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Mernda Town Centre Development Plan

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Mernda Town Centre Development Plan MERNDA TOWN CENTRE DEVELOPMENT PLAN Mernda Town Centre Development Plan- (Amended) Amended The Development Plan was approved by the City of Whittlesea on 30 June 2009, and amended on 25 September 2012 and 28 November 2018, in accordance with Clause 43.04 Schedule 15 November 2018 of the Whittlesea Planning Scheme. 28/11/2018 ………………………………………. Signature of the Responsible Authority Table of Contents 1. Introduction ........................................................................................................................ 4 2. Background ......................................................................................................................... 5 3. Development Plan Analysis ................................................................................................ 6 3.1 Topography and Views ..................................................................................................... 8 3.2 Movement and Access ................................................................................................... 10 3.3 Environment / Flora and Fauna ...................................................................................... 11 3.4 Heritage .......................................................................................................................... 14 3.5 Infrastructure ................................................................................................................. 16 3.6 Soil Assessment .............................................................................................................. 18 4. Strategic Planning Context ............................................................................................... 20 4.1 Mernda Strategy Plan ..................................................................................................... 20 4.2 Mernda Town Centre Comprehensive Development Plan ............................................ 25 5. Planning Framework ........................................................................................................ 27 5.1 State Planning Policy Framework ................................................................................... 27 5.2 Local Planning Policy Framework ................................................................................... 28 5.3 Zoning ............................................................................................................................. 29 5.4 Overlays .......................................................................................................................... 30 6. The Development Plan ..................................................................................................... 34 6.1 Design Principles ............................................................................................................ 35 6.2 Building Heights .............................................................................................................. 37 6.3 Land Use Precincts ......................................................................................................... 39 6.4 Creation of the Street Network ...................................................................................... 47 6.5 Response to Key Design Elements ................................................................................. 51 6.6 Utilities, Infrastructure and Servicing ............................................................................ 64 7. Development Contributions ............................................................................................. 71 8. Staging of Development ................................................................................................... 73 8.1 Transitional Arrangements ............................................................................................. 76 8.2 Future Proofing .............................................................................................................. 79 9. Conclusion ........................................................................................................................ 80 Mernda Town Centre Development Plan List of Figures Figure 1: Location Plan ............................................................................................................... 7 Figure 2: Development Plan Area Site Analysis Plan ................................................................. 9 Figure 3: Development Plan Area Existing Features Plan ........................................................ 13 Figure 4: Infrastructure- Existing Services ................................................................................ 17 Figure 5: Mernda Strategy Plan ................................................................................................ 22 Figure 6: Mernda Strategy Plan - Precinct 5 ............................................................................ 24 Figure 7: Mernda Town Centre Comprehensive Development Plan ....................................... 26 Figure 8: Zoning Map................................................................................................................ 29 Figure 9: Vegetation Protection Overlay .................................................................................. 30 Figure 10: Heritage Overlay Map ............................................................................................. 31 Figure 11: Incorporated Plan Overlay ...................................................................................... 31 Figure 12: Development Plan Overlay Map ............................................................................. 32 Figure 13: Development Contributions Overlay ...................................................................... 33 Figure 14: Land Use Plan .......................................................................................................... 38 Figure 15: Design Response Plan ............................................................................................. 42 Figure 16: Mayfield Farm and Open Space Linkages ............................................................... 55 Figure 17: Transport Plan ......................................................................................................... 58 Figure 18: Indicative Road Cross Section A- Berry Lane ........................................................... 60 Figure 19: Indicative Road Cross Section B- Station Street ...................................................... 61 Figure 20: Indicative Road Cross Section C- Riverdale Blvd and Main Street (part) ................ 61 Figure 21: Indicative Road Cross Section D- Local Streets ....................................................... 62 Figure 22: Indicative Road Cross Section F- Main Street (part) ............................................... 62 Figure 23: Mernda Central Drainage Scheme Strategy ............................................................ 66 Figure 24: Indicative Staging Plan ............................................................................................ 75 November 2018 3 Mernda Town Centre Development Plan 1. Introduction The Mernda Town Centre Development This document in its totality comprises the Plan has been prepared in accordance approved Development Plan. with the requirements of Schedule 15 to the Development Plan Overlay (DPO 15) at A number of Development Plan area Clause 43.04 of the Whittlesea Planning assessments and background reports have Scheme. been undertaken for the subject area by the proponent in accordance with the This is the third version of the requirements of the DPO15. These Development Plan with previous versions assessments have been used to inform the approved in June 2009 and September preparation of the Development Plan and 2012. future permit applications but do not form part of this approved Development Plan. The Mernda Town Centre Development Plan (Development Plan) applies to land The background reports include the bound by Bridge-Inn Road to the north, following: Plenty Road to the west, residential land • Traffic Engineering Assessment, to the south and the Mernda Rail Corridor prepared by Cardno. to the east. In the context of the Mernda • Flora and Fauna Assessment, prepared Strategy Plan, the land sits within Precinct by Biosis Research. 5. • Arboricultural Assessment, prepared by The Development Plan provides a broad TreeLogic. urban framework to deliver an integrated • Soil Assessment Report, prepared by environment which features a range of Environmental Earth Services. residential densities, a retail core area, key • Geotechnical Report, prepared by conservation areas, passive open space Coffey Geotechnics. and a fine grain movement network to • Historical Assessment, prepared by provide excellent connectivity with Biosis Research. surrounding precincts. • Conservation Management Plan, The Development Plan comprises the prepared by Robert Sands. following: • Services Infrastructure and Drainage • A detailed site analysis over the Report, prepared by GTA Consulting. Development Plan area. • A summary of the statutory and strategic planning context. • A set of principles which will guide the development of the precinct. • A description of the proposed land uses and response to key design issues. • Overview of developer contribution requirements and staging matters. November 2018 4 Mernda Town Centre Development Plan 2. Background The original version of this Development This Development Plan reflects this
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