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44-50 Maffra-Sale Road, Sale

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44-50 Maffra-Sale Road, Sale 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 Victoria 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 Reference: 15559/8.1 V1 – 2/10/2012 Page 1 of 17 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). Reference: 15559/8.1 V1 – 2/10/2012 Page 2 of 17 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. Reference: 15559/8.1 V1 – 2/10/2012 Page 3 of 17 Preliminary Infrastructure Servicing Report 15559 44-50 Maffra-Sale Road, Sale Flooding and Waterways Current mapping and advice from the West Gippsland Catchment Management Authority (WGCMA) indicates that there are no waterways or flooding issues associated with the site.
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