CITY OF WHITTLESEA 1 CONTENTS
3.7.4 Drainage Functions ...... 34 1.0 INTRODUCTION ...... 4 3.8 Heritage & culture ...... 36 3.8.1 Aboriginal Archaeological Sites ...... 36 2.0 UNDERSTANDING AND USING THE MERNDA STRATEGY PLAN – 3.8.2 Heritage Buildings and Structures ...... 36 INCORPORATED DOCUMENT ...... 6 3.9 Servicing & drainage ...... 36 3.9.1 Sewerage and water ...... 36 3.0 KEY OBJECTIVES & STRATEGIC ACTIONS ...... 8 3.9.2 Drainage ...... 36
3.1 Planning & Design ...... 8 3.1.1 Precinct based Planning ...... 8 4.0 STAKEHOLDER & SERVICE INTERGRATION ...... 38 3.1.2 Residential Design and Density ...... 8 3.1.3 Employment ...... 9 4.1 Infrastructure Requirements ...... 38 3.1.4 Visually Sensitive Design Areas ...... 9 4.2 Relevant Authorities ...... 38 3.1.5 Water Sensitive Urban Design ...... 9
3.2 The Transportation System ...... 18 5.0 FUNDING THE PLAN ...... 40 3.2.1 The Road Network ...... 18 3.2.2 Streetscape Themes ...... 19 6.0 REFERENCES ...... 41 3.2.3 Walking ...... 19 3.2.4 Cycling ...... 19 3.2.5 Public Transport ...... 19
3.3 Environmental Conservation ...... 25 3.3.1 Native Vegetation and habitat Management ...... 25 3.3.2 Areas Requiring Environmental Protection ...... 25
3.4 Activity Centres ...... 27 3.4.1 Activity Centre Hierarchy ...... 27 3.4.2 Employment and Economic Development ...... 27 3.4.3 Activity Centre Design ...... 27
3.5 Social Infrastructure & Community Development ...... 30 3.5.1 Social Infrastructure Needs & Design Requirements ...... 30 3.5.2 Community Development ...... 30
3.6 Housing ...... 33 3.6.1 Housing Density and Design...... 33 3.5.2 Energy Efficiency ...... 33
3.7 The Open Space Network...... 34 3.7.1 Open Space Provision ...... 34 3.7.2 Access and Integration ...... 34 3.7.3 Management ...... 34
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List of Figures Figure 3.23 Optimal Length-ways axis for residential lots for achieving solar access Source: WA Planning Commission (1997) 33 Figure 1.1 Hierarchy of plans applicable to Mernda growth area 4 Figure 3.24 Lot Widths can be varied to maximize solar access Source WA Planning Commission (1997) 33 Figure 2.1 Whittlesea Planning Scheme components relevant to Mernda 6 Figure 3.25 Design options for achieving residential frontage to open space. Source: WA Planning Commission (1997)34 Figure 3.1 Transition between residential densities should occur midblock to ensure streetscape consistency Source DTSBI Qld Govt. (1996) 8 Figure 3.2 Versatile residential deign to facilitate future intensification when Mernda Town Centre is established List of Tables and public transport services are operational Source : WA Planning Commission (1997) 8 Table 3.1 – Precinct Land Busgets ______10 Figure 3.3 Medium density housing overlooking a small park. This design technique can be applied to protect Red Table 3.2 – Description of Road Types ______22 Gums without an associated reduction in lot yield. Source: WA Planning Commission, (1997) 8 Table 3.3 – Key Social Infrastructure Requirements______32 Figure 3.4 Low Denstiy residential development with internal access and buffer planting to road. His treatment will Table 4.1 – Summary of Infrastructure requirements to service new development in Mernda ______38 be applied along Yan Yean Road. 8 Figure 3.5 Low density residential development with frontage to parkland. This treatment is appropriate where there are low density buffers to the Plenty Gorge Parklands. 9 Figure 3.6 Home businesses can be incorporated into mixed-use areas around theMernda Town Centre. Source: DTSBI Qld Govt. (1996) 9 Figure 3.7 The visual intrusiveness of built structure on prominent hill-tops can be mitigated through attention to design. 9 Figure 3.9 Small local parks should be provided at the termination of culs-de-sac to allow pedestrian and bicycle access and permit future road connections if required. Source: W.A. Planning Commission (1997) 18 Figure 3.10 Water sensitive cross-section of road. (Source Melbourne Water,1999) 18 Figure 3.11 Water sensitive road layout. Source: Melbourne Water (1999) 18 Figure 3.12 Water sensitive road verge design and management Source: Melbourne Water (1999) 18 Figure 3.13 Water sensitive building/street interface. Source: Melbourne Water (1999) 19 Figure 3.14 Water sensitive Cul-de-sac streetscape Source: Melbourne Water (1999) 19 Figure 3.8(a) Typical cross section for Primary Arterial Roads 20 Figure 3.8(b) Typical cross sections for Sub-Artertial, Collector and Local Roads 21 Figure 3.15 Possible design treatment’s to preserve remnant vegetation that falls outside the designated open space network. Source: W.A. Planning Commission, (1997) 25 Figure 3.16 Images of the main street environment envisaged for the Mernda Town Centre 27 Figure 3.17 Streets should frame views to community buildings, natural features and open space. Source: Calthorpe (1993) 28 Figure 3.18 Car parks should be located at the rear of retail and commercial buildings in the Mernda Town Centre. Buildings should present strongly to the street. Source: Calthorpe (1993) 28 Figure 3.19 Gently sloping grassed area in parking lot. Source: Melbourne Water (1999) 28 Figure 3.20 On site detenstion for large sites Source: Melbourne Water (1999) 28 Figure 3.21 Example of grid-based road layout and perimeter lot layout. Source: WA Planning Commission (1997) 33 Figure 3.22 Example of Visual buffer treatment to screen transmission lines 33
CITY OF WHITTLESEA 3 1.0 INTRODUCTION
The Plenty Valley Strategic Plan (PVSP) was approved by the Victorian Urban Development Zone, which required that a Local Structure Plan The Mernda Strategy Plan builds on the foundations of the PVSP and State Government in 1990. The plan was the culmination of a rigorous (LSP) be prepared and incorporated into the Whittlesea Planning Scheme introduces many new principles associated with sustainable planning process that considered the entire Plenty Valley growth before subdivision and development could proceed. corridor. This process confirmed the development. It articulates a vision for a series of new communities that Local Structure Plans were subsequently approved for South Morang, will be much more than new residential estates on Melbourne’s northern future of Mernda as an urban growth corridor and initiated amendments Whittlesea Township and the north-east portion of Mernda/Doreen fringe. As well as meeting future housing needs, development in Mernda to the Whittlesea and then Diamond Creek Planning Schemes to facilitate (Laurimar Estate). The Mernda Strategy Plan will constitute the LSP (now will foster economic development, environmental preservation and this process. described as an Incorporated Plan under the VPPs) for the balance of the social progress. designated urban growth area in Mernda and Doreen. The Plenty Valley Strategic Plan recognised that more specific, localised Realisation of the Mernda vision, as expressed in the Key Objectives that plans would need to The status of the Mernda Strategy Plan in the plan hierarchy is explained follow will require Council and developers to embrace new design and in Figure 1.1 development paradigms. These include: neighbourhood planning; water be prepared for each component of the Plenty corridor – South Morang, sensitive urban design; transit orientated design; quality public realms, Mernda/Doreen and Whittlesea Township. This requirement was and the celebration and natural and cultural heritage. formalised through a provision in the former The Mernda Strategy Plan – Incorporated Document is the primary policy document to guide and inform the preparation of Development Plans
Figure 1.1 Hierarchy of plans applicable to Mernda growth area and subsequent Subdivision Plans for the Mernda growth area. It is complemented by the Mernda Strategy Plan - Development Contributions Plan and the Mernda Strategy Plan - Reference Document.
Plan 1.1 shows the area in Mernda and Doreen that is affected by the Mernda Strategy Plan.
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CITY OF WHITTLESEA 5 2.0 Understanding and Using the Mernda Strategy Plan – Incorporated Document
a) The status and role of the overall Mernda Strategy b) The status and Role of Key Objectives and Strategic d) Relationship between the MSP – Incorporated e) Relationship Between the Mernda Strategy Plan Plan and the individual Precinct Plans Actions Document and other Planning Scheme controls Incorporated Document ad planning other mechanisms documents The MSP – Incorporated Document provides broad- The Key Objectives and Strategic Actions presented in level guidance to the development of land in the Section 3 of this document draw on the principles of Implementation of the MSP will be enabled by a The planning and development of the Mernda growth Mernda/Doreen component of the Plenty Valley sustainable development and provide a planning and range Planning Scheme instruments. Figure 2.1 shows area is controlled primarily by three documents. Two growth corridor. It sets out the Key Objectives and design framework to guide lower- order plans. the structure of the Whittlesea Planning Scheme and of these, the MSP - Incorporated Plan and the MSP - Strategic Actions that will be applied in all stages of identifies the components that are of most relevance. Development Contributions Plan are incorporated the planning process. Moreover, the MSP will ensure There is a Key Objective and a set of Strategic Actions within the Whittlesea Planning Scheme. The third that the growth area develops in an integrated and for each of the following subjects: document, the MSP - Reference Document, is not holistic fashion in order to meet social, economic and incorporated within the Planning Scheme but is · Planning and Design environmental imperatives. nonetheless an important resource that provides · The Transportation System essential background information to assist with The Mernda Strategy Plan is consistent with the City · Environmental Conservation Development Plan preparation. of Whittlesea’s Local Planning Policy Framework, · Activity Centres Figure 2.1 Whittlesea Planning Scheme components which requires a four-tiered approach to the planning · Social Infrastructure & Community relevant to Mernda of growth areas (refer to Figure 1.1). Development · Housing This document represents the Incorporated Plan for · The Open Space Network the entire growth area (save the area affected by the · Heritage and Culture Mernda Local Structure Plan – Part 1). Before · Servicing and Drainage development can occur, a Development Plan and Subdivision Plan(s) must be approved by Council. The Key Objectives articulate Council’s overall vision Individual Development Plans will be required to for the new communities in Mernda. The Strategic cover the areas nominated on Plan 2.1. Actions give practical guidance on how the Key Objectives can be realised. These should be read in The individual Precinct Plans are derived from the conjunction with the plans and figures presented in overall Mernda Strategy Plan but provide more Section 3. detailed and site-specific guidance on land-use and design requirements. c) What is “generally in accordance with”? The schedule to the Development Plan Overlay states that All Development Plans must be generally in all Development Plans and Subdivision Plans must be accordance with the relevant Precinct Plan. The generally in accordance with the MSP - Incorporated Precinct Plans should be read in conjunction with the Document. Key Objectives and Strategic Actions presented in Section 3 of this document. Council will deem a Development Plan or Subdivision Plan to be generally in accordance with the MSP - Where Development Plans propose minor departures Incorporated Document when it can be from the Precinct Plan it must be demonstrated that demonstrated that the proposal broadly conforms any modified design remains consistent with the Key with the land-use and design features expressed in Objectives and Strategic Actions. the overall MSP (Plan 3.1) and the relevant Precinct Plan (Plans 3.2 – 3.7). Development Plans must also Council will not alter the MSP – Development be consistent with the Key Objectives and the Contributions Plan (DCP) to take account of minor Strategic Actions. When considering Development refinements to the open space network that may Plans that propose minor departures from the overall result from the Development Plan and Subdivision MSP and Precinct Plans, Council will need to be Plan processes. convinced that the proposal remains consistent with the Key Objectives and Strategic Actions.
CITY OF WHITTLESEA 6 CITY OF WHITTLESEA 7 3.0 KEY OBJECTIVES & STRATEGIC ACTIONS
3.1 Planning & Design · Table 3.1 provides a land budget for each Figure 3.1 Transition between residential densities Figure 3.3 Medium density housing overlooking a small precinct. The MSP provides guidance on the should occur midblock to ensure streetscape consistency park. This design technique can be applied to protect Red Key Objectives residential lot sizes that should be targeted across Source DTSBI Qld Govt. (1996) Gums without an associated reduction in lot yield. To create an interconnected set of neighbourhoods different parts of the plan area – ranging from Source: WA Planning Commission, (1997) that each has a distinctive character. They should >700m2 on the periphery to <200m2 in the enable community participation, economic Mernda Town Centre. development and adaptation to change over time.
· Residential development will generally follow a Strategic Actions: density gradient that decreases with distance
3.1.1 Precinct based Planning from activity centres. Transitions in lot size should occur mid-block, rather than mid- street, to
· The Mernda growth area covers around 1,700 achieve streetscape consistency. Refer to Figure hectares and is projected to support around 3.1.
14,000 dwellings and associated community · On sites near the Mernda Town Centre, the infrastructure. Over 50 hectares of land has been designated to support retail and other dimensions of residential lots and the siting of
commercial development. Plan 3.1 – Mernda buildings should enable future intensification – Strategy Plan shows five distinct precincts which may be appropriate following the
arranged around a sub-regional activity centre introduction of rail-based public transport and transport hub – the Mernda Town Centre. services. Figure 3.2 shows design treatments that will facilitate this. · Each precinct should have a distinctive local Figure 3.2 Versatile residential design to facilitate Figure 3.4 Low Denstiy residential development with character and a degree of self-containment. · Innovative medium density housing forms are future intensification when Mernda Town Centre is established internal access and buffer planting to road. His treatment will Precincts should be interconnected through the encouraged around activity centres and open and public transport services are operational be applied along Yan Yean Road. space. Figure 3.3 gives an example of town open space and transport systems. Source : WA Planning Commission (1997) houses overlooking a small park. The remnant · The individual Precinct Plans (Plans 3.2– 3.7) vegetation and landform features in Mernda will provide more detailed information on proposed present opportunities for varied design
land-use patterns and design requirements. The treatments, adding diversity and interest to Precinct Plans also identify sites requiring residential areas.
sensitive design to protect landscape, heritage Lower density residential development is and ecological values. recommended for areas with significant landscape or environmental values. It is also appropriate as a buffer treatment to non- urban land on the edge of 3.1.2 Residential Design and Density the MSP area. Figure 3.4 illustrates the design treatment that will be applied to low density In accordance with Council’s Municipal Strategic development along Yan Yean Road. Figure 3.5 shows Statement, an average gross residential density of how a boulevard road can enable residential frontage approximately 8 lots per hectare has been applied. to the Plenty Gorge Parklands Densities will however vary significantly across the MSP area with higher density development being concentrated around activity centres and transport nodes.
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Figure 3.5 Low density residential development with frontage to parkland. This treatment is 3.1.3 Employment Colours and materials that are reflective of the appropriate where there are low density buffers to the Plenty Gorge Parklands. natural surrounds .Views from surrounding · A substantial tract of land in the Mernda Town rural properties should also be protected. It is particularly important that red gums are Centre has been designated as an retained in these locations. These issues should “employment park”. The Comprehensive be addressed in the Housing Design Guidelines Development Zone will be applied to this land that are prepared as a requirement of the to enable a range of employment-generating Design & Development Overlay planning scheme land-uses that are compatible with nearby controls. residential and commercial development. · Large buildings and structures in exposed Additional local employment will be created in areas should feature modulated and the precinct activity centres. Home business articulated façade treatments to reduce opportunities should be promoted through overall bulk and mass. Architecture should versatile housing design as shown in Figure 3.6 reflect rural themes and a horizontal scale should be emphasised. Figure 3.7 shows 3.1.4 Visually Sensitive Design Areas design treatments that can minimise the · The visually sensitive design areas identified impact of development in visually sensitive on the Precinct Plans (Plans 3.2 – 3.7) require locations. specific design treatments to protect 3.1.5 Water Sensitive Urban Design landscape values, appropriate siting of buildings, suitable landscaping and screening, · Water Sensitive Urban Design (WSUD) should and the use of be incorporated into the design of all new developments. Residential lots can be integrated with the environment in a way
Figure 3.7 The visual intrusiveness of built structure on prominent hill-tops can be mitigated through attention Figure 3.6 Home businesses can be incorporated into mixed-use areas around theMernda to design. Town Centre. Source: DTSBI Qld Govt. (1996)
CITY OF WHITTLESEA 9 Table 3.1 – Precinct Land Busgets
Land Budget - Precinct 1 Land Budget - Precinct 2B Land Budget - Precinct 4
Total Precinct Area Land Budget - Precinct 4 330.6444.4 Total Precinct Area 356.7 Total Precinct Area 330.6 •• encumbered Land – transmission Line easement 0 • encumbered Land – transmission Line easement 32. • encumbered Land – transmission Line easement 0 1 •• encumbered Land – mW drainage reserve & retarding Basin 2018 • encumbered Land – mW drainage reserve & retarding Basin 10. • encumbered Land – mW drainage reserve & retarding Basin 18 .9 0 Gross Developable Area (GDA) 423.7311.7.7 Gross Developable Area (GDA) 314.6 Gross Developable Area (GDA) 311.7.9 •• residential 259.8363.5 • residential 282.4 • residential 259.8 •• precinct activity centre (retail(retail / commercial) 2.4. • precinct activity centre (retail / commercial) 2.0 • precinct activity centre (retail / commercial) 2. 06 •• merndaSchool Sitestown centre (retail / commercial) 6.3. • School Sites 3.5 • mernda town centre (retail / commercial) 6.0 95 •• Schoolunencumbered Sites open Space 151. • unencumbered open Space 26. • School Sites 119. 9 0 •• uynencumberedVW flow control open facilities Space 0.3 (additional31.8 • yVW flow control facilities 0.7 • unencumbered open Space 31.9 1 approximate residential Lot yield @ 8 lots per Ha of Gda buffer area2494 may approximate residential Lot yield @ 8 lots per Ha of Gda 25 approximate residential Lot yield @ 8 lots per Ha of Gda 24941 be required) 17 unencumbered open Space as a % of Gross developable area 10.0% unencumbered open Space as a % of Gross developable area 8.3% unencumbered open Space as a % of Gross developable area 10.0% approximate residential Lot yield @ 8 lots per Ha of Gda 3390 +/- weighted share of 10.8Ha open space for regional recreation +1.93 +/- weighted share of 10.8Ha open space for regional recreation +1.95 +/- weighted share of 10.8Ha open space for regional recreation +1.93 reseunencumberedrve based on open Gda Space as a % of Gross developable area 12.2% reserve based on Gda reserve based on Gda +/- weighted share of 6Haopen non space-specific for 1 0.8Haactive regionalopen space recreation in +2.63+1.07 +/- weighted share of 6 Ha non-specific active open space in +1.07 +/- weighted share of 6Ha non-specific active open space in +1.07 precinctreserve in2a precinct based on3 based % Gd aon % Gda precinct 2a based on % Gda precinct 2a based on % Gda adjusted+/- weighted unencumbered share of 6Ha open non- specificSpace active open space in +1.4634 adjusted unencumbered open Space 29. adjusted unencumbered open Space 34 precinct 2a based on % Gda .1 0 adjusted unencumbered open Space as a % of Gross 10.9% adjusted unencumbered open Space as a % of Gross 9.2% adjusted unencumbered open Space as a % of Gross 10.9%.1 developableadjusted unencumbered area (to be used open for Space open Space equalisation 55 developable area (to be used for open Space equalisation developable area (to be used for open Space equalisation Scheme)adjusted unencumbered open Space as a % of Gross 13.2%.9 Scheme) Scheme) developable area (to be used for open Space equalisation Scheme in dcp) Land Budget - Precinct 2A Land Budget - Precinct 3 Land Budget - Precinct 5
Total Precinct Area 271.9 Total Precinct Area 278.1 Total Precinct Area 197.3 • encumbered Land – transmission Line easement 6.5 • encumbered Land – transmission Line easement 0 • encumbered Land – transmission Line easement 1 • encumbered Land –mW drainage reserve & retarding Basin 01. • encumbered Land – mW drainage reserve & retarding Basin 14. • encumbered Land –mW drainage reserve & retarding Basin 9. 1 4 2. Gross Developable Area (GDA) 251.0 Gross Developable Area (GDA) 268.47 • pipe-track reservation 1. 47 • residential 215.1 • residential 217.2 • rail reservation 4. 1 • School Sites 11. • precinct activity centre (retail / commercial) 2. Gross Developable Area (GDA) 1 9 0 • residential 132.86 • unencumbered open Space 24. • mernda town centre (retail / commercial) 10. 9 0 approximate residential Lot yield @ 8 lots per Ha of Gda 20 • School Sites 3.0 • mernda town centre (retail / commercial) 9. 08 6 unencumbered open Space as a % of Gross developable area 9.5% • unencumbered open Space 355 • employment park (commercial) 7. 2 +/- weighted share of 10.8Ha open space for regional recreation - approximate residential Lot yield @ 8 lots per Ha of Gda 2.74 • School Sites 3. 5.1 5 reserve based on Gda unencumbered open Space as a % of Gross developable area 13.3%17 • unencumbered open Space 1 4 4. +/- weighted share of non-specific active open space in precinct +1.55 +/- weighted share of 10.8Ha open space for regional recreation - • yVW flow control facilities 1. 27 2a based on % Gda reserve based on Gda 9.1 approximate residential Lot yield @ 8 lots per Ha of Gda 1352 4 adjusted unencumbered open Space 20.41 +/- weighted share of 6Ha non-specific active open space in +0.92 unencumbered open Space as a % of Gross developable area 8.7% adjusted unencumbered open Space as a % of Gross 8.1 precinct 2a based on % Gda +/- weighted share of 10.8Ha open space for regional recreation +1.05 % developable area (to be used for open Space equalisation adjusted unencumbered open Space 27.48 reserve based on Gda Scheme) adjusted unencumbered open Space as a % of Gross 10.2% +/- weighted share of 6Ha non-specific active open space in +0.58 developable area (to be used for open Space equalisation precinct 2a based on % Gda Scheme) adjusted unencumbered open Space 1 adjusted unencumbered open Space as a % of Gross 9.6%6. 3 developable area (to be used for open Space equalisation Scheme)
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Figure 3.11 Water sensitive road layout. 3.2 The Transportation System Figure 3.9 Small local parks should be provided at the Source: Melbourne Water (1999) termination of culs-de-sac to allow pedestrian and bicycle Key Objective: access and permit future road connections if required. o provide the most convenient routes for Source: W.A. Planning Commission (1997) To put in place an efficient, equitable and long-distance travel to external destinations environmentally sustainable transportation system and other arterial roads such as the that reduces car dependence, encourages walking Metropolitan Ring Road and cycling for local trips, and supports local o have direct development frontage through economic activity. the use of service lanes o be integrated with lower-order roads in the Strategic Actions: network 3.2.1 The Road Network o provide access to activity centres without
becoming barriers to pedestrian movement · The MSP area will be served by an integrated and social activity road network comprising: o incorporate water sensitive urban design o Primary Arterial Roads treatments o Secondary Arterial Roads o Sub Arterial Roads b) Local Streets and Laneways o Collector Roads o Local Streets and Laneways · The local street and laneway system will be designed as part of the Development Plan
· Plan 3.8 – Road and Public Transport System process. These streets should have the following shows the proposed network of arterial and characteristics: Figure 3.12 Water sensitive road verge design and Figure 3.10 Water sensitive cross-section of road. major collector roads. A description of each road o connect residential precincts and activity (Source Melbourne Water,1999) management type is given in Table 3.2 and typical cross centres Source: Melbourne Water (1999) o sections are provided in Figure 3.8. Table 4.1 be based on a modified-grid layout that is responsive to landform gives further information on road infrastructure requirements o allow development to front streets and open space · The road network should be designed to o not attract large volumes of traffic destined integrate transport and land-use. Land-uses that for arterial roads generate a high number of vehicle trips, such as o offer multiple routes to internal employment nodes, should be located on roads destinations in order to evenly distribute that can efficiently carry these traffic and provide better environments for cyclists and pedestrians · Traffic loads. Land-uses such as schools and o incorporate water sensitive urban design community facilities, which attract significant treatments numbers of pedestrians and cyclists, should be Refer to Figure 3.9 situated to be accessible by these transport modes.
a) Arterial and Collector Roads
· Arterial and collector roads will form the skeleton of the Mernda growth area. They should have the following characteristics:
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3.2.2 Streetscape Themes conservation areas”, as identified on the Precinct of roads for stormwater storage or diversion, dedicated off-pavement cycle land should be Plans, should be planted with indigenous species. and the landscaping that compliments WSUD provided. On sub-arterial and collector roads · All roads should be designed to make a positive All local streets should appear to be an extension principles. carrying in excess of 3,000 vehicles per day, contribution to the urban landscape. The arterial of the open space system. They should be marked on-pavement cycle lanes with widened and collector roads in Mernda should appear as thought of as public spaces that play a wider role car parking spaces should be provided. Details parkways that link key destinations. Road than merely enabling traffic movement. Existing 3.2.3 Walking about cycle lanes on various road types is reservations should accommodate mature trees should be protected in road reservations provided in Table 3.2. canopy trees and plantings should extend into wherever possible. · Walking should be encouraged by concentrating adjoining developments. attractions in highly accessible activity centres. · The local streets should be designed to provide · Streetscapes should be designed to meet Attention to urban design and the treatment of low-speed, on-pavement cycle routes that can be roads as “public spaces” will make walking an · Local streets should have planting themes that stormwater management requirements as well as used as an alternative to arterial or collector attractive transport option. are appropriate to the prevailing site conditions. vehicular and pedestrian needs. This may involve roads. For example, streets near “key reduced lot frontage widths, the use Footpaths should generally be provided on both · Widened dual-use footpaths (minimum width of sides of all streets and roads. Where development Figure 3.13 Water sensitive building/street interface. Figure 3.14 Water sensitive Cul-de-sac streetscape 2 metres) that cater for cyclists and pedestrians occurs on only one side of the street, or where Source: Melbourne Water (1999) Source: Melbourne Water (1999) should be provided on key routes near activity traffic volumes are particularly low (<100 vpd), a centres and schools. Where sub- arterial or footpath on one side of the street may be collector roads form an important link in the cycle appropriate. On these roads a grass swale may be trail system, widened footpaths will also be provided on the other side of the road. Footpaths required. These roads are identified on Plan 3.9. should generally be 1.5 metres wide and at least 2 metres wide near schools and activity centres. · Cycle storage facilities should be provided at The design of footpaths should have regard for public transport nodes to encourage multi- the needs of disabled and elderly people. purpose trips. Consistent construction materials and adequate lighting should be provided. 3.2.5 Public Transport
· Pedestrian routes should have surveillance from · The extension of a heavy rail service to Mernda is buildings and roads wherever possible. Pathways central to the overall transport strategy. It is through car spaces and other unsupervised envisaged that the Epping line will be extended spaces should be avoided. initially to South Morang and ultimately to a transport interchange in the Mernda Town · Walking for recreation and health purposes will Centre. Parking space should be provided near be encouraged through the provision of off-road the station to encouraging park-and-ride trails throughout the open space network. These commuting from the wider catchment. are shown on Plan 3.9 · Bicycle and Pedestrian Trail Network. · The timely introduction of rail-based public transport should be promoted by ensuring that 3.2.4 Cycling development in the Mernda Town Centre is physically supportive of these services. Built form · Arterial roads must be designed to provide safe around transport nodes should have the conditions for both commuter and recreational following characteristics: cyclists. On Plenty Road, Bridge Inn Road, the E6, and Yan Yean Road a
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o higher than average residential Figure 3.8(a) Typical cross section for Primary Arterial Roads densities o a diversity of land-uses to generate activity over a 24-hour period o convenience and safety for public transport users
Bus routes should follow arterial and collector roads and link key destinations such as activity centres, schools and the regional recreation reserve in Precinct 3. An indicative bus route is shown on Plan 3.8 – Roads and Public Transport.
· The option of providing a fixed-route express bus or light-rail service along Plenty Road and Bridge Inn Road should be preserved by providing a central reservation in the road cross-section.
CITY OF WHITTLESEA 20 Figure 3.8(b) Typical cross sections for Sub-Artertial, Collector and Local Roads
CITY OF WHITTLESEA 21 Table 3.2 – Description of Road Types
Target Provision Trigger Speed Max Indicative ulti- Ultimate Road Works Required under Mernda (No. Occupied Road Type Function / Characteristics (km/h) mate VPD Reservation Geometry DCP Public Transport Cycle Lanes Lots) Primary Arterial
Plenty Road form the regional grid of traffic routes and will serve regional, local and commercial transport.
• South of Bridge inn road to be fronted by service roads 8 43,000 40m 2 x 10.5m carriageways duplicate existing road to provide Light rail or express bus dedicated off- 2,500 wherever possible. 0 two lanes in each direction lane in central median. pave- ment cycle lane • north of Bridge inn road intersections limited – signal 21,000 40m 2 x 8.0m carriageways duplicate existing road to provide Light rail or express bus 2,500 (north of controlled 8 two lanes in each direction lane in central median. dedicated off- Bridge inn rd) Bridge Inn Road 0 pave- ment
• e6 to Sp Boundary 21,000 36m (widening to the south) 2 x 8.0m carriageways duplicate existing road to provide express bus lane construction of e6 two lanes in each direction nil 8 • Sp Boundary to plenty rd 0 21,000 36m (widening to the south) 2 x 8.0m carriageways duplicate existing road to provide express bus lane 2,500 (west of two lanes in each direction dedicated off- plenty rd) pave- ment • plenty to yan yean rd 8 22,000 36m (widening to south) 2 x 8.0m carriageways duplicate existing road to provide express bus lane 5,000 (east of 0 two lanes in each direction dedicated off- plenty rd) E6 Roadway pave- ment
• Bridge inn to findon road 8 13,000 – 16,000 36m 2 x 8m carriageways construction of single carriageway. express bus lane 7,500 0 (mernda) epping nth to construct a second nil 12,500 (epping carriageway south of Harvest nth) Home road.
Secondary Arterial 8 0 Yan Yean Road Single lane in each direction with sufficient with to accom- modate • arthurs creek road to off-pavement bicycle lanes. 7 17,500 20m 1 x 10.5m carriageway intersection treatments and climb- Bus on road dedicated off- as required Bridge inn road direct vehicle access from 0 ing lanes as required pave- ment adjoining property limited • Bridge inn rd to Sp 10,000 20m 1 x 10.5m carriageway Widen roadway to provide auxiliary Bus on road dedicated off- 3,000 (east of Boundary 7 turning and passing lanes pave- ment plenty road) 0
Collector Roads predominantly residential front- 6 >5,000 20m 1 x 10.5m carriageway full construction Bus on road on-pavement with as required age. provide major connections 0 widened kerbside between neighbourhoods and activity centres.
typically 2-lane undivided with <5,000 20m 1 x 8.0m carriageway full construction Bus on road on pavement with as required widened kerbside for cyclists. 6 widened kerbside Should offer convenient access 0 to arterial roads.
Local Streets Local environment is dominant. High amenity streetscapes 5 3,000 15.5m 1 x 7-7.5m carriageway full construction nil on-pavement as required should promote pedestrian and 0 shared with vehicles social activity. Safe for cyclists. Street trees provide shade and visual interest. all streets should have development or open space frontage.
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Figure 3.15 Possible design treatment’s to preserve 3.3 Environmental Conservation · To achieve Net Gain outcomes in Mernda, it is · Where a site of environmental significance falls Key Objectives required that Development Plans include: outside the designated open space system, remnant vegetation that falls outside the designated open o adjoining development must be sensitive to space network. To protect and enhance environmental values by An appropriate assessment of any potential underlying environmental values. These sites have Source: W.A. Planning Commission, (1997) applying the principles of ecologically sustainable impacts on native vegetation and been nominated as “environmentally sensitive design to the designation of open space and the management options that avoid clearing o design areas” on the Precinct Plans (Plans 3.2 – construction of urban areas. Consideration of clearing in the context of sustainable land-use change 3.7). In these locations the retention of all remnant vegetation is a high priority. Urban Strategic Actions o Complete explanation of any losses associated with clearing are mitigated by design should allow the environmentally sensitive 3.3.1 Native Vegetation and habitat Management commensurate gains through appropriate design areas to be linked to the open space offsets system by tree canopies. Figure 3.15 shows some · The open space network has been configured to · Development Plans must follow a three-step possible design treatments that are applicable to encompass most sites supporting significant approach to native vegetation management and environmentally sensitive design areas patches of remnant vegetation. The design has Net Gain: been informed by the environmental assessment o - To avoid adverse impacts, particularly undertaken by TBLD (2000). through vegetation clearance o If impacts cannot be avoided, to minimise · Where remnant vegetation falls outside the impacts through appropriate consideration designated open space network, it should be in planning processes and expert input to preserved through the use of tree-reservations, project design or management pocket parks, widened nature strips, or larger o Identify appropriate off-set options residential lots with appropriate building envelopes. The removal of native vegetation 3.3.2 Areas Requiring Environmental Protection should only occur as an absolute last resort. • Plan 3.10 – Areas Requiring Environmental · All decisions relating to the protection and Protection identifies the sites within the MSP area clearance of native vegetation must contribute to that have environmental significance. These have the “net gain” goals contained in Victoria’s Native been categorised as either: Key Vegetation Management – A Framework for Conservation, Link Conservation or Vegetation Action. The concept of Net Gain is defined as: Protection areas. Where Development Plans affect Net Gain is the outcome for native these areas, consideration must be vegetation and habitat where overall gains given to the recommendations of the report are greater than overall losses and where prepared by TBLD (2000). individual losses are avoided where possible. Losses and gains are determined · Key Conservation areas will need to be treated by a combined quality-quantity measure carefully due to their high ecological and and over a specified area and period of landscape value. Where a Development Plan time. Gains may be either required off-sets affects a Key Conservation area, the plan for permitted clearing actions or as a result should address issues such as: of landholder and government efforts that are not associated with clearing. o weed and vermin control, revegetation and exclusionary fencing o buffer planting treatments on adjoining residential land o the use of indigenous street trees o habitat improvement treatments
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o a footprint of approximately 50 hectares and contain around 30,000m2 of retail · Local convenience centres should be distributed to 3.4.3 Activity Centre Design 3.4 Activity Centres floorspace and up to 80,000m2 of other service walkable residential catchments with a business/commercial floorspace · radius of approximately 600m. These centres • Activity centres should be positioned on o support medium/high density housing and arterial or major collector roads to aid retail should typically contain two or three shops Key Objectives community buildings in appropriate exposure and accessibility. Traditional activity providing basic goods and services. Other To establish a series of diverse and pedestrian-friendly locations centre design based on a “main street” is precinct activity centres that complement a mixed-use o excellent integration with the attractions such as telephone boxes, a bus stop, encouraged. Commercial buildings should be Mernda Town Centre of sub-regional status. transportation system and post boxes should also be provided in these orientated towards pedestrian-friendly streets, o a rail station and associated transport locations. plazas or open space. Facades should be varied Strategic Actions interchange 3.4.2 Employment and Economic Development and articulated to create visual interest and make 3.4.1 Activity Centre Hierarchy o a compact form with pedestrian-friendly streets and public spaces more engaging for streets and public spaces · The Mernda Town Centre will be a driver of pedestrians. Multi-level buildings that enable a · The MSP area will be supported by a three- tiered o high architectural and urban design economic activity. It should be capable of vertical mixing of uses are encouraged. Figure hierarchy of activity centres comprising: the standards that generate local identity accommodating a substantial amount of non- 3.16 provides a set of images that describe urban Mernda Town Centre; precinct activity centres, o attractive sites for anchor tenants retail commercial land use and a range of home environment envisaged for the Mernda Town and local convenience centres. Their distribution o suitable sites for “highway sales” business opportunities. Centre. is shown on Plan 3.11 – Activity Centres. developments with arterial road frontage · The Mernda Town Centre is well-positioned to o promote local employment and economic attract a significant “one-off ” development such · When fully developed the Mernda Town Centre is development as a higher-education campus or research centre. expected to have the following characteristics: This option should be preserved in the detailed design of the activity centre Precinct activity centres should typically contain a small supermarket, a basic range of convenience shops, and a limited number of specialty shops.
Figure 3.16 Images of the main street environment envisaged for the Mernda Town Centre
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· The design of precinct activity centres should Figure 3.17 Streets should frame views to community buildings, natural features Figure 3.19 Gently sloping grassed area in parking lot. draw on local character elements to create a and open space. Source: Melbourne Water (1999) sense of place. These centres should become a Source: Calthorpe (1993) point of difference between respective precincts.
· Activity centre design should seek to integrate the civic and commercial spheres. Public buildings
should occupy prominent sites and be of high
architectural quality. Refer to Figure 3.17.
· The setback of commercial buildings in activity centres should be minimal and they should not be fronted by expansive car parks. Where car parking needs cannot be met on-street, it should be
provided at the rear of buildings as depicted in
Figure 3.18.
· Highway-sales or bulky-goods retail development should be restricted to sites on Plenty Road and Bridge Inn Road within the limits of the Mernda Town Centre footprint. Figure 3.18 Car parks should be located at the rear of retail and commercial Figure 3.20 On site detenstion for large sites buildings in the Mernda Town Centre. Buildings should present strongly to the street. · Water sensitive urban design (WSUD) treatments Source: Calthorpe (1993) Source: Melbourne Water (1999) should be implemented throughout activity centres. Run-off from carparking and impervious areas can be diverted to swales and/or wetland areas. This run-off can be used for irrigating landscaped areas. Porous pavements should be used where possible and the collection of roof
run-off considered for reuse. WSUD should also be integrated into landscaped areas within activity centres. Potable and groundwater resources should be augmented or replaced by recycled water where potable standards are not required
.
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3.5 Social Infrastructure & · The siting and design of social infrastructure should facilitate service co-location and Community Development integration.
Key Objectives · Community buildings should be architecturally significant and occupy prominent sites within To facilitate the timely provision of a range of activity centres, providing opportunities for community and recreation facilities to meet the informal gatherings and public events. needs of local residents and promote community health and cohesion. · School sites have been designated in accordance Strategic Actions with the requirements of the Department of Education and Training. These are shown Plan 3.5.1 Social Infrastructure Needs & Design 3.12. Schools should be highly accessible and Requirements integrated with open space, activity centres and the transportation system. · A summary of the key community and recreation facilities needed to support development in 3.5.2 Community Development Mernda is provided in Table 3.3. · • A community development worker(s) should · Social infrastructure will be distributed across the be appointed to undertake tasks such as : planning precincts in Mernda to meet local needs and ensure accessibility for all. The proposed o facilitating communication between the location of key facilities in each precinct is shown community, developers and Council in Plan 3.12 – Social Infrastructure. o establishing community networks and cooperation · Higher-order community facilities such as a o involving local residents in identifying, and branch library, performing arts centre and responding to, community needs outreach centre, will be situated in the Mernda o ensuring that isolated residents are able to Town Centre to maximise accessibility. This centre participate in community activities should become the focus of community life. o increasing awareness of community issues and the importance of mutual support and · Higher-order recreation facilities including an self-help aquatic centre, multi-purpose stadium, high- o monitoring community programs to ensure grade playing fields, tennis courts, and bowling that effective methods of consultation are greens will be concentrated in the regional maintained recreation reserve in Precinct 3. This location is appropriate because it is accessible to all · A community plan should be prepared for each precincts, has synergies with the Mernda Town precinct in the MSP area. This will assist new Centre, and has environmental values that are communities to form the networks and support compatible with this land use. structure necessary to build social capital .
Local sporting fields and associated facilities will be located in the designated active open space areas of each precinct. These are shown in Plan 3.12. These sites are centrally located and integrated with precinct activity centres and school sites.
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Table 3.3 – Key Social Infrastructure Requirements Community & Indoor Recreation Facilities
Facility Precinct Elements Description Trigger for Facility Precinct Elements Description Trigger for Provision Provision (Population) (Population) Community Activity 1 · pre-school Local facility providing children’s services and 2000 (precinct 1) Aquatic and 3 · 25m leisure pool regional facility to cater for the health, fit- ness 4,700 (all pre- Centre · mcH meeting space for precinct 1 residents. To be Fitness Centre · Learners and toddlers and sporting needs of the mernda, Whittlesea cincts) · meeting space located in precinct 1 activity centre pool and northern South morang communities. Will Community House 1 · meeting space local facility shared between Laurimar and construction to · Spa/sauna provide opportunities for recreational swimming, · consulting room local residents for first 5 years after commence in · Gymnasium and aquatic and fit- ness programs. to be located (mcH) construction. reverts to council facility for 2001/02. · aerobics floor in recreation node in precinct 3. · Gallery space community uses after year 5. · offices, consulting · cafe rooms and amenities Govt. Primary 1 · School buildings and meets primary education needs to be determined Multi-purpose 3 · 6a recoau rts regional facility to cater for the indoor sporting 4,700 (all pre- School grounds by dept. of Stadium · amenities and needs of the mernda community. Will cater for cincts) education administration area basketball, netball, volleyball, badminton, indoor Neighbourhood 2a · neighbourhood house facility with local and regional compo- nents. 700 (precinct 2a) soccer and hockey, martial arts, dance and Centre · pre school caters for the childrens services, meeting similar activities. to be located in recreation node · mcH centre space and community support needs of in precinctt 3 · meeting space precinct 2a residents as well as meeting the Childcare 3 · to be provided by Land for future childcare centre to be pro- vided at subdivision adult education needs of the wider mernda Centre in precinct 3 activity centre location. facility to be approval community. to be located close to school and private sec- tor local convenience centre. constructed by private sector or other provider. 4 · Local facility to cater for the childrens services, 700 (in precinct 4) Dedicated Youth 2a · activities room regional facility to cater for the specific 700 (in precinct Community pre-school · Facility · amenities program needs (recreational, cultural, edu- 2a) Activity mcH centre community support and meeting space needs of cational, personal support) of young people in Centre · meeting Space precinct 4 residents. to be located in precinct 4 the mernda area. to be located close to activity centre. school and local convenience centre. Govt. 4 · School buildings and meets secondary education needs of local to be determined Govt. Primary 2a · School buildings and meets primary education needs of local to be determined Secondary grounds residents. by dept. of School grounds residents. by dept. of School education education Govt. Primary 4 · School buildings and meets primary education needs of local to be determined Govt. Secondary 2a · School buildings and meets secondary education needs of local To be determined School grounds residents. by dept. of School grounds residents. by dept. of education education Community 5 (town · mcH centre facility with local and regional compo- nents. t he 5,000 (all pre- Community Activity 2B · pre school Local facility to cater for the childrens services, 700 (in precinct Services Centre centre) · community / mcH will serve a local and regional catchment cincts) Centre · mcH centre community support and meeting space needs 2B) performing arts facility because of its central location. to be located in · meeting space of precinct 2B residents. to be located in · Space for outreach town centre. precinct 2B activity centre. services Childcare Centre 2B · • to be provided by Land for future childcare centre to be pro- at subdivision the community / performing arts facility will serve private sec- tor vided in precinct 2B activity centre loca- tion. approval the mernda community and provide spaces for facility to be constructed by private sector or artists to meet, work, exhibit and perform and for other provider. residents to participate in arts related activities. Govt. Primary 2B · School buildings and meets primary education needs of local to be determined to be located in town centre. School grounds residents. by dept. of education the space for outreach services will Community Activity 3 · pre-school Local and regional facility. Local compo- nents 700 (in precinct 3) accommodate community support agencies that Centre · meeting space (pre-school, meeting and consulting rooms) wish to establish a presence in mernda. these · adult day activity will serve precinct 3 residents. the regional services will be used by all mernda residents. to Service component (adaSS/food services centre) be located in town centre. · Support (adaSS) will provide day programs and food services · food Service centre for frail aged and disabled residents of Branch Library 5 (town · typical library elements regional facility to cater for the library needs of 11,000 (all · • consulting rooms mernda. to be located in precinct centre) the mernda community. to occupy prominent precincts) for visiting services 3 activity centre. location in the mernda town centre.
Childcare 5 (town · to be provided by Land for childcare centre to be provided in town At subdivision Centre centre) private sec- tor centre location. facility to be constructed by approval private sector or other provider.
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Figure 3.23 Optimal Length-ways axis for 3.5.2 Energy Efficiency Figure 3.21 Example of grid-based road layout and perimeter lot layout. 3.6 Housing residential lots for achieving solar access Source: WA Planning Commission (1997) Source: WA Planning Commission (1997) · All dwellings must meet the 5-star energy efficiency rating as required by Melbourne Key Objective: 2030.
To provide a mix of lot sizes and housing forms to cater for a broad range of household types. The · Community buildings in Mernda should play
design of dwellings should be site-responsive, energy an educative role in sustainable design efficient, and contribute to local identity. techniques. They should showcase energy efficient technologies such as wind and Strategic Actions: solar power.
3.6.1 Housing Density and Design
· Local streets should be aligned east-west · Development Plans should facilitate housing and north-south wherever possible. North-
diversity by offering a variety of lot sizes to cater south streets should be within 20° west and for different household types. To promote 30° east of true north. East-west streets
housing diversity the areas considered should be within 30° south and 20° north of appropriate for medium density housing have true east. Where streets are within the Figure 3.22 Example of Visual buffer treatment to screen transmission lines been identified on the Precinct Plans (3.2 – 3.7). acceptable orientation range, rectangular Lot size variation can be used to protect remnant shaped lots are appropriate. Refer to Figure
vegetation and create visual interest within a 3.23. subdivision. · Where a local street is not in the optimal · Residential lots should have a “perimeter lot orientation range, the use of skewed lots is
layout”, where public space is provided at the appropriate. The narrowest lots should be front and private space at the rear. This is located on the on the north side of east-
illustrated in Figure 3.21. Figure 3.24 Lot Widths can be varied to west streets. East-west lots should maximize solar access generally be the widest. Refer to Figure · Housing design guidelines should be prepared by Source WA Planning Commission (1997) 3.24. developers for all estates as required bythe Design & Development Overlay. They should seek to achieve:
o housing diversity o appropriate setbacks for dwellings and garages o architectural variation and originality o strong building presentation to streets o varied and articulated building facades o attractive fencing treatments and roof- scapes
Appropriate buffer treatments should be applied where residential development adjoins a transmission line easement. Figure 3.22 illustrates how this can be achieved.
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3.7 The Open Space Network Figure 3.25 Design options for achieving residential frontage to open space.
Source: WA Planning Commission (1997) Key Objective:
To establish an integrated open space network that
maintains ecological integrity and landscape character as well as offering a wide range of passive and active
recreation opportunities for all user-groups.
Strategic Actions: 3.7.1 Open Space Provision
· Open space is required for a range of environmental and recreational purposes. The
broad open space types in the MSP area are: o Passive Recreation / Conservation Bushland
o Active Recreation o Drainage Reserve (Encumbered Land) o Transmission Line Easement (Encumbered Land)
3.7.3 Management · Plan 3.13 – Open Space Network shows the 3.7.4 Drainage Functions configuration of the overall network and · Management and maintenance programs for identifies the various open space types. · The open space network will have an important open space should be compatible with the drainage function and has been designed to protection of underlying ecological, cultural and 3.7.2 Access and Integration compliment Melbourne Water’s Drainage landscape values. Regard should be had for the Scheme(s). It should be noted that the drainage · The open space network has been designed to recommendations of the TBLD (2000) report. reserves and retarding basins depicted in the MSP provide habitat links between sites of are provisional and may be altered following the environmental significance within, and external · Landscaping of Melbourne Water pipetracks finalisation and approval of the respective to, the MSP area. should be done in consultation with Melbourne drainage schemes. Water. · Open space should be fronted by building facades · The open space network should be designed to or streets – not rear fences. Figure 3.25 illustrates compliment the water sensitive urban design how this can be achieved in different residential treatments that will be applied across Mernda. contexts. The drainage system should comprise natural- style watercourses and wetlands that contribute · Open space should be accessible to, and cater for to efficient stormwater management and urban the needs of, all possible user groups including amenity. Melbourne Water should be engaged elderly, disabled and young people. during the design process.
· Parcels of open space will be linked by pedestrian / cycle trails as shown on Plan 3.9 o Bicycle / Pedestrian Trail Network.
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3.8 Heritage & culture 3.9 Servicing & drainage · The principles of Water Sensitive Urban Design (WSUD) should be applied in a coordinated manner across all precincts in the MSP area. This Key Objective: Key Objective: should occur in collaboration with Melbourne To protect Aboriginal and European heritage sites and To effectively and efficiently implement the servicing Water with the aim of limiting the quantity, and to increase community understanding and awareness and drainage strategies that have been prepared by improving the quality, of stormwater entering of this heritage through site-responsive urban design. Yarra Valley Water and Melbourne Water respectively. waterways by limiting impervious surface areas, capturing run-off, and allowing biofiltration to Strategic Actions: Strategic Actions: occur. 3.8.1 Aboriginal Archaeological Sites 3.9.1 Sewerage and water · The natural alignment of watercourses should be · A detailed archaeological assessment must be · The servicing (sewerage and water supply) of all retained except in where it can be demonstrated prepared prior to the finalisation of Development development in the MSP area (sewerage and that tangible improvement to urban form can be Plans for given land parcels. The report by water supply) must be in accordance with the achieved without comprising natural systems. Ellender (1994) and the information presented in strategies prepared by Yarra Valley Water. Yarra Plan 3.14 – Archaeological Sensitivity should be Valley Water reserves the right to make changes · The drainage system should return stormwater to used as base information for this exercise. to their servicing strategies as and when required the groundwater system close to the site where it to suit progressive changes to water and sewer is captured. Alterations to groundwater depth and · Identified aboriginal heritage sites should be management principles and meet staging and water balance should be limited – particularly on protected from development in open space or timing requirements of developers in the area. sites supporting River Red Gums. other reserves. The management of heritage sites and the expression of aboriginal culture in 3.9.2 Drainage · The drainage system must de designed so that Mernda should occur in full consultation with the there are no increased risks to public safety and Wurundjeri Tribal Council and the Kulin National · All drainage works must comply with the Mernda, property. Flows downstream from a development Heritage Organisation. Doreen and Laurimar Drainage Schemes as site should not exceed pre-development levels appropriate. The drainage reserves and retarding unless approval is granted by Melbourne Water. 3.8.2 Heritage Buildings and Structures basins generally proposed by these schemes are shown in Plan 3.13. Any departures from the · Heritage places with a A,B or C-rating in the approved drainage schemes will need to be Whittlesea Heritage Study (1991) are protected negotiated with council and melbourne Water. by the Heritage Overlay in the Whittlesea Planning Scheme. · All property titles created for development should be protected from flooding from a 1-in-100 year storm event.Vehicular and/or pedestrian access Heritage places should be used to reinforce local ways should be designed to meet the safety character and maintain a connection with the rural criteria as outlined in the Melbourne Water’s history of the locality. For example, the structure of Guidelines for Development in Overland Flow the Separation Township subdivisional design in Paths. Precinct 3 should be retained to some degree when development occurs. The Precinct Plans (Plan 3.2 – 3.7) include notations on the required treatment of most heritage elements.
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CITY OF WHITTLESEA 37 4.0 STAKEHOLDER & SERVICE INTERGRATION
Achievement of the Key Objectives for the Mernda growth area 4.2 Relevant Authorities Table 4.1 – Summary of Infrastructure requirements to service new development in Mernda will require cooperation and coordination between various a) Servicing – Water and Sewer a community infrastructure stakeholders and service providers. The MSP documents will ensure that all stakeholders have quality information about the Yarra Valley Water is the authority responsible for the Precinct Facility Elements Location Provision urban development that will occur over the next 15-20 years. design and implementation of the water supply and Responsibility sewerage strategies for the Mernda growth area. This 4.1 Infrastructure Requirements 1 community activity preschool Within Laurimar precinct activity council /development will be done in cooperation with Council and private centre mcH centre contributions sector developers. meeting Space 1 neighbourhood meeting Space The Mernda Strategy Plan was informed by several b) Drainage House consulting room background studies that established infrastructure (interim mcH) needs based on the anticipated population size and Melbourne Water is the authority responsible for Gallery Space demographic profile. A full explanation of this work is major drainage and stormwater management cafe provided in the Mernda Strategy Plan– Reference infrastructure in the Mernda growth area. This will be 1 Government School building and near precinct activity centre. State Government. Document. controlled by the Mernda, Doreen and Laurimar primary grounds integrated with open space. department of Drainage Schemes. Council will ultimately assume School education and training A summary of key infrastructure needs is provided in responsibility for some local drainage infrastructure. 2a community activity Living & Learning centre central location within precinct council/ development Table 4.1 below. It should be recognised that this list centre preschool 2a. integrated with precinct contributions is not necessarily exhaustive and will be influenced by c) Environment mcH activity centre and open space. actual development patterns and community profiles. meeting Space The Department of Sustainability & Environment and Some of the infrastructure items will be provided by Parks Victoria will play an important role in 2a dedicated youth activities room central location within precinct council/ development Council, with funds collected through the Mernda environmental management in both the designated facility amenities area 2a. integrated with school sites contributions and open space. Strategy Plan - Development Contributions Plan, and growth area and the adjoining Plenty Gorge others will be provided by state government agencies Parklands. This role will involve the implementation of 2a Government School building and near precinct activity centre. State Government. grounds integrated with open space. department of and/or the private sector Victoria’s Native Vegetation Management – A primary education and training Framework for Action. School . 2a Government School buildings and central location within precinct State Government. d) Schools Secondary grounds 2a. integrated with school sites department of School and open space. education and training The Department of Education & Training have 2B community activity preschool Within precinct activity centre. council/ development provided input on primary and secondary schools centre mcH integrated with school site and contributions sites in the Mernda growth area. The Department will meeting Space open space. be responsible for acquiring the designated sites as 2B childcare centre Land and building Within precinct 2B activity centre. private sector. Land to development proceeds integrated with school site and be provided through open space. development contributions. 2B Government School building and central location within precinct State Government. primary g rounds 2B. integrated with school site department of School and open space. education and training 3 community activity preschool Within precinct 3 activity centre. council/ development centre with adaSS meeting space close to school site and open contributions & Hacc Hacc facility space. adaSS food Services consulting room for Visiting Services
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Table 4.1 – Summary of Infrastructure requirements to service new development in Mernda B Outdoor Active Recreation
Precinct Facility Elements Location Provision Responsibility Precinct Facility Locational Requirements Provision Responsibility
3 aquatic and · 25m leisure pool Within regional recreation area in Land to be provided 1 Football/Cricket Oval (x2) Central location in precinct 1. close to council / development contributions fitness centre · Learners and toddlers precinct 3. Integrated with mernda through development open space and primary school pool town centre and open space contributions. facility to be 2A Soccer Fields (x2) Central to precinct 2a. integrated with council / development contributions · Spa / sauna network. provided by public or private Miscellaneous Active Open Space school site and passive open space. · Gymnasium sector. 2B Soccer Fields (x2) in central location close to school and council / development contributions · aerobics floor precinct activity centre · offices, consulting room 3 Football/Cricket Oval (x2) All facilities to be located in regional council / development contributions and amenities area Soccer Fields (x2) recreation area in precinct 3 with 3 multi purpose · 6 courts Within regional recreation area in Land to be provided Tennis Courts (x7) linkages to plenty rd and mernda town stadium · Amenities and precinct 3. Integrated with mernda through development Bowling Greens (x4) centre. administration area. town centre and open space contributions. facility to be 4 Football/Cricket Ovals (x2) Centrally located in precinct 4. council / development contributions network. provided by public or private Integrated with activity centre, school sector. site and open space. 3 child care · Land and building Within precinct 3 activity centre Private sector. Land to be 5 Informal Active Recreation Area Located in south-east portion of council / development contributions centre provided through precinct 5 development contributions. 4 Government · School buildings and Near precinct activity centre. State Government. primary grounds Integrated with open space. department of education C Transport School and training 4 Government · School buildings and Near precinct activity centre. State Government. Secondary grounds Integrated with open space. department of education School and training Description Works Required Provision responsibility 4 community · preschool Within precinct 4 activity centre. council / development Roads activity centre · mcH close to school site and open contributions Plenty Road to be upgraded and duplicated north State Govt. (Vicroads) & council · meeting Space space. of South Morang Bridge Inn Road to be upgraded and duplicated State Govt. (Vicroads) & council 5 community · mcH prominent location within mernda council / development between the e6 roadway and yan yean Services · community and town centre contributions road centre performing arts centre E6 Roadway to be constructed between the State Govt. (Vicroads) & council · Space for outreach Western ring road and Bridge inn road Services 5 Branch Library · typical library elements prominent location within mernda Land to be provided by Yan Yean Road to be upgraded to function as a State Govt. (Vicroads) & council town centre council / development secondary arterial road contributions. facility to be Masons Road to be extended across plenty river to Council provided by public sector connect to Laurimar town centre in source. precinct 1 5 child care · Land and building accessible site within mernda private sector. Land to be Local Streets & collector Roads internal full design and construction including Private Developers centre town centre provided through to MSP area roads on the boundary of the MSP area development contributions. Public Transport 5 Government · Land and building Accessible location. Integrated State Government. Heavy Rail extension of service from Epping to State Government primary with open space. department of education South Morang and eventually to School and t raining Mernda town centre 5 integrated · not determined accessible site within mernda public or private sector Bus Services Progressive introduction of bus services Public and private sector Health centre town centre to link precinct activity centres with the Mernda town centre and the regional as public Housing close to activity centres and Victorian department of transportation system. required public transport Human Services as community close to activity centres and Victorian department of required Housing public transport Human Services as emergency accessible locations with arterial State government required Services (fire, road frontage. ambulance & police)
CITY OF WHITTLESEA 39 5.0 FUNDING THE PLAN
The timely provision of infrastructure, both development and social, is fundamental to the creation of sustainable new communities. Development on the scale proposed by the Mernda Strategy Plan requires a massive investment in a multitude of infrastructure projects. Some of this infrastructure will not be required until development is advanced and the resultant communities are established. This will be funded by a combination of public and private sector sources when demand arises and provision is economically viable.
Other infrastructure, such as roads, open space, and basic community facilities, will be required soon after development commences. In its capacity as planning authority, a key role of Council is to ensure that essential infrastructure is rolled-out as development proceeds. To achieve this, Council will use provisions of the Planning and Environment Act (1987) to collect development contributions from developers and residents in the Mernda growth area.
Under the Mernda Strategy Plan – Development Contributions Plan (DCP), Council will collect cash and/or work-in-kind contributions for 60 infrastructure projects with total value of over $131 million. The need for this infrastructure was established in the background studies that informed the preparation of the MSP. The infrastructure projects included in the DCP all have the following characteristics: they will be used by a broad cross- section of the community; and, they are essential to the health and well-being of the community.
The Development Contributions Plan uses the planning precincts described in Section 3 for the purposes of apportioning infrastructure costs. The main catchment area (precincts) each infrastructure item have been determined to apportion costs broadly in accordance with a user-pays model.
The MSP - Development Contributions Plan is an incorporated document within the Whittlesea Planning Scheme and is enforced through the Development Contributions Plan Overlay and associated schedule.
CITY OF WHITTLESEA 40 6.0 REFERENCES
ASR Research Pty Ltd (2001) Mernda Strategy Plan - Open City of Whittlesea (1998) Sports Facilities Reviews | 2010 Ellender,I. (1994) Archaeological Study (The Aboriginal H eritage Natural Resources and Environment (1997) Space, Recreation and Social Needs Assessment City Of Studies. City of Whittlesea. of the Mernda area, Quarry Hill, Granite Hill and Middle Victorian Biodiversity - Our Living Wealth. State Whittlesea. Darebin Creek ). City of Whittlesea. Government of Victoria, Melbourne. City of Whittlesea (2000) Sports Field Policy. City Of Austroads (1998) Cities for Tomorrow- Integrating Land Use, Whittlesea Essential Economics Pty Ltd (2000) Mernda Retail Analysis. Newman, P & Kenworthy, J. (1999) Sustainabilit y and Cities• Transport and the Environment (Better Practice Guide). Essential Economics, Melbourne Overcoming Automobile Dependence. Island Press, USA. Ausroads Incorporated, NSW. Commonwealth of Australia (1992) National Strategy for Ecologically Sustainable Development. AGPS, Canberra Gippel, C (2000) Plenty River: Geomorphology and Water Quality Plenty Valley Social Working Group (1991) Social Barwick, D.E. (1984) Mapping the Past: Atlas of Victorian issues (in: Plenty River Waterway Action Plan). Melbourne Development in the Plenty Valley -A Strategic Framework. Clans 1835-1904. Aboriginal History 8(2). Commonwealth of Australia (1992) Intergovernmental Water Department of Planning and Housing, Melbourne. Agreement on the Environment Canberra Beardsell, C. (1997) Sites of Faunal and Habitat Significance in Gould, M.(1991) Whittlesea H eritage Study. City of Port Phillip and Westernport Catchment and Land North East Melbourne. Nillumbik Shire Council. Commonwealth of Australia (1998) National Greenhouse Whittlesea. 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