461 e 1994/95 1 451 1995/96 1 465 ======e Source: IPC, Res. Land Report 1992 The land consumption projections have been made by converting e the IPC's estimates for additional household demand into the e 29 e e number of dwelling units and then the number of lots required ~ to accommodate these dwellings using historic ratios. ,_, In making these calculations the IPC have made a land usage assumption that medium density housing will be provided for as e units or dual occupancy dwellings and will consume lots at the rate of one lot per four units or dual occupancy development. As a large proportion of the requirement for medium density e dwelling~ is likely to be met by the provision of small lots within residential estates the IPC projections may slightly ~ understate the case. ,_, The Werribee sub region comprises the municipalities of ~ Werribee and Altona. As the land available for residential ,_, land development in the City of Altona is nearly exhausted the vast majority of the projected demand for new residential lots ~ in the Werribee sub region will occur in the City of Werribee. ,_, 11.3 Population Projections by the city of Werribee The City of Werribee has prepared its own set of population projections. (Population Projections for the City of Werribee, 5th Edition, April 1992). The upper range of their estimates e is similar to the Department of Treasury projections as indicated by the following: e City of Yerribee - Persons 1991 1996 2001 e City of Yerribee 74 000 97 000 112 000 Department of Treasury 74 070 97 050 111 580 Actual 72 200 ======e The following comments were made by the City of Werribee regarding their projections. e * Given the more rapid population growth experienced since the last census (1986) and the impetus expected to come e from growth corridor planning, it is quite possible that the actual population growth will be considerably greater than that predicted. e * While the reasons for growth may have changed over time, present growth in Werribee can largely be explained by the availability and affordability of residential land within the municipality, in comparison with elsewhere within the Melbourne Metropolitan region. * Interest rate increases during the late 1980s caused investment in the Melbourne housing market on the whole, to decline. However, the increases in interest rates had a lesser impact on housing sub-markets where there is a strong demand for housing for accommodation, rather than e investment purposes. This is especially the case in localities where the prices for houses and land represent e 30 e e e value for money with regard to the physical product and the quality of life afforded by that building and its e location. Werribee can be regarded as one such locality. * Despite the measurable downturn in residential building e activity during the period September 1989 through to April 1991, building activity in the Werribee area has remained relatively strong over recent years. As would be e expected, the downturn in building activity has proved much shorter than that for Melbourne generally, with a distinctive upward trend having been evident since May e 1991. This trend, in addition to City of Werribee Residents Survey results showing that the Werribee housing market is attracting new residents from a wider catchment e area than traditionally has been the case, heralds the prospect of sustained rapid population growth in the e immediate future at least. e e e e e e -e e e e e e. e 31 e e e 12.0 ANALYSIS OF REPORT BY MOTIVE MARKET RESEARCH PTY LTD e Motive Market Research Pty Ltd were engaged by Melbourne Water to carry out preliminary research to: e * Identify the perceptions of the existing and future residents of the area as to the positive and negative aspects of living in Werribee. e * To gauge the importance of the sewerage farm as an issue and likely impact on intending purchasers. e * Identify the factors that influence people to live in the Werribee e * Investigate the lot size potential purchasers would prefer, the price they would expect to pay for their preferred lot size and the block size they think they will end up buying. Where applicable, the conclusions in the Motive Market Research Report are generally consistent with the f~ndings of this report: e * The majority (92%) of intending purchasers currently live in the Werribee area or the western suburbs. e * By far the most common reasons for initially moving to the area were affordability and lot size. * The sewerage farm is not an important factor which is taken into account in the purchase decision, nor does it e impinge negatively on the quality of the environment when residents have established themselves in the area.· e The Motive Market Research report found: * Intending purchasers preferred a block size between 750 to 1 100 1 sq m. This was also the size of block they thought - they would end up buying. e * Intending purchasers consider they will pay between $45,000 and $60 1 000 for the block of land they think they will end up buying. * Existing residents indicated they were more likely to compromise on the size and quality of a house in the short term so they can have a larger block. In comparison, only 44% of intending purchasers place greater importance on lot size, with 54% placing greater importance on a bigger or better quality house. The pref erred lot size is not surprising as people generally prefer large lots but must compromise to what they can afford. The lot size intending purchasers think they will end up e 32 e buying and the price they expect they will pay was e significantly greater than we would have expected. We believe this result was due to the intending purchasers surveyed not being a representative sample of all the likely e buyers in the region. The Quantitive Research Report by Motive Market Research reveals that the occupation of the main income earner of exactly 50% of the intending purchasers surveyed (total of 50) was of the administrator professional group or para professional group. The sample interviewed is more representative of the quality end of the Werribee area e housing market. This has been confirmed by the estate agents managing the e display village, where intending purchasers were surveyed, who have advised: * The display village is targeted to the second and subsequent home buyer and the homes on display are large, of a high quality and start in price from $80 000. e 1 * There are several display villages in the Werribee region that are targeted at the more typical purchaser in the area. -e e e e e e e 33 •e 13.0 MARKET ANALYSIS 13.1 Future Lot Consumption It is clear from the previous sections that the rapid population growth in the Werribee sub region is set to e continue and will generate demand for new residential lots. An estimate of the future requirement for new residential lots e in the Werribee sub region is provided in section 11.2 (table 21) and indicates from 1992/3 to 1995/96 approximately 1,400 lots per annum will be required. This compares to the e historic production rate of new lots over 1987 to 1991 of approximately 1 250 per annum. 1 e 13.2 Competition Within the Region As discussed in Section 9.0 there are numerous estates that will be on the market and would compete with a residential development on the subject property ("the potential development") for a slice of the new land market. Production in the region has the capacity to exceed demand. The success of the potential development will depend on attracting a significant share of that market. e We believe an appropriate sale rate for the potential development would be in the order of 200 lots per year. To e achieve this it would be necessary to produce products that are desired by potential purchasers and which they can afford, advertise and present the estate as a desirable place to live (superior to the competition), attract sales traffic to the estate and convert the traffic to sales. e Assuming the subject property was available for development by mid 1994 the market may be shared between existing and future estates as follows. e No. of Lots Estate 1994 1995 1996 1997 1998 1999 2000 e Subject Property 100 200 200 200 200 200 200 Thoroughbred Park 100 West Grove 100 Wilmington 110 110 70 e The Grange 150 150 50 Kingston Gardens 120 120 Ballan Road-Delfin 120 120 120 120 120 McGraths Road-Dinatale 120 120 120 120 120 Bulban Road 100 Tarneit Rd-Dennis Gp 120 120 120 120 20 Altona Meadows 150 150 150 150 150 150 50 East of Skeleton Crk 100 150 200 200 200 200 Ballan Rd-Dennis Gp 150 150 150 150 Latham Street 150 150 150 150 150 150 Laverton-Delfin 200 200 200 200 200 200 Defence Housing 80 80 80 80 80 50 e Western Gardens 120 120 120 120 120 Chetham Salt Works 120 120 120 120 Misc 100 100 100 100 100 200 200 e Total 1 350 1 720 1 600 1 830 1 830 1 560 1 390 ======e 34 e The lot production that actually occurs will vary significantly to the number mentioned in the preceding table as some properties may be developed earlier or later than expected, some properties may not be developed at all and properties not identified will be developed. However, the e schedule demonstrates there will be strong competi~ion between estates. Some estates will have to accept lower sales rates than desirable or remain out of the market. At the same time e it indicates a massive over supply of lots is unlikely to occur. e The potential developmen~ is well placed to compete with the competitive supply. Its main attributes include: e * Attractive topography with scattered trees and a frontage to the Werribee River which provides the opportunity for up market housing. This enables the potential development to appeal to a wider and therefore larger number of potential purchasers. e * Close proximity to the Werribee town centre and therefore community facilities. These include the Werribee Bowling Club, Tennis Courts and a Horne and Day Care Centre, all e located nearby on the other side of the Werribee River. The bulk of competing estates are remote from existing services and infrastructure. This proximity to the town centre is also desirable for medium density housing. * The size of the project is of regional significance and through economies of scale can provide a quality of presentation and a marketing program superior to most other estates. * The adjoining housing, Westleigh Gardens on the opposite side of the Princes Highway and the residential area on the east side of the Werribee River is of a high quality. The opportunity exists to set and control the market position of the estate through product, pricing and e marketing strategy. e 13.3 Target Markets and Housing Products The land near the frontage to the Werribee River is ideal for high quality residential development. These lots would appeal to affluent second and subsequent home buyers. This household group tend to prefer larger lots to enable construction of large dwellings which are often a custom design rather than a standard design project home. The prices that could be e achieved for these lots is high although the sales rate will be low as the number of purchasers in this market is relatively small. e Section 10 has clearly identified that the majority of households currently purchasing land and houses in the area e are couples with children or couples planning children and are e 35 e most likely to be first home buyers. In most cases they have originated from the western region and their main reason for living in Werribee was due to its affordability. Therefore, this group should be the main target market for the potential development, at least in the short to medium term. e For this household group the typical housing product is a brick veneer dwelling on a lot around 500 sq m usually purchased as a house and land package. e A 500 sq m lot is generally perceived in the market place as the minimum size for a lot to be considered a normal house e lot. While many potential purchasers may prefer larger lots, the additional cost to produce a larger lot results in the required retail selling price being out of the reach of the e· majority of purchasers in the Werribee region. As development costs rise it is probable that the size of lots that are considered normal will gradually decrease as smaller lots are produced to maintain affordability. e As noted in Section 2.4 the households which comprise lone persons or single parents form a relatively small but significant number of new households (approx 11%). Medium e density dwellings can provide appropriate and affordable accommodation for these household types. over the past 5 years approximately 9% of dwelling approvals in the City of Werribee have been for dual occupancy dwellings. The census data reveals that approximately 12% of the increase in the number of total dwellings between 1986 and 1991 has been for medium density dwellings. e The older areas of Werribee are likely to contain a significant proportion of post family households, probably in old dwellings they cannot maintain and/or are inappropriate e for their needs. The subject property is located near these older areas and close to the Werribee town centre. These features of the subject property make the development e attractive to the post family households as it is close to community facilities and their existing social network. e The medium density dwellings can be provided as either unit developments or small lots which ar~ effectively single unit sites. We recommend the most appropriate form for the medium density dwellings is for small lots to be created as part of the subdivision process which can then be treated as a house and land package or even a land only sale. e This has the following advantages: e * The resultant dwelling is similar to a unit without the complications of a body corporate. e 36 e * Only a building permit is required for the dwelling. The planning considerations have been sorted out before the e lot is created. * Purchasers can have a dwelling built to suit their e requirements and they only pay stamp duty on the land component. * The dweiling is designed to fit into the streetscape and has its own frontage. e * There is a greater return to the developer as a builder or home buyer can purchase a lot without having the uncertainties of the planning process and the subsequent e holding costs. It is easier for the developer to maintain the quality of * housing. Subdivisions which include small lots require an integrated approach to siting and maximum heights of buildings, on and off street parking and controls such as building envelopes to ensure that dwellings do not detrimentally affect the adjoining properties. With appropriate design and marketing of the potential development we believe approximately 20% of dwellings should be medium density, in the short to medium term, preferably as e small lots between 300-400 sq m. While this is greater than the historic production rate for medium density dwellings in the region, the following factors e suggest they will be taken up by the market. * There is an increasing acceptance of the small lot conc~pt. This has been demonstrated by the Urban Land Authority at estates such as Timbarra in Narre Warren and Copperf ields at St Albans where the small lots have been e properly marketed and controlled. * The number of households which are at the post family e phase of the life cycle has been increasing and will continue to do so (Section 11.1). This type of household ·e is well suited to this type of dwelling. * As the cost to produce new residential lots starts to e include development levies and the recently increased servicing authority headwork charges, affordability will e be a major factor. Predictions by the Department of Treasury Victoria (Section 11.1) clearly indicate an ageing of the population and a rapid increase in the number of persons in the post family phase of the life cycle, particularly after 1996. This will require alterations over time in the ratio between the number of standard size and small blocks. 37 ------ It also indicates that towards the end of the potential development a retirement village may be a viable option. It is suggested that planning approval be sought for a retirement village as part of the rezoning and/or planning permit process in principal. By the time the potential development is nearing completion there may be keen competition among e developers for retirement village permits and they may not be easy to obtain. If the retirement village is not viable, the land could be developed into lots; the estate design should e take this into account. As the estate develops and the existing residents in the e region mature and become more affluent, the potential for purchasers trading up from their first home will increase. To ensure the potential development is seen as an attractive e option for these purchasers, it will be important for the early stages of the estate to be as attractive as possible with well designed high quality housing. If the potential development goes down market in the early stages it will be difficult to change this perception later on. 13.4 Lot Mix, Selling Prices and Sales Rate Following consideration of the comparable sales (section 7.0), the Valuer General statistics (section 6.0), the opinions of e estate agents, builders and developers in the area (appendix), competitive supply (section 9.0), the location attributes of the land (section 12.2) and the projected future requirement e for new residential lots (section 11.0), we believe a development comprising the lot mix in table 22, could achieve the selling prices and sales rate as indicated in the table. Table 22 Possible Lot Mix, Selling Prices and Sales Rate Lot Size Selling Price Sales Rate Terms QUALITY AREA e Adjoining River 800 sq m $ 65 000 50/year 70% 60 days Near River 800 sq m $ 55 000 30% Builders Away From River 800 sq m $ 45 000 e GENERAL MARKET Conventional lots 500 sq m $ 37 000 120/year 70% 60 days 30% Builders MEDIUM DENSITY Small lots 400 sq m $ 31 000 ·l 30/year 50% 60 days 300 sq m $ 28 000 1 50% Builders OR Unit Sites 350 sq m $ 13 000 20 dwelling 100% Builders per site per site sites per year ======Builders terms would typically be 6 months interest free plus 6 months with interest. e 38 e e e 13.S Land Price Increases Most of the land currently on the market has been produced with headwork levies at substantially lower rates than now apply and without the need to pay development levies. The value of land is set by the interaction of supply and demand. In the short term, these additional costs will not be reflected in the value of developed lots but will have more of e an impact on the value of broadhectare land. In the longer term these costs will gradually be reflected, at least partly, e in the value of residential lots. In comparison to much of the competitive supply, the potential development has many advantages and with appropriate marketing e may be perceived by potential purchasers as comparable or better than Hoppers Crossing or Laverton. Therefore, prices (for lots around 500 sq m) comparable to these areas may be achievable ($40 1 000 to $42,000). To do this, purchasers who would otherwise purchase in those areas would have to be attracted to the potential development. While it is impossible to predict the future rate of increase in the value of residential land with much confidence, we e would anticipate with inflation at 3% per annum, appropriate marketing of the estate and interest rates remaining near current levels, prices could be expected to increase at the e rate of 6% per annum on average over the next 5 years. This is dependent on a gradual improvement in economic conditions without any significant economic downturn during this period. 13.6 Urban Design The design of the potential development should enable flexibility of lot size so that as the property is progressively developed, adjustments can be made to the lot size mix to take into account market preferences and the changes in the market place over time. The Werribee market e will be substantially different as the last few stages are developed than when planning approval is obtained. e This can be achieved with a road pattern that will allow the lot sizes to change by varying frontages or combining or e splitting lots. The form of planning approval obtained for the potential e development should also enable this. There is likely to be enough population within the potential development and together with Westleigh Gardens to justify e inclusion of a neighbourhood shopping centre. Consideration should be given to creating a boulevard along e the edge of the Werribee River so that it is overlooked by housing and enables easy public access. 39 e A pedestrian bridge near the Swimming Centre should also be considered as this would provide an attractive pedestrian route to the Werribee town centre. e In the later stages of the potential development a retirement village could be incorporated in the design. The planning approval sought should be flexible enough to subdivide the retirement village site into residential lots if it is not viable at the time. 13.7 Impact of the sewerage Farm e The following comment~ were made during our discussions with estate agents, builders and developers in the area (refer to e appendix) regarding the impact of the sewerage farm. * Was not an issue in the selling of Westleigh Gardens, rarely mentioned by purchasers in the area (Henly Properties) . * Psychological problem as part of the farm complex (Simmonds Homes) . ~ * Estate will be identified as part of the sewerage farm, particularly as Melbourne Water administration complex to ~ remain on site (Oliver Hume). * Generally not a problem in the area (Triwest) e 13.8 Marketing Strategy e We recommend the potential development be developed on two fronts: * A high quality area along the river with mainly lots of approximately 800 sq m. e * A general market area with mainly lots around 500 sq m. Approximately 20% of dwellings should be medium density e appropriately located in both the high quality and general market areas. The quality lots should be offered as land only sales although builders terms should be offered. e The general market lots should be marketed as part of house and land packages. e A display village should be located along the Princess highway to generate sales traffic to the estate, demonstrate how innovative housing forms can provide an attractive and functional home, and assist in maintaining the quality of housing. 40 e e The quality of dwelling design and construction should be closely controlled. It may be desirable to have a review panel to assess building plans before dwellings are able to be built. The potential development should be presented so that it is as attractive as possible. To achieve this it is recommended: * The estate be landscaped to a high standard including established street trees. * Include a landscaping clause within contracts of sale so that completed dwellings do not remain messy and unattractive. Provide an estate entrance to identify the estate, it may be appropriate to have separate main entrances for the quality and general area. Community sites and parks should be identified on the ground. Advertising should focus on the quality of the estate and the attributes of its location. The objective being to attract e some of the Hoppers Crossing, Laverton and Altona Meadows market, in preference to the more cost sensitive Wyndham Vale e market. e e e e e e e e e 41 e e e ESTATE AGENT AND BUILDER QUESTIONNAIRE 1. What proportion of household types are currently purchasing land or house/land packages in the Werribee area. * Young couples no children? * Families with young children? * Families with mature children? e * Elderly 2 person households? * Single person households? e 2 . What proportion of these purchasers are first home e buyers? 3 • What proportion of land sales are to builders? 4. What is the origin of these purchasers? e * Family home in the inner west? * Family home in the local area? * Other side of town? e * Trading up? 5. What are the important factors that influence people to live in Werribee? * Affordable house/land? * Like the area? * Close to friends/relatives * Close to the City? e * Near the country? * Close to work? e * Size of lots? 6. Is there any demand for lots/houses that is not being adequately met by the current production of new land and houses. * Medium density * Compact lots? e * larger lots? * Retirement living? e 7. What do you think is the most appropriate lot mix and target market for the subject property. e 8. What do you think the likely selling prices for lots on the subject property should be to achieve a sales rate of approximately 12 lots per month. e * 400 sq m lots * 500 sq m lots * 700 sq m lots e * 1000 sq m lots I * 1300 sq m lots ie * 2000 sq m lots 9. Do you see the Sewerage Farm as a marketing problem? e 43 e 10. What level of landscaping and community facilities are likely to be expected by potential buyers. What level of landscaping and community facilities would be desirable to market the estate. 11. What do you think would be the most appropriate marketing strategy. e - e e e e e e e 44 e e Interview With Henly Properties 10.12.92 e· Peter Hayes: Managing Director Phillip Vince: Marketing Manager Henly properties are a land development and home building company who are active in the Werribee and Hampton Park areas. e They build approximately 200 homes per year. Question 1 90% of purchasers are young married couples aged 20-35. e Of these 55% have no children. Question 2 80% of purchasers are first home buyers. There is also a small but significant proportion of sales to investors. e Question 3 Henly Homes are virtually the only builder spec building. The vast majority of sales in e the area are as house and land packages. Question 4 95% of buyers would come from the western suburbs. Question 5 Affordablity is the most significant factor. Question 6 Not that they are aware of other than 90% would prefer larger lots. Question 7 Lots of around 550-600 sq m. Lots 600+ sq m are popular. Young couples. Question 8 For lots 500-600 sq m: Hoppers Crossing $42,000 Wyndham Vale $33,000 Middle Werribee market $38,000 Wyndham Vale is generally down market of Werribee. The closer land is to the Werribee - centre the more desirable it is. e No idea for other lot sizes. Question 9 No. Rarely mentioned by purchasers. Was not e an issue in the selling of Westleigh Gardens. Question 10 Purchasers have little expectation of estate landscaping. No idea what community facilities they expect. Estate landscaping would be desirable to maximise the attractiveness of the estate and e therefore its appeal. e e 45 e e Question 11 Marketing Strategy: Land sales only along the river for large individual homes. Open on several fronts. • Sales by house and land packages. Clearly identify future community facilities and parks on site and anticipated opening dates. e Comments Purchasers in the area will compromise location and lot size for size and quality of their house. e / \ e e e e e -e 46 e e Interview With Simmonds Homes 14.12.92 Mark Simmonds: Director Simmonds Hornes are based in Altona and are active throughout e the western suburbs and in particular the Werribee region. In recent years they have established a presence in the eastern e suburbs. They build approximately 200 homes per year. Question 1 Mainly couples with young children or couples planning to start a family. Not very many families e with mature children or elderly 2 person households or single person households. Question 2 In the Werribee and Wyndham Vale area just about all sales are to first home buyers. The limit for first home buyers is around $100,000. In the e Hoppers Crossing area there are more second and subsequent home buyers but the majority of sales e are to first home buyers. Question 3 Only a small amount of sales are to builders. The majority of sales are as house and land packages. Question 4 Very few from anywhere other than the western suburbs. Question 5 Affordablity is the most significant factor. Size of lots is important but secondary to price. - People trade off location for a price they can afford. In order of preference people who want to 19 live in the region would generally prefer Williamstown, Altona, Altona Meadows and Laverton, Hoppers Crossing, Werribee, Wyndham Vale. Question 6 More larger lots, people expect room. Question 7 500 sq m 10% 750 sq m 70% 1000 sq m 20% e Plus 2 to 4 300 sq m lots per stage e Question 8 400 sq m $33,000 500 sq m $_35,000 700 sq m $42,000 1000 sq m $49,000 1300 sq m $52,000 2000 sq m $56,000 Question 9 Yes. Psychological problem as part of the farm complex. Question 10 Estate landscaping will definitely assist in the e marketing of the estate. A landscaping clause should be included in each contract of sale so that purchasers are obliged to landscape their lot e once a dwelling has been built on it e 47 e Interview With Oliver Hume 15.12.92 Peter Lanigan: General Manager Oliver Hume are the largest real estate agents in Melbourne e specialising in the selling o{ new land and houses. They operate throughout the developing suburbs of Melbourne and sell approximately 15% of new lots produced in metropolitan e Melbourne. They are particularly active in the Werribee region. e Question 1 Mainly couples with young children or couples planning to start a family. Some single parent families. Not very many families with mature children or elderly 2 person households or single person households. e Question 2 In the Werribee and Wyndham Vale area just about all sales are to first home buyers. In the Hoppers Crossing area there are more second and e subsequent home buyers but the majority of sales are to first home buyers. Most of the sales at Westleigh Gardens have been to second plus home • buyers. Question 3 Only a small amount of sales are to builders. The majority of sales are as house and land packages. Question 4 Most come from the inner west. Very little trading up. There is a small but growing number of purchasers from the other side of town due to a growing awareness of the areas location and e facilities but most significantly price of land. Question 5 Affordablity is by far the most significant e factor. Accessibility to CAD and employment (Toyota, refiner1es, ICI etc.). Question 6 More affordable house and land packages. Thoroughbred Park (Black Forest Road, Melway 205 C9) was selling land for $33,000 and could market e a house and land package for $80,000. The sales rate was very price sensitive and by adding just a e few extra thousand dollars onto the price the rate of sales rapidly declined. Question 7 A variety of stock and market on 2 fronts: * Quality area near river: Lots with 18-20m frontage with an area of approx 800 sq m. Sale rate of approx 50 per year. * General market: Lots aoorox 500 sq m. Sale rate approx 150 per year. - Lots approx 300 sq m. Sale rate approx 50 per e year. 49 e e Question 8 300 sq m $28,000 500 sq m $35,000 800 sq m $55,000 Near river but no significant view or abuttal. 800 sq m $65,000 Adjoining river. e 1000 sq m For la~ger areas not much more. 1300 sq m 2000 sq m e Question 9 Yes. Identification with Melbourne water, administration complex to remain on site ie part of the farm. e Question 10 A higher level of landscaping and community facilities should be provided than the competition. Suggest: e * Grassing nature strips, turfing entrance. * Semi mature tree planting. * Identify community sites on the ground, ie e kindergartens, health centres, parks, schools . Create an entire environment. • Question 11 Covered by the foregoing. e e e e e e 50 e e e Interview With Delfin Property Group 23.12.92 Daryl Simmons: Manager Delfin Property Group are a publicly listed company who e originated in South Australia and in recent years have established a presence in the Melbourne market. They were the joint developers of the acclaimed Golden Grove project in e Adelaide. Delfin have two sites in the Werribee area which are currently going through the planning process, the larger of these projects, if approved, will yield approximately 9000 e lots. Question 1 Mainly young couples possibly with young children. Question 2 Approximately 80% of purchasers are first home e buyers. Question 3 Don't know. e Question 4 Majority of buyers would come from the western suburbs. Increasing trend for some to come from the other side of town, likely to increase as e supply problems in the east become more pronounced and the attribute of the area more widely recognised. Question 5 Combination of factors. Question 6 More innovative housing forms such as zero lot lines and courtyard housing. Question 7 300 sq m 20% - 500 sq m 60% 600+ sq m 10% • Unit sites 10% e Question 8 300 sq m $33,000 500 sq m $48,000 Lots produced to date have been developed with servicing authority levies at rates substantially below the current levels and without the requirement to pay development levies. In the e future these additional costs must be reflected in e the selling prices. Question 9 No. e e 51 e e Interview With Triwest Real Estate 23.12.92 Noel Evans: Manager Triwest Real Estate are a medium sized real estate agency active throughout the Werribee region. They market both new e land, house and land packages and established homes. Question 1 Sell to all groups although predominantly couples e aged 20-35. Not many investors although there is a strong rental market. · e Question 2 The majority of purchasers are first home buyers. Most sales to first home buyers are for less than $100,000. Question 3 Not many, lots are mainly sold as house and land e packages. Question 4 The vast majority of buyers would come from the e western suburbs. Some come from the other side of town. Question 5 Affordablity is the most significant factor. When people are considering the Werribee area and comparing it to other suburbs around Melbourne, including the eastern suburbs, and they do not have existing prejudice (eg people from inter state) , they often end up buying in the area due to the high standard of facilities, the speed of access to the CAD and other work areas and the close proximity to recreational areas. - Question 6 Not that they are aware of. Question 7 Lots of around 700 sq m. • Question 8 300 sq m $27,000 e 500 sq m $32,000 .700 sq m $38,000 $90,000 with river abuttal 1000 sq m $45,000 e 1300 sq m $52,000 2000 sq m $80-100,000 with river aspect. e Question 9 No. Generally not a problem in the area. Question 10 Estate landscaping and landscaping of recreation e areas would be desirable. Question 11 Marketing Strategy: e Builders terms. Display Homes. Generate early activity on the estate. e 52 e -··-- - ·-- --·- ·------· e e e -e e e e -e e e e e e e e e e e ==-~ · · --- ·---- · -- ·------e ------~------e -e WERRIBEE FARM SITE e e e PRELIMINARY ASSESSMENT e OF e SOCIAL PLANNING CONSIDERATIONS e e e Prepared for - Melbourne Water -e e e e :e - Prepared by: McVicar & Reynolds Pty Ltd PO Box 200 - Williamstown Vic 3016 e (03) 399 9255 March 19'J3 e e e e TABLE OF CONTENTS e 1 PURPOSE OF STUDY ...... 1 - 2 SOCIAL PLANNING CONTEXT ...... 1 e 2.1 Demographic Characteristics ...... 1 2.2 Current Fronts of Development in the Werribee Area ...... 3 e 2.3 Current Issues Relating To Service Provision ...... 3 e 2.4 Current Social Planning Policies and Issues in Werribee ...... 4 3 SITE APPRAISAL ...... 5 3.1 Potential Population ...... 5 -e 3.2 Locational Attributes of the Site ...... 5 4 SOCIAL PLANNING ISSUES AND REQUIREMENTS e OF TIIB SITE ...... 6 4.1 Catchments For the Provision of Services ...... 6 4.2 Neighbourhood Services and Facilities Required ...... 7 e 4.3 Current and Future Capacity of Existing Services ...... 7 4.4 Westleigh Gardens - Addressing Isolation and Under Servicing ...... 8 e 4.5 Access to Services and Facilities ...... 8 4.6 Staging of Development ...... 9 - 5 RECOMMENDATIONS ...... 9 e 5.1 Pedestrian and Cyclist Access ...... 9 5.2 Traffic Management ...... 9 e 5.3 Staging Considerations ...... 10 5.4 Housing Density ...... 10 e 5.5 Use of Hangars ...... 11 e 6 CONCLUSIONS ...... 11 e e e e e e Wenibee Farm Site - Social Planning Considerations WERRIBEE FARM SITE SOCIAL PLANNING CONSIDERATIONS e 1. PURPOSE OF STUDY e The purpose of McVicar & Reynolds' involvement in this study is to identify the key social planning issues associated with the redevelopment of the Werribee Farm area for residential purposes. This report contains an initial assessment of the social planning - implications and issues raised about the appropriateness of this type of development of e the site in the future. Also, the report contains discussion of other key issues such as the future need for human services infrastructure related to residential development of the e site and mechanisms for addressing potential problems that may arise if the site is e eventually developed for residential purposes. e 2. SOCIAL PLANNING CONTEXT e There are a number of broad social planning considerations of current relevance to the Council. The key issues outlined below form the basis of the broad social planning context in which support of future development of the site for residential purposes is most likely to be considered by Council. 2.1 Demographic Characteristics The City of Werribee is among the metropolitan municipalities experiencing the greatest rate of population growth. Figures prepared by the Department of Treasury, (Demographic Information Paper Number 5, October 1991) indicate that, to the year 2001, Werribee will continue to experience an average annual growth in population of 4.2%, eventually becoming one of the three most populous Local Government Areas in metropolitan Melbourne. Projections indicate that Werribee will experience an estimated population growth of 74,000 people over the next 18 years, making a total population by the year 2011 of over 140,000 people. While it is difficult to predict with any certainty the demographic make up of this projected population, characteristics of people currently living and moving into the e Werribee area can provide an indication of current trends. Table 1 provides an age profile of Werribee residents across the last two Census periods. e As can be seen from the table, the most significant numerical increases have been in the e Page 1 r e Werribee Farm Site - Social Planning Considerations e age groups: 5-9 years, 30-34 years and 40-44 years. In addition, the rate of increase in the 40-44, 45-49 and 65 + age groups has been significantly greater than the average growth e rate for Werribee in general. It may be concluded that there has. been a gradual but significant ageing of the overall population profile of the municipality between Census e periods. At the same time, migration into the municipality of people in the 20-29 year age group, (typified by first home buyers with, or intending to have, young children), continues at a rate equivalent to the general rate of population growth for the e municipality. Also of relevance is the average household size for Werribee of 3.3 people per dwelling, based on 1991 Census information. e e Table 1 Age Profile - Wembee Community e Age 1986 1991 Population Increase e No. No. No. % e 0-4 5 600 7 256 1 656 29.5 5-9 5 200 6 988 1 788 34.4 e 10-14 5 300 5 959 659 12.4 15-19 4 600 6 051 1 451 31.5 20-24 4 700 6178 1 478 31.4 e 25-29 5 700 7 354 1 654 29.0 30-34 5 400 7 565 2 165 40.0 e 35-39 5 200 6 274 1 074 20.6 40-44 3 300, 5 569 2 269 68.8 e 45-49 2 200 3 709 1 509 68.6 50-54 1 800 2 500 700 38.8 e 55-59 1 500 1 871 371 24.7 60-65 1 200 1 585 385 32.0 e 65+ 2100 3 330 1 230 58.6 e Total 53 900 72 189 18 289 33.9 e Source: 1986 and 1991 Census Data e The trends identified by these statistics have iniportant implications for planning for provision of human services and facilities both in the Werribee municipality as a whole e and the site currently under assessment. For example, many of the new home buyers e Page 2 Werribee Farm Site - Social Planning Considerations moving into the municipality come from areas outside the municipality, leaving family and established support networks behind. For this reason, many of the young families who take up residence in Werribee rely heavily on services for families and children such as e child care and opportunities to establish friendship and community bonds. e In addition, the gradual ageing of the community means that both Council and other government services need to keep pace with ever increasing need and demand for e services and facilities not just for families with young children, but also for a very broad range of people including young people and older people whose numbers in the e municipality are increasing rapidly. 2.2 Current Fronts of Development in the Wembee Area e To accommodate the growing population, there are a number of areas of residential development currently underway throughout the City of Werribee. These include areas e around Laverton, Hoppers Crossing, Altona Meadows and Wyndham Vale. Some planning has also been undertaken for residential development of Tarneit, Truganina and North-East Werribee. Council and other government services will need to be developed and expanded, both now and in the future, to cope with this multi-fronted increase in need and demand for services and facilities. e 2.3 Current Issues Relating to Service Provision e The sheer numeric increase in population that Werribee continues to experience means that the availability of resources to provide necessary human services and facilities often can not keep pace with growing demand. In the past Werribee has had trouble addressing deficits in service provision, particularly at the neighbourhood level. This has been exacerbated by the size of the municipality and the fact that for some time the municipality has been experiencing simultaneous residential development on a number of fronts. Traditionally, areas in which deficits have - existed include: maternal and child health services, preschools, primary and secondary e schools, child care places, playgroups, facilities and services for young people, community halls and meeting places and neighbourhood house type facilities. As a consequence of e this situation, there is often considerable lag time between the development of residential within the neighbourhood. e areas and the provision of necessary services e Page 3 e Wenibee Farm Site - Social Planning Considerations 2.4 Current Social Planning Policies and Issues in Wembee e The Council is currently in the process of formulating a Social Plan for the municipality. Stipulated objectives and principles include: e co-ordinated and integrated urban planning; e co-location of services and facilities; flexible and multi-purpose facilities capable of catering for residents' needs as they change over time; - timely provision of infrastructure; e encouragement of housing diversity. Additionally, according to Council Officers there are currently a number of key areas of consideration regarding any plans for new residential development in the area. These e include the following: e the municipality currently has development occurring on at least five separate fronts. This has significant implications for the staging of new development and the ability of Council and other levels of government to provide services to residents in areas of new residential development; while families .with children are well catered for with regard to housing, options more suited to the needs of alternative household types including older people young people, couples without children and single parent households remain somewhat limited; the Council is concerned that the potential and perceived amenity for residents of the broader Werribee area and this site in particular, may be affected by the odour associated with the sewerage farm operations and as a consequence are anxious to procure firm time lines for eradication of odour; traffic management is a major problem within Werribee. Therefore, generation of more traffic has the potential to further impact on amenity, safety and ease of e commuting. e e Page 4 Wenibee Fann Site - Social Planning Considerations 3. SITE APPRAISAL e 3.1 Potential Population The Werribee Farm site bounded by Princes Highway, Werribee River and the Maltby e By-Pass has the potential, if fully developed for residential purposes, to yield somewhere between 1,500 and 2,000 households. This could result in a potential future population on the site of between 4,500 to 6,000 people. However, the potential population may - fluctuate depending upon how much of the site is developed for residential purposes, the e average size of households moving into the area and other specific features of the development such as housing density and mix of housing stock. e 3.2 Locational Attnbutes of the Site The study site is located between the relatively new residential development of Westleigh e Gardens to the north of the Princes Highway and the more established residential area to the east of the river, known as 'old' Werribee. While the Princes Highway, the Maltby By-Pass and the Werribee River serve to clearly define the Werribee Farm site under consideration, they could also be viewed to some extent as potential barriers to access in and out of the site by future residents. The nature e of the river and the magnitude of the roads makes safe and convenient pedestrian and e cyclist access to areas adjacent to the site problematic. Nevertheless, given the location of the site, it is well positioned to enable future residents e to make use of the services and facilities that already exist in the established Werribee centre. These services and facilities could cater for some of the educational, medical and recreational needs of future residents of the Werribee Farm site. Because the Werribee Farm site is located between the established centre of Werribee and the new areas of residential development to the north west, it is well placed to - provide an opportunity for infill development, thereby providing a link between old and e new residential areas. Additionally, this location provides the opportunity to make further use of existing facilities and services within these areas. This factor sets this particular site e apart from most of the other current or planned areas of development occurring on new fronts around the Werribee area, that by their nature, require greater levels of resource e allocation for provision of infrastructure, including human services and facilities. e Page 5 ~·· Werribee Farm Site - Social Planning Considerations 4. SOCIAL PLANNING ISSUES AND REQUIREMENTS OF THE SITE 4.1 Catchments For the Provision of Services e In many cases, standards relating to the provision of neighbourhood facilities currently operate on a catchment of between 1,600 and 2,000 households or a population of e approximately 6,000 people. For example, planning for new primary school facilities in the Western Region is based on achieving a catchment of 2,000 households (Ministry of Education's general planning parameters). This being the case, the potential household yield of between 1,500 and 2,000 households for the fully developed study site is at the e lower end of the threshold catchment required for the provision of neighbourhood human services and facilities such as primary school, maternal and child health, preschool e services and a multi-purpose neighbourhood facility. e If development of the site was to generate a residential population below the threshold catchment the issue of providing access to neighbourhood level services to residents could e be addressed in one of the following ways: the provision of neighbourhood level services below the standard catchment. However, this option is unlikely given the existing pressure on resources and the multiple fronts of current development; -e the combination of the Werribee Farm site and the Westleigh Gardens development on the other side of the Princes Highway to form a catchment for e neighbourhood facilities and services. Safe convenient access across the highway would need to be assured to render this option acceptable; e residents having to access existing services across either the river or the highway. This option is not ideal, but sometimes unavoidable. However, again, mechanisms to facilitate crossing of these barriers would need to be assured from the outset of development; - target or market the residential development to groups of people who will either e not expect or require the usual level of access to neighbourhood services, particularly children's services. eg. large block, semi-rural setting. e Page 6 e Wenibee Farm Site - Social Planning Considerations -e 4.2 Neighbourhood Services and Facilities Required Future residents living in this area would need to have convenient and safe access to a e variety of services and facilities including neighbourhood facilities such as: e maternal and child health; preschool; primary school; community meeting rooms, suitable for a variety of purposes; e local open space. e Wherever possible, access to neighbourhood services and facilities should be possible without having to cross major geographical barriers such as main roads, railway lines or e large areas of open space. As well, these services and facilities should generally be located within walking distance of all homes in their catchment area and be on public e transport and pedestrian and cyclist routes. In addition, residents will require access to a range of higher order health, educational, cultural and recreational services and facilities on a community and regional basis. -e 4.3 Current and Future Capacity of Existing Services Discussion with Council Officers and planning staff from government departments e suggests that while some neighbourhood and community level services and facilities in adjoining areas including schools and some recreational facilities have the capacity to e cope with the increased demand that residential development of the Werribee Farm site e would create, others such as maternal and child health are currently at capacity. In particular, Ministry of Education planning staff suggest that demand generated by development of this area could be met, certainly in the short to medium term, by excess capacity at both Werribee Primary School and Werribee Secondary College. In addition, a new primary school has just opened in the Thoroughbred Estate to the north of the railway line. This will provide further capacity. In contrast, in the case of both maternal and child health services and preschool places, - the current level of demand is stretching existing services to the limit. Given the rapidly e increasing population, the demographic characteristics of people moving into the e Page 7 Werribee Farm Site - Social Planning Considerations municipality and the multi-front development that Werribee is experiencing, it is unlikely that this situation will change in the short to medium term. At present, it may be predicted that only a small number of residents in the study site would be able to find places at existing services in adjacent areas. This being the case, demand generated for e these services by progressive development of the area under consideration in combination with the Westleigh Gardens development is likely to require the provision of services e additional to those already in existence in surrounding areas. e 4.4 Westleigh Gardens - Addressing Isolation and Under Servicing e From a social planning perspective, the Westleigh Gardens development has been poorly planned and there is recognitfon of the fact that the development, north of Princes e Highway, is under serviced and isolated. It is felt that the development of the Werribee Farm site as a residential area may logically address these issues both because it will fill e in the current open areas between established Werribee and Wynd~am Vale and because it may offer some basic services that could be accessed by residents north of the highway. e However, at the same time it is also recognised that the issue of catering for unmet e service needs of people living in the area west of the Werribee River is likely to be addressed, in the short term at least, by improving links that facilitate access to existing services in other areas rather than providing new services in these areas. e 4.5 Access to Services and Facilities e Clearly, in a social planning context, the viability of development of the site for e residential purposes is reliant upon being able to ensure residents have access to the services and facilities that they require. Given that household yields for the site may be e below or at the lower level of those required to form a catchment for the most basic level of services, resident access to and from Westleigh Gardens as well as across Werribee e River are major issues to ensure reasonable access to existing and shared services. e Additionally, it should be noted that safety and surveillance of pedestrians and cyclists is a key concern in Werribee given its open and undeveloped nature in parts. For this e reason mechanisms aimed to enhance access between these areas will need to be convenient and safe for use by both pedestrians and cyclists of all ages. e e e Page 8 Wembee Farm Site - Social Planning Considerations 4.6 Staging of Development As suggested earlier, development of this land for residential purposes has the potential e to provide a link between the new Westleigh Gardens development and established Werribee. As well, there is potential for residents, in the early stages of development, to e make use of existing services and facilities at least in the short term, or until such time as the site requires the provision of its own services. Careful consideration of the staging e of various areas within the site will assist in facilitating realisation of these positive e aspects of development of this site. 5. RECOMMENDATIONS e 5.1 Pedestrian and Cyclist Access e There are two key issues relating to access: access for Westleigh Gardens residents across Princes Highway given their need to access services and their current isolation; and e pedestrian and cyclist access across the river. In both cases, access needs to be safe and convenient for all those who are likely to make use of it, for example young children and e parents with prams. Points and methods of access across the Werribee River will need to be stipulated with regard to type and location and provided from the time that the first residents move into the area. In addition, given the potential span of any bridge over the river, lack of surveillance and security may become an issue for pedestrians, particularly young e children. This issue should be addressed both through design of the bridge and the planning of residential areas in such a way so as to maximise casual surveillance. Issues e of access during flooding would also need to be addressed. Similarly, a safe and convenient pedestrian and cycle link between ·westleigh Gardens e and the site across Princes Highway will be needed to facilitate travel in both directions. e 5.2 Traffic Management The Council has recently completed a social impact assessment of the two options for road location for the Werribee North-West Link Project. The project, to be a federally e funded capital works project, includes construction of a bridge at Shaws Road to facilitate e Page 9 Wenibee Farm Site - Social Planning Considerations e access. Planned development of the Werribee Farm site will need to address the traffic and access issues identified in this study. e Further, traffic management within the site will have a direct impact on amenity and e safety for future residents. For this reason it is recommended that consideration be given to a bridge across the Werribee River, designed for pedestrian and cyclist access. In e addition, the issue of providing vehicular access across the river will need to be addressed. However, thought will need to be given to ensuring that access does not serve as a district through-route for commuter traffic from the west trying to find an alternative crossing of the river. This scenario would serve only to create another point of traffic congestion and danger within an area of residential development. 5.3 Staging Considerations e Staging of residential development within the study site should serve to reinforce use of existing services in adjacent areas in the short to medium term. Initial development of e the northern sector of the site would best serve this purpose, thus ensuring that residents in early stages of development are reasonably close to the services and facilities that they will need to access outside the study site. 5.4 Housing Density The housing density achieved on this particular site will ultimately depend upon a number of factors including which particular housing market sector the development is targeted at and the government policy of the day. Nevertheless, it should be noted that e varying densities across the site will serve to address current issues of a lack in housing diversity in the Werribee area by potentially providing a range of housing stock, appropriate to the needs of a number of different household types. Providing this variety e in housing stock has the added benefit of ensuring a community that consists of a broad e range of people. In relation to the site under consideration, the opportunity exists to establish an area of high density housing in the northern area of the site, next to the river. This particular location would provide good access for residents to the existing Werribee Centre and its. amenities assisted by the proposed pedestrian and cyclist link. Further, providing a hub of activity, through high density development on the western side of the bridge would assist in providing casual surveillance of the area to enhance safety. e Page 10 e Wenibee Farm Site - Social Planning Considerations e 5.5 Use of Hangars e It is possible that one of the existing hangars on the site would be suitable for use as a e community facility. Potential uses include: e a live entertainment venue; a facility for young people; e a flexible multi-purpose coi:nplex with a variety of community uses including maternal and child health, preschool, neighbourhood centre; e other recreational and/or cultural uses. Options for conversion of one of the hangars to an entertainment/recreational facility for e young people are particularly attractive for two reasons. Location, provided some public transport was introduced to the area, is accessible e from a number of areas and is close to the central Werribee area. Additionally, potential concerns regarding the noise factor associated with this type of venue may be less relevant given the opportunity for careful planning from the outset to e ameliorate these effects. The municipality is at present trying to provide resources to the meet the needs e of a rapidly growing number of young people. Currently entertainment and recreational facilities for young people are limited. Thus, development of one of the hangars for this purpose would not only assist in e addressing a current shortfall in resources, but also provide a significant regional facility e for young people. 6. CONCLUSIONS It is essential that. an initial assessment of the study site from a social planning perspective recognise both positive and negative impacts associated with the residential development of the area. e Development of the site affords an opportunity to provide infill residential development e that has the potential to improve linkages and a sense of connectivity between 'old' and e Page 11 Werribee Farm Site - Social Planning Considerations 'new' Werribee. In addition, there are several other positive aspects of the site, including its location, the potential for redevelopment of eXisting buildings on the site, its potential to redress current isolation and under servicing of previously developed areas such as Westleigh Gardens, and proximity to existing services and facilities. All of these aspects suggest that residential development of the site has the potential to impact significantly upon the amenity of the Werribee area as whole. In addition, some existing services in areas adjacent to the site have capacity to cope with increased demand generated by the development of this site. For example, there are existing primary and secondary schools surrounding the study area that could cater for the future needs of residents moving into the area. However, services for very young children such as Maternal and Child Health and Preschool services in adjacent areas are at capacity. It would therefore be necessary to provide additional services of this kind to accommodate the needs of new residents. e While there are a number of positive aspects about the site that could make its e development advantageous, any planning for development would have to address a number of key issues relating to access and amenity for future residents. The ability of people to have safe, convenient and ready access to the range of services and facilities that they require can impact significantly on their quality of life. For this reason, because the study site is bounded by what could potentially be significant barriers to achieving that access, development and provision of linkages between the study site and surrounding areas and consideration of provision of some services within the site would constitute a key priority in the development of the site for residential purposes. So too would resolving issues relating to odour and traffic management both of which e have the potential to detract substantially from the amenity of the area for future residents. e e e Page 12 e .I -- --- ·-·-- e e e e e e -e ~61ct~ e ~~n~ e e e l-?J!,()d,3;J, IJ£31Nd(J731J,3CZ - ~ ~flU-53114£b S3~~S e e e s t-?J!Qaf3?J!, e e e e e e e -· ------·-··- Group Pty Ltd ACN 050 029 635 24 Albert Road e South Melbourne 3205 COOMES Fax: (03) 690 4569 e Tel: (03) 690 1966 e e e e e e MELBOURNE WATER CORPORATION PROPERTY e GEELONG ROAD, \VERRIBEE. e e Services Investigation and Development Report. !e - -e VERSION 3 -e FEBRUARY 22nd. 1993 -e e .e ---, e 2. e e e CONTENTS e Page e BACI<:GROUND ...... 2 THE PROPOSED DEVELOPMENT ...... 3 9· INFRASTRUCTURE REQUIREMENTS ...... ~ ...... 4 Water Supply ...... 4 Se\ver ...... 5 e Drainage ...... 5 Energy ...... 6 Telecommunications ...... 6 e Roads ...... :...... 6 e OTHER COSTS ...... 8 STAGING ...... 9 le DEVELOPMENT COSTINGS ...... 10 Development Cost Estimates ...... ;...... 10 e COST REVIEvV ...... 12 e e e e e e e :--·e e e e 3. BACKGROUND e Melbourne Water Corporation are investigating the possibility of developing the land adjacent to the Werribee Treatment Complex Administration buildings. The e land is surplus to requirements and is bounded to the north by the Old Geelong Road, on the south western boundary by the Maltby By-Pass and on the south eastern boundary by the Werribee River. Some private land area is located within the south eastern sector, adjacent to the Werribee River. Before the preparation of detailed planning concepts for the land, the Corporation wish to determine if the land can be properly serviced, the cost of essential infrastructure and the constraints, if any, affecting the land. The following report sets out the issues affecting the land and the anticipated costs of development. The information contained within this report has been obtained from usually reliable sources and is preliminary only as the relevant authorities have not, at this stage, addressed the full implications of the development of the prOJ)erty as the land has not been designated for urban development. -e ---- ·--- -- COOMES -... __ .·:,, -· ·:-;--< f ---·-... -·. ·---1 ___ _ !'y' .• ..,... __ ,~·-- · ..... · /\··... ---·- . -· W E R f? I 8 E..E \ ?(;;:: ..:.> ~ -.-:- ::- '.7 - I !. I ./ I 1-· LOCALITY PLAN Or CJ,,, I I /. I MELBOURNE WATER CORPORATION PROPERTY -----;,:} "1 GEELONG ROAD, WERRIBEE I MEADOWS COUNTRY CLUB I !.,.- 4. THE PROPOSED DEVELOPMENT A concept plan for the land had been prepared to enable a preliminary development costing to be carried out. A further plan has been prepared based on the current knowledge of the site and the opportunities for further development. · The original plan proposed approximately 800 lots for residential use with the administration area retaining sufficient land for on-going operations. A golf course was proposed for the area adjacent to the Maltby By-Pass and other recreation areas were also proposed, based on the existing, disused hangers. The revised plan provides for approximately 1000 lots with the recreation facilities retained as for the earlier plan. • Access is available from the Old Geelong Road into the site. A major arterial road e was proposed to follow the existing Government Road, to link the Old Geelong Road with Farm Road. Some discussion has already taken place as to the possible use of this road (and a possible "quarter diamond" interchange on the By-Pass), by heavy vehicles transporting quarry products. An alternative road connection has been proposed which would be located at the western end of the site and would not disadvantage the site as much. This proposal has been discussed with Vic Roads and the City of Werribee. Vic Roads have indicated support for the alternative and further discussions are continuing. A detailed report is contained in Appendix A. The site is flat with excellent access to the Werribee District centre and to the nearby recreation areas. Freeway access is easily obtained at the interchange with the Old Geelong Road and the Maltby By-Pass. Residential development is occurring on the northern side of the Old Geelong Road, opposite the site. The rate of development would suggest a strong demand in this area. e e -e e • ------·------ ,,.... __ __ ~adows untry Club tate Ill[[ POSSIBLE DEVELOPMENT LAYOUT WfRR/BEE TREATMENT possible COMPLEX Urban Development PRELIMINARY OEVEL0Pfv1ENT CONCEPT ONLY \ • " 5. e • e INFRASTRUCTURE REQUIREMENTS As the land is not currently zoned for urban use or proposed for urban use, no advance planning of infrastructure augmentation has been proposed by the e servicing authorities . Discussions have been held with Melbourne Water and the City of Werribee and general enquires have been made of other agencies when appropriate, bearing in • mind the necessity to retain confidentiality. e The outcome of our investigations are as follows. e vVater Supply The existing water infrastructure has been designed to cater for the current urban zoning and the existing supply mains are inadequate to meet the demand expected from this development. · Supply is currently provided from the Cowies Hill reservoirs and the capacity of - the outlet mains are under review. The existing 825mm diameter outlet main is e planned to be duplicated with an l 150mm diameter main from the Cowies Hill reservoir to the existing l 150mm diameter main in Tarneit Rel at Sayers Rel. The section of 600mm diameter main which runs along Tarneit Rd from the e existing l 150mm diameter main (some 950 meters south of Hogans Rel) to Heaths Rel is also planned for duplication with an l 150mm diameter main. e Melbourne Water have tentatively planned an extension of an augmentation main from Heaths Rel at Tarneit Rel to the intersection of Tarneit Rel and Shaws Rel. This main is proposed as an 825mm diameter and will be supplied from the proposed l 150mm diameter main in Tarneit Rel. A further extension along Tarneit Rel from Shaws Rel to Austin St of a 600mm diameter main and along e Austin St - Cottrell St of 375mm diameter main is also planned. Should the proposed clev~lopment proceed then additional capacity will be required. The anticipated main size required is l 150mm diameter for the e Tarneit Rd main between Heaths Rd and Shaws Rd and 825mm diameter between Shaws Rel and Austin St. A GOOmm diameter main would be required e along Austin St - Cottrell St up to the Treatment Complex. The usual practice of Melbourne Water is to require the developer to meet the cost of enlarging the main to service the new development. However as the land e is a rezoning outside the designated growth area, although it could be regarded as an "In-fill" site, the developer is expected to bear the full cost of the component of works required for the development, and to finance the balance of the works by an interest free loan, for a period calculated by a financial evaluation involving e present cost analysis. •e e ---- COOMES9 Rood Proposed 825mm dia. -...---1 Upsize to 1150mm dia .... \ \ \~ \\ \~· \ / \ ------ ----..;______-··-~·!'~·- ·- - .: ...... ·· . ,. ..:.a .., /:" ;;.·· W_.fRRIBEE . /~---- // '' . / .' •/.. /.··· .. / . . .,,,,.._ ,.,..._ .. ' ', ,,. ,,..-,p A R .K ··e '· / • /, I :'l ' /I . WATER SUPPLY MAINS4t "(" I .. __ i //~.:..__. __ .P..,~.''!_ : CONVENTIONAL SYSTEM I 11 .. r--"- .., /. I' 1 . --.-·- I /~~' I ;-·· MELBOURNE WATER CORPORATION PROPERTY4t ----.;;.) -~ I GEELONG ROAD, WERRIBEE I 0 E ;/ ' J.4c """' •c r,.,11•1Tr>V r1 110 e 6. e e This is the main constraint for water supply and the anticipated costs are: Up-sizing mains S2,752,500 • Financing cost of mains Sl,005,750 (assuming 5 year program.) An alternative strategy of providing recycled water to the site was considered and found to be possible. The concept involves the collection of sewage from the e development and the treatment of the sewage, on-site, to a tertiary standard, prior to reticulating the treated water for toilet flushing and external domestic use and irrigation of public lands. There will be savings to the project if this - system is accepted and a detailed report is attached as Appendix B. In summary, the report found that the potential saving in capital costs was of the e order of $1.4M for the total development. The savings accrue from the reduction in demand in potable water supply requirements of approximately 50% and the potential reductions in charges relating to sewer and water Area Contributions. Sewer The property is t.r:::iversed by two main sewers which flow into the Treatment - Complex south of the site. These are the Lollypop Creek Sewer and the Werribee e West Sewer. Each one is capable of carrying the flows generated from the site. The sewer mains have not been located to provide for the possibility of urban development occurring on the site and consequently, careful design of the development will be required to ensure that the sewers and property values are • not compromised. It is anticipated that the Lollypop Creek Sewer and Werribee e West Sewer, downstream of Lollypop Creek Sewer will require duplication in the future and therefore, sufficient area must be provided to enable this work to be e completed without undue disruption. Initial investigations indicate that the extent of the sewerable area is within the development area shown on the proposed plan, apart from the areas adjacent to the extreme western encl of the site. This area i.s likely to be the site of the alternative interchange and therefore, full sewer service i.s not required. All other areas can be sewered. Drainage The site is within the area controlled by the City of Werribee for all drainage e aspects of development. From contour information, it is evident that the land will drain to the south western boundary and discharge under the Maltby By-Pass e and into the existing drains of the Treatment Complex. Some external drainage enters the property at Alfred Road but the extent of the catchment is small. Provision will have to be made within the site to e accommodate any overland flood flows from this catchment. Advantage will be made of the Low Density area to retard flows from the site. No drainage from the e estate opposite the site (Westleigh Gardens), enters the property. e e e COOME59 , '-- ••- k ----- e I 11 e f f e f e e e - /,~ Or11in ------SEWERS - MELBOURNE WATER CORPORATION PROPERTY GEELONG ROAD, WERRIBEE MEADOWS COUNTRY CLUB e .. -:-- .. ··-·-.! .:!._• ,__ w - I -~ COOMES ffi 9 H I Mi..!!i44WW' •e-·--- I .\. \ ... • \ , '-- . • • •m • - , ____J_--,r- ~/// J . ' '' '•, I ./ - - \\ \.. \: ' e / \ \.: / \ \\ ,.. "~· ' ...... I ' ·. \ '\ ,'Training\\• \\ /Track ,1 \ ·, ''\ e -, \~ o~ / \ ·--·----··-- -.. ----. ____or ----- a/fJ -- ------DRAINAGE MELBOURNE WATER CORPORATION PROPERTY GEELONG ROAD, WERRIBEE MEADOWS COUNTRY CLUB 7. e AB the site is self contained in regard to drainage, the City of Werribee have e advised that no drainage levy will apply to the development on the basis that all drainage will be controlled by the developer. It would be possible to take the drainage from the development site across the - Maltby By-pass, without significant site retention, and discharge to the existing surface drainage system within the Treatment Complex. e Agreement would have to be obtained from both Melbourne Water and Vic Roads. It will be necessary to demonstrate to Vic Roads that the discharge of e storm water across the Maltby By-Pass will not prejudice the integrity of the road. e It will also be necessary to incorporate suitable water quality improvement structures within the development site or within the Treatment Complex land, to maintain stormwater quality. e If agreements can be obtained, then no land will have to be set aside for drainage control within the development site, thereby increasing the potential yield. e Energy The State Electricity Commission have previously required developers to e contribute to external infrastructure costs. At this stage, the extent of this cost is unknown as no direct contact has been made with the Commission. We anticipate that the likely cost of external works will be of the order of $50,000. Distribution charges will be approximately $840 per lot but are likely to increase to about $1200 per lot in the near future. e The Gas and Fuel Corporation have supply in the area and are generally able to provide services as required. e Telecommunications It is not the practice of Telecom to require payment for augmentation works and therefore no charges for external service is anticipated. Roads The Old Geelong Road is the arterial which will provide direct access to the development. It will be necessary to provide traffic control facilities at the intersections with this road and an allowance has been made within - the costings for an appropriate level of service. An initial assessment of the traffic implications by Turnbull - and Morgan suggests that there may be a necessity for an additional river crossing to be e provided over the Werr.ibee River, either at the existing Ballan Road crossing or at a new location within the development. The existing traffic is confined to one river crossing only at this time. e e e 8. e e If such a requirement is imposed, any cost apportionment to the development must take into account the areas of land designated for development further to e the west of the Melbourne Water land near Wests Road, which will also contribute additional traffic to the road system. No other costs are anticipated towards external roads. e e e- e e- e e -e e e e e 9. OTHER COSTS e The Planning and Environment Act enables municipalities to charge for infrastructure costs which are attributable to the development. These are e referred to as Developer Contributions and may be directed to both physical and social services. The City of Werribee have, at this stage, not imposed Developer Contributions where it has been possible to negotiate the provision of community facilities or identify community benefits resulting from the development. This development site should be regarded as an "In-fill" site, because of the proximity to the Werribee District Centre and the potential for the development e to strengthen this centre. The ultimate benefit to the community of Werribee will be significant if the development proceeds and as such, the imposition of a Developer Contribution, in addition to any works associated with access to the e District Centre, may restrict the opportunity which now exists for this development to contribute to the future growth of Werribee. e Having regard to the extent of recreation land and other infrastructure currently proposed within the development, there would be the opportunity to negotiate with the City of Werribee to avoid any Developer Contributions, because of the e contribution which this development will make towards the future requirements of the area, particularly in supporting the existing Westliegh Gardens area. e It should be noted that the works proposed within the development may also be able to be used to offset any costs associated with the additional river crossing. e e e e -e e e e e 10. e e STAGING The development of the land will occur over a number of years and the sequence e of that release will be dependant upon a number of factors. These include; * relative location of services, * opportunities for deferral of servicing costs, e * site exposure for marketing and * relative attractiveness of the site. For this property, the most significant aspects influencing the staging are the - location of services and the exposure of the site to the market. The existing services are predominantly located along the Old Geelong Road frontage which e also corresponds to the best exposure position for the land. The anticipated staging would therefore commence at the north eastern corner of e the property and progress either along the Old Geelong Road or along Farm Road. The relative cost advantages of these two directions can be determined when more detailed servicing and site level information is available. The drainage from these early stages would need to be taken to the southern boundary in defined drains which would be piped as the development proceeded. A possible staging plan is attached. The stage sizes should be approximately 50- GO lots minimum in order to achieve some economies of scale. The staging shown proposes four main areas, with an emphasis on the Old Geelong Road. -e e e e e e • W£RRJB£E TREATMENT possible COMPLEX Urban Development PRELIMINARY DEVELOPMENT CONCEPT ONLY FEBRUARY 14th 1993 \ POSSIBLE SlAGING ii I '"'"''°"""'uou0P11\Jl "'"'«'"°'\» ,,,. )l~FoaO__ wJS])fl»'!IEB \•\ •• •••••••••••••••••••'tlll: e DEVELOPMENT COSTINGS The following indicative costs have been determined for the development based e on the plan proposed for the site. The costs are based on recent development costs for the Werribee area. The costings show a conventional servicing approach to the development and the alternative of water recycling which has been referred to earlier. It should be noted that the cost assumptions set out in the water recycling costings have not been confirmed by Melbourne Water, especially in regard to the level of Area Contribution which may apply. e The costs of the additional river crossing and interchange are addressed in the Cost Review. e Development Cost Estimates 1000 ALLOTMENTS 19 FEBRUARY 1993 Conventional Water Servicing Recycling 1.0 CONSTRUCTION COSTS a Road & Drainage Works $9,563,250 $9,563,250 b Sewer Reticulation $950,000 $950,000 C. Water Reticulation $900,000 $1,400,000 d External Water Mains $3,758,250 $2, 190,000 e upsize and finance e External Roads $240,000 $240,000 f. Drainage Retention Works $200,000 $200,000 e g Contingencies $300,000 $300,000 h Community Infrastructure $1 ,000,000 $1,000,000 $16,911,500 $15,843,250 e 2.0 COUNCIL CHARGES a Supervision (3.25%) $325,106 $325,106 e b Street Trees $22,000 $22,000 $347, 106 $347,106 3.0 AUTHORITY CHARGES 3.1 MELBOURNE WATER 3.1.1 Water Reticulation a Headworks @ $2452/lot $2,452,000 $1,226,000 - b Inspection & Connection $85,000 $85,000 c. Treatment and Recycling $3,720,000 e $2,537,000 3.1.2 Sewerage Reticulation e a Headworks @ $2132/lot $2,132,000 b Inspection & Connection $160,000 $160,000 e $2,292,000 $160,000 e e 12. Conventional Water Servicing Recycling e 4.0 ELECTRICITY RETICULATION e a Distribution Contribution $884,000 $884,000 b Infrastructure Works $50,000 $50,000 $934,000 $934,000 5.0 PROFESSIONAL FEES a Surveyor @ $450/lot $450,000 $450,000 b Engineer (excl Ext Mains) $972,260 $1,012,260 c. Geotechnical $3,500 $3,500 $1,425,760 $1,465,760 e 6.0 TOT AL ABOVE COSTS $24,447,366 $23,781,116 e 7.0 COST PER LOT $24,447 $23,781 e e e e e e -e e -e e e 13. e e COST REVIEW The development costings indicate that the project would be viable when e compared to similar development projects in Werribee. The introduction of a reclaimed water scheme will reduce the development costs by approximately $700 per lot, on the assumption that the system and charging is accepted by Melbourne Water. The expected cost of the alternative interchange on the Maltby By-pass is approximately $ 2.0M to $3.0M. The cost is to be shared at this stage between - the Pioneer company and the City of Werribee. If the alternative arrangement is successfully negotiated by the Treatment complex, it is likely that a contribution e to the cost would be sought from the Treatment Complex. An estimate of the likely contribution by the Treatment Complex is$ 0.8M. This would add e approximately $800 per lot to the cost. If the additional river crossing is required, then the expected cost to Melbourne Water would be approximately$ 1.0M. This would add approximately$ 1000 e per lot. e In summary, the per lot costs are: Conventional development costs. s 24,947 New interchange. s 800 Additional river crossing. s 1,000 Total cost per lot. s 26,747 COOMES CONSULTING GROUP February 22nd. 1993. e -e e e J - /' I i . :- ___ /___ ~~~~ff/-;----;--r·\ ~-T ··-·------,y~~~~~Q -··- .. - n m eie"~" e e e e APPENDIX A e ALTERNATIVE ROAD ACCESS e -e e e- e e e e e e e e le I e e e e ····--- e COOMES WERRIBEE FARM PROPOSED INTERCHANGE ON NEW FARM ROAD e Background. The City ofWerribee have been negotiating with a local industry and Vic Roads, to have a Quarter Diamond Interchange constructed on the New Farm Road bridge e over the Maltby By-pass. With the proposed development of the Werribee Farm area, the proposed route of e the connecting road will impact on the development. The proposed road will eventually form the link from the western area of Werribee to the Maltby Bypass, e as indicated in the Minister's Direction of November 1990. The ultimate vehicle volumes on this road will be of the order of 30,000 vehicles per day with a substantial proportion being heavy vehicles. In our view, the proposed concept and alignment will divide the property and e devalue the ultimate development. The Proposal. e To address the issues referred to above, a number of strategic issues were e identified and then related to the site conditions. The strategic issues identified are: e * The requirement to consolidate the link to the Maltby Bypass as proposed in the Minister's Direction. e * The requirement to meet the transport objectives of the quarry industry by providing access from the Bypass. e * Recognition of the significance and scale of the proposed route. *To reduce the impact of major transport routes on urban development. * To improve the existing western interchange of the Maltby Bypass by installing the "missing turn". The initial investigation of the Werribee Farm development site, identified that the south western corner of the land could not be easily serviced and would therefore not be set aside for urban development. ,., ....- With this in mind and the strategic issues identified, a number of concepts were t-· proposed which utilise the southern end of the site (recognising that the proposed road will have to pass through the land in any event ) and locates the --e access as close as possible to the existing interchange. One concept which e addressed the issues was adopted. ( See attached plan.) e e COOME~ e -2- e The alignment will allow the quarry traffic to gain direct access to the Browns e Road link and the ultimate alignment of the western ring road can be initially provided via Alfred Road. An ultimate link to the western interchange can be constructed when traffic demand is sufficiently high. e The major advantages of the alternative proposal are; e * a single lane bridge only is required over the Maltby Bypass, * the access will relate to the existing interchange, * the alignment will have less impact on the Werribee Farm development and the future development to the north of the Old Geelong Road. * it provides direct linkage to the quarry access road and * recognises the long term status of the road. Costs e A half diamond interchange has been estimated to cost $2.5 M, with the cost of e the connecting road from the bridge to the Old Geelong Road estimated to pe $800,000. The cost of a quarter diamond would be approximately $2M, including the link to the Old Geelong Road. e The cost of the alternative alignment is estimated to be of the order of $2M including the link to the Old Geelong Road. Alterations to the interchange and e the Old Geelong Road will add a further $150,000 to the costs. More accurate costings can only be provided when a preliminary design has been e completed. This difference in cost is achieved through the reduction in road length through e the Werribee Farm property and the single lane bridge construction over the Bypass. The additional road length for the ring road connection is not seen as a disadvantage as the primary objective should be the alignment of the road within the overall development context of the area. This proposal has been prepared for discussion purposes and to enable all parties to be aware of the impact of the current proposal. e Coomes Consulting Group. September 1, 1992. e e 9.igur9 "-- e e e ••••••••••• ...,._ - ...... ---1 ' Werril5ee I Growth Area Plan· ·---·.tfl' •••••- - ~.W"\. ', Sunshine ~ / : November 1990 "..- I -,• ------''0, ",...o I ? I ~ \.. ',, ) , __ I I / ~ J::XISTING URBAN - t:XISTING EMPWYMENT I /NDUS ,' l{~i1~;j PROPOSED RESIDENTIAL 111111 f'f - ARTERJAL ROAlJS - - - PUB/JC TRANSPORT CORRIDOR • • • • RING ROAlJ UNDER CONSTRUCTW - - - - - RA/I.WAYS ------====------· '"'------...::.:==::::..:. ___ ·-..:::_-_-_::__--_-_::-_-_-_-_-_-_-_::- __ ·.1 Nt:nRS IRA I =-======:J 0 I 2 3 4 Skm 11_r-t___r-1 \ :fX'h~'c!Ff7~~v---z.v.""--/r'~~-.'bv. e Ora;,, 0 0 \~ MELBOURNE WATER CORPORATION PROPERTY ~ GEELONG ROAD, WERRIBEE ~ MEADOWS COUNTRY CLUB e -·-·---- e COOMES e 28 September, 1992 Ref: 6455 e MELBOURNE WATER CORPORATION e FARM COMPLE~ WERRIBEE PROPOSED ROAD/ INTERCHANGE e ALTERNATIVE ESTIMATED COSTINGS DRAFT e INTRODUCTION A proposal to provide an arterial road through the Werribee Farm e Complex has been proposed by the City of Werribee. The impact of the road on the property will be significant and an alternative arrangement to meet the original objectives of the City of Werribee e has been proposed. This rep.ort is compares the costs of the two alternative e configuration's to provide an exit facility from the Maltby By-pass. These a.re The Proposed Road/ Interchange at the New Farm Road Bridge (referred to as New Farm Road Interchange) and the Alternative Proposed Road/ Interchange at the Western Interchange (referred to as the Western Interchange concept) of the ?v1altby By-pass and the Princes Highway. NEW FARM ROAD INTERCHANGE Description This proposal, in its present form, would provide for a half diamond interchange and a two lane road, to the Princes Highway to connect with Alfred Road. The existing bridge over the freeway would need to be modified to accommodate increased traffic, including heavy vehicles and New Farm Road would need to be reconstructed. The modifications would include some ramp works and barrier improvement. At the proposed intersections of New Farm Road and the "Proposed Road" and at the intersection of the Princes Highway, Alfred Road and the "Proposed Road", intersection treatments would be required. It should be noted that initially a quarter diamond only is proposed. Vic Roads have advised that a half diamond is required. Consequently two costs have been prepared, one based on the initial works required, and the second based on the final configuration. e e 2. e COOMES9 e Quarter Diamond (Exit Ramp) (Initial Works) The estimate for these works provides for a 3.5m wide pavement, with l.5m wide shoulder on both sides, overall length of 350 m, earthworks and drainage and an allowance for intersection works or realignment at New Farm Road. $250,000 . Bridge and New Farm Road Upgrade e The estimate for these works includes an allowance for additional general railing to the existing bridge, associated e changes of the approach ramps and pavement, the upgrading of New Farm to a 7.4m pavement, with l.5m wide shoulders and intersection works at the intersection between New e Farm Road and the "Proposed Road" and earthworks and drainage. e $400,000 Proposed Road (Through the Farm Property) e The estimate for these works include allowances for a 7.4m wide pavement, kerb and channel, earthworks and drainage. $700,000 e Roundabout This roundabout is to be constructed at the intersection of the "Proposed Road", Princes Highway and Alfred Road. e The estimate for these works includes allowances for pavement, kerb & channel and earthworks and drainage for e the roundabouts. $250,000 Totals for initial works $1,600,000 Costs do not include land acquisition e e e e J. COOMES FINAL CONFIGURATION To the estimated costs for the initial works, add the following:- Quarter Diamond (Freeway Entry) The estimate for these works include an allowance for a 3.5m e wide pavement, with l.5m wide shoulders on both sides, earthworks, drainage and an allowance for intersection e works at New Farm Road. $200,000 New Farm Road Further Upgrade The estimate for these works include allowance for a 7.4m wide pavement, with l.5m wide shoulder (one side only), earthworks and drainage, between the bridge and the e quarter diamond (on to freeway). $100,000 e Roundabout This roundabout is to be constructed at the intersection of e the "Proposed Road" and New Farm Road. The estimate for these works include allowances for e pavement, kerb and channel and earthworks. $200,000 e Total for final configuration $2,100,000 e Costs do not include land acquisition e -e e e e 4. COOMES9 e THE WESTERN INTERCHANGE CONCEPT Description This proposal incorporates a quarter diamond, a new single lane bridge over the Freeway, a relatively short length of road traversing the Melbourne Water Corporation property, a roundabout at the intersection of the proposed road and Princes Highway, and the Old Geelong Road. e Quarter Diamond e The estimate for these works include allowances for, a 3.5m wide pavement, with l.5m wide shoulders on both sides, earthworks and drainage. $170,000 Bridge, and Ramps e The estimate for these works include allowances for, a 3.5m wide pavement, 6.0m wide pavement on the bridge, approach e and departure ramps, 2.0m wide shoulders on the ramps, earthworks and drainage. $1,430,000 e Road Link The estimate.for these works include allowance for, a 3.5m e wide pavement, 1.5m shoulders, earthworks and drainage. $50,000 e Roundabout The estimate for these works include allowances for e pavement, kerb & channel, earthworks and drainage for the roundabout and the modifications for all of the approaching roads, including the realignment of the Old Geelong Road. $350,000 Total for these works $2,000,000 Costs do not include land acquisition e e e e e u. e COOMES e e SUMMARY e The relative capital costs of the two alternative are: New Farm Road e Quarter Diamond $1,600,000 e Half Diamond $2,100,000 Western Interchange $2,000,000 e No allowance has been made for land acquisition costs. e Land required for New Farm Road option is approximately 3.5 ha. e Land required for New Bridge option is approximately 0.8 ha. Coomes Consulting Group e 22nd September, 1992 e e e e e e -e e e- e PROPOSAL ·- ,. ,/' SEPTEMBER 1992 I / . t!f_W FARM /- ·---~· ...... ROAD .. -· .,_...... INTERCHAl ______.... ··" --·-······ ··-····· .•-· .. •"'" ·- I' \ ·:.. \ \ FAllM OF WOHl I ) \ \ .;··· \ -, I -.-- I ·, M£1ROPDLITAN I " ,...... --- \ I ' - /. ) ~ : I I \ -·/, ,...-- ,. I ,/ I { ;·-. \ \ .•• I \ /I• / ...... -. /.;· . .; .. :·"/ . I ...... " / I :.... "/ ''..'! ' .. / : ; '• I "!\ t ., I .. . " : j al./•. • ,i e ., .. -- I ALTERNATIVE PROPOSAL SEPTEMBER 1992 THE WESTERN INTERCHANGE CONCEP M(IROf>OLlfAN Ml lfl01'0LllAN -·-/ ' I : ~ •- ,; -1 I I I I I I I I Iii/ 1 I I I '- .-; 1 1 ·.. j \ I 1' / 1 ,. I . ( ..... -.. , . .., I I I I ., 1·· ··· / 'l 1 1 I ·1 I I I I I •·· :.. :. --~- : ;·: ...... ,, ".:,,,,, 'I ) 111 i = , I · I e e e e e APPENDIXB e WASTE WATER RECYCLING OPTIONS e •e e e e e e e e e e e e e e e e ACN 050 029 635 24 Albert Road COOMES South Melbourne 3205 e Fax: (03) 690 4569 e Tel: (03) 690 1966 e e -e ·e M.W.C. - MEADOWS COUNTRY CLUB DEVELOPMENT: e OLD GEELONG ROAD, WERRIBEE e WATER AND SEWERAGE SERVICING STRATEGIES e -e e e •e e e e e e e e e 1 e e e INTRODUCTION In August, 1992, we reported to the Corporation on the results of a services - investigation in respect of the Meadows Country Club residential and golf course e development, proposed by the Melbourne Water Corporation for its land in Old e Geelong Road, Werribee. The investigation exercise identified that, as the subject land is not currently zoned e or even proposed for urban use, water supply infrastructure augmentation works, planned by the Corporation to meet the future development needs of the general - Werribee region, do not have sufficient capacity to provide supply to the subject land. e Preliminary costing of the required upsizing of the works was then undertaken with the recognition that the Corporation would require the developer of the land to meet this cost. Furthermore, as development would be likely to occur in the short term, - ahead of any planned infrastructure augmentation works, financing by the developer e of the augmentation works was also likely to be necessary over, say, a five-year time frame. -e e e .... e e e e e e \ . \ WERRIBEE TREATMENT possible COMPLEX Urban Development PRELffvffNARY DEVELOPMENT CONCEPT ONLY FEBRUARY 24th 1993 """""""""'r~(ll.ollt1US fiCl,ltJ'lll!IUi 1..... ~ fu (OllfSl•!iiEB \••·····················--""'w:(D.11t90,.. e e 3 e AL'l L'lNOVATIVE SERVICING e APPROACH The Coomes Consulting Group has embarked upon a research study, in conjunction e 'Y'Y'ith the Corporation, into the use of recycled water as a water supply substitute for most external domestic and municipal purposes and toilet flushing on residential e developments. Recent outcomes from our study are most encouraging and indicate that real environmental and financial benefits, to both land developers and the wider - community, are likely to accrue. e The potential success of this innovative approach to residential servicing was anticipated in our earlier report, at which time we identified likely 'broad-brush' cost savings for the Meadows Country Club development should such a recycled water use system be introduced. We have investigated and analysed this aspect further and now present, for the Corporation's consideration, a detailed appraisal of it and a comparison with the -e conventional servicing approach. e e 19• e e e e e e ------e 4 e e e SERVICING STRATEGY OPTIONS e Three options present themselves for consideration when determining the optimum water and sewerage servicing strategy for the development. -e These are:- e Recycled A Collect all sewage generated from the development, treat it on Water site in a stand-alone treatment plant and transfer the treated e effiuent to holding storage[s] for later distribution to residential consumers, the golf course and general park.land areas. e Obtain make-up recycled water from the \Verribee Farm to meet - demand during the summer period and satisfy the internal domestic requirements only, from the existing potable water supply system. -e Recycled B. Collect and discharge all sewage generated from the development Water to the Werribee Farm and obtain all recycled water use e requirements from the farm. Satisfy the internal domestic requirements only, from the existing potable water supply system. e Conventional C. Collect and discharge all sewage generated from the development Servicing to the Werribee Farm and obtain all water requirements from the • existing potable water supply system. e 9' e e e e e e e 5 e e DESIGN PARAMETERS e e The following design parameters have been adopted in appraising the three strategy options. e e Total site area : 260 ha e Area of residential development 90 ha e Area of golf course 50 ha Area of park.land and commercial facilities : 120 ha - No. of residential allotments : 805 [Based on e ~rwc design e layout] : Adopt 800 for e design purposes e Sewage volume generated : 265 Ml e [Annual] Recycled water demand [residential] : 160 Ml e [Annual] [golf course and parkland] : 300 Ml -e [Annual] e •e e e 6 e e e WATER QUALITY STANDARDS e From research work undertaken to date, we have established that the recycled water e will require treatment to provide a high standard effiuent suitable for domestic purposes. e The treatment plant required for Strategy A must therefore, raise the water quality e to a tertiary standard. e The effiuent currently discharging from the W erribee Farm is of a standard that should only require micro-filtration to render it suitable for limited domestic use. e Allowance has therefore, been made for appropriate treatment of the incoming farm effiuent. e Secondary treatment only would be applied to the recycled water used on the golf course area. -e e e e e e e e e· -e 7 e e EXTERNAL WATER SUPPLY INFRASTRUCTURE As identified in our earlier report, the external water supply distribution system - requires substantial augmentation to satisfy the requirements of future development e in the Werribee region in general, and would require extension along Old Geelong e Road to service the subject development in particular. Furthermore, the augmentation works proposed would require upsizing to cater for e the subject development; the magnitude of such upsizing being dependant upon the servicing strategy adopted. In the conventional servicing strategy, distribution mains proposed in Tarneit Road and Austin and Cottrell Streets would need to be increased from 825mm to 1150m.m, 600mm to 825mm and 375rnm to 600mm respectively, and a new 600mm main - extended along Old Geelong Road. e The estimated cost of the base augmentation works is $2.280M and the required e upsizing and extension works is $2.235M. For the recycled water use strategies, the corresponding mains would need to be e increased to 900mm, 750mm and 450mm respectively, and the extension main would need to be 300mrn. • The estimated cost of the base augmentation works is the same, at $2.280M, and the e upsizing and extension works is $1.050M. As is generally the case, the developer of the property would be required to meet the - full cost of the necessary upsizing works. As this development is likely to proceed e ahead of the scheduled base augmentation works, it may be necessary for the e developer to finance these works as well, over probably a five-year time frame. e e e i,; e -~-HealhiR • . aod ~ r ·1 COOME5e ~ " I I / / i JO I I : /. __ _ Raad .!_aad / / --\ .\ \~ \\ / V' / /; / \ f ,;;/ / / / l/--1.' /// -- ..// , /,l,1 01J1n ... ,j, ! ,;··I· ..· WATER SUPPLY MAINS t ~, , e T . . 1-/ I - . ·/j,:;;,;_·"-=c:_-..:._ ...... o!••n { -- CONVENTIONAL SYSTEM I I --~--/:::i·) -\ -,r··:..;_-...:::·~1~- -- I MELBOURNE WATER CORPORATION PROPERTY I ' e ------;;.]. ,....-:'.'<--<' ..ff I . I GEELONG ROAD, WERRIBEE e e 9 e • In addition to the effect on the local infrastructure, the introduction of a recycled e water use system will effectively reduce the impact on the overall external water supply infrastructure by some 75%. Consequently, a corresponding reduction in the e water supply contributions, payable in respect of all newly created allotments, would not be unreasonable. Contributions which are currently $2,450 per allotment, would e therefore reduce to $600 per allotment. e This reduction in contributions has been assumed to be applicable in the servicing e ·strategies that incorporate a recycled water use system. - - -e e e e e e e e e e 10 SEWERAGE INFRASTRUCTURE The subject property is traversed by two existing sewer mains which discharge to the e Werribee Farm. Each is capable of carrying the sewage flows generated from the proposed development. e Any sewage collection mains for the development would discharge to these sewers at the lowest point on the property. If an on-site treatment plant was installed, it would be located adjacent to the Maltby Bypass. Therefore, the internal mains will be e common to each servicing strategy and their installation costs have been excluded from the cost comparisons made later in this report. e e e e e e e COOMES .._ / -- \ I '. , ..... \ \ • • • \ \ -= \ _,, J - SEWERS ------e MELBOURNE WATER CORPORATION PROPERTY e GEELONG ROAD, WERRIBEE -----·--- e 12 e e e SERVICING STRATEGY A e In this option, sewage collected from the development would be discharged to an on. site sewerage treatment plant located in the vicinity of the south-east corner of the property. The site would be adjacent to the Werribee River.and the Maltby By-Pass and therefore, would be adequately screened and buffered from residential development. e The treatment plant would comprise extended aeration basins and modular micro e filtration units producing a high standard tertiary effiuent, suitable for the intended external domestic purposes. e Treated effiuent would then be directed to holding storage[s] at strategic locations from where it would be pumped to an elevated tank for reticulation to residential allotments and to the golf course for irrigation of greens, fairways, etc. The holding storage[s] would need a total volume of around 80-100 :Ml to provide adequate - retention of winter sewerage flows. e The pumping station and elevated tank would be sized to satisfy the peak hourly e external watering needs of the residential consumers. e A dual reticulation system would be installed throughout the residential development to supply the potable and recycled water to each consumer. Obviously, during the summer period, sewerage flows from the development will fall short of the recycled water requirements, so make-up recycled water will be required. This water would be readily available from the Werribee Farm and would be pumped via a rising main from the farm outlet to the storage[s] on the development. The estimated total capital cost for this strategy, including water supply and sewerage works, external recycled water supply works, external potable water supply works and e reduced water contributions is $6.89M. The capital costs are detailed in the attached e Appendix 'A'. • 13 -e SERVICING STRATEGY B In this second option, sewage collected from the development would be discharged directly to the Werribee Farm via existing outfall sewers. Recycled water use requirements would then be provided entirely from the Werribee e Farm via a pump and rising main delivering secondary treated effiuent into holding storage[s] strategically located on the development. From these storages, the water e would receive tertiary treatment and would be pumped again to an elevated tank for reticulation to residential allotments and also be pumped to the golf course. In this e case, the holding storage capacity would be around 20-30 Ml. The secondary pumping station and elevated tank would be sized as in the previous option. The same dual reticulation system that was specified for option A would be incorporated, e The estimated capital costs for this option, including all relevant internal and external water supply, sewerage and recycled water supply works, and water and ' e sewerage contributions is $7 .85M. The capital costs are detailed in the attached e Appendix 'A'. e e e e e 14 e e SERVICING STRATEGY C e In this conventional servicing strategy, all sewage collected from the development would be discharged directly to the Werribee Farm via existing outfall sewers and all water supply requirements would be met from the existing external potable water supply system. Full water and sewerage contributions would be applicable for this strategy. Separate arrangements would be required for watering of the golf course e and surrounding parkland. Use of the potable supply would be both impractical and uneconomical. A separate storm water retention system supplemented with recycled e water from the Werribee Farm during the summer period may be the best alternative. e The estimated capital costs for this option, including all relevant internal and external water supply and sewerage works and the applicable water and sewerage contributions is $8.34M. The capital costs are detailed in the attached Appendix 'A'. e e e e e e -e e e 15 e COST e COMPARISON OF SERVICING STRATEGIES The relative capital costs of each of the three servicing strategies are as follows :- e- Strategy A e $6.89M e Strategy B $7.85M e Strategy C $8.34M Comparison of these capital costs in isolation is not appropriate as some of the works would be staged and their costs spread over the period of the development. Furthermore, each strategy, especially the two recycled water use options, have an e annual operating cost component which will influence the eventual choice of the optimum strategy. The cost of potable water will also influence the choice because of e the different volumes used in each of the strategies. The relative annual costs are e detailed in the attached Appendix 'B' .. Consequently, a Discounted Cash-Flow analysis for each strategy has been prepared e which gives a more realistic evaluation of the relative capital and annual operating e costs of each. This analysis, which is detailed in the attached Appendix 'C', shows the following e 'Discounted Capital Cost' for each strategy:- e Strategy A · $8.34M e Strategy B $8.48M e Strategy C S9.66M e 16 e e SU1\1MARY e It is evident that Strategy A , which incorporates both on-site sewerage treatment and a recycled water use system is the most economical of the three strategies, whilst Strategy C, which incorporates conventional servicing, is the most expensive. There isn't a great difference between any of the three however. Therefore, the relative merits of each will be dependant upon the fundamental acceptance, by the Corporation, of modified regional infrastructure upsizing and reduced water supply contributions, should either of the recycled water use strategies be adopted. The servicing considerations should extend beyond just the financial aspects, because the development and the wider community stand to benefit substantially, from both environmental and resource preservation viewpoints, with the introduction of the recycled water use concept. We recommend that the Corporation gives the recycled water use concept serious e consideration when determining the various overall development options for the Meadows Country Club property. e e e Coomes Consulting Group Pty Ltd 28 October, 1992 -e e e e e e e e -e e APPENDIX 'A' e e e e e e e e e •i • Infrastructure Library •' e - -- . ------e e e e Appendix 'A' e M.W.C. - J\1EADOWS COUNTRY CLUB ESTATE DEVELOPMENT e WATER AND SEWERAGE SERVICING STRATEGIES : CAPITAL COSTS e STRATEGY A - : INTERNAL WORKS e - TREAT:MENT PLANT : Secondary $0.65M - TREATMENT PLANT : Tertiary $1.15M - HOLDING STORAGE[S] $0.15M e - PUMPING STATION (15kW] $0.13M - RISING MAIN $0.04M - ELEVATED TANK $0.33M e - DUAL RETICULATION $0.57M $3.04M e e :EXTNL WASTE WATER WORKS - PUMPING STATION [65kW] $0.20M e - RISING MAIN $0.98M $1.18M e : EXTNL POT ABLE WATER WORKS - UPSIZING COSTS $1.05M e - FINANCING BASE COSTS $1.14M $2.19M : WATER CONTRIBUTIONS $0.48M e : SEWERAGE CONTRIBUTIONS NIL $6.89M e e e e e e e e ------.1 ·e STRATEGY B e : INTERNAL WORKS e - HOLDING STORAGE[S] $0.03M - TREATMENT PLANT : Tertiary $1.15M - PUMPING STATION (15kW] $0.13M e - RISING MAIN $0.04M -ELEVATED TANK $0.33M - DUAL RETICULATION $0.57M $2.25M e e : EXTNL WASTE WATER WORKS .e - PUMPING STATION [90kW] $0.24M - RISING MAIN $0.98M $1.22M e : EXTNL POTABLE WATER WORKS e - UPSIZING COSTS $1.05M - FINANCING BASE COSTS $1.14M $2.19M e : WATER CONTRIBUTIONS $0.48M : SEWERAGE CONTRIBUTIONS $1.71M $7.85M e e STRATEGYC e : INTERNAL WORKS e - RETICUL<\ TION $0.39 : EXTNL WASTE WATER WORKS e - PUMPING STATION [50kW] $0.18M -RISINGMAm $0.72M $0.90M e : EXTNL POTABLE WATER WORKS e - UPSIZING COSTS $2.24M - FINANCING BASE COSTS $1.14M $3.38M e : WATER CONTRIBUTIONS $1.96M : SEWERAGE CONTRIBUTIONS $1. 7 lM $8.34M e e e e ------,~-.c---e • • • l' e e e e e e e: e ·e e e· e e e e e e Append.ix 'B' e M.W.C. -:MEADOWS COUNTRY CLUB ESTATE DEVELOPMENT e WATER AND SEWERAGE SERVICING STRATEGIES: ANNUAL COSTS e STRATEGY A (At full development] : INTERNAL e -TREATMENT $ 77,000 ($96.00/lot] - PUMPING $ 800 [$1.00/lot] '9 : EA.'"TERNAL ·PUMPING $ 2,200 [$2. 75/lot] e - POTABLE WATER $ 89,300 e $169,300 e STRATEGY B [At full development] e : INTERNAL - TREAT:MENT $ 19,000 ($24.00/lot] e -PUMPING $ BOO [$1.00/lot] e :EXTERNAL - PUMPING $ 5,000 ($6.25/lot] ·POTABLE WATER $ 89,300 -e $114, 100 STRATEGY C [At full development] e- :EXTERNAL - PUMPING $ 4, 000 [for golf course only] e ·POTABLE WATER $183,800 e $187,800 e e- e e e • • ' • •e e e e e: e e e ,:J, XICTN3ddV e e -e e e e e ------e Appendix 'C' e M.W.C. ·MEADOWS COUNTRY CLUB ESTATE DEVELOPMENT: GEELONG ROAD, WERRIBEE e WATER AND SEWERAGE SERVICING STRATEGIES: DISCOUNTED CASH-FLOW ANALYSIS DISCOUNTED TOT AL YEARS>> 1 2 3 4 5 CAPITAL CAPITAL e COST COST LOTS CREATED 100 200 200 200 100 Cumulative 100 300 500 700 800 e STRATEGY A CAPITAL COSTS - : INTERNAL WORKS $2.95 $3.04 $2.54 $0.00 $0.30 $0.00 $0.20 e : EXTNL WASTE WATER WORKS $1.07 $1.18 $0.00 $0.68 $0.50 $0.00 $0.00 : EXTNL POTABLE WATER WORK~ $2.06 $2.20 $1.28 $0.23 $0.23 $0.23 $0.23 : WATER CONTRIBUTIONS $0.42 $0.48 $0.06 $0.12 $0.12 $0.12 $0.06 e : SEWER CONTRIBUTIONS $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 e $6.90 $3.88 $1.03 $1.15 $0.35 $0.49 A..1'..TNUAL COSTS $1.83 $0.02 $0.06 $0.11 $0.15 $0.17 e TOTAL COSTS $8.34 e STRATEGY B CAPITAL COSTS e : INTERNAL WORKS $2.16 $2.25 $1.75 $0.00 $0.30 $0.00 $0.20 : EXTRNL WASTE WATER WORKS $1.11 $1.22 $0.00 $0.72 $0.50 $0.00 $0.00 : EXTNL POTABLE WATER WORfil $2.06 $2.20 $1.28 $0.23 $0.23 $0.23 $0.23 e : WATER CONTRIBUTIONS $0.42 $0.48 $0.06 $0.12 $0.12 $0.12 $0.06 e : SEWER CONTRIBUTIONS $1.49 $1.70 $0.21 $0.43 $0.43 $0.43 $0.21 $7.85 $3.30 $1.50 $1.58 $0.78 $0.70 e ANNUAL COSTS $1.23 $0.01 $0.04 $0.07 $0.10 $0.11 e TOTAL COSTS $8.48 STRATEGYC e CAP IT AL COSTS : INTERNAL WORKS $0.35 $0.39 $0.19 $0.00 $0.10 $0.00 $0.10 e : EXTRNL WASTE WATER WORKS $0.82 $0.90 $0.00 $0.50 $0.40 $0.00 $0.00 : EXTNL POTABLE WATER WORK~ $3.25 $3.39 $2.47 $0.23 $0.23 $0.23 $0.23 : WATER CONTRIBUTIONS $1.72 $1.96 $0.25 $0.49 $0.49 $0.49 $0.25 e : SEWER CONTRIBUTIONS $1.49 $1.70 $0.21 $0.43 $0.43 $0.43 $0.21 e $8.34 $3.12 $1.65 $1.65 $1.15 $0.79 e ANNUAL COSTS $2.03 $0.02 $0.07 $0.12 $0.16 $0.19 TOTAL COSTS $9.66 e Note: Cost estimates for works and contributions are based on July, 1992 cost levels, and expressed in $M. e Discounted Capital values taken at the first year of the proposed development. e e e e APPENDIXC e e PROPOSED PEDESTRIAN ACCESS e e e e- e e e e e e e e e e e e :9I COOMES- e MELBOURNE \.VATER CORPORATION. e WERRIBEE FARM COMPLEX. PROPOSED PEDESTRIAN ACCESS. Preliminary Assessment. The development of the Werribee Farm property provides the opportunity to provide a link to the existing commercial centre of Werribee across the Werribee River at the eastern boundary of the site. (See attached plan.) The area has been inspected and some preliminary alignments for the bridge chosen. The most appropriate site may be the extension of Synnot Street, as this road appears to have frontage to the Werribee River. The route leads directly to the commercial centre and the Hospital. Access is also available to the Bowling e Club and the swimming pool. The Werribee Primary School is also readily accessible. e The type of construction for the bridge will be determined from more detailed analysis of the geology and flood levels for the river. This information has not been obtained, as this report is intended to be preliminary only and to provide an indicative option for the crossing. The river is relatively wide at this point and some penalty will be paid for using this location, because of access and proximity e to facilities, than an alternative location further downstream. Our preliminary assessment is that a cable stayed bridge, possibly with a central e pier would be acceptable, subject to geomechanic investigations, as the span is approximately 80 metres. Alternatively, a multi·span bridge would be suitable, possibly of timber construction or timber and steel. The bridge would only be·· .. -. e suitable for pedestrian use. e The estimated cost of the bridge is of the order of $400,000 to $700,000, depending upon the type of bridge and the ground conditions encountered. This cost could be reduced significantly if the structure was constructed at a lower e level, such that it would be inundated during high river flows. This option requires more detailed examination. If an alternative location was used, for example, at the Hillrise Court Reserve, then some savings of the order of $100,000 may be made, although the benefits e to the community may not be as great. e Coomes Consulting Group, e January 18th, 1993. e F.ARSO'.Yl-:01-1/dh MELBOURNE WATER CORPORATION WERRIBEE FARM DEVELOPMENT POSSIBLE FOOTBRIDGE LOCATION. NOT TO SCALE. PROPOSED LOCATION ) c ALTERNATIVE LOCATION. - WERRIBEE RACECOURSE: ( 1874) ST ANDREWS · '9 . C'r"'1;. -~------! } ... NGTON .::J j it; '~·:}L ;z: 3 ;z: .... :::> u 0 ·\ Melbourne .-. \ ·. ·... \ Water \ \ ! .... ~ Farm "-,\ \\ ,,,,. I, I i ! T~ ·;;;;,o;~ Rd lOOm i WostsRd-lDDrH \ : To PRINCES HWY I h GEE LONG jScc M;r > 222 r~I KG r e e e e l e e e e e e e e e e '-""SlllSS3SS~ ~SN,b61£3 ~~U,~ 9 e e e e e e e e e e e e e e :MELBOURNE WATER CORPORATION e FARM COl\.fPLEX, WERRIBEE e TRAFFIC ENGINEERING ASSESSMENT e prepared for e e e :MELBOURNE WATER CORPORATION e by e TURNBULL MORGAN PTY LTD 1st FLOOR, 710 BURKE ROAD, e CAMBERWELL 3124 e e e e e February, 1993 e Ref.: 560 e e e TURNBULL MORGAN PTY LTD PAGE No. 1 e 1. INTRODUCTION Turnbull Morgan has been retained by the Coomes Consulting Group on behalf of the Melbourne Water Corporation to review traffic issues associated with their proposed residential subdivision at the Werribee Farm Complex and in particular, the provision e of alternative access options to the Maltby Bypass to the west of Werribee. e This report has been prepared to briefly examine the following issues:- The impacts on the proposed development if either the New Farm Road interchange or the Western Alternative interchange is adopted, The impact on the proposed development of associated intersections and traffic e distribution alternatives, and The effect on overall traffic movements external to the site for the two options having regard to the existing traffic patterns, !mown constraints and the eventual e construction of the Werribee Ring Road. (McGraths Road/Shaws Road link) e e 2. ALTERNATIVE INTERCHANGE OPTIONS The two options are shown on Figures 1 and 2 below being the New Farm Road e Interchange (Option 1) and the Western Interchange concept (Option 2). e 2.1 NEW FARM ROAD INTERCHAi~GE This proposal would provide for a Melbourne oriented half-diamond e interchange and a two lane road, to the Princes Highway to connect with Alfred Road. e The existing bridge over the freeway would need to be modified to accommodate increased traffic, including heavy vehicles and New Farm Road e would need to be reconstructed. The modifications would include some ramp e works and barrier improvement. e 2.2 WESTERN INTERCHAi~GE CONCEPT This proposal would be developed in stages with the first stage involving an off-ramp for SW bound traffic, a new single lane bridge over the freeway, a relatively short length of road traversing the Melbourne Water Corporation e property and associated intersection works at the Werribee Western Ring Road (WWRR)/Princes Highway/Wests Road intersection. e e e e le 1'JOI.Ld0 ' '~ ; ·~·~1 .. -T-"~.t::>,~L~ ·-- r---- ·':";~·-- -··· .' ~--51 ~ I " °"! j r,{ ·1-:-::~'···--'"' .. I.'/ ...... · t,-.:; ···--... .._ ·- ·.::.:..':'.:!/ ... i ·~ \\ AL TERi'lATIVE FIGURE 2: WESTER.i'\f INTERCHANGE TURNBULL MORGAN PTY LTD PAGE No. 2 3. TRAFFIC GENERATION The Melbourne Water Werribee Fann Estate can provide approximately 2000 residential allotments as well as incorporating the Melbourne Water Werribee Farm administration complex. Traffic generation in peak periods for the estate could involve up to 1500 movements in a peak hour, the majority of which could be e expected to travel towards Melbourne with another large number being the employees attending local Werribee work-places as well as traffic entering the administration e complex. A preliminary estimate for vehicles leaving the Estate entering the freeway e Melbourne bound in the morning is 1000 with a similar number returning in the evening. These trips will be spread over several hours and peak flows of approximately 500 veh/h are expected. e Traffic estimates provided by the City of Werribee suggest that there may be up to e 500 vehicles per day using Wests Road which currently travel through the City of Werribee but which would be diverted to travel via the freeway and the new interchange. e The approximate traffic distributions are shown on Figure 3 below. e 4. NEW FARM ROAD INTERCHANGE 4.1 GENERAL A preliminary development layout, the "Meadows Country Club Estate" shown e at Figure 4 has a layout which provides for the development of an interchange at New Farm Road. This alternative allows for the extension of Alfred Road e (which would be part of the WWRR) to link to New Farm Road to the north of the interchange at a major intersection. e Alfred Road extension, based on the traffic projections suggested by VicRoads and the City of Werribee may ultimately need to be a six lane divided facility. While construction initially would no doubt only be to four lane divided status, the reservation of sufficient land to adequately provide a six lane facility with suitable median width, i.e. a total reservation width of approximately 35m, e would substantially reduce adjacent land for residential development. e As New Farm Road would effectively become a major link between the Princes Freeway and the City of Werribee, particularly for traffic heading to Geelong, traffic estimates suggest that a four lane divided facility would be required e north of Alfred Road extension. This facility would require a reservation in the order of 28m wide. Again, this reservation width would reduce the available e land for residential development. e e :::>I.!l.!IV1I.L .LN'3:Wd0'1'3:A3:CT A !IVG 03:.L VWI.LS'll :£ 'Illil.Dli ,.. .. -(.'':: 1:1.".. .•ll. l ,'ii'''" ,,,- :~------..: ;:;,.--;Y_ . --· .... / ~·:= ..= ;.::! -=-- =- =- :.:= ~ ":.. -=--=-"":..- - - .• :-'j -· • I ---- .... ; -- --::;.. -- -----:· ···------·--- .: / !.·· ,-:.;.,. .l//: )"=, . .'.--·'---;: "'.. -~-- - --'";:_-:------. ;.· . ~ )" .•.;: ~.. ····»•») ...... , ---;--.':".'.-- .. ·--~;<:>\?C:. :;... >:: ... ;._:~. --~ ·- =------~~-- ...- . ..- . .. ·- ...... ~.. · ---~.._/~/'\~ .. ~::. ,,,,,. ·:.:~ .... \ ._.· ... _,...... ··-- --=-~ ~~ -.. >~_.,.,;;~~~~-. .' ...\ --~ _.._ - ::-----· ... -- ·' ,...... -/ ,..,./ /, -=-"' >/ -'."".'~.,...;_-- /.:(.· ·. ... ; ..... _,·' •. -·. ,.· . , ..... _,,,---~~;: ... •.. ,,.. . ·--.-..... ,--.-·----;- ---·· ·.· .:~""·· ..... , '·\ ') .·.... ~- - :~ ..: ..:_· ~.,..\:·_;:.. ·· ' . . "'.:'··~: .... .,, "' . . ~ ·, ' 3~ ~· ~- ·. -- '-- .;.,•): >" • '\ ,.· .,. -.:.::.~--~.-- - _-.::·····- .• · .. :\\··,...._~----·~\-..,,,__ -...... , ·,/-:.._ . j·- !':~>. __ ', .. · \ / )\\-'• ...... ~ : '. -, ·.-- :.:: .. · ' . . -- . ----- ~ \ .. .1 ~ \\'·,: . ·,_ ~~~:___:__--==- -;::- ...... , ,. . ·:-~~;~'.:.. '. -· . ""'·~,· . --- 'IC:. ·;.. .· -·--·::\\' -=..·. \ -·- C-' . \ ... ·:·:: \ \ -- \ \. FIGURE 4: ~1Iead O\VS Country c: 1uh Estate fUl:tNtHJLL MUH.GAN PTY LTD PAGE No. 3 Both these roads would desirably be access controlled and therefore properties abutting would not be allowed direct residential frontage. This restriction on access could involve the addition of tree reserves further reducing residential development. The use of substantial width tree reserves would enable the road reservations to be reduced. · 4.2 ALFRED ROAD EXTENSION/NE\V F ARL"VI ROAD e With the New Fann Road option, the intersection treatment of .i\lfred Road Extension and New Fann Road would ultimately need to be a signalised e intersection. While a roundabout may be suitable in the initial stages, when the WWRR is complete volumes as high as 2000 vehicles per hour could be expected to enter the intersection from the west. This traffic volume could not e be handled adequately on a two lane roundabout approach and it is considered that a three lane roundabout would not be appropriate. A signalised T-intersection would operate in the ultimate with a degree of saturation of approximately 0.85. 4.3 ALFRED ROAD/PRINCES HIGffiV AY INTERSECTION With the New Farm Road interchange, the traffic volume on Princes Highway would be reduced and therefore, taking into consideration the likely direction e of peak demands, a two lane roundabout could be used at this location. At a later stage, construction of the full interchange at New Farm Road would allow the Werribee oriented traffic to be moved from the existing "old e configuration" interchange to New Farm Road. This would mean that the section of Princes Highway south of Alfred Road could be reused as Wests e Road. e 5. WESTERN INTERCHANGE ALTERNATIVE 5.1 GE~"ERAL The introduction of an interchange to the west of the Werribee Fann development means that two significant changes occur within the development itself The first and most significant change, is that the Alfred Road Extension is no longer part of the WWRR and therefore a substantial arterial road is not required at this location. Estimates for the traffic that would use Alfred Road Extension if it were not part of the ring road but only serving the needs of the e e TURNBULL MORGAN PTY LTD PAGE No. 4 Werribee Farm development are in the order of 3000 vehicles per day (max). At this level, residential amenity can be argued and provided blocks were sufficiently set back or sufficiently large residential frontage could be allowed. Alternatively, the layout for the development could be altered so that volumes below 3000 vehicles per day occur. e The second significant effect is that New Farm Road itself does not become a feeder to a freeway interchange from the City of Werribee and therefore it also e will only have traffic volumes in the order of 3000 to 5000 vehicles per day (subject to the development layout adopted) and it may not be unsuitable as a residential street. Access for residential allotments, provided sufficient landscaping and setbacks were provided could also be allowed along this road. e 5.2 ALFRED ROAD EXTENSION/NEW FARM ROAD e The form of intersection suitable for this intersection if the Western Interchange alternative were to be adopted would be either a channelised T-intersection or a single lane roundabout. Clearly, scope would be available for a landscaped treatment with either option, but a roundabout is favoured because of the effect it would have in maintaining residential speeds on New Farm Road. 5.3 ALFRED ROAD/PRINCES HIGHWAY INTERSECTION e This intersection could be constructed as a roundabout although the development of the Werribee Farm need not have an access point opposite Alfreds Road with this alternative. A series of I -intersections rather than a e cross-intersection would be favoured. e 5.4 WWRR/PRINCES HIGHWAY/WESTS ROAD INTERSECTION e The intersection of the McGrath Road extension (the ring road) with Wests e Road and the Princes Highway has the potential for large volumes of traffic in the ultimate and would need to be signalised. e This intersection would benefit from having the existing Geelong to Werribee A leg of the interchange relocated to the new interchange to form a standard 9 interchange ramp rather than the existing old Princes Highway facility. This would give better control for the traffic and would enable a standard e cross-intersection between Wests Road and Princes Highway to be developed. e e TURNBULL MORGAN PTY LTD PAGE No. S 6. OPERATION OF WERRIBEE WESTERN RING ROAD A route via the western interchange alternative provides a better and more direct access between the Princes Freeway and the WWRR. e The WWRR will be carrying traffic volumes in the order of 20,000 to 25,000 vehicles per day in the future. We estimate that if the New Farm Road interchange alternative e were to be adopted in preference to the western interchange, an average delay of about 2 sec per vehicle would occur. A 2 second average delay in this movement is equivalent to an annual cost of approximately $80,000. e 7. PRINCES HIGHWAY TRAFFIC e The possible relocation of traffic from Princes Highway to New Farm Road if a new interchange were to be located there takes a busy arterial road which is currently e running through open rural countryside and places it in a residential area. This is contrary to g()od transport planning practice. e The introduction of an interchange to the west of Werribee is significant because it allows heavy vehicles operating between metropolitan cities and the waste disposal pit as well as the Pioneer Quarry trucks access without the need to traverse the Werribee CBD. The benefit of relocating these trucks would be greatly negated by putting them through residential area. e In terms of the operation of the intersection of Princes Highway and Werribee Street, there will only be a marginal difference as a result of the marginal difference in e traffic however, when the WWRR is completed (McGrath Road extension) and the new rail crossing implemented, a substantial benefit will be derived with the existing Ballan Road traffic being diverted to the Western freeway interchange. This benefit e would occur whichever interchange alternative was adopted. e e 7.1 PRINCES HIGHWAY/WERRIBEE STREET INTERSECTION Currently, the Princes Highway/Werribee Street intersection operates with e congestion during the AM peak for vehicles wishing to travel into the Werribee CBD from the Princes Highway. A significant amount of work has been done to improve the flow through this intersection to give priority to the Ballan Road traffic while at the same time extending the life of the existing river bridge. - There are only limited opportunities for increasing the capacity of the current e intersection and these include possible signalisation and widening the bridge e e e TURNBULL MORGAN PTY LTD PAGE No. 6 to provide an additional lane on the signalised approach to the intersection of e Princes Highway and Werribee Street. The improvement of the already existing capacity problems at this intersection would be seen as a Regional Project and is one which already would appear warranted. In particular, the construction of Geelong oriented ramps on the e Princes Freeway at Duncans Road will relieve substantially the traffic demands placed upon the Princes Highway/Werribee Street intersection for movements into Werribee. e As was reported in our earlier work on the Ballan Road Area Study, e approximately 50% of the Princes Highway traffic entering Werribee during the morning peak comes from Geelong. This traffic could totally be relocated when the Duncans Road ramps are constructed and with this scenario, e sufficient additional capacity would be available at the existing intersection of Princes Highway and Werribee Street for residential traffic movements e associated with the extension and current development of Westleigh Gardens as well as the first phase of the Melbourne Water development. e 8. NOISE ATTENUATION Development· of land adjacent to the Princes Freeway boundary will be restricted potentially by traffic noise emanating from the freeway. We have made preliminary estimates of the extent of traffic noise and looked at noise attenuation with an earth mound. Our preliminary assessment would suggest that to achieve noise levels of 63dB(A) at a residential facade, an earth mound of 2m in height would be required along the freeway reservation and residential buildings should not be closer than 30m e of the earth mound. This situation will apply on level ground or where the freeway is below the level of the mound, i.e. the residential development is in the shadow provided by the earth mound. e (It should be noted that this is a preliminary estimate only and detailed noise e · assessments will need to be undertaken by a qualified acoustics engineer prior to detailed design.) e A typical cross section is shown at Figure 5 below. e e e e e e TURNBULL MORGAN PTY LTD PAGE No. 7 e e Freeway e 2m e J e 25m 30m e FIGURE 5: EARTH MOUND e e 9. ACCESS ACROSS WERRIBEE RIVER 9.1 ROLE The subject site has a great advantage of being close to the existing Werribee CBD and therefore it is desirable that some physical form of access be provided between the existing W erribee developments and the new e development of the residential areas. Existing vehicular access is made via the Princes Highway-Werribee Street e connection which is mentioned above has some capacity constraints during peak periods. e The requirement for access between the subject site and Werribee will be met when the regional projects such as Duncans Lane freeway ramps and e intersection signals/bridge widening at Princes Highway/W erribee Street are undertaken. However, identification of a new river crossing was undertaken as part of the Ballan Road Area Study undertaken by Turnbull Morgan several e years ago which showed a link between Werribee Street and Ballan Road crossing both the Werribee River and the Geelong railway line. This project 19 was not only an expensive one but also of regional significance. e 9.2 TYPE OF CONNECTION In the initial stages, a connection between the subject site and the Werribee e CBD should cater for pedestrian and cyclist traffic only. This connection would ensure that the existing infrastructure which exists within the ·w erribee CBD could be utilised by the residents as well as providing access to the e Werribee River frontage for people within Werribee township. The type of. e e TURNBULL MORGAN PTY LTD PAGENo.8 crossing could be reviewed in the future depending on the staging of the e development and the implementation or otherwise of regional road projects to ease the existing congestion at the Princes Highway/Werribee Street e intersection. Discussions have been held with officers of the City of Werribee regarding the e location for a river crossing to link the Werribee township and the subject site. · While a number of sites are possible, the site which best provides for ready access and at the same time allows for possible upgrading to vehicular traffic is considered to be a simple westerly continuation of Synnot Street. e The type of connection required could be a simple pedestrian and cycle crossing. This could be located to minimise any adverse impacts necessitating the removal of trees and damage to the river bank. Naturally, any such crossing would need to be clear of flood levels and this may rule out a low - level crossing. e A typical cross section would involve a 3m wide bridge deck for combined pedestrian and cycle use. e 9.3 VEHICLE BRIDGE A vehicle bridge located at the end of Synnot Street could also be considered for traffic movements between the subject land and the Werribee CBD. This would enable traffic movements between the residential development and Werribee to be catered for without impacting on the existing arterial road network and the movements to Synnot Street would meet the existing arterial network within the Werribee CBD at the most desirable location. The provision of a new vehicle access across the Werribee River is not seen as e being required within the initial phase of the development of the subject land but should be the subject of further evaluation based on the total development e of the land if the regional road projects such as the provision of freeway ramps at Duncans Road and improvements to the Princes Highway/Werribee Street intersection are not undertaken. e The treatments needed for adequate, safe and convenient access for movements (vehicular, pedestrian and cyclist) to and from the site, as well as from neighbouring residential areas such as Westleigh Gardens to facilities and services within the Melbourne Water site, will need further attention in e the detailed design stage of the project. As for access to the Werribee District Centre and environs, as a minimum requirement, a foot bridge linking e pedestrians and cyclists from the site to the Centre and beyond is required with the potential to integrate this link with a road link across the river itself. e e TURNBULL MORGAN PTY LTD PAGE No. 9 10. CONCLUSIONS e Based on our preliminary investigation, we are of the view that:- ( a) The development of the Melbourne Water Corporation land will be possible e with either interchange arrangement however, the western interchange alternative will provide a better arterial road network than that available if New Farm Road is to be used. (b) The development of the Melbourne Water Corporation's land will allow a better internal street layout if New Farm Road is not used as access to the e Princes Freeway. In particular, direct links to the freeway from the WWRR and Werribee will create major arterial roads which will mean that the e residential subdivision will be less effective. (c) A 2m high earth mound can be constructed along the southern boundary of the site to ameliorate freeway noise thereby allowing EPA requirements to be e met. (d) Further evaluation is needed of a possible new river crossing linking into e Synnot Street providing access from the site to the Werribee District Centre, the established community facilities and services and catering for traffic e travelling eastward from the site itself. Options for this new river crossing and road include a low key local road link without direct connectivity to the Princes Highway or a link which, in effect, becomes a re-routing of the e Princes Highway at its eastern end. These options warrant close examination in terms of their net community benefit and likely impacts on the local environment, the appeal of the Melbourne Water land as a residential estate and implications for access of residents generally living in the new estate and north of the highway in Westleigh Gardens and environs. (e) The treatments needed for adequate, safe and convenient access for movements (vehicular, pedestrian and cyclist) to and from the site, as well as from neighbouring residential areas such as Westleigh Gardens to facilities - and services within the Melbourne Water site, will need further attention in the detailed design stage of the project. As for access to the Werribee District Centre and environs, as a minimum requirement, a foot bridge linking - pedestrians and cyclists from the site to the Centre and beyond is required e with the potential to integrate this link with a road link across the river itself. (f) We are satisfied that the subdivision is appropriately located and can readily be serviced from a traffic engineering point of view. e e- ....,