Town Planning Submission Road Reserve

Client Westernport Water SPS Kilcunda

Issued 27/11/2020

Wonthaggi Office 134 Graham Street PO Box 129 VIC 3995 Tel: (03) 5672 1505

beveridgewilliams.com.au

Client: Westernport Water SPS Kilcunda Surveying

Issued: 27/11/2020 Engineering Town Planning Version: B

Prepared by: Vanessa Atme

Checked by: Mary Duffy

Project Number: 2000962

Revision Table

REV DESCRIPTION DATE AUTHORISED A Town Planning Submission – Draft 28/10/2020 VA

B Town Planning Submission - Final 27/11/2020 MD

Copyright Notice © Copyright – Beveridge Williams & Co P/L Users of this document are reminded that it is subject to copyright. This document should not be reproduced, except in full and with the permission of Beveridge Williams & Co Pty Ltd

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Contents

1 INTRODUCTION ------4

2 SITE & SURROUNDS ------4 2.1. SUBJECT SITE 4 2.2. SURROUNDING AREA 5 3 THE PROPOSAL ------6

4 PLANNING CONTROLS ------7 4.1. PLANNING POLICY FRAMEWORK 7 4.2. LOCAL PLANNING POLICY FRAMEWORK 13 4.2.1. The Municipal Strategic Statement (MSS)------13 4.2.2. Local Planning Policy Framework (LPPF) ------16 4.3. ZONING & OVERLAYS 17 4.3.1. Zone ------17 4.3.2. Overlays ------18 5 PLANNING CONSIDERATIONS ------19 5.1. PLANNING POLICY FRAMEWORK 19 5.2. CLAUSE 52.17 - NATIVE VEGETATION 19 5.3. CLAUSE 52.29 ROAD ZONE CATEGORY 1 20 5.4. LOCAL PLANNING POLICIES & NEIGHBOURHOOD CHARACTER OVERLAY 21 6 CONCLUSION ------21

Attachments

Attachment A: ------Site & Surround Photos Attachment B: ------Access Plan

Attachment C: ------Native Vegetation Removal Report

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1 INTRODUCTION Westernport Water has requested Beveridge Williams to make application for planning approval to remove native vegetation and modify access to a road in a Road Zone Category 1. This report provides an assessment of the proposal having regard to the provisions of the Bass Coast Planning Scheme.

2 SITE & SURROUNDS 2.1. SUBJECT SITE The land is located within the road reserve nestled north of the 1 Mabilia Road property boundary and south of Bass Highway.

The location plan contained in Figure 1 below shows the site within the context of the adjoining properties and the broader area.

Figure 1: Location Plan (Source: https://mapshare.maps.vic.gov.au/vicplan/ Not to scale) The Subject Site

The subject area is irregular in shape and is framed by the property boundary to the south (1 Mabilia Road Kilcunda) and Bass Highway to the north.

The site contains an existing pump station in the south-east corner of the subject area. There is a variety of vegetation situated on the site framing the Bass Highway accessway and along the edges of the subject area. There is an existing access point via a gravel driveway, from the northern boundary to Bass Highway.

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2.2. SURROUNDING AREA The subject site is located in the township of Kilcunda, approximately 1 kilometre north-west of the main commercial shops, and community facilities.

Land in the surrounding area comprises of mostly detached residential dwellings. Built form in the immediate neighbourhood is a mixture of single dwellings on allotments constructed in a variety of styles and scales, and medium density developments.

Access from Bass Highway to the existing pump station is a gravel road with dense vegetation on either side framing the Bass Highway road reserve.

The aerial view contained in Figure 2 below shows the subject area within the context of the adjoining properties and the broader area.

Figure 2: Aerial View (Source: GeoVic. Not to scale)

Photos of the site and surrounds are at Attachment A.

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3 THE PROPOSAL

It is proposed to undergo upgrade works to the existing accessway to the pump station via the Road Zone Category 1. It is proposed to remove vegetation and widen the accessway to allow vehicles to safely enter and exit the subject area.

It is proposed to remove 0.025 hectares of vegetation in order to widen the access to Bass Highway.

A Proposed Site Access Plan, forms Attachment B.

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4 PLANNING CONTROLS 4.1. PLANNING POLICY FRAMEWORK The Planning Policy Framework (PPF) provisions are outlined at Clause 11 to Clause 19 of the Bass Coast Planning Scheme. The following State Planning Policies are relevant to the proposed application.

Clause 11 SETTLEMENT

Planning is to anticipate and respond to the needs of existing and future communities through provision of zoned and serviced land for housing, employment, recreation and open space, commercial and community facilities and infrastructure. Planning is to recognise the need for, and as far as practicable contribute towards: . Health and safety. . Diversity of choice. . Adaptation in response to changing technology. . Economic viability. . A high standard of urban design and amenity. . Energy efficiency. . Prevention of pollution to land, water and air. . Protection of environmentally sensitive areas and natural resources. . Accessibility. . Land use and transport integration. Planning is to prevent environmental problems created by siting incompatible land uses close together. Planning is to facilitate sustainable development that takes full advantage of existing settlement patterns, and investment in transport, utility, social, community and commercial infrastructure and services.

Clause 11.01 refers to ‘’ and Clause 11.01-1S more particularly to ‘Settlement’. The objective of Clause 11.01-1s is:

To promote the sustainable growth and development of Victoria and deliver choice and opportunity for all Victorians through a network of settlements

Clause 11.01-1R refers to ‘Settlement - ’. Strategies to achieve this objective are:

Support urban growth in Latrobe City as Gippsland’s regional city, at , , Sale, /Drouin and Wonthaggi as regional centres, and in sub-regional networks of towns. Support new urban growth fronts in regional centres where natural hazards and environmental risks can be avoided or managed. Support the continuing role of towns and small settlements in providing services to their districts, recognising their relationships and dependencies with larger towns. Create vibrant and prosperous town centres that are clearly defined and provide commercial and service activities that respond to changing population and market conditions. Provide regional social infrastructure in the regional city and regional centres.

Plan for increased seasonal demand on services and infrastructure in towns with high holiday home ownership.

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Clause 11.02 refers to ‘Managing Growth’ and Clause 11.02-1S more particularly to the ‘supply of urban land’. The objective of Clause 11.02-1S is:

To ensure a sufficient supply of land is available for residential, commercial, retail, industrial, recreational, institutional and other community uses.

Strategies to achieve this objective are:

Ensure the ongoing provision of land and supporting infrastructure to support sustainable urban development.

Ensure that sufficient land is available to meet forecast demand. Plan to accommodate projected population growth over at least a 15 year period and provide clear direction on locations where growth should occur. Residential land supply will be considered on a municipal basis, rather than a town-by-town basis.

Planning for urban growth should consider: . Opportunities for the consolidation, redevelopment and intensification of existing urban areas. . Neighbourhood character and landscape considerations. . The limits of land capability and natural hazards and environmental quality. . Service limitations and the costs of providing infrastructure. Monitor development trends and land supply and demand for housing and industry. Maintain access to productive natural resources and an adequate supply of well-located land for energy generation, infrastructure and industry. Restrict rural residential development that would compromise future development at higher densities.

Clause 11.03 refers to ‘Planning for Places’ and Clause 11.03-6S more particularly to the Regional and Local places. The objective of Clause 11.03-6S is:

To facilitate integrated place-based planning.

Strategies to achieve this objective are:

Consider the distinctive characteristics and needs of regional and local places in planning for future land use and development.

CLAUSE 12 ENVIRONMENTAL AND LANDSCAPE VALUES Planning should help to protect the health of ecological systems and the biodiversity they support (including ecosystems, habitats, species and genetic diversity) and conserve areas with identified environmental and landscape values.

Planning must implement environmental principles for ecologically sustainable development that have been established by international and national agreements. Foremost amongst the national agreements is the Intergovernmental Agreement on the Environment, which sets out key principles for environmental policy in . Other agreements include the National Strategy for Ecologically Sustainable Development, National Greenhouse Strategy, the National Water Quality Management Strategy, the National Strategy for the Conservation of Australia’s Biological Diversity, the National Forest Policy Statement and National Environment Protection Measures.

Planning should protect, restore and enhance sites and features of nature conservation, biodiversity, geological or landscape value.

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Clause 12.01 refers to Biodiversity and Clause 12.01-2s refers to Native Vegetation Management. The objective of Clause 12.01-1s is:

To ensure that there is no net loss to biodiversity as a result of the removal, destruction or lopping of native vegetation.

Strategies to achieve this objective are:

Ensure decisions that involve, or will lead to, the removal, destruction or lopping of native vegetation, apply the three-step approach in accordance with the Guidelines for the removal, destruction or lopping of native vegetation (Department of Environment, Land, Water and Planning, 2017): • Avoid the removal, destruction or lopping of native vegetation. • Minimise impacts from the removal, destruction or lopping of native vegetation that cannot be avoided. • Provide an offset to compensate for the biodiversity impact from the removal, destruction or lopping of native vegetation.

CLAUSE 14 NATURAL RESOURCE MANAGEMENT

Planning is to assist in the conservation and wise use of natural resources including energy, water, land, stone and minerals to support both environmental quality and sustainable development.

Clause 14.02 refers to Water and Clause 14.02-1S refers to Catchment Planning and Management. The objective of Clause 14.02-1S is:

To assist the protection and restoration of catchments, water bodies, groundwater, and the marine environment.

Strategies to achieve this objective are:

Ensure the continued availability of clean, high-quality drinking water by protecting water catchments and water supply facilities. Undertake measures to minimise the quantity and retard the flow of stormwater from developed areas. Ensure planning is coordinated with the activities of catchment management authorities

Clause 14.02 refers to Water and Clause 14.02-2S refers to Water Quality. The objective of Clause 14.02-2S is:

To Protect water quality.

Strategies to achieve this objective are:

Ensure that land use activities potentially discharging contaminated runoff or wastes to waterways are sited and managed to minimise such discharges and to protect the quality of surface water and groundwater resources, rivers, streams, wetlands, estuaries and marine environments.

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CLAUSE 15 BUILT ENVIRONMENT AND HERITAGE

Planning is to recognise the role of urban design, building design, heritage and energy and resource efficiency in delivering liveable and sustainable cities, towns and neighbourhoods. Planning should protect places and sites with significant heritage, architectural, aesthetic, scientific and cultural value. Planning must support the establishment and maintenance of communities by delivering functional, accessible, safe and diverse physical and social environments, through the appropriate location of use and development and through high quality buildings and urban design.

Planning should promote development that is environmentally sustainable and should minimise detrimental impacts on the built and natural environment.

Planning should promote excellence in the built environment and create places that:

. Are enjoyable, engaging and comfortable to be in. . Accommodate people of all abilities, ages and cultures. . Contribute positively to local character and sense of place. . Reflect the particular characteristics and cultural identity of the community. . Enhance the function, amenity and safety of the public realm.

Clause 15.02 refers to ‘Sustainable development’. Clause 15.02-1S particularly refers to ‘Energy and resource efficiency’. The objective of Clause 15.02-1S is:

To encourage land use and development that is energy and resource efficient, supports a cooler environment and minimises greenhouse gas emissions.

Strategies to achieve this objective are:

Improve the energy, water and waste performance of buildings and subdivisions through environmentally sustainable development.

Promote consolidation of urban development and integration of land use and transport. Improve efficiency in energy use through greater use of renewable energy technologies and other energy efficiency upgrades. Reduce the urban heat island effect by greening urban areas, buildings, transport corridors and open spaces with vegetation. Clause 17 Economic development identifies that planning objectives are to strengthen and diversify the economy, where all sectors are critical to economic prosperity.

Planning is to contribute to the economic wellbeing of the state and foster economic growth by providing land, facilitating decisions and resolving land use conflicts, so that each region may build on its strengths and achieve its economic potential.

Clause 17.03 refers to Industry and Clause 17.03-2S more particularly refers to Sustainable Industry. The objective of Clause 17.03-2S is:

To facilitate the sustainable operation of industry.

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Strategies to achieve this objective are:

Encourage industrial uses that meet appropriate standards of safety and amenity to locate within activity centres.

CLAUSE 19 INFRASTRUCTURE Planning for development of social and physical infrastructure should enable it to be provided in a way that is efficient, equitable, accessible and timely. Planning should facilitate efficient use of existing infrastructure and human services. Providers of infrastructure, whether public or private bodies, are to be guided by planning policies and should assist strategic land use planning.

Clause 19.03 refers to Development Infrastructure. Clause 19.03-3S refers to Integrated Water Management. The objective of Clause 19.03-3S is:

To sustainably manage water supply, water resources, wastewater, drainage and stormwater through an integrated water management approach.

Strategies to achieve this objective are:

Plan and coordinate integrated water management, bringing together stormwater, wastewater, drainage, water supply, water treatment and re-use, to: . Take into account the catchment context. . Protect downstream environments, waterways and bays. . Manage and use potable water efficiently. . Reduce pressure on Victoria's drinking water supplies. . Minimise drainage, water or wastewater infrastructure and operational costs. . Minimise flood risks. . Provide urban environments that are more resilient to the effects of climate change. Facilitate use of alternative water sources such as rainwater, stormwater, recycled water and run-off from irrigated farmland. Ensure that development protects and improves the health of water bodies including creeks, rivers, wetlands, estuaries and bays by: . Minimising stormwater quality and quantity related impacts. . Filtering sediment and waste from stormwater prior to discharge from a site. . Managing industrial and commercial toxicants in an appropriate way. . Requiring appropriate measures to mitigate litter, sediment and other discharges from construction sites. Minimise the potential impacts of water, sewerage and drainage assets on the environment.

Clause 19.03 refers to Development Infrastructure. Clause 19.03-5S refers to Integrated Water and resource recovery. The objective of Clause 19.03-5S is:

To sustainably manage water supply, water resources, wastewater, drainage and stormwater through an integrated water management approach.

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Strategies to achieve this objective are:

Ensure future waste and resource recovery infrastructure needs are identified and planned for to safely and sustainably manage all waste and maximise opportunities for resource recovery.

Ensure waste and resource recovery facilities are sited, designed, built and operated so as to minimise impacts on surrounding communities and the environment.

Encourage development that facilitates sustainable waste and resource recovery.

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4.2. LOCAL PLANNING POLICY FRAMEWORK 4.2.1. The Municipal Strategic Statement (MSS)

The Municipal Strategic Statement (MSS), under “Settlement Pattern” (Clause 21.01-2) states the following:

The major population centres are Wonthaggi, Cowes, San Remo and Inverloch. Aside from Wonthaggi, the larger centres are coastal communities with larger population fluctuations during holiday and summer periods.

There are a number of other towns and villages in the Shire. These range from small rural communities and small coastal hamlets. Areas within the municipality like Kilcunda are heavily vegetated both on public and private land.

Over recent years, Council has been developing structure plans and design frameworks for a number of towns and will continue to update these plans for the main residential areas across the Shire. The purpose of these plans is to define settlement boundaries for urban areas, provide strategic direction for managing population growth and to ensure sustainable land use practices.

Council recognises the diverse ecological environment within the various areas of the Shire. The proposal seeks to protect the environmental and ecological values within the area. The vegetation that is proposed to be removed is to be offset. The vegetation that is to be removed is minimal and what is minimally required to ensure safety for those entering and exiting the site.

The following themes are identified in Clause 21.01-5 of the Municipal Profile, which sets out the specific visions for the MSS:

Settlement

. Residential development and related urban land uses contained to existing activity nodes and designated growth areas. . Communities with their own identity. . A quality urban environment and well-functioning towns that benefit both residents and visitors. . Agriculture and rural landscapes maintain non-urban breaks between towns. . Rural living opportunities in areas identified for this use. Environment

. Improved quality of water and the surrounding catchment environment Infrastructure

. High quality services and facilities that accommodate future growth of the towns and visitors to the area. . High quality services and facilities that meet the changing needs of the population. . Effective and efficient road, pedestrian, cycling and drainage networks provided throughout the Shire. . High-speed communications infrastructure provided for the municipality. . Water sensitive urban design, stormwater management and improved stormwater quality throughout the municipality.

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The following extracts of the Local Planning Policy Framework are relevant to this proposal.

Clause 21.02 Settlement CLAUSE 21.02-1 GROWTH OF TOWNS OVERVIEW

The distinctive settlement pattern of , based on a hierarchy of townships and villages, contributes to the diversity of residential, commercial, recreational and employment opportunities available not only to Shire’s residents, but to the wider community who visit the area.

A Settlement Hierarchy has been developed which seeks to set out the strategic directions and development opportunities in the Shire.

Council has prepared Design Frameworks and Structure Plans for all towns that inform the ‘Local Growth Area’ sections in Clauses 21.07, 21.08 & 21.09. These provide more specific guidance about future land use in the Shire’s towns.

Kilcunda has been identified in the Settlement Hierarchy at Clause 21.02-1, as hamlet settlement town with low spatial growth capacity. Growth is encouraged within existing urban areas and within defined settlement boundaries.

Clause 21.04 Environment CLAUSE 21.02-1 ENVIRONMENT OVERVIEW OVERVIEW

The coastline of Bass Coast Shire has renowned surf beaches, safe swimming beaches, distinctive coastal cliff formations, fossil sites, fragile mangrove ecosystems and significant aboriginal cultural heritage sites. The municipality is adjacent to several marine national parks.

The relationship between the coastal environment and land use planning highlights the need for effective catchment management strategies. Major catchment areas in the Bass Coast Shire include the Powlett and Catchments.

The municipality is subject to environmental hazards; they include erosion and landslip in Strzelecki foothills, salinity and acid sulphate soils around waterways and in coastal areas, and riverine flooding around waterways.

Climate change is predicted to cause an increase in sea levels, a decrease in rainfall and more frequent and severe storm events. It is predicted that sea levels will rise by not less than 0.8 metres by the year 2100. As a result, there is likely to be impacts on coastal settlements, biodiversity, infrastructure and agricultural production.

Clause 21.04 Environment CLAUSE 21.04-4 CATCHMENT MANAGEMENT OVERVIEW Pollution in our bays, inlets and waterways from stormwater is a major environmental issue. The protection and enhancement of Bass Coast’s waterways and catchments is important and can be achieved through the provision of buffer zones, the provision of fencing around reserves, by discouraging new access points, by improvements to existing access points and through the revegetation of riparian zones

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Objectives: To improve water quality and availability To ensure new use or development does not cause water pollution, land degradation or pose a threat to the sustainable productive capacity of the Shire’s major economic base.

CLAUSE 21.06 INFRASTRUCTURE Clause 21.06-6 Infrastructure Planning, Design, Construction OVERVIEW The design, management and delivery of infrastructure are key issues for Council. The Infrastructure Design Manual (IDM) prepared by the Local Government Infrastructure Design Association has been adopted by Council and includes guidelines for the design and construction of infrastructure within the municipality, including (among other things) roads, drainage, stormwater, car parking, landscaping, access, earthworks, public lighting and intersection infrastructure. The IDM complements the objectives and standards of Clause 56 for residential subdivision applications.

Objectives:

To provide clear and consistent guidelines for the planning, design and construction of infrastructure.

CLAUSE 21.09 LOW GROWTH SETTLEMENTS Clause 21.09-14 Kilcunda OVERVIEW

The Kilcunda Strategic Framework Plan establishes a clear direction for the future physical form of Kilcunda in that it defines a settlement boundary for residential development and precincts for consolidated commercial areas.

Kilcunda is a well-established coastal settlement, on a ridgeline overlooking and the Bunurong Marine National Park and Bunurong Marine and Coastal Park. The settlement has changed from a farming community to a holiday and residential town and contains both commercial and community facilities.

Local area implementation

Settlement . Contain development within the settlement boundary identified on the Kilcunda Strategic Framework Plan. . Support short-term development in existing areas zoned Township and Rural Living. . Support additional short-term residential development in the north, central and south eastern areas of Kilcunda, as defined by the settlement boundary providing visual impact can be minimised.

Land Uses . Support the retention of the existing commercial and community facilities precinct , with minor extensions along an improved service road, and streetscape upgrading of the precinct to be undertaken.

Environment . Identify and plan for environmental hazards

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Landscape and built form . Ensure that development is responsive to identified flood and coastal inundation risks identified in the Land Subject to Inundation Overlay.

Specific Implementation . Apply a Design and Development Overlay to the existing crown subdivision on land included in the settlement boundary to ensure that any development incorporates an integrated approach to stormwater management and ensures that the visual intrusion of development is minimised.

4.2.2. Local Planning Policy Framework (LPPF)

CLAUSE 22.01 STORMWATER MANAGEMENT POLICY OVERVIEW Council’s Municipal Strategic Statement identifies stormwater drainage as a concern in urban areas where there is inadequate street drainage infrastructure.

Objectives:

. To incorporate stormwater management considerations in the decision-making for the use and development of land. . To maintain and enhance stormwater quality introduced to the drainage and waterway environment of the Shire. . To address priority stormwater threats facing the urban and non-urban areas of the Shire as documented in the Bass Coast Stormwater Management Plan (2003). . To promote and improve the contribution the drainage system makes in upholding and where possible improving the values of the waterways across the Shire. . To maintain stormwater flows and discharges at a maximum of the pre-development flow level. . To maximise the effectiveness of stormwater infrastructure in protecting the waters of Bass Coast Shire. . To manage flooding and drainage so as to minimise risks to the community and the environment.

Development Response:

The proposal will enhance access to the pump station. In its current form, access to and from the site is considered unsafe. The upgrade to the accessway and removal of vegetation will improve safety when accessing the area for regular maintenance to ensure optimum functionality of the pump station.

The works and removal of vegetation has been proposed to what is required for the continued and safe function of the pump station. The upgrade to the accessway has been designed in accordance with the guidelines of the IDM.

Clause 21.09-14 relates specifically to Kilcunda. Kilcunda is a low growth settlement aimed at targeting urban growth and development within defined urban boundaries. The proposal is consistent with the objectives and strategies of Clause 21.09-14 and is consistent with policy direction supporting the existing identifying characteristics of Kilcunda.

The expected increase in stormwater runoff is considered negligible and as such, no further drainage impacts are considered. Stormwater runoff will flow into a gully and into a designated waterbody, therefore no other properties will be impacted.

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4.3. ZONING & OVERLAYS 4.3.1. Zone The subject area is within the Road Zone Category 1 under the Bass Coast Planning Scheme.

Figure 3: Zoning Map (Source: http://services.land.vic.gov.au Not to scale)

The purpose of the Road Zone – Category 1 is:

. To implement the Municipal Planning Strategy and the Planning Policy Framework. . To identify significant existing roads. . To identify land which has been acquired for a significant proposed road.

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4.3.2. Overlays The land is affected by the Environment Significance Overlay – Schedule 4.

Figure 4: Overlay Map (Source: https://mapshare.vic.gov.au/vicplan/ Not to scale)

The purpose of the Environmental Significance Overlay is:

. To implement the Municipal Planning Strategy and the Planning Policy Framework. . To identify areas where the development of land may be affected by environmental constraints. . To ensure that development is compatible with identified environmental values.

In accordance with the Schedule 4 of this overlay: . A non-habitable building provided the gross floor area does not exceed 100 square metres. . The removal, destruction or lopping of any vegetation. . The construction of a building or to construct and carry out works located within the building envelopes identified in the Development Plan for Crown Allotment 20M, Section 100, Wonthaggi (South Dudley Road site).

Development Response:

Vegetation that is to be removed is exempt from requiring a permit under the Schedule to the Environmental Significance Overlay.

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5 PLANNING CONSIDERATIONS 5.1. PLANNING POLICY FRAMEWORK The Planning Policy Framework encourages the consolidation of urban development within existing urban areas.

Both the Planning Policy Framework and the MSS identify the need to consolidate development in order to preserve the identity of smaller towns. Kilcunda is an established hamlet town where there are a range of reticulated services including water, sewerage, electricity and telecommunications.

The Municipal Strategic Statement encourages the creation of innovative, energy efficient developments that enhance the environmental features of the area. The proposed altered access has been designed with adequate dimensions and to minimise vegetation removal where possible. The proposed access and removal of vegetation is necessary in order to facilitate the safe and continued function and maintenance of the pump station. Vegetation that is to be removed is proposed to be off- set to minimise environmental impacts.

It is considered that the proposal is strongly supported by the objectives and strategies of the Planning Policy Framework.

5.2. CLAUSE 52.17 - NATIVE VEGETATION

The purpose of this clause is: To ensure that there is no net loss to biodiversity as a result of the removal, destruction or lopping of native vegetation. This is achieved by applying the following three step approach in accordance with the Guidelines for the removal, destruction or lopping of native vegetation (Department of Environment, Land, Water and Planning, 2017) the Guidelines:

1. Avoid the removal, destruction or lopping of native vegetation. 2. Minimise impacts from the removal, destruction or lopping of native vegetation that cannot be avoided. 3. Provide an offset to compensate for the biodiversity impact if a permit is granted to remove, destroy or lop native vegetation. To manage the removal, destruction or lopping of native vegetation to minimise land and water degradation.

In accordance with Clause 52.17-1, a permit is required to remove, destroy or lop native vegetation, including dead native vegetation. This does not apply:

. If the table to Clause 52.17-7 specifically states that a permit is not required. . If a native vegetation precinct plan corresponding to the land is incorporated into this scheme and listed in the schedule to Clause 52.16. . To the removal, destruction or lopping of native vegetation specified in the schedule to this clause.

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Development Response:

As the access to the subject area is to be altered, resulting in the removal of native vegetation, the provisions of Clause 52.17 apply, and a permit is required.

Native vegetation to be removed to maintain the safe and efficient function of a minor utility installation or by or on behalf of a utility service provider to maintain or construct a utility installation in accordance with the written agreement of the Secretary to the Department of Environment, Land, Water and Planning (as constituted under Part 2 of the Conservation, Forests and Lands Act 1987).

The vegetation that is to be removed is the minimum extent necessary to ensure safety for those accessing the pump station and road users along Bass Highway. Safe access to and from the site cannot be achieved without the removal of the vegetation and widening of the accessway to Bass Highway.

The vegetation that is to be removed is proposed to be offset. The offset requirement for the native vegetation removal is 0.013 General Habitat Units. Further details of the vegetation to be removed can be found in Attachment D.

5.3. CLAUSE 52.29 ROAD ZONE CATEGORY 1

The purpose of this Clause is:

. To ensure appropriate access to identified roads. . To ensure appropriate subdivision of land adjacent to identified roads.

In accordance with Clause 52.29-2, a permit is required to:

. Create or alter access to:

o A road in a Road Zone, Category 1 o Land in a Public Acquisition Overlay if the purpose of acquisition is for a Category 1 road. . Subdivide land adjacent to:

o A road in a Road Zone, Category 1 o Land in a Public Acquisition Overlay if the purpose of acquisition is for a Category 1 road.

A permit is not required to:

. Realign a boundary. . Subdivide an existing building, provided the building is already connected to services and no new access is required. . Subdivide land into two lots, provided no new access is required.

Development Response:

Under Clause 52.29, a permit is required to create or alter access to a road in a Road Zone Category 1. The proposal consists of altering the access to Bass Highway by widening the existing access therefore requiring a permit.

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The widening of the accessway would improve safety for those accessing the site and road users along Bass Highway. The accessway widening will improve safety for those entering and exiting the site along Bass Highway. The site photos in Attachment A demonstrate the level of visibility and the implications on safety. The vegetation that is to be removed has been minimised to reduce environmental impacts and will be offset.

5.4. LOCAL PLANNING POLICIES & NEIGHBOURHOOD CHARACTER OVERLAY There are no relevant local planning policies or Neighbourhood Character Overlay contained in the Bass Coast Planning Scheme.

6 CONCLUSION The proposal is supported by the objectives and strategies of the Planning Policy Framework of the Bass Coast Planning Scheme.

In conclusion, it is considered that the proposed widening of the accessway and removal of vegetation is necessary in order for the existing pump station to be safely accessible. The removal of the vegetation has been kept to the minimum requirement in order for the site to be safe for all road users. In its current form, it is considered unsafe to access the pump station for routine maintenance therefore the accessway needs to be upgraded to reduce the risk to human life.

The proposed upgrade and vegetation removal are required in order to enhance the overall safety and functionality of the existing pump station.

We submit this application for consideration and subsequent approval.

BEVERIDGE WILLIAMS

______VANESSA ATME Town Planner

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