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711. 4099 451 KNO:C copy2 DEVELOPMENT PLAN I I I I I I I I I I I I I I I I I I I ~ MPE LIBRARY
T0'.. 11 !N AND COUNTRY llllllllllllllllllllllllllllllllllllllllllllllllll M0000406 II r r f\; 1' 11 NG B ,.- ,, 0 3869 LIBRARY I_ ·I ·,·I ·1 FORWARD DEVELOPMENT PLAN I .I 11 Statistics 1972 Area 42.5 sq. miles ~II Population 63,865 Rate Assessments 23,475 I Number of Dwellings 17,261 Number of Shops 545 ·1 Number of Factories 360 I Municip~I Valuations - Unimproved Capital Value $57,383,537 I - Capital Improved Value $171,618,830 - Net Annual Value $8,768,248 • J • I ( 1~ I .I 711. 4099 4562798 I 451 KNO:C .I . copy 2 Forward development plan CITY OF KNOX . - Compiled 1969-1971 'I y 1l Published May; 1972 I I
I TABLE OF CONTENTS I. Introduction 1. Section 1 Existing Conditions I (i) Topography 3. (ii) Drainage 3. I (iii) Other Engineering Services 8. (iv) Existing Urban Development 8. I (v) Residential Development 8. (vi) Commercial Development 11. I (vii) Industrial Development 11. .., (viii) Extractive Industry 13 . (ix) Open Space 13. I (x) Transport Facilities 13.
I (xi) Education Facilities 13. I Section 2 Other Factors Affecting Forward Planning ( i) Metropolitan Planning Policies 17. I (ii) Adjoining Municipalities 17. (iii) Sewerage Proposals 2-1. I (iv) , Transportation Proposals 26. Section 3 PoQulation Projections and Growth Rates 29. Section 4 Forward Land Use Plan I (i) Principles 36.' (ii) Urban Areas 36. I (iii) Non-Urban Areas 42. (iv) Transportation 44. "'"· I (v) Industry 44. (vi) Extractive Industry 45. I (vii) Commercial Development 46. (viii) Comprehensive Development Areas 46. . (ix) College of Advanced Education 47 . I Section 5 The LandscaQe 48. I Section 6 . Recommendations and ImQlementation · 53. I I
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I LIST OF FIGURES. I. I 1. Topography 5. 2. Drainage Catchments 6. I 3. Land Liable to Flooding 7. 4. Existing Engineering Services 9. I 5. Existing Residential Development 10. 6. ' Existing Industrial Development 12. I 7. Existing Public Transport 14. 8. Country Roads Board Classified Roads 15. I 9. Schools 16. 10. Melbourne· & Metropolitan Board of Works Report Map No. 7 18. I 11. Town & Country Planning Board Report 1967 19. 12. Zoning - Adjacent Municipalities 20. I 13. Sewerage Proposals 23. 14. Sewerage Proposals 1970 - 75 Programme 24. I 15. Sewerage Proposals 1975 ·- 80 Programme 25. 16. Metropolitan Transportation Study - Transportation Proposals 28. I 17. Building Permits Issued for Houses 32. 18. Population Projections 33. I 19. Census Collectors' Districts 35. 20. Forward Land Use Plan 37. I 21. Rowville: 5, 000 Population 39. 22. Rowville: 15, 000 Population 40. I 23. Rowville: 25, 000 Population 41. 24. Examples of Landscape Proposals 51. 25. Examples of Landscape Proposals 52. I 26-32. Proposals for Residential Areas 55. 33. Dandenong Valley Authority.- Concept for Development of Retarding Basin 65. 34. Development of Retarding Basins 66. 35. Fire Protection 68. I I 1. I 1. INTRODUCTION
In 1968 Council was confronted with the need for a more positive approach to the I forWard planning of the municipality. The City was growing rapidly as an outer metropolitan suburb o'f Melbourne, and was among the four fastest developing I Local Government areas'· in the State. The area offers wonderful opportunities, both presently and potentially, for living areas enjoying the nearness of a rural atmosphere combined with suitable employment I within easy travelling distance. Council was faced with the challenge of providing for tremendous development impetus, at the same time maintaining and improving the existing quality of the environment. On the first point Council recognised that I to cater for and control expansion of the urban areas solely by means of a statutory planning scheme and a subsequent series of schemes amending it, was inadequate. Growth would proceed in a piecemeal fashion and would lack coherency unless an I overall theme or guideline for development was available. In short, Council posed the question "Where is Knox Heading ? "
I This Forward Plan aims to provide the answer to that question. To assist in the establishment of the principles, policies and procedures which could best guide and govern the development of Knox in the forseeable future, in May, 1968 Council I engaged Consultants to investigate, study and assist it in the preparation of a Forward Development Plan which would be complementary to regional planning but in greater I detail to satisfy local requirements. In determining the basis on which to prepare the Forward Plan, the principle was 'adopted that all effective research, planning and development is a continuous and I flexible process. It proceeds through repeated cycles of investigation, decision and action with new or revised information leading to further investigation, decision I and action. The concept is particularly applicable to the town planning process.
The nature of Forward Development Plan is a continuously - evolving "outline" plan, I primarily involving broad policies. It consists of a basic policy statement from which other policies, plans and programmes will be derived, and indicates the desired I pattern of land uses, transportation routes, open space and community facilities. Whilst the Forward Plan will generally provide the appropriate decision for major planning issues, its basic policy statement covering the urban-rural"'.""open space I relationships and supporting documentation infers the need for more precise sub policies for particular elements of development, and for further investigations to be implemented. Recommendations on such matters are therefore included at the end . I of this document. This leads to the other aspect of the challenge to be encountered - namely how to reconcile the preservation and enhancement of the existing character of the City with spiralling growth rate. The Forward Development Plan deals not only with two-dimensional elements of development, but also aims at meeting this challenge. I Environmental planning is of paramount significance to Council, which is reflected in the Forward Plan. The document contains suggestions and recommendations concerning treatment of residential areas - variations in layout of streets and their construction I and landscaping, new forms of housing, pedestrian walkways, retention of natural vegetation and undergrounding of wires; beautification of industrial areas·; an overall landscape policy. Also planting and development of open space reserves, including· retarding basins and fire protection-areas; detailed planning of commercial centres, . I incorporating separation of pedestrians and vehicles, rest areas and transport facilfd.es. I I I 2.
The result has been arrived at over many months of joint endeavour by Councillors, I Officers and Consultants.
I Constructive comment and advice on the Forward Development Plan is invited by Council from governmental authorities, progress associations, chambers of commerce, community groups and interested individuals. Council also seeks the co-operation of the citizens and developers of the City of Knox, without whose support no effective I planning can be realised.
I If the Forward Plan is translated into reality as Council desires it to be, we will see emerging a City which has benefitted from mistakes of the past. A city with variety in its residential patterns, with diversified lot shapes and road layouts, with heavy planting of trees and shrubs within road reserves and on public lands adjacent to the residences, probably with the bulk of power lines undergrounded, and providing overall I an aesthetically pleasing and harmonious environment for our citizens. I I I I I I I I,. I· I I I I I 3. I EXISTING CONDITIONS (i) Topography I The City of Knox is located at the foot of the Dandenong Ranges. Along the eastern boundary the City includes high land reaching well up onto the slopes of the Dandenongs. The western and northern boundaries are formed by the Dandenong Creek. The southern boundary includes the Lysterfield Hills. Two creeks - the Corhanwarrabul I and the Blind - traverse the City in a generally east-west direction. Of these the Corhanwarrabul Creek is the more important, including areas in its catchment well I outside the boundary of the City to the east and south.
The topography of the City has been plotted on Figure 1. Land below the 200• contour I in the south-west of the City is extremely flat as the contours show, and is liable to flooding. Land in the north-east, east and south-east extends above 600• and is very steep. The very steepness and the prominence of this rising area when approaching ·the Dandenongs from the general metropolitan area to the west, demand special care when I considering the use to which these areas may be put.
I The interesting and varied topography of the City contributes much of the charm of the municipality. It has an important effect on present land use. The accidental landscapes which have resulted from rural pursuits - orchards, dairying, grazing - are intimately I connected. with topographical considerations.
The City includes some wooded undulating areas which are considered to be some of the I most attractive future residential areas in the metropolis. In preparing a Forward Development Plan for urban growth in the City, limitations arising from topographical considerations must be turned to advantage to contrast the I urban and rural areas so that each remains complement;iry to the other, intensifying those factors of which Knox is justifiably proud. I (ii) Drainage I · (a) Drainage Catchments. Drainage catchment areas which. form the basis for stormwater and sewerage projects within the City of Knox have been defined by Scott and Furphy, Con sulting Engineers, as shown on Figure 2. I The five major catchments have been centred about the main drainage systems: Northern reaches of the Dandenong Creek. Blind Creek. I Corhanwarrabul Creek. Wellington Road System. Wes tern reaches of the Dandenong Creek. I Each major catchment has been divided into sub-catchments according to topographical and engineering criteria. I (b) Drainage Control. The Dandenong Valley Authority is responsible for drainage and flood protection works for the whole catchment area of the Dandenong Creek, which covers some I 300 square miles from Croydon to Frankston and includes the whole of the City of Knox. I I 4.
The Authority, constituted in 1964, is empowered to carry out river improvement, drainage and flood protection works, together with control of pollution. In the year following constitution a programme of works to cover a ten year period was formulated, providing for the establishment of suitable drainage points and the construction of works extending up stream from these points. The plan provides for the extension of the main drainage outfall (Carrum Outfall) along Dandenong Creek to and through Dandenong followed by development of all main waterways, notably Eumemmerring Creek, Mile Creek, Corhanwarrabul Creek, Blind Creek and the waterways in the upper Dandenong Creek area. The programme ·includes the construction of ten flood retarding basins to limit peak flow rates within arterial drains, with a major basin on the Dandenong Creek south of Wellington Road centrally located within the catchment. The other large retarding basins in Knox are on Blind Creek, south of Coleman Road, and on Dandenong Creek on the west side of Liverpool Road. .I These provide an opportunity to create large recreational areas as part of the open space system. Reference is made to development of retarding basins in Section 7 and Figures .I 33 and 34.
(c) Land Liable to Flooding. I Topographical features result in low-lying flat areas in the City which are liable to flooding. Under its charter the Authority has declared certain areas in the valley to be flood-prone, thereby restricting the uses to which such land I may be put. The extent to which these declarations affect Knox is shown on Figure 3.. The Authority has indicated that as drainage works are implemented, it will be possible to reduce the areas designated as liable to flooding. For the I balance however, these lands should be retained as rural, or be used for other purposes where occasional inundation is relatively unimportant.
I ( d) Drainage Schemes. The release of land for urban development will only be permitted by the Dandenong Valley Authority when satisfactory arrangements have been made for drainage. .I Drainage works must be installed before building operations commence. Preparation and implementation of drainage schemes according to catchments has been adopted as part of the Authority's policy. Release of land for urban· I purposes should be carefully programmed to coincide with overall drainage schemes in order to avoid wasteful use of capital resources. I I I I I I I-~-r ~ EJl:::I I I I
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I I I / I FUT N ~4000...... 0._ ..... «>00...... ~I000 ...... ·2000 ~ I LAND LIABLE TD FLOODING FIG3 I 8. I I (iii) Other Engineering Services. The extent of other engineering se:rvices in the City - electricity, water and gas - is shown on Figure 4. Extension of these services to cover the whole of the City is feasible, except that I: extension of the existing gravitational system of water supply to the highest areas of the Municipality would not be possible. However, in the future it may be practical to pump water in certain circumstances, or to connect to the proposed I Ridge water supply scheme. The latter, however, is primarily intended for fire fighting purposes and is some d.istance away, being separated from Knox's higher areas by the Ferntree Gully National Park. In any case, limitations should be placed on development of these higher areas to I retain the maximum arriount of natural vegetation on the foothills of the Dandenongs.
(iv) Existing Urban Development. Development in the City of Knox is controlled by the City of Knox Planning Scheme 1965 and its Amendments. This scheme was inherited from the Shire of Fern I tree Gully which was split in 1963 to form the Shires of Sherbrooke and Knox. Prior to the adoption of the Shire of Ferntree Gully .Planning Scheme in 1961 a great deal of uncontrolled land subdivision took place, most of it within I the area now known as the City of Knox. In those times, the then Council did not insist on construction of streets or drainage as it does now, consequently the City is faced with a large back-log of private street constructions. This back-log is · .I being tackied as fast as resources permit and it is anticipated that by 1977 all necessary unmade private streets will be constructed;
I In the meantime, Council since severance has exercised its powers so that no more subdivision of land will take place unless roads and drainage are constructed. I (v) Residential Development. From aerial photographs taken in January 1968 Figure 5 has been compiled, I showing existing residential development within the areas already zoned for urban purposes by the City of Knox Planning Scheme. The greatest intensity of land usage within the residential areas has taken place along the railway line and in I areas with made roads. Examination of these areas on the ground indicates that location close to the railway line was the significant factor in times past but that in more recent·times, availability of made roads and services has become the more significant factor.
If this is so, it can be seen that the rate of development of the City in the future I· will be closely governed by the availability of sites on main roads. Council's resources for private street construction are limited and are fully committed so that any large fa.crease in demand can only be fully satisfied by releasing new areas foi: ·1 development when roads and services will be provided by others without reducing Council's resources.
I Statistics relating to housing and population are shown in the Table on Page 34 .. I I I ...... _------
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(vi) Commercial Development. I The shopping centres serving the existing residential areas have all grown at random with their catchment areas. The three main centres at Ferntree Gully, Boronia and Bayswater are all located close to railway stations in a familiar I arrangement developed earlier in the century in many such centres.
Growth of the surrounding catchment areas and an increase in the use of cars I have put pressures on these centres which have resulted in unsatisfactory and inconvenient layouts. As longer travelling distances for shopping become more accepted and newer more convenient centres become established, these I centres may well find difficulty in holding their trade areas unless steps are taken to plan their future expansion more logically and conveniently than in the I past. Five hundred and thirty-one shops existed at December 31st, 1970, as shown on Page 34. A survey carried out in November, 1970, revealed that the retail floor I area in the two major centres at Boronia and Bayswater was approximately 245, 000 and 119, 000 square feet respectively. I There are a large number of small undeveloped shopping areas throughout the Municipality. These were subdivided in original residential subdivisions and I approximately 85% of the sites are undeveloped. Council considers that the areas will never be successful shopping centres and is concerned that they will become depressed areas in residei:J.tiai neighbourhoods if remedial action is not I taken.
Accordingly, Council has obtained control over development under an Interim I Development Order, and has resolved to rezone them for alternative purposes. The rezoning is a lengthy procedure because steps must be taken to make the land useable for other purposes, involving consolidation and resubdivision or feasibility I studies on acquisition for public purposes. Meetings with owners are being held to discuss proposals and a number of redevelopment schemes are being implemented.
I (vii) Industrial Development The present industrial development in Knqx is not yet very intense, even though large areas have been set aside for such purpose. Figure 6, compiled from aerial I photographs taken in January, 1968, shows the existing industrial development in I the urban zones. At 31st December, 1970, two hundred and sixty-three factories existed. Of the 1380 acres zoned for industrial purposes, approximately 675 acres, representing I 48. 9%, was vacant or undeveloped land which was not committed or reserved for future expansion of existing industries.
I It is estimated that of the 705 acres controlled by existing industries,· half is at I present undeveloped. This situation is rapidly changing. In 1970 there were 64 new factories erected, and the completion of the Dunlop and Glaxo-Allenbury factories in the north of I the C~ty, together with further industrial subdivision in Bayswater and south of Ferntree Gully Road and construction of unmade roads will stimulate and I accelerate industrial development.
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(viii) Extractive Industry. I Extractive industrial activities which have been established in the clay deposits in the west of the Municipality and in the stone deposits of the Lysterfield Hills are mainly in non-urban locations. There are at ·present 875 acres of land I zoned for Extractive Industry under the City of Knox Planning Scheme; of this amount 375 acres is in areas of rock deposit and the remainder is for clay extraction.
I Extractive Industries as at present zoned were in existence at the time Knox was created as a Municipality in 1963. Their development has been largely un- I controlled because of existing-use rights and permission granted prior to that date. Urbanisation is progressing towards the extractive areas, increasing the problems I which are evident today. (ix) Open Space. A survey carried out in April 1970, showed that there was a total of 2264 acres I of open space within the Municipality. Of this amount, 470 acres was in Council ownership or occupation, with the remaining 1794 acres comprising land owned by other governmental authorities. The latter includes Churchill I National Park, the Police Paddocks and Dandenong Valley Authority Retarding Basins: ·
These amounts represent approximately 40 acres per 1, 000 population of total I open space, or 8 acres per 1, 000 population of Municipal or local open space (Council owned), and compare favourably with the Melbourne and Metropolitan Board of Works recommended standard of 7! acres/1, 000 population referred I to in its 1954 report on Survey and Analysis of the existing conditions of Melbourne as at 1952-53.
I (x) Transport ;Facilities. Existing public transport consists of the railway line connecting Upper Fern- tree Gully and Belgrave to the City of Melbourne via Ringwood, and private I bus lines through the Municipality. As shown on Figure 7 the privately owned bus lines form a flexible and efficient means of public transport which could cover I the City adequately. Figure No. 8 indicates the Country Roads Board classified roads, being the major north-south and east-west routes for vehicular traffic. C.R. B. proposals for the I Scoresby By-Pass Road and Healesville Freeway as reserved on the City of Knox Planning Scheme are also shown. I (xi) Education Facilities. Discussions with the Education Department have confirmed proposals for the I locations of future .. schools in existing and proposed urban areas. Figure 9 indicates the location of existing Primary, Post Primary and Special Schools and the approximate sites of future schools. The Department's task I in fulfilling the needs of the increasing population is simplified by Council's forward planning.
I Population projections indicate a rapid increase in school population and confirm the need for continuing liason with the Education Department to ensure that scho.ol I sites of adequate size are available when required. I /
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SECTION 2.
OTHER FACTORS AFFECTING FORWARD PLANNING
(i) Metropolitan Planning Policies.
Early in 1968 the State Government introduced new Town Planning legislation I which indicated that the future growth of Melbourne would follow·a corridor satellite pattern. This decision appears to have been based on the Melbourne and Metropolitan Board of Works report "The Future Growth of Melbourne" and the I Town and Country Planning Board's report "Organization for Strategic Planning", both produced in 1967. -
I The relevant rnaps from these reports are reproduced as Figures 10 and 11, showing the relationship of Knox to the metropolitan area and to the diagrammatic growth patterns. Figure 10 also shows Knox in relation to the extended I metropolitan boundary which approximately doubles the area over which the Melbourne and Metropolitan Board of Works would retain planning control. I It should be noted that the general policies expressed show additional urban areas in the northern part of the municipality, while the southern area has been shown as one in which special protection may be needed for rural land. The Town and Country Planning Board's report referred to the creation of a major north-south transportation corridor, which appears to pass along the western side of Knox I on the small scale map. · I (ii) Adjoining Municipalities. The Forward Plan for the City of Knox is prepared primarily for the Council and the citizens of Knox. However, all development and community facilities within the City must be viewed in association with planning and development I proposals in the Melbourne City region and in particular with the proposals of . adjoining Municipalities. I Discussions were therefore initiated with the Chief Planner and Officers of the M.M.B.W. and with the Planning Officers and/or Municipal Engineers of each of I the adjoining Municipalities.
Figure 12 indicates the Land Use Zones in the adjacent municipalities and emphasises the proposed pattern of development forecast by both the Town and Country Planning Board and the Melbourne and Metropolitan Board of Works in their I reports of 1967. Broadly, the zoning in adjacept municipalities adjoining the northern and western I city boundaries is residential, adjoining the eastern and southern boundaries rural or public open space.
I This situation makes the establishment of appropriate areas of Public Open Space, particularly along the northern and western boundaries of the City, of singular I importance not only for citizens of Knox but also for the community as a whole.
I ---·------'------'----...... ;.______I I BOUNDARY I I I I I I I I PORT PHILLIP &AY
I I I I
• pruent urban areas special protection area$ I • redevelopment areas D non urban areas s s 10 I ' ;:;:;:;: additional urban ere as I mt lea MMBW REPORT 1967 MAP ND 7 FIG10 I ( "x( . ' I ' ·~ , I I ·~ I > \ 'l l./\ I ., jl ./\) ) I /. I ~- 1'" I ..// 't_.._,,. ../' ~ JI { ii r ii Av 1// /i 1 _l \
PORT PHI LLIP t!>AY
I I
REFERENCE
I URBAN ZONINGS HIGHWAYS FUTURE URB•N GROWTH ~ RAILWAYS . - ~ - ·' I LANO OVER 600 FEET RESERVOIRS
I 4 0 4 8 12 16 FIG '1'1 I TCPB REPORT 1967 /~ SHIR• OF t;, ULLYOALE :;: '..~:
/ :A ---/
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RESIDENTIAL I COMMERCIAL PUBLIC OPEN SPACE ·1 ~ rn INDUSTRIAL AURAL FEET N Ettl! r:zJ .aoo o 4000 eooo . 12000 PUBLIC PURPOSE ,,, ROAD RESERVES 1' UIIIIIJ '"'~ I ZONING: ADJACENT MUNICIPALITIES FIG12 I I 21. 1. (iii) Sewerage Proposals.
The Melbourne and Metropolitan Board of Works is to become the construction and administrative Authority for sewerage works within the Dandenong Valley. Original proposals for a number of local Sewerage Authorities have been I dropped in favour of one Authority to co-ordinate sewerage works, enabling the sewering of the outer eastern areas of Melbourne as expeditiously and economically I as possible.
The additional area to be sewered forms an extension to the M;~tropolitan Sewerage area, as shown in Figure 13. The whole of the Municipalities of I Knox and Croydon and parts of "Lilydale and.Sherbrooke are included.
(a) Original Proposals
Original proposale: envisaged that all sewage from the subject areas would be discharged to a common treatment works plant to be established on the Danqenong Creek between Fern tree Gully Road and Wellington Road, Rowville. The plant would be semi-permanent in nature and would become redundant when connected to the proposed new Purification Plant at Carrum in some 20 years. A major trunk sewer would run along the Dandenong'Valley as a first stage in I the project traversing a considerable area of undeveloped land. I (b) New Proposals Current proposals are contained in the Joint Committee Report "Sewerage of the Valleys of the Dandenong and Brushy Creeks" of the State Rivers and Water I Supply Commission and Melbourne and Metropolitan Board of Works, published in 1970. The Report recommends a ten year programme of works in two phases as follows -
I Phase 1
The use of funds available to provide as many reticulation sewers as possible, I connecting to main pick-up sewers which would convey waste water to a number of small temporary purification plants at locations to serve the most intense development.
Phase 2.
The construction by 1980 of the Dandenong Valley Main Sewer (D. V.M. Sewer) from Carrum tO Ringwood and main branch sewers between the D. V .M. Sewer and the temporary purification plants, the latter being progressively abandoned. The programme would provide sewerage facilities by 1975 for 54, 000 people and I by 19-80 for 123, 000 people. The extent of the works proposed for construction by 1975 and by 1980 are shown in Figures 14 and 15 respectively, taken from I the Joint Committee Report. ·
Sewerage will therefore be provided within Knox at an earlier date than I previously anticipated. · It is not possible at this time to fully evaluate the effects of the new sewerage proposals on the Forward Development Plan and more particularly on the Land Use Policy. Indeed, consideration I of the proposed works is in the formative stage only, and locations of sewers, treatment plants etc." have not as .yet been finalised. I I I I 22.
Nor is it possible to indicate sites for the small package treatment plants so as to I plan for future land use of surrounding areas. The importance of adequate separ ation of development incompatible with sewerage works needs no emphasis. As soon as possible consultation between Council and the M. M. B. W authorities should I be arranged to co-ordinate planning for the establishment of sites.
Consideration should be given by the Council to the provision of sewerage facilities I in new residential subdivisions, and in this regard, the release of land for develop ment is of considerable importance. The suitability of broadacre land for development depends largely on the availability of essential services, of which sewerage should I be as equally significant as drainage, water supply, electricity, etc.
. In this way the increasing pollution hazards arising from mushrooming housing I development without a public sewerage scheme can be kerbed. I I I I I I I I I I I I I· I I BOIJN!JAhY OF METROPOLITAN AREA I BOUNDARY OF. METROPOLIS I (FOR SEWERAGE PVllPOSES) I AREA TO 8£ ADDEO TO METROPOLIS I (~OR SEWERAGE PURPOSES) I I I I I .,, N I I I
I BERWICK
I CRAN BOURNE
I SEWERAGE OF THE VALLEYS .OF THE DANDENONG AND BRUSHY CREEKS I LOCALITY PLAN
· 0 5 IOMILES I ·--=•-•=•ll't::::::::mm::::::::i-•c:.:II FIG13 I I .. N I r·-J
DONCASTER t. TEMPLESTOWE f-·1 I LILLY DALE I I I I SHER&ROOKE I I· I I' I I &ERWICK I L__·-·1, t!>CALE OF MILES 0 I t a ~ I CRAN&OURNE I l::::m-=::1111:::::==:::::ll----*====-----
; ·I ; LE.GE ND AREAS SEWERED &Y. M.M.t!>.W., 1970 OTHER DEVELOPED AREAS, 1970 tt" I ·.,,_ I AREAS RETICULATED 1970 TO 1975 ~ I . I SEWERS, EXISTING. I ~EWERS &UILT 1970 TO 1975 ..}-- .-...... r-.-/ PURIFICATION PLANTS, EXISTl~G --- PURIFICATION PLANTS, &UILT 19'70 TO 1975 !:.. I FRANKSTON / • SEWERAGE OF THE VALLEYS OF THE OANOENONG ANO BRUSHY CREEKS I -PROGRAMME FOR 1970 TO 1975 I (YEARS ENDING lO"'H JUNE ) FIG 414, I N I r·~>
DONtASTER I. TEMPLESTOWE t-·1 I LILLVDi\LE I I I I I SHEQf>R.OOKE I I I I I I . &ER.WICK
L__·-·1, &CALE OF MILES I 0 ' 2 ,, 4 <:.R.AN&OURME I lc:m-=::11111::::==---*===:::llii---
I LEGEND AR.Ei\S $EWER.ED '" M.M.l!l.W., 1910 OTHER DEVELOPED ARE.AS, 1910 I ..... I AREi\S RETICULi\TED 1970 TO 1980 ~ $EWER.&, EXISTING. I I I &EWEQ5 •UILi' 1975 TO 1980 --- .)-. -...... r-·-/ PUR.IFICA'.TION PLANTS, EXISTING • PU.RIFICATION PLANTS, &UILT 197S TO 1980 J:J.. I I SEWERAGE OF THE VALLEYS OF THE I DANOENONG ANO . BRUSHY CREEKS PROGRAMME FOR 1975 TO 1980 I (VEA RS ENDING aOTH JUNE ) FIG~5 I I 26. 1. (iv) Transportation Proposals. The recently released report of the Metropolitan Transportation Committee sets out proposals for improvements to roads and public transport facilities in the Melbourne Metropolitan area. The Transportation Plan is based on an assessment of transport I requirements for a design year of 1985, when Melbourne's population is expected to reach about 3. 75 million persons. Implementation of the proposals will take place progressi:vely over a number of years. I The recommended freeway and rail network for the eastern sector of the Metropolis is shown on Figure 16, taken from Volume 3 of the Melbourne Transportation Study.
I The Proposals which directly affect Knox are I (a) the construction of a new railway line from Huntingdale to Ferntree Gully. (b) the construction of the Scoresby By-Pass Road and Healesville Freeway.
(c) an increase of approximately 70% in bus route mileage.
(a) The report° refers to the new railway line as follows:- "The new double track line recommended to corinect Huntingdale and Ferntree Gully, a 12 mile length, would follow a median along North I and Wellington Roads with grade separation at the major street cross ings and modal interchange facilities at appropriate points. By 1985 it is expected that this line will have a daily two-hour peak I loading of 5, 500 passengers, with a planned peak service of six trains hourly. The ·une would influence the development of the area between Monash I and Fern.tree Gully, and would also link the adjacent residential areas ·with the growing industrial areas in both Dandenong and Huntingdale. The trip from Ferntree Gully to Museum on the underground loop I would take about 36 minutes."
This is one of three new lines and one extension of an existing line, arrived at by I computer analysis and testing of various networks as set out in Chapter 5 of the Report.
1. The route of the line appears to generally follow from Huntingdale along Wellington Road to Dandenong Creek then north-easterly to Stud Road, north of the Stamford Estate, east to the Napoleon Road-Kelletts Road intersection and thence to Lower Ferntree Gully station. Two new stations in Knox are shown diagrammatically I as being at Rowville and "Knox". Advice .from Railway Construction Board and Transportation Committee officers indicates that the final route of the line is by no I means definite, and detailed design_is not contemplated for some time. · I
I
------.1 27.
(b) Reservations for the two freeways have already been made on the City of Knox ·1 Planning Scheme at the request of the Country Roads Board. No construction dates or priorities have been indicated. The capacity requirements for the freeways are six I lanes for the Heales.ville Freeway and four fo:r; the Scoresby By-Pass. (c) The principle adopted for the street public transport system.is for a network forming a grid pattern over the whole area, the grid being spaced at intervals varying I from half to 1 mile. Over 80% of all people would live within 10 minutes walking distance of a bus route. The location of proposed routes is not indicated. I Other matters containec;l in the Transportation Plan which are of significance to the City of Knox include -
I (i) the duplication of the single track between Bayswater and Ringwood.
(ii) provision for substantially increased off-street parking at stations which are regarded as major points of interchange for car-rail commuters. ~o such stations are anticipated to be located within Knox, although Upper Ferntree Gully, Belgrave and the proposed Springvale North stations (west of the new I Rowville Station) are included. (iii) new major bus terminals at stations regarded as. major points of interchange for bus-rail commuters. A terminal is suggested at Upper Ferntree Gully Station, there being no proposals for a terminal within Knox.
There is no reference in the report to the developm.ent of a major transportation . corridor serving the Westernport region, as originally suggested in the report "Organisation for Strategic Planning" by the Town and Country Planning Board.
Finally, it is considered that the rate of growth predicted in the Transportation Study for the eastern sector of the metropolitan area is significantly less than can be expected. Population predictions are based on figures of six years ago, and for Sector 14, which includes the whole of the municipalities of Knox and Croydon and large portions of Lillydale and Berwick, the 1964 population was 60, 100, predicted to increase by 149, 800 to 209, 900 by 1985. · By 1985 Knox's population is expected to reach at least 120, 000 and Croydon's 75, 000, a total nearly equivalent to the Transport Study's .projected ,, figure, without any increase in the other two areas.
The report states that whilst "it is not expected that actual growth will differ from predicted growth to the extent of requiring major amendments to the plan before 1985, !I the recommendations would, of course, be capable of modification to meet changes as they arise". It may well be that more accurate population projections which are available now would necessitate re-appraisal of many important aspects and recommend ations of the Transportation Plan.
Transportation proposals and recommendations thereon are further discussed on Pages 44 and 63. I I I
I I -·I I ,~t I &... •• I ...... I _ I , I I I I I ,... '~ I I ,.I I , I I ,.. , I I
- FREEWAYS I - -- EXISTING RAIL NETWORK I --RAIL EXTENSIONS --- MA JOR DIVIDED METROPOLITAN TRANSPORT ARTERIAL ROADS I I STUDY· TRANSPORTATION PROPOSALS FIG '16 I I I 29 I SECTION 3. I POPULATION PROJECTIONS AND GROWTH RATES 1. Existing Situation
I At December 31st, 1970, there were approximately 7, 600 acres of land zoned for residential purposes within the Municipality. Nearly 15, 500 dwellings existed and I the total population was estimated at over 57, 000. Within the existing zoned residential areas, there were approximately 5770 vacant building allotments and 1450 acres of unsubdivided land available for development. Of the vacant I lots, roughly 410 are unsuitable for building because of steepness, inaccessibility, etc., leaving 5360 available for housing. I The unsubdivided land will yield a further 5, 800 lots, giving a total of 11, 160 sites I within existing urban areas available for future housing development. 2. . Growth ·Rates and Trends.
Since the inception of Knox in 1963 somewhere between 800 and 1, 400 new homes have been erected per year. Current trends indicate that this number is increasing and it is anticipated that at least 1, 600 homes will be built in 1971 (see Figure 16 .. ) It· is I conservatively estimated that in the next decade between 1, 500 and 2, 000 houses will be built annually. This represents an annual population increase of some. 5, 500 to 7, 500 persons, and by 1980 it is thought that' Knox's total population will be in the I vicinity of 110,000 to 130,000 (see Figure 17.) 3. Supply of Residential Land.
I Taking the mean annual increase of 65, 000 persons in the next 10 years, an ·additional 17, 500 dwellings will be needed to accommodate this population.
1. The sites for these pwellings will be provided by :- I (a) existing vacant allotments; (b) new allotments created by subdivision of existing zoned residential land; I (c) new allotments created by subdivision of new residential zones. Whilst (a) and (b) will .play the dominant role in the next 2 or 3 years, the release of land for new residential development over the next 10 years should be considered at I this stage. This subject is of vital significance to planning and development of the Municipality. I Land Development Companies usually plan their operations for some years .ahead of their current programme. This, of course, is because such companies must be able to maintain a continuous operation and the larger the company the more the necessity I for this forward planning. I I I I 30.
The Development Companies are the. producers of the Vital commodities of building I allotments and houses to accommodate a rapidly increasing population, and the more effectively they can operate, the more economically can people be housed and the better I the quality of housing. Many large companies aim at.planning their operation up to 10 years ah~ad, and it is contended that local planning authorities should also be endeavouring to plan their land I usages and release of land for residential development for a similar period ahead.
I Having suggested that the "planning period" should be 10 years, it is now pertinent to establish the amount of land required.
I It is generally accepted that population stabilisation * occurs when 85% of all residential lots are developed, and thus it can be said that of the potential 11, 160 zoned sites, 9, 500 will be consumed by 1980. · This means that the remaining 8, 000 allotments I required to give a total of 17, 500 homes must be provided by additional residential land. · I The area requir~d is 2, 350 acres yielding 9;400 allotments, of which 85% (or 8, 000) I will.be. developed at stabilisation. Steps should be taken to determine when and where this area should be zoned for resid ential development. Of course, this is a continual process, and estimates of the · I amount of land required for a particular planning period should be reappraised at periodic intervals. The stated estimate is based on statistical information currently I . available, and it should be reassessed as further data is obtained. In this regard the balance of unsubdivided land and land to be rezoned should be critically examined at frequent intervals. Emphasis should also be placed on the I periodical updating of the Population Projection graph and analysis of the amount of bUilding being carried on. I Such information will form one of the most accurate guides to Council in assessing the amount of larid required and its availability for urban development from time to I time.
It is not suggested that a pre-determined acreage of land should be rezoned for I residential development each year. Rather it is contended that the supply of broad acre residential land should at all times exceed the immediate demand, related to I regular reassessment of the supply of land available for development. I * "P9pulation Stabilisation" is said to be reached in a locality approaching full development when the rate of new building and use of vacant larid I tapers off and the population ceases to grow significantly larger. I I 31.
I 4. Population Potential It is believed·that to predict population trends beyond 1980 would be extremely difficult.· Increase in population is the result of many factors in the community generally; the policies of National Planning established by Federal and State Governments, and the I City of Knox particularly, may cause the increases to continue at a higher rate or :I may decline as the land area available for development diminishes. However, it is possible to predict Knox's ultimate population according to the amount I of land available for residential development under the Forward Land Use Plan. The Plan indicates that areas shown as living zones total 11, 200 acres and the compre hensive development areas an additional 1, 650 acres of which perhaps 1, 000 acres would be residential at higher densities than. the general average. The 11, 200 acres would eventually accommodate approximately 130, 000 persons and the comprehensive devel- opment areas an estimated 30, 000 persons. Therefore, the maximum population that \I could be accommodated would be in the vicinity of 160, 000 persons.
Finally, these population projections are approximate and are based on the best inform I ation available at present. They will need revision in the light of the 1971 and sub sequent Censuses. Population projections can be fairly accurate for about five years I' ahead, beyond that they are at the mercy of changing socio-economic co.nditions. I ·I I
I I I ·1 ' .. 1600 ...... ·.I . ~ .
• 1_500 .. I ...... I /. .. .-· I 1410 1400 , / / I /, 1300 .I I . 1228 I I / 1200 I / v v ,I / I 1100 ,/ / , . 1056 ,I v .. ·/' 1043 I / ,.•'/ 1000 ., , / I I .. ··/ , / .··/ I .. · / I . , v .,. 900 ,' / I .. ·· I 868 , '/ .. ·· / ,,'' / en , / / / / / I- 800 // ,' ,., I :E- ,'' / v' ,' / a: I w / ,, / ..· ,/ ,Iv 0.. 700 , I .·· / I /; .·· / .· / v ,I /I .· , 600 . / , / ;/1 / , , / , v I ~- / /. / / 500 / / / / ,/ / I / .:) / YE ARS ~ ~ 400 ,/ 19 )6 I /~/ v ----- 19 57 I /_,/ /'i ...... ft 300 ,. '/,'/ ·- -- /,• / ---- 19 59 ·~/:,'/ ~-- - 19170 200 ~~ I ,· / /. ,,•0/:.·· I 100 9 - -~~ / 1fo~/' I JAN FEB MAR APR MAY JUNE JULY AUG SEPT OCT NOV . DEC BUILDING PERMITS ISSUED I FOR HOUSES '1966·'1970 I FIG~7 I Bi, EJl::I -·· I SNDl.L::JarDt:ld NDl.LY,ndDd I I
~'t3A AS 3~11 oooz 56 0661 58 0861 SL OL61 19 99 ~9 19 0961 I 00
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.. Q'.311 w::ii-.:> --- Ol! -- llZ'IZ I - ~ z -OOO'ei 0£ { ,.... ___ I I --16;o9£ ~ ,_ / __ __ ...... L-- --- :1 --- 000~~ .,, 0.,, I c OS r .....)> I ,_ __ 0 ~---...... ,~ z j L -- Jj 09 z I(~ 0 // 0 ,, o. - lj OL VI I // II I I I 08
... J I I I I • 06 I if .I ~ ( I ~°' /h 001 1tP ,' I J • 011 I I I I ~ I .. . 021 . I I ·I , / I 0"2l / 4 I / I / I 01'1 ~ / .I / ~ / ~ ~~ 1.-·· y . OQI ~ I I I, 34. I 5. Statistical Information Statistics for housing, factorj.es, shops, population etc., are regularly compiled by the Council at the end of each month. The figures are based on Collectors' Districts ,, of the Commonwealth Census as shown on Figure 19. The Table below indicates the situation as at December 31st, 1970. Population is estimated by taking the average number of persons per dwelling, being 3. 7 in Knox as I' disclosed by Census figures. Area No. Housing Vacant Shops Factories Po2ulation Residential I Lots
I 1 145 29 14 2 537 2 423 .182 4 6 1565 3 409 162 7 1 1513 4 83 16 1 307 I 5 336 93 1 4 1243 6 497 79 1 1839 7 231 23 855 I 8 181 9 11 6 670 9 368 18 56 1 1362 10 191 279 14 1 707 I 11 206 211 762 12 338 233 5 2 1251 13 350 42 15 2 1295 14 341 44 12 1262 I 15 262 41 35 1 969 16 425 68 19 5 1573 17 370 188 39 12 1369 I 18 761 201 3 8 2816 19 381 44 25 1410 20 582 91 1 2153 I' 21 684 106 8 ·2 2531 22 426 120 1 4 1576 23 375 24 64 1388 24 338 35 34 133 1251 I 25 336 38 1 7 1243 26 426 38 37 1 1576 27 201 16 . 25 744 I, 28 188 17 3 2 696 29 348 113 1 1288 30 816 154 3 1 3019 I 31 285 133 5 1 1055 32 338 127 8 9 1251 33 799 563 30 29 2956 34 831 490 19 2 3075 I 101 49 5 1 5 181 102 438 305 7 7 1621 103 129 431 1 477 I 104 425 153 9 3 1573 105 598 411 12 3 2213 I 106 516 439 1 1 1909 TOTALS 15426 5771 531 263 57081 I I 11 I, I I I I 104 ii,
I I I 102 I I I I
I COMMONWEALTH CENSUS COLLECTORS' DISTRICTS I -- FIG ~g I, I 36. I SECTION 4. I FORWARD LAND USE PLAN After analysi~ of the existing conditions and planning proposals outlined previously, a preliminary projected land use plan was prepared. The plan was considered by Council's Planning and Development Committee, and after considerable discussion I and critical scrutiny several amendments were suggested. As a result of these discussions the Forward Land Use Plan (Figure 20) was produced. I The plan seeks to broadly define, in the long term, land which will be used for urban purposes and land which will remain permanently rural or be required for public I purposes such as regional or municipal open space. (i) Principles I The Plan aims to provide the basis for a designed environment in the City of Knox which is an aid to daily contentment and the opportunity of a full life for I each citizen. This basic aim can be achieved within the limitations which circumscribe the Forward Development Plan, namely, the particular need to relate development I in the City to proposals in adjoining municipalities and to the wider development proposed in the Melbourne City Region. This aim can be achieved by improving 1 what already exists in the City and by using the opportunities of future development \ of the urban areas - both existing and proposed - carefully related to the rural I areas, and land for public open spaces or suggested to be permanently used for rural purposes. I Suggested policies for the relationships between these land uses and for the design of particular areas are recorded elsewhere in this document. I (ii) Urban Areas. (a) Northern Sector. I Ultimately the major portion of the land north of the Corhanwarrabul Creek Valley and east of the Scoresby By-Pass Road should be developed for urban purposes. This area is the logical westward extension and consolidation of existing urban development. New residential areas will have as a focus the I Studwood Centre, located at the geographical centre of gravity of the municipality.
Progressive release of land for development can be logically programmed as I . the factors of supply and demand dictate. I (b) Rowville. Urban development extending from Rowville is advocated. The possibility of continuing the urban zone into the Shire of Sherbrooke has been allowed for and I merits investigation. Napoleon Road should be extended to link with Wellington Road giving more direct north-south access.
The possible staging of development to a:p. ultimate popufation of 25, 000 is in I dicated on Figures 21, 22 and 23 . .I.
''cc ______:'-=.c-~------______FORWARO LANO USE PLAN
URBAN AREAS
- EXTRACTIVE INDUSTRY
- MAJOR MUNICIPAL OPEN SPACE
REGIONAL O PEN SPACE & NON-URBAN AREAS
COMPREHEN SI VE DEVELOPMENT AREAS • TRANSPO RTATION CORRIDOR ...... _ aoCJe'l'ff """-...~--·~~-===...;;:=;;;:;;.~-,..;;::;;.~==~~ ----••77114
I FORWARD LAND USE PLAN FIG 2D I I I 38
The shape of the urban area as indicated may well have to be modified in the I light of further information regarding the rail link to Ferntree Gully. This is discussed .in more detail in the section on transportation. I The bulk of the development would probably occur later than the major urban development to the north. However, the initial stage should be given high priority in order to consolidate and rejuvenate existing development to create a viable residential community. There are four small pockets of development I in Rowville which were inherited by Knox, and their growth has been very slow because of the isolation, lack of amenities, education and shopping facilities, etc. The existing living areas cannot be economically developed to the benefit I of the 800 residents unless the area is supported by additional residential development. Only then can the expenditure of public moneys to provide nec I essa-ry facilities be justified. It has been stated that the subject land could form a "non-development" zone on the principle of open space or "permanently rural" wedges separating major I urban growth corridors. It is contended that the location of this land does not merit such action. To the immediate south there are large areas of permanently reserved open space in I Churchill National Park, Police Paddocks, the D. V .A. retarding basin, Waverley Golf Links and the Lysterfiel_d Reservoir Catchment Area . .I In addition, the following points supporting the Rowville proposal are made:- (i) the area is in close proximity to Dandenong and its larg.e industrial complex and growing commercial centre and to other employment opportunities in Knox I itself and municipalities to the west.
(ii) point (i) is emphasized by the fact that the area is well served by two major I arterial roads, Stud and Wellington Roads, the latter leading to large recreational areas and· a major water supply storage for Melbourne. (iii) moreover, the area will in the future enjoy better transport facilities than I other .areas in Knox by virtue of the proposed rail link to Ferntree Gully.
(iv) urban development at Rowville would give balance .to the urban and rural areas· I in the municipality.
(v) the area is very close to thousands of acres of permanently reserved public I. open space. (vi) the land is attractive undulating country and is of prime residential quality, presently undeveloped and lending itself particularly well to detailed and co-ordinated :I planning for a high standard of living environment._
(vii) all major services are available with the exception of sewerage, although this 1: would be provided when the bulk of the land is developed.
(viii) additional development is required to improve the existing unsatisfactory I conditions in the Rowville area. I I I I coos I I
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------I 42: I. I (iii) Non-Urban Areas. Large areas have been designated as non-urban areas set aside for public open 1:· space on a municipal and regional level and land which will be permanently rural. It is intended to maintain or increase the relatively high ratio of public open space already existing in the City. The open space system, the relationship between regional and municipal.open space, disposition related to future population, 1: require detailed consideration as recommended in Section 6. 11 South of Wellington Road. The area generally south of Wellington Road should be retained as regional public open space or permanently rural, in accordance with the principle of· separation .of growth corridors adopted by the Melbourne and Metropolitan I Board of Works Report of. June, 1967. A substantial proportion has already been reserved or committed for such purposes, comprising the Dandenong Valley Authority Retarding Basin, Police Paddocks, Waverley Golf Links, 11· Churchill National Park, Heany Park and the Lysterfield Reservoir Catchment Area. Existing extractive industry is ultimately expected to be converted to recreational use.
I Dandenong Creek Valley.
The area between Dandenong .Creek and the Scoresby By-Pass is also shown as I regional open- space or permanently rural. The preservation of the valley of the Dandenong Creek is of metropolitan significance, the creation of a continuous belt of open space in the valley having been accepted in the·regional context. 1· This is reflected by the existing and proposed reservations on the west side of Dandenong Creek in Nunawading, Waverley and Dandenong. I In addition the following points are made :- 1. Large parcels are already committed for purposes .which are comple I mentary to major open space:- (a) Dandenong Valley Authority Retarding Basin south of Wellington Road.- I (b) Crown Land and Propo15ed Public Open Space Reserve (M. M. B. W. 's Metropolitan Planning Scheme) south of High Street Road.
( c) Extractive industrial land which will eventually be eminently suitable I for recreational purposes.
(d) Existing and proposed public open space reserves between Burwood I Highway and Boronia Road as per the Knox Planning Scheme, parts of which are in Council ownership.
I 2. The area is readily accessible to large volumes of traffic, particularly of a recreational and tourist nature, being-
I (a) adjacent to a major metropolitan freeway and possibly a transportation corridor of state importance.
.. (b) traversed by major east-west transport links from Melbourne to the I Dandenongs . I I I I 43
3. The opportunity to create such open space is not prejudiced by existing development.
4. The area in Knox will be segregated from living areas within the Municipality by the Scoresby By-Pass Corridor, and benefits will 1: therefore not be enjoyed by Knox residents alone but by the population of the region as a whole.
I, 5. Because Knox will derive no greater benefit than surrounding communities, the responsibility for costs of acquisition should not I be borne solely by the City of Knox. In the upper reaches of the Dandenong Creek, uncommitted land north of the Heales ville Freeway and Mountain Highway east of Colchester Road is also shown as non urban, to preserve as nearly as possible a continuous band of open land around the City. I Corhanwarrabul & Blind Creek Valleys.
The valley of the Corhanwarrabul Creek should be treated as permanently rural I or open space to provide "breathing space" or releif between the two major urban areas in the City. Similarly, although on a more restricted scale because of I existing development, an open space wedge along Blind Creek is envisaged. Local Open Space. 1: The areas mentioned are in addition to local or municipal open spaces, specifically provided for Knox residents, which should be included in detailed planning of living areas. It will be necessary to carry out detailed investigations of provision of I local open space in the Municipality, as recommended on Page 63. P.ermanent Rural Zones.
I Retention of non-urban land other than by acquisition for public open space is fore seen. Permanently zoned rural land in private own~rship is suggested. Achieve ment of this is a difficult and complex matter associated with the broader sphere of development rights, lease-back arrangements and betterment.
The land could form an appropriate location for a variety of private and public uses in addition to the traditional rural pursuits, such as institutions, seminaries, education I al establishments, Government Departments, private sports grounds and uses of an open character which can be sympathetically integrated with existing landscape elements. I The Salvation Army Boys Home in The Basin is one such instHution. Further, some parts inay be suitable for very low density residential, development, catering for that section of the community employed in the urban areas· and wishing I to live in rural surroundings and seclusion or requiring relatively large land holdings for horse riding, private plant nurseri~s. etc. The Bushy Park Lane area between I Burwood Highway and High Street Road would be a likely location. I I I_ I 44.
(iv) Transportation
Transport and land use go hand in hand. One affects the other and neither can be considered alone.
The Forward Land Use Plan has been arrived at after examination of existing and lmow aspects of transport. Transport proposals are based on the land I, use policies expressed and factors of metropolitan significance. In the case of Rowville the uncertainty of the location of the rail link to Fern tree Gully is acknowledged, and the limits of development have been made I flexible to cater for alteration in shape should the need arise to properly integrate urban development and rail facilities in the light of further investigation.
A transportation cor.ridor 1, 000 feet wide following the line of the Scoresby By I Pass is allowed for. This is in line with the Town and Country Planning Board's report on strategic planning in which the Board felt it feasible that a completely new and major "ring" transport connection would be required as a direct link from northern transport outlets to the predicted strong growth to the east and south-east. It would link the Hume Highway and the Melbourne-Sydney railway, either at Craigieburn or Wallan, to the Gippsland routes and Western Port, passing ~close to existing major administration and commercial centres at Ringwood, Dandenong and Frankston.
Its desirability appears unquestioned and thus provision has been made in the Forward Land Use Plan for adequate space for future transport faciHties. In the long term the corridor could provide for expansion of traditional transport systems(road and rail ) and also cope with revolutionary changes in methods of transport which can be expected through tremendous technological advances ( air cushion vehicles, modified rapid transit systems, monorails, etc.).
As regards railways, it is suggested that a direct connection to Dandenong is I of equal importance as the Huntingdale-Fern Tree Gully Line, and a connection to Dandenong should therefore be provided.
I This of course depends on detailed examination as to its feasibility. The arguments offered at this time are that the line will be necessary to transport people from Knox and further north to the growing employment centre at Dandenong, and that I it would be equally beneficial to the region as would the Huntingdale connection. Questions as to whether two lines can be justified, route location, etc., need to be answered before definite proposals can be amplified. Combining a link with I the north-south transportation corridor could also be considered. The recommendations of the Transportation Committee do not include additional off-street parking for rail passengers or bus terminals at stations in Knox. It I is considered that additional facilities will be required. The amount of parking . and number of bus bays and their locations should be investigated in detail and included I in the preparation of plans for the Comprehensive Development Areas. (v) Industry.
I It is not envisaged that the City of Knox will ever serve a predominant role as an industrial centre. Substantial additional land for industry is not proposed as it I is considered that existing areas provide adequately for future development. There will be increased scope for local employment when new industries are established on the large undeveloped areas of industrially-zoned land, particularly I at Bayswater and along Ferntree Gully Road. A growth in service industries is expected to result from the needs of the increasing population, and the number of people involved in professional work and commerce within Knox should also rise.
I ------~------~- ~------~~ I 45.
Additional opportunities exist for employment in the large industrial complexes I in the outer eastern sector of the metropolitan area, namely Dandenong and Croydon. Their potential for future growth emphasises the need for adequate transport facilities for employees from and to concentrated population centres 1: such as will emerge in Knox. Thus it is believed that further industrial land should be restricted to preserve the natural character of the Municipality and to create economically viable I. urban areas without the intrusion or increased presence of manufacturing industry.
(vi) Extractive Industry. In the report "The Future Growth of Melbourne" the Board of Works referred to extractive industry under the heading "Mineral Resources" and stated: ''Melbourne has large resources of minerals such as sand, stone, I and clay, of varying kinds, and there are innumerable examples throughout the urban area of places whe.re these minerals have been won, the land reclaimed and put to some other use.
Most of the new mineral workings are now establishing in the non urban areas. Consultation with the Mines Department and quarrying organizations has enabled the Board to establish the broad areas in which the minerals mentioned above are likely to be found. There is, as yet, little detailed knowledge of the quality, extent and economic I. availability of these resources. In its Planning Scheme, and subsequent amendments, the Board has been conscious of the need to preserve these areas until their resources are established, and has endeavoured to guide development away from them. This will not be as easy in future growth, and an urgent need is for the examination and assessment of these mineral bearing areas to establish those parts which must be preserved and won before the land I is put to other use, and those which can be released.
The significance of these resources will need to be carefully weighed .1 against other community needs. Mineral workings and urban devel opment are not good neighbours, .although one is dependent on the other, and wherever possible they should be separated by adequate .I buffer areas!'
Whilst this matter is of acute interest to Knox, it is recognised that it has aspects I of metropolitan and even state significance which should be explored with the M. M. B. W., Ml.nes Department and other affected authorities. In any case, it is reasonable to expect that extractive industry will be carried on in an efficient and orderly manner •. without undue nuisance to the district in which it is situated. I The recently introduced Extractive Industries Act provides scope for co ordination of controlling bodies to ensure that.this aim is achieved, and the II intent of this legislation should be actively pursued by the Council. Planning for the ultimate use of worked-out areas should be undertaken now and agreements negotiated while extraction is continuing. Declaration and rehabilitation for recreational and other purposes should be considered now in I the process of forward planning.
~·~'· ---':--~=----=-=::=-:::...=::_-_ ------=c :..:_ -=--::-~-=-::--=----=-.::.._-:-=----=-~ - ____ -:::: ______---=-----==:..----~·-~-~-~-·~------I 46. I (vii) Commercial Development
I (a) Regional.Shopping
The site for a regional shopping centre has already been established at the Burwood Highway - Stud Road intersection. The size. of the centre will be determined by experts in retailing and merchandising, based on detailed research on shopping habits, income and spending power of the customer population, etc.
It is clear that the one regional shopping centre will adequately serve the Municipality in providing a sufficient range of comparison goods and 1.1 services. I (b) District Centres. ( 1) Existing centres at Boronia, Bayswater, Ferntree Gully, Studfield, Knoxfield and Mountain Gate should be consolidated I and provided with adequate car parking to maintain or increase existing trade within their own spheres of influence or districts.
(2) An additional District Centre should be established at Rowville I to serve the proposed increased population in the area. :1. (c) Local Shopping. (1) Council's action in closing small local' shopping centres needs to be pursued. Red~velopment schemes are necessary to avoid de I. pressed pockets of land in residential neighbourhoods. ( 2) Further provision of local shopping should be restricted to general stores in strategic locations within residential areas. Such shops should be carefully designed and beautified to be integrated with the surrounding residential development. I (viii) Comprehensive Development Areas.
The three established centres at Boronia, Bayswater and Ferntree· Gully, and I the new Studwood Centre are indicated in outline as Comprehensive Develop ment Areas~
,1 Such areas are expected to attain a higher population density than the general average and constitute the retailing, business and administrative centres of the municipality. They are, or will be, areas of high accessibility,· function I and amenity. High-rise buildings for.both. offices and flats, transport terminals and car parks, rest areas, ,pedestrian and vehicular separation; links with surrounding I living areas by walkways and linear parks would be features of these central places. It is envisaged that schematic comprehensive Development Plans ,. would be prepared by the Council to co-ordinate and guide development related to adjacent areas, encouraging developers to incorporate these features in their proposals. The same principles could also be applied to comprehensive I,. planning proposals for other smaller centres in the City. I I 47.
I (ix) College of Advanced Education. It is believed that tertiary education facilities in the Knox region in the form of an Advanced College of Education or University is warranted. No particular site has been suggested, but location should be selected I according to the following factors -
(i) proximity to major transportation routes, i.e. railway line, freeway I or main arterial roads. I (ii) optimum accessibility to population centres. (iii) integration into areas designated as open space or permanently rural.
I This proposal depends on feasibilty studies, apprasial of population distribution and age structures, size and avai:lability of sites, timing, etc. It is recommend ed that Council- pursue the proposal, and subject to detailed investigation, make I representations to the Education Department and State Government. I 1. I I I
I I
I I II 48.
:1 SECTION 5. I THE LANDSCAPE. Planning for the future should consider not only the relationship between land uses on a singular dimsnsior.., but also the three dimensional physical and visual impacts I of the way in which land is used on the overall environment.
The subject is dealt ·with under the broad heading "'fhe Landscape". The general objects and policies of landscaping, with particular reference to specific elements and proposals are discussed in this section of the Forward Development Plan. :1 Council commissioned Messrs. Alistair Knox and Peter Glass, Landscape Archi tects, to assist in the preparation, adoption and implementation of landscape policies, who reported 3.s follows:-
"1. Historical B~_<~kground
A history of the Dandenongs by Helen Coulson provides a clear understanding ~I of what the natural genius of the landscape of the City of Knox would have been when white men first came to the area.
The district was dominated by the mountain range of that name, whose red mountain soil produced some of the best bushland areas in the world, crowned by the Eucalyptus regnans which grew up to 300 ft. in height. The variety 'I'' . and density of the flora of the Dandenongs were almost beyond belief. The great fern gullies gave a strong expression of a mysterious and antideluvian landscape, while the primitive fauna such as kangaroos, wallabies, lyrebirds, Koalas and platypus were its unique inhabitants. At the base of the mountain, and extending over the rolling land which now comprises the major part of the City of Knox, the landscape would have been gentler and less majestic; but the valleys of the several creeks which meander through the district would have. sustained a more vigorous and complex plant pattern, and integrated the lowland scene with the forests of the mo.untain. ·
As Melbourne grew the quiet pastoral activities of the early district were invaded by timber cutters who saw a source of revenue in, the great mountain ;1 forests, and although an attempt was made in 1867 to keep a larger State forest, the present area is now little more than one-tenth its original size. The mountain ash have vastly diminished, and in most places extensive plant ing of exotic trees ·has greatly changed the original quality or genius of the '.I landscape. ·
)I In the 1890's the forest areas were an implacable enemy to those poor people who were settled there by the Government during the great depression. It took up to siX. months for them to clear half an acre in those "do it yourself'' !I days and for years the beauty of the mountains was veiled by the struggle for existence. The place became a district of battlers who survived the hard JI way. -ll )I I' I 49.
Our earliest recollections of the district were the narrow gauge train I waiting to take passengers and goods from the Melbourne train when it arrived at Upper Fer:ntree Gully into the mountain settlements. The adventure and mystery of the Dandenongs remained largely undamaged 1: as long as Puffing Billy remained the main means of transport. The emission of arrows of steam from its valves and pistons, the black column of smoke that rose straight up from its funnel as it waited in the station in the dark watery atmosphere, were warm and welcoming. The sound of its whistle reverberating through the hills and gullies was an intergrating force that helped keep the natural genius alive. I Much of the mystery and power of the Dandenongs died when the narrow gauge line was discontinued. The depression of the thirty's again hit the I. district hard, and it was not until after the second world war that it began to lick its wounds and grow prosperous.
The landscape of the City of Knox in the 1950's had a s!'lnse of feeling I forlorn. The struggle for survival had left its mark on it in no uncertain way. The sixty's saw a sudden rise in the prosperity and house building, and further inroads were made into the original environment, until an aware ness of what was being lost began to emerge during the second half of the decade.
·.1.,! . The landscape of Knox today has a sense of forlornness and a lack of con 1: tinuity which has become divorced from the mountain and its total environment. 2. Aims
In our opinion the landscape aim should be to restore the original quality of this special environment by every possible means based on a comprehensive tree planting programme of native trees and shrubs' using as many indigenous I varieties as is possible.
We believe the street planting under the control of the Council should be of I entirely native varieties for the following reasons:-
(a) They will restore the original geipus of the landscape.
(b) They are easy to maintain.
(c) They are extremely health giving in an age threatened by pollution.
( d) They are evergreen, immensely varied, drought resistant and cari II be obtained economically. (e) They are our heritage and should form our environment. I (f) Residents will plant sufficient exotic trees in their own gardens of their own volition.
I We feel that particular emphasis should be given to the use of indigenous material, as this is little used on large landscape projects in Victoria and I
------··--~I I 50:
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that clump planting rather than row planting should be undertaken because this I increases the sense of informal environment.
We also feel that clumps of the same species should be planted rather than groups of different varieties as this type of planting tends to reflect the general character of all natural landscapes.
I Particular emphasis should be.given to heavy bush type planting along the re-formed creek and drainage channelS, and wherever possible bold clumps of trees planted in the open space areas in the Industrial Zones, and the high I ground towards Rowville. Indeed wherever an opportunity presents itself for the planting of a clump of indigenous trees, no matter how small, this opportunity should be taken. In this way an environmental accent may be laid over the whole City area and this repeating pattern will draw the mountain I and the low country together to form again into a united landscape. ·
I Each particular element or portion of the total plan that will come up from time to time must, of course, be treated on its merits; but a definite and comprehensive understanding as to what is the final object o_f the planning I must be agreed to in the beginning, so that the quality of the original landscape may be largely restored."
I The recommended policy can be summarised as "the restoration of the original quality of Knox's special environment by every possible means based on a comprehensive planting program of native trees and shrubs, using as many indigenious varieties as possible".
I Individual projects must be treated on their merits, according to their part icular requirements and related to overall landscape policies. Two typical examples of specific proposals prepared by the Landscape Consultants appear I at the end of this section.
It is considered that the Council should seek further expert advice on special I aspects of landscape to obtain more detailed sub-policies regarding such matters as industrial areas, extractive industry, business areas, car parks, rural zones, distribution of plants to home-owners, areas requiring special protection, public relations and community participation in a continuing I program for the preservation and rehabilitation of the landscape.
I The landscape elements which are vital features of the suggestions and proposals on residential developments, retarding basins, fire buffer zones I etc, also warrant special study. I I I I Mo o tJ /t>.t4 R o ,o. D.
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PrTT06FOJ:ZUH PrTT06FOJ:ZUH \..ONGlrOL.IA \..ONGlrOL.IA ACACIA ACACIA I I ~rf'-4 ~rf'-4 .6.CACIA .6.CACIA AIZ.MATA AIZ.MATA il-llC\::::1-Y. il-llC\::::1-Y. s'ou s'ou BS: BS: Pl.ANTGD Pl.ANTGD 6\Dt; 6\Dt; ~OAP ~OAP ON ON 61J:i(IP 61J:i(IP AN AN TIJ4T TIJ4T ~UG6£.°6f£Ji:> ~UG6£.°6f£Ji:> ~~613'::7' ~~613'::7' 1'6 1'6 or or lj lj f;lp. f;lp. At-ON& At-ON& ~!iRVe: ~!iRVe: "o'' "o'' ~EE" ~EE" t..SO:NCOTU t..SO:NCOTU 100 100 TYPICAL.- -I -I I I I I I I .D .D RoA RoA ~COP.&;:tlB':;I ~COP.&;:tlB':;I J J ...... ···~ ···~ .. .. .•. .•. ~-./:·:.:·_·.·.:·:·= ~-./:·:.:·_·.·.:·:·= ...... ·. ·. : : ...... · · .. .. .. .. .• .• I I I I I I I I ,I ,I I I I I 53. I SECTION 6. I RECOMMENDATIONS AND IMPLEMENTATION Mention has already been made of the need for more clearly defined expressions of Council policy ancillary to the basic policy statement of the Forward Land Use I Plan. · I The formulation of these sub-policies will be the subject of further debate and , decision by Council. Some will result in new legislation under statutory town. planning and by-law making powers available to the Council; some will be im plemented under discretionary control; others will be used for persuasion and I encouragement;· all will be capable of amendment to provide for the changing .. needs of the community and new innovations in planning and development techniques. I I In addition, the concept of a continually evolving Forward Plan embraces the ne.ed for further action. Certain proposals of the Forward Land Use Plan require I thorough investigation to study and test their feasibility before they can be im plemented." I This section summarizes and elaborates on the recommendations made throughout the preceding pages of this document. I 1. RESIDENTIAL AREAS. I That Council consider the following points in determining future policies for the development of residential areas. · (i) Variations in the basic street pattern to improve traffic safety, 1: provide open spaces and introduce cha:r;acter into residential neighbourhoods. New subdivisions should create curved cul-de-sacs and courts instead of straight streets. .Existing road layouts I' modified by blocking off cross-roads and creating courts. See Figure 26. I (ii) "Density Zoning" rather than "site requirements" to control sub- division of all new residential areas. Variation in allotment sizes. (iii) Housing - new forms of group and cluster type housing to be encouraged. I Dwellings of different types integrated together. See Figures .27, 28. (iv) Reduction of allotment size to provide community parkland at rear, I with pedestrian walkwais forming linear park through residential areas. See Figure 29. (v) Footpaths on only one side or not at all, allowing denser planting and paths curving through frees. Refer Figures 30, 31. (vi) Provision of adequate on-site parking for all types of housing may 1: have to be re-assessed to allow for increasing car ownership. I I I I' 54. I (vii) Undergrounding of P.M.G and S.E.C. lines should be strongly urged. (viii) New subdivisions to take account of existing natural vegetation.: Aerial phojograph with road pattern overlay required for subdivis- I ional applications. · (ix) Building control to overcome the disturbing visual effect of custom I built metal garages.· \ (x) Alternatives to service roads along main roads to be strongly supported, where appropriate. The purpose of service roads I to restrict access to the main thoroughfare can be achieved by the use of reserves of sufficient width and concentrated planting to give a more desirable effect. ' I (xi) Hatchet-shaped allotments and other variations in special circum stances, particularly for purpo.ses of limited access to main roads. I See Figure. 32. I I I - 1: \ ...,_ I' I. 1· I I I, I. I I LI I I I I ~~~c~ ~AtO& IN .C15610~ AteEi.46 P~~ 1".. rzc:,u~ I f1£AFFlC. t:=~PAfr"M-6 oN DIV~IZ ~ A6 WAU Q (:) a CUl,...-IO~ .. ~C .~ I I BLOCKED CROSS ROADS I AND RESIDENTIAL STREETS I ·.. FIG 26. -- - --"- --~----- ~-~--~~-~------.------·1-' La EJl:::I I I 'I I I I. I I I I I I) I I I I I r I I ,,, ea a1::1 EJNISnDH I I I / ., ... ·... ·. . '. •.' .: ·, . : : .,.,,,.· ..... :.. ·I :;x . ,. ;/ ·.... :· .... ·... . ' .. , .... ··.. ·. . . : .·: ':· ·. : .. ':...... · ' . '?!il.L 1"11~~ ).. .LINl'IWHOO ON.fr 9dOJ./.S' .. I I .I . · .. ; ..· . . • ... ·. .:._1 ·. ·.1 . .. .. ' I. .· ..- ...... ••. •· • w. .1 . .. ...... ·..... : .. .· .. ...' I I ·.·:. . . .. , .. l. .. I ·. .. '. .. .· .. ·. . :·. .. . . I 1· I 1: I I I I I I I 1· I ~0/00SA~ 0 F-ODTPA/ff ONB ~/Pl!!- ONL-f.( I I I I I I· /l'AOPOSA~ ° Foo/PATH&, t:>eUi.TeD t°pss- p1,,11tNT1Nt;, ON oN6- o~ f!kTTJl ..sroe.b oP G7/Qe:laT I. PRDPOSALS.-EXISTING URBAN AREA FIG3D . --(,I -·------:.:...=.:__-----..------·-...... l,E EJl::I SV::it::IV NVBt:ln EJNl.1.SIXa- S,VSDdDt::lcl I 'I ... : · ..· ...... ·. ·.· I . . . ,,· .. :I . . . . ' .: . ; .. · : : -: ...... : , ...... : . .· . . , .. . ~ :· .... : .. -: ·. ·.·. :. : ..·:. :: :" .. . . . ·.. ·. -:· ·. ·. ·.. · I :.··.·.:::·.· ·.: .' .·. .... ·.. · ...... : . . ... ·. : : : . .= ...... :". I I ;RaJej 1JNO NO- '?~~ Nat!JM~~ H.1.~d.Lbo=/ :1 CJ~O'r:/. "?::J111aN/I S1/J'/J/\~~ I I ,I -1 I. 11 ti II I I HJ...01M :1 J-1tl!IYV1fl/Vve/' 1fn?IHS/I k/1""'1NIN :1 - - --- . ·---I IAIN BOAi STRf f J TREE RESERVES, - FIG 32 ALLOTMENT VARIATIONS I 62. 1: 2. IND UST RIAL AREAS. That Council consider the following points in determining future policies for the development of industrial areas. (i) Widths of roads and space at ends of industrial courts warrants review. 11 (ii) Car parking for factories requires revision to upgrade standards. A comparison of Council's requirements with other planning authorities and a survey of typical industries to establish a re 11: lationship between type of industry and number of employees to a mount of parking is nece~13·ary. _.../ (iii) Additional garden set-backs should be required where residenti:~.l I areas abut or are on opposite sides of roads to general industrial areas, to provide adequate space for screening and planting to 11· buffer these incompatible uses. (iv) Implementation of existing controls for beautification of set-back areas should ensure that each site is studied separately on its merits .1 and proper planting is achieved. I 3. EXTRACTIVE INDUSTRY That Council prepare preliminary proposals for the ultimate use of extractive ,. industrial areas and negotiations for agreements with the Companies involved. I 4. COMPREHENSIVE DEVELOPMENT AREAS. That Council prepare Comprehensive Development Plans for the existing ,. and proposed centres as shown on the Forward Land Use Plan. It° is considered that Schematic Development Plans should be prepared to co-. ordinate and guide development in and around commercial centres, taking into account high density living in adjacent areas, transport terminals and I car parks, rest areas, pedestrian and vehicular separation, etc. I 5. ADVANCED COLLEGE OF EDUCATION.OR UNIVERSITYPROPOSAL That, subject to feasibility studies, Council prepare a case for the I establishment of an Advanced College of Education or University within Knox. I I I I ·1 63. 1: 6. TRANSPORTATION. That Council carry out further investigations into the Transportation Proposals of the Forward Land Use Plan for the purpose of making submissions to the State Government and relevant Authorities on transport in Knox. The matters involved are outlined on Page 44. Briefly they are: (a) The North-south Transportation Corridor following the line of the Scoresby By-Pass; 1.1 (b) a possible rail connection to Dandenong; (c) the location of the proposed rail link between Huntingdale and Ferntr.ee Gully and its relationship to the projected land use I' pattern, particularly Rowville. (d) the provision of off-street parking and bus terminals at railway stations within Knox. into the City of Ringwood. I (e) the extension of Stud Road northerly 7. 'OPENSPACE. (a) That Council analyse in detail the existing and proposed provision of municipal open space to determine its adequacy or otherwise and to prepare an acquisition program if necessary A comprehensive review of the open space needs of the City of Knox, related to the future land use pattern and anticipated population, is needed. The object is to determine future provision of open space, taking into account land owned by other authorities which could be incorporated into the open space system, land which will be obtained from subdivisional development and land to be acquired by Council. 1: Particular emphasis should be placed on local open space by examining ·in detail existing and future living areas, to assess the open space available and to compare this with the desirable amount for each 1: segment Of the Municipality. (b) That Council consider the ways and means of obtaining and preserving open spaces and permanent rural areas. There ~re manY'financial ·and legal problems involved in the obtaining and preserving of open space. The Forward Plan designates areas as "permanently rural" without attempting to answer the question I' of how permanent non-urban zones on a large scale can be retained. I, I I I 64. I. Large portions. of such areas are of metropolitan significance. The responsibility for their preservation rests not only with Council, but predominantly with the State Government and Melbourne and Metrop olitan Board of Works. The financial resources of the three bodies are limited and the available contributions would represent only I. portion of the funds required to acquire the land for public open space. I. Some other means of either preserving rural zonings or obtaining additional funds must be found. One possible solution is the collection ·I of betterment rat es. · Such matters should be considered with a view to making represent . . ations to the State Government and Melbourne and Metropolitan Board I of Works for them to investigate a means of obtaining additional funds. 8. FLOOD.RETARDING BASINS. That Council pursue the opportunity to create recreational areas in the ., development of flood retarding basins. The development of flood retarding basins provide the opportunity to create I large recreational areas. The Dandenong Valley Authority considers the land involved in the Rowville I Basin could be effectively used for multipurpose activity compatible with its projected flood water storage use. A major development for a multitude of recreational purposes would be of considerable benefit to the present I and future communities in the region. The Authority has prepared a plan purely to illustrate the concept of wliat I. such future development could be, providing for development of lakes for boating and aesthetic purposes, golf course, ovals, hockey, basketball and tennis courts, cycling track etc. for active sports, and other areas I which could be used for passive recreational or other conservation. activities. The plan is reproduced as Figure 33. I A number of smaller retarding basins are also to be constructed. These too can be designed to provide active and passive recreational amenities at a I local level. (Figure 34. ) I 1: I I I EE: EJl::I NISVB EJNICJt:IV.J.3t:I ::ID .J.N311\1d0,3/\3CJ I t:IO.::I .J.d3:JNO:J -A.J.lt:IOH.J.nv A3,,V/\ EJNON3CJNVCJ E 'Ii '' '8 i~N OP PSTSNT/ON SA61N ANO II ANSNT 1.--A/<$ -1. 1:,, I , l- 11: I .1 I· PLOOD OPPOP..TVNIT'r To CF'.EA7B I Pt,A.JN PvSwc, PA/QJ I I DEVELOPMENT OF RETARDING BASINS I FIG34 I 67. I 9. · FIRE PROTECTION.· That Council give particular attention to fire protection measures within the municipality Fire is a potential danger in most areas of Knox beyond the reticulated water system and requires particular attention. Arrangement of buffer zones around areas of high fuel content and maintenance techniques aimed 1. at reducing fuel available at the outbreak of a fire should be pursued by the Council. · · I. Fire protection measures for buffer -zones and access roads are illustrated on Figure 35. I 10. LANDSCAPING AND BEAUTIFICATION. That Council adopt in principle a general landscape policy aimed at restoration.· of the original quality of Knox's special environment by every possible means based on a comprehensive planting programme of native trees and shrubs, using as many indigenou~ varieties as possible. 11. IMPLEMENTATION - CHANGES TO LEGISLATION That Council investigate changes to existing statutory regulations which would be necessary in order to implement the fo~egoing recommendations. I I I: I -~----·------I I I I I I I I I I I I I I I 11 11 I I 300 3.LVO 11 I I I I I I· a~~~~____u~=--~ v~ ~8_l5_c.+-1A_1N_6_..,it Q. C.UAIN6 *"--_!5_-_1o_eui_A_•N6____ ~ ON PLAIN ;R.oAP IN l·HL.+- C:OUNT/:2.Y I COVNTP.'( PS$P-VG o~ F-tl I I I I I I I I I I I I I I I I ----~~ ·/ ~ - I !Vo. •f ~;,,....-. TOWN AND COUNTRY . ~ sO~'-"- ;/7'7'6' PLAN~ NG BC 1, 0 LIBRARY II ) - 11 ~~ ~11/1~ I I I .1 11 II I· I 1_ .1 I I I' I: I 1· I i I I ·1 t I I I. ----· __ ,______------·----~------( ll . 4- o q 9 ~s I I :\-of<.. I --··-·----··