44- 5 0 M a f f r a - Sale Road, Sale

Infrastructure Services Report Proposed Planning Scheme Amendment

Rezoning of land parcel on Maffra-Sale Road, Sale

For the relocation of the Sale and District Greyhound Racing Club

Prepared for: NBA Group Pty Ltd Municipality: Wellington Shire Reference: 15559

Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

Millar & Merrigan Pty Ltd trading as Millar Merrigan ACN 005 541 668 2/126 Merrindale Drive, PO Box 247 Croydon 3136 Telephone 03 8720 9500 Facsimile 03 8720 9501 [email protected] www.millarmerrigan.com.au

Document Status

Version Date Description Prepared By Approved By

1 2/10/2012 Issued SMCJ SM

Reference: 15559/8.1 V1 – 2/10/2012 i

Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

Executive Summary

Millar Merrigan have been engaged by the NBA Group to provide an Infrastructure Services Report in support of the proposed rezoning to facilitate the relocation of the existing Sale and District Greyhound Racing Club. The site at 44 - 50 Maffra-Sale Road has a total area of approximately 17.1ha and falls within the Wellington Shire Council municipality. It is proposed to rezone the part Farming and part Residential 1 Zoned land to Special Use Zone to allow for the relocation and enhancement of the existing Sale and District Greyhound Racing Club. An indicative design has been prepared which includes a racetrack, car parking, various buildings and a substantial reserve area.

Water Technology have conducted a hydrological study which found that stormwater runoff from the development can be dealt with within the site utilising an area of the proposed reserve as a retarding basin with a co-located sedimentation basin and wetland area. In terms of treating flows for the development site 670m2 wetland and 1050m2 sedimentation basin will be required, with 3,700m2 of retarding basin to mitigate local site development flows. There is also potential for the site to provide mitigation for a greater catchment area as part of the North Sale development area strategy.

GTA Traffic Consultants have completed a report for the proposed development which advised that following the rezoning and full development of the site the proposed access point is expected to operate satisfactorily. The surrounding road network was also determined to have adequate capacity to cater for the extra traffic generated by the development.

Gippsland Water have advised that the development can be provided with reticulated sewer and water. Connection may be made to the existing water main along Maffra-Sale Road to provide potable water. Gippsland Water have also advised that a sewer pump station would be required to pump to the existing rising main on Maffra-Sale Road. This would need to be located in the lowest section of the site which is likely to be to the south-east.

SPAusNet currently have electricity lines located on Maffra-Sale Road which are sufficient to supply the proposed development. SPAusNet have advised that kiosk substations will be required at the main grandstand and conference facilities to best serve the development.

APA Group have a high pressure gas main running along the southern boundary of the Maffra- Sale Road which is envisaged will provide natural gas to the development in a timely and cost effective manner.

Telstra have advised that the provision of telecommunications to the proposed development, including gaming facilities, can be achieved efficiently. There is also potential for National Broadband Network to be provided in the near future. Pit and pipe infrastructure will be required to be provided by the developer.

The site represents a viable development that can be serviced by the upgrade and expansion of existing infrastructure. It is not envisaged that the provision of infrastructure for the servicing of this land for a greyhound racing track and associated buildings will result in any negative environmental or amenity impacts to the surrounding area.

Reference: 15559/8.1 V1 – 2/10/2012 ii

Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

Contents

Executive Summary ii 1 Introduction 1 2 Applicable Wellington Shire Council Planning Provisions 4 2.1 Zoning and Overlays 4 3 Utilities 6 3.1 Sewer 6 3.2 Water Supply 6 3.3 Electricity 7 3.4 Gas 7 3.5 Telecommunications 7 4 Urban Runoff 8 4.1 Catchments 8 4.2 Outfall 9 4.3 Quality 10 4.4 Detention 11 4.4.1 Local Site Requirement 11 4.4.2 North Sale Development Area Requirement 12 5 Access and Mobility Management 12 5.1 Road Network 13 5.2 Public Transport 14 5.3 Shared Path Network 14 6 Flora and Fauna 14 7 Development Sequencing and Staging 15 8 Conclusion & Recommendations 15 Appendix A - Master Plan 17

Reference: 15559/8.1 V1 – 2/10/2012 iii

Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

List of Figures Figure 1 - Locality Plan 1 Figure 2 – Site Boundaries 2 Figure 3 - Bendigo Greyhound Track 3 Figure 4 - Planning Zone Layout - Subject Site shown as Residential 1 Zoning (R1Z) and Farming Zone (FZ) 4 Figure 5 - Catchment Plan 9 Figure 6 - Culvert locations and existing drainage paths 10 Figure 7 - Local development site concept 11 Figure 8 – North Sale Development area strategy 12

List of Tables Table 1 - Property Titles 1

Reference: 15559/8.1 V1 – 2/10/2012 iv

Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

1 Introduction

Millar Merrigan have been engaged by the NBA Group to provide an Infrastructure Services Report in support of the proposed rezoning of the land parcel immediately to the north-west of the crossing of Maffra-Sale Road and the Gippsland Railway. The site can be more specifically described as:

Table 1 - Property Titles Property No. Owner Titles Approx. Size (ha) 1 Alan John Lot 1 on plan 11.29 (Part) Maclachlan PS649515V Volume 09138 Folio 712 2 Sale and District Lot 6 on plan 5.80 Greyhound Racing TP901483Q Club Inc. Volume 11271 Folio 563

It is proposed to rezone the Farming and Residential 1 Zoned land to the Special Use Zone to allow for the relocation and enhancement of the existing Sale and District Greyhound Racing Club. The site at 44 - 50 Maffra-Sale Road has a total area of approximately 17.1Ha. It falls within the Wellington Shire Council municipality. Figure 1 shows the Locality Plan indicating the developments position in relation to the Sale township, whilst Figure 2 demonstrates the topography of the site and the interface with surrounding properties.

Figure 1 - Locality Plan

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Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

Figure 2 – Site Boundaries

An indicative Master Plan has been prepared as a guide to inform the preparation of background reports in support of the proposed rezoning, the Master Plan is included in Appendix A. A summary of the key issues and concepts forming the basis of the Master Plan is as follows:

Greyhound Racing The design includes a racetrack, car parking, various buildings and a water storage dam to assist with the treating and retarding of urban runoff and to provide a reusable water source. Within the grandstand and conference centre there is potential for gambling and gaming facilities. An existing facility to which the proposed Sale Greyhounds bears similarity is the Bendigo Greyhound Track (Figure 3).

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Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

Figure 3 - Bendigo Greyhound Track

Site Access The site has road frontage onto Maffra-Sale Road along its southern boundary and abuts the Gippsland Railway to the east. Future Roads are intended to abut the property on its northern and western boundaries. The main entrance to the site will be from Maffra-Sale Road which will provide access to the car parks, hospitality venue and grandstand. A future road immediately to the west may potentially provide secondary access to the conference and major events complex.

Open Space There is open space provided within the site boundaries which includes a large area in the south-east corner of the site. The area allows for the retention of a group of indigenous trees. This area could potentially be used for recreational activities and will be utilised for stormwater management strategies.

Topography Topographically speaking, the site is relatively flat with the western half of the site falling steadily towards the south-west and the eastern half of the site falling steadily to the south-east. It is intended that site works will involve regrading of the site to enable all outfall drainage to be provide to the east. The existing railway to the east does however provide a barrier to overland flow paths. Water Technology have developed a drainage strategy to effectively deal with stormwater runoff and water quality.

Vegetation The site is relatively clear of vegetation aside from a group of indigenous trees in the south east area and a few prominent trees along the sites frontage to Maffra-Sale Road. These will be retained and included in a landscape buffer strip, providing an attractive interface between the greyhound facility and the Maffra-Sale Road. Refer section 6 for more details.

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Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

Flooding and Waterways Current mapping and advice from the Catchment Management Authority (WGCMA) indicates that there are no waterways or flooding issues associated with the site.

The development has considered servicing requirements and information following discussions with the relevant servicing authorities. This report has been prepared as part of the planning process to demonstrate the rationale for the Master Plan with regards to the provision of infrastructure. Supply conditions will meet the requirements of these servicing authorities. Details on infrastructure servicing can be seen in the subsequent sections of this report.

2 Applicable Wellington Shire Council Planning Provisions

2.1 Zoning and Overlays

Figure 4 shows existing planning zones for the area and illustrates that the subject site is currently a combination of Farming Zone (FZ) which provides land predominantly for agriculture and Residential 1 Zoning (R1Z) which provides for residential development at a range of densities.

Figure 4 - Planning Zone Layout - Subject Site shown as Residential 1 Zoning (R1Z) and Farming Zone (FZ)

The overlays applicable are the Design and Development Overlay (DDO6) and the Development Plan Overlay (DPO). DDO6 identifies areas which are affected by specific requirements relating to the design and built form of new development. DPO identifies areas which require the form and conditions of future use and development to be shown on a development plan before a permit can be granted to use or develop the land.

The State Planning Policy Framework provides a context for spatial planning and decision making by planning and responsible authorities, and seeks to inform integrated decision making including the economic and sustainable development of land. Provisions particularly relevant to infrastructure include:

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Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

Water (14.02) deals with the appropriate management of water catchments.

Transport (Clause 18) outlines measures to ensure an integrated and sustainable transport system including taking advantage of all modes of transport and improving access to public transport, walking and cycling networks.

Infrastructure (Clause 19) seeks to ensure that physical infrastructure is provided in a way that is efficient, equitable, accessible and timely.

Water Supply, Sewerage and Drainage (19.03-2) has the following objective: To plan for the provision of water supply, sewerage and drainage services that efficiently and effectively meet State and community needs and protect the environment. The following strategies are particularly relevant: . Provide for sewerage at the time of subdivision, or ensure lots created by the subdivision are capable of adequately treating and retaining all domestic wastewater within the boundaries of each lot. . Plan urban stormwater drainage systems to: - Coordinate with adjacent municipalities and take into account the catchment context. - Include measures to reduce peak flows and assist screening, filtering and treatment of stormwater, to enhance flood protection and minimise impacts on water quality in receiving waters. - Prevent, where practicable, the intrusion of litter.

Stormwater (19.03-3) seeks to minimise the impact of stormwater in bays and catchments.

Telecommunications (19.03-4) seeks to facilitate the orderly development and extension of telecommunications infrastructure.

The Municipal Strategic Statement contains a number of policies relating to infrastructure provision that reinforce and emphasise a number of State Policies. The following is relevant to this development:

Environment and Heritage (21.05) seeks to ensure the continued health of catchments that are extremely important to the long term sustainability of the Shire and the economic well being of the Shire’s industry, agriculture, and settlements. The management of catchments, wetland protection and flooding components are addressed.

The Local Planning Policies are designed to provide a framework for decision making on land use or development issues in the Wellington Shire. These policies are framed around various policy issues. Within each policy, strategic directions are provided.

Special Water Supply Catchment Areas Policy (22.01) seeks to manage the supply of quality water for a range of uses including human consumption, domestic, rural irrigation, and industrial activities with the following applicable objectives: . To protect water quality and quantity in catchments used for domestic and rural water supply, and to protect aquifer recharge areas. . To manage land use or development in water catchments to ensure that they do not have off-site effects, which could adversely affect water quantity. . To encourage retention of natural vegetation and the establishment of new vegetation cover.

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Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

. To encourage new development proposals which result in reduced nutrient flows. It is contended that this policy is not applicable to the subject site as it is within the Sale township area. Despite this the objectives of the policy have been considered and are reflected in the Master Plan and associated drainage strategy.

Within the Particular and General Provisions the Decision Guidelines (Clause 65) enlists the responsible authority to decide whether the proposal will produce acceptable outcomes in line with guidelines for approval of an application or plan (65.01) and approval of an application to subdivide land (65.02).

The above provisions have been considered in the formulation of the Master Plan and are reflected in the associated preliminary infrastructure responses.

3 Utilities

Millar Merrigan has made enquiries to the following service authorities to determine the current location and capacity of existing infrastructure assets and the potential for these to cater for the development of the site as proposed: Sewerage: Gippsland Water Water: Gippsland Water Electricity: SP AusNet Gas: APA Group Telecommunications: Telstra All utilities will be designed in accordance with the requirements of the relevant supply authorities shown above. It is envisaged, subject to the land being rezoned, that services can be provided in a timely, efficient and cost effective manner.

3.1 Sewer

The relevant service authority for sewer in the area is Gippsland Water. Preliminary advice is that suitable assets lie along the Maffra-Sale Road to provide sewer outfall for the development. Gippsland water have advised that a new sewer pump station would be required which would pump to a common rising main running along Maffra- Sale Road. The new pump station would need to be sized to cater for the entirety of the development and would be located in the south-east extremity of the site where the RL is lowest. This would provide gravity feed control to the development as required.

This office has been liaising with Michael Johnstone of Gippsland Water (ph. 5177 4774)

3.2 Water Supply

The relevant service authority for water in the area is Gippsland Water. Preliminary advice is that suitable assets lie along the Maffra-Sale Road in the form of a 225mm main which could be used to supply reticulated potable water to the development. The capacity of the existing assets will need to be assessed further once more detailed designed requirements are formalised.

This office has been liaising with Michael Johnstone of Gippsland Water (ph. 5177 4774)

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Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

3.3 Electricity

The relevant electricity supplier for the site is SPAusNet who have advised that there are no anticipated issues with regard to network capacity. SPAusNet has existing electricity lines running along Maffra-Sale Road to the south of the proposed development. A suitably sized kiosk substation would be required preferably close by the main hospitality grandstand. This would supply all facilities except for the Future Conference and Major Events Accommodation which would be supplied by its own kiosk substation. These kiosk substations would likely be 5x8m in size as advised by SPAusNet but are subject to detailed design.

For large electricity usage installations of this nature SPAusNet funds the electricity works. The cost to the developer is determined once a comprehensive technical analysis is undertaken following a Firm Offer Request from the developer.

Any works must be in line with Victorian Electricity Supply Industry Code of Practice and Energy Safe Victoria Regulations - such as line clearances for persons, plant and structures. This office has been liaising with Rod Smith of SPAusNet (ph:5173 9019).

3.4 Gas

The relevant gas supplier for the site is APA Group as a contractor to Envestra. Currently has an 125mm high pressure gas main running along southern side of Maffra-Sale Road that is envisaged will be used to provide natural gas to the development. A commitment by the gas supplier will require gas loads/demands and a formal application will need to be made to confirm capacities.

This office has been liaising with Julieanne Free of APA-group (ph:5173 9033).

3.5 Telecommunications

The relevant telecommunication supplier for the site is Telstra. Asset plans indicate the presence of telecommunications cables in the immediate area. In preliminary discussions Telstra have advised that there will be no issues with network capacity in the area and that all facilities within the development (including gambling) can be efficiently provided with telecommunications. Telstra have also advised that at which time NBN becomes available in the area, connection to the development would be straightforward.

Pit and pipe infrastructure will be required to be provided by the developer within the subdivision in accordance with the usual requirements of Telstra and NBN Co. The technology and services required would be determined closer to the time of development commencement, depending on Telstra/NBN Co. deployment of FTTP policy and any negotiations based on a commercial agreement.

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Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

4 Urban Runoff

Water Technology were engaged by the Sale and District Greyhound Racing Club Inc to provide a drainage strategy report (August 2012) for the proposed development of the subject land. The responsible authority for drainage infrastructure for the proposed site is Wellington Shire Council who have been consulted in the development of the strategic response to stormwater management issues associated with this rezoning and subsequent works. The change in land use means that the impact on water quality and quantity associated with the land as well as on receiving waterways needs to be considered. Design approval from the Wellington Shire Council will be required prior to commencement any drainage works.

Mapping available to the WGCMA indicates that the location is not subject to riverine flooding. Furthermore there are no designated waterways within the proposed development site. In relation to stormwater the Authority recommends stormwater management that meets the key objectives of Water Sensitive Urban Design which are; . to manage the water balance of a catchment, . to maintain and where possible enhance water quality, . to encourage water conservation, and . to maintain water related environmental and recreational values.

These have each been addressed in the formulation of the hydrological study detailed below. This proposal also offers Council an opportunity to consider the drainage strategy for the greater North Sale development area.

4.1 Catchments

The total catchment extends outside of the site boundaries defined in the Master Plan (appendix A) and is part of the North Sale Development Area. The total catchment has been split into three separate catchments; west, central and east, as seen in Figure 5. The west catchment has existing outfall about 100m south of The Boulevard, the Central catchment has its outfall 50m north of Glebe Drive, and the East catchment has its outfall running along the east side of the railway line. This was used to assess the existing site conditions and the impact of future development.

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Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

Figure 5 - Catchment Plan

The RORB catchment runoff and routing model was used for the hydrologic analysis of the site. The RORB is a non-linear rainfall runoff and stream flow routing model and is used primarily for calculation of flow hydrographs in both drainage and stream networks. Initially the model was constructed for existing conditions and calibrated/reconciled with the results of the Rational Method 100 year ARI flow calculation. The peak 100 year ARI flow from the total undeveloped catchment area (93.5ha) was determined to be 4.84m3/s.

The model was then adjusted to reflect the proposed drainage changes to the site as a result of the proposed greyhound track development, namely adjustment to impervious areas, contours and outfall location. Under the developed conditions the sub catchments were altered to reflect the proposed changes to the flow path and outfall point. The impervious fractions were determined based on the current planning scheme codes apart from the south east corner of the site which was assumed to be more appropriately categorised as a Farming Zone fraction impervious.

4.2 Outfall

Two existing culverts were located on site conveying stormwater across Maffra-Sale Road to the south of the development site. One was approximately 300m east of The Boulevard and the other was immediately east of the railway line. In addition three culverts were found to convey stormwater into and out of the site under the railway line.

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Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

Figure 6 - Culvert locations and existing drainage paths

Under developed conditions it is proposed flows be directed through the existing culverts under the railway line and along the drain running along the east side of the railway line. Flows would then cross Maffra-Sale Road at the culvert immediately east of the railway line and follow the open channel from there heading south. The gully which this discharges into is approximately 5m wide, 0.6m deep and has a capacity of 1.2m3/s. As a result developed flows will need to be mitigated back to this outflow rate.

4.3 Quality

Incorporating WSUD principles into the design of the site will ensure that best practice management objectives are met and stormwater discharges result in minimal impact on surrounding waterways. MUSIC modeling was used to assess the effectiveness of the treatment train in achieving these best practice objectives. In developing the strategy Water Technology have made the following comments:

The water quality treatment for the site has been sized for the local development only. It is assumed that any development to the north would be required to meet its own Best Practice requirements.

A sedimentation basin will be provided upstream of the wetland area to minimise sediment deposition in the wetland and optimize wetland function. These are to be located within the reserve retarding basin proposed in section 4.4. Placing these structures within the retarding basin allows any flows that enter the system to slowly fill the retarding basin above the normal water level of the wetland. The sedimentation basin and wetland sizing requirements are as follows:

Sedimentation Basin . Surface Area – 1,400m2 . Permanent Pool Volume – 1,050m3

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Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

Wetland . Surface Area – 670m2 . Permanent Pool Volume – 210m3

4.4 Detention

The detention requirements for the site are intended to be divided between the reserve area in the south east corner of the site, and an area centrally located within the racetrack. WSUD treatment systems will be implemented in the downstream reserve retarding basin only. The report notes that the reserve area contains vegetation and significant earthworks may not be possible. Instead it is proposed that bunding of the existing low point can be achieved to mitigate flows.

4.4.1 Local Site Requirement

The peak 100 year ARI flow for the developed site only was found to be 3.6m3/s. Retarding basins will be used to mitigate the 1 in 100 year ARI flows back to the capacity of the outfall drain which is 1.2m3/s. Figure 7 shows the conceptual layout of stormwater management structures. The following basin areas were determined based detention requirement to mitigate flows and provide freeboard and may be considered as an approximation of the area required:

Racetrack Retarding Basin . Area – 300 m2 . Detention Requirement – 94 m3

Reserve Retarding Basin . Area – 3,400 m2 . Detention Requirement – 2,910 m3 Figure 7 - Local development site concept

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Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

4.4.2 North Sale Development Area Requirement

External catchments within the North Sale Development Area convey flow into the greyhound site as shown in Figure 5 and Figure 6. Given the topography of the area and size of the site Water Technology has identified that there is an opportunity to use this site to, in part, help mitigate the peak flow from the whole North Sale Development Area. A larger precinct plan would have to be negotiated with Council for the implementation of such a drainage strategy.

The peak 100 year ARI flow for the developed catchment area was found to be 6.1m3/s (increased from 4.8 m3/s in pre-developed). Figure 7 shows the conceptual layout of stormwater management structures. The following basin areas were determined based detention requirement to mitigate flows and provide freeboard and may be considered as an approximation of the area required:

Racetrack Retarding Basin . Area – 8,500m2 . Detention Requirement – 6,830m3

Reserve Retarding Basin . Area – 22,700m2 . Detention Requirement – 35,500m3

Figure 8 – North Sale Development area strategy

5 Access and Mobility Management

The site has master planned to allow easy access for residents and visitors in line with walkable neighbourhoods, public transport and road network objectives. GTA Traffic Engineers were engaged by the Sale and District Greyhound Racing Club Inc to provide a traffic impact assessment for the rezoning and development of the site to the greyhound racing facility. Their report has factored in the appropriate structure plans for the area.

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Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

5.1 Road Network

The GTA Report provides the following commentary on the surrounding road network:

Maffra-Sale Road Maffra-Sale Road functions primarily as a secondary arterial and is located within a Road Zone (Category 1) in the Wellington Planning Scheme. It is a two- way road aligned in a northwest-southeast direction and configured with a two- lane (each 3.4m wide) carriageway set within a 40m wide road reserve (approx.). Maffra-Sale road carries approximately 4,500 vehicles per day in the vicinity of the site…

The site has road frontage onto Maffra-Sale Road along its southern boundary and abuts the Gippsland Railway to the east. Future roads are intended to abut the property on its northern and western boundaries and are to be constructed as part of the overall development of the area. The main entrance to the site will be from Maffra-Sale Road which will provide access to the car parks for both the kennel block trainers on the eastern boundary and the hospitality venue and grandstand complex. GTA determined that the proposed intersection would have auxiliary left and right turn lanes into the site. The traffic volumes expected to use the main access intersection are well within the warrants outlined in Austroads for these turn lane types. A secondary potential entrance on the future road immediately to the west is intended for access to the conference and major events complex when constructed.

The alignment of the potential future road to the west has been chosen to meet the existing intersection of Maffra-Sale Road and Woondella Boulevard. This will reduce the number of intersections on Maffra-Sale Road in line with VicRoads requirements. It is intended that a roundabout be provided at the time that this future road is constructed and not during the initial development of the greyhound racing track.

A total of up to 975 car parking spaces are proposed within six separate car parking areas. A typical parking demand of 200 spaces has been identified for the hospitality venue and gaming grandstand. Hence, parking requirements for the site are more than satisfactory.

An assessment of biannual major events at the site shows a potential patronage of up to 2,000 people. During these events it may be that the level of traffic movement into and out of the site cannot be easily accommodated by the proposed access. In such an instance it has been recommended that traffic controller be utilised. GTA contends that the traffic generated by these rare events should not be used the primary basis for designing site access arrangements.

When the traffic generated by a greyhound meet or function is added to the regular daily traffic the post development traffic volume is expected to increase to approximately 6000 vehicles per day on Maffra-Sale Road. Clause 56.06 of the Wellington Planning Scheme identifies an ‘arterial road’ as having a maximum daily traffic volume of greater than 7000 vehicles per day, hence the road will operate well within its capacity.

The report concluded the following:

. The main site access is proposed at a new intersection with auxiliary turn lanes, located between Woondella Boulevard and Glebe Drive. The proposal

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Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

also accommodates a potential future north-south road to the west of the site, which would intersect with Maffra-Sale Road at a roundabout, in accordance with the ’Sale, and Longford Structure Plan’. The proposed access arrangements are generally consistent with the initial advice received from Vic Roads regarding the proposal. . Following the rezoning and full development of the site the main section of the site is expected to generate up to 200 vehicle movements in any peak hour, with up to an additional 50 vehicle movements generated by the accommodation use. . The proposed site access point has been assessed and is expected to operate satisfactorily following full development of the subject site, and 10 years post development. . There is adequate capacity in the surrounding network to cater for the traffic generated by the development of the site following rezoning

5.2 Public Transport

The existing public transport network within the target area of Sale and is provided by Wellington Transit. There are currently no bus routes which run along the Maffra-Sale Road or in close proximity to the subject site. The nearest terminal for any Bus Line is at the intersection of the Maffra-Sale Road, Princes Hwy and Dawson Street. If in the future a bus service was to be provided along Maffra-Sale Road GTA recommends that a bus stop be located near the proposed main entrance as this would provide convenient access to the grandstand and hospitality venue.

5.3 Shared Path Network

Maffra-Sale road currently has no formal paths on either side for pedestrians in the vicinity of the site and also lacks any designated cycle facilities. Pedestrian connections between car parks and building will need to be provided and also between Maffra-Sale Road and buildings on site. This provides the opportunity for connection with any formal paths constructed in the future outside of the subject site and allows pedestrians to move around the various facilities safely.

6 Flora and Fauna

ASAP Tree Services Pty Ltd were engaged by NBA Group to provide an arboricultural assessment for the rezoning and development of the subject site for a greyhound racing facility. The assessment ascertained the health and viability of various trees and solutions to potential future problems. This was used to formulate the basis of the flora and fauna report prepared by Millar Merrigan.The main conclusions and recommendations of the flora and fauna assessment with regards to the proposed rezoning and future development of the subject site were:

. All native vegetation should be retained for habitat either within a reserve or areas of open space (as shown within the indicative Master Plan); . That any reserve in the south-eastern corner of the site is managed primarily for conservation purposes and an ongoing management plan is developed for this area. This plan should detail measures aimed at improving vegetation

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Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

quality and quantity in this area to improve species richness and habitat diversity; . That an environmental management plan is developed prior to any construction activities. We suggest that this plan outlines measures to minimise the impact of future construction activities on existing areas of native vegetation.

7 Development Sequencing and Staging

The Development Master Plan shown in appendix A is intended to be constructed in one stage apart from the Future Conference and Major Events Accommodation for which the timing is still unknown. The secondary access to the site from the future road to the west of the site can only be provided once this road and associated roundabout intersection with Maffra-Sale Road are constructed. The construction of the future road and roundabout would occur as part of the overall development of the area.

The drainage infrastructure to be provided will require precision in construction due to the minor differences in levels involved. It is noted that the water storage and treatment facilities will need to be constructed at an early stage to serve the development and fulfill stormwater best practice requirements of Council. There is potential for the retardation on site to cater for the greater catchment. This would need to be considered prior to construction of the basin to minimize construction costs.

8 Conclusion & Recommendations

The site represents a viable development opportunity that can be serviced by the upgrade of existing infrastructure. Topographically speaking, the site falls steadily from the centre away to the south-west and south east corner of the site. Grading will occur to allow outfall drainage to be provided to the east of the site.

It is proposed to provide an integrated stormwater quality and landscape solution that provides an attractive element to the race track development. Stormwater quality best practice objectives will be achieved through the implementation of sedimentation basin and wetland system. These will act in series to reduce pollutant loading to acceptable levels. Two separate retarding basins will be used to attenuate flows from the site, one within the racetrack and the other within the reserve area. There is also sufficient space available to achieve retardation for the greater catchment if required. In this case the overall strategy and associated augmentation of retarding basins and would have to be looked at by Council.

The proposed main access to the site from Maffra-Sale Road has been assessed in post development and 10 years post development scenarios. It is expected that this intersection (and surrounding road network) would operate satisfactorily and is consistent with initial advice from VicRoads surrounding the access arrangements. Additionally a future north-south road is to be located immediately to the west of the site and would intersect with Maffra-Sale Road at a roundabout in accordance with the local structure plan and advice from VicRoads.

Reference: 15559/8.1 V1 – 2/10/2012 Page 15 of 17

Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

A sewer pump station will be required to service the development whilst water, electricity, gas and telecommunications services can be provided with relative ease and cost effectiveness. Servicing enquiries have returned positive responses and suggest that the site represents a viable development. Detailed design work will be required as part of the development phase.

Millar | Merrigan

Reference: 15559/8.1 V1 – 2/10/2012 Page 16 of 17

Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale

Appendix A - Master Plan

(Millar Merrigan, August 2012)

Reference: 15559/8.1 V1 – 2/10/2012 Page 17 of 17

Possible Future Road 320m Slipping Track Possible Future Conference & Major Event Accommodation

Possible Future Road

Vehicle Underpass Maintenance & Trialling Machinery 430 Start Compound

30m x 30m

Greyhound Track 490 Start

Carpark

Trainer Trailer Carpark 675 Circuit Water Storage (6mg) - (50 spaces) to assist site catchment management and provide water source for tracks 443 Circuit

720 Start

Carpark Kennel &Block Facilities Trainer Carpark (25m x 35m) (~350 spaces) Hospitality Venue & (50 spaces)

Grandstand (bars, bistro, lounge, function centre, conference facilities,3000sqm gaming room & Pedestrian Underpass Landscape Buffer Strip Future associated facilities) roundabout Carpark (~400 spaces)

Woondella Bvd

Carpark Maffra - Sale Road (~125 spaces) Gippsland Railway

Maintenance Access Track

Reserve Legend

Existing tree

Proposed reserve

Proposed water storage/retarding basin

Proposed trees

Proposed building Retarding Proposed parking area basin

Existing road

Future Road

Proposed accessway

Existing title boundary

Site boundary

NORTH SALE GREYHOUND CLUB TO BE APPROVED MASTER PLAN The NBA Group and Millar & Merrigan authorize the use of this drawing only for the purpose 15559P1_V7 described by the status stamp shown above. This drawing should be read in conjunction with all Maffra-Sale Road, Sale relevant contracts, specifications, reports & drawings. 0 40 80 Wellington Shire The NBA Group and Millar & 9 Merrigan Pty. Ltd. 1: 2000 @ A3

NBA Group Pty Ltd Millar & Merrigan Pty Ltd Civil Engineering 93 Macalister Street ACN 005 541 668 Land Surveying Sale, 3850 2/126 Merrindale Drive Croydon Landscape Architecture m PO Box 247 Croydon Victoria 3136 0418 402 240 Project Management o (03) 5143 0340 t (03) 8720 9500 Glebe Drive Town Planning f (03) 5143 1244 f (03) 8720 9501 w www.nbagroup.com.au w www.millarmerrigan.com.au Urban Design e [email protected] e [email protected]

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