STRUCTURE PLANA Medium Density Residential Higher Density / Mixed Use Precinct Subject to Separate Urban Design Drawing Key Framework

Drawing Key

Pedestrian Bridge

Connector Road

Drawing Key Boulevard Connector Neighbourhoods

Lifestyle Blocks

Diverse Housing / Medium Density Residential

Drawing Key

Potential Water Tower Location

1 in 100 Year Flood Line

Indicative Water Main Alignment

Merri River

Wetlands Legend

NORTH OF THE MERRI RIVER Conventional density residential STRUCTURE PLANA Medium density residential Higher density / Mixed Use precinct subject to separate urban design Drawing Key framework

400 Metre

1000 Metre C Mixed use / Commercial

Neighbourhood activity centre NAC 4500 sq. m. Drawing Key State Government Primary School Local activity centre 500 sq. m. / Local Convenience Centre 1000 sq. m.

CF Community facility Drawing Key Drawing Key B Structure Plan Area Structure Plan Area School Standard Density Residential Standard Density Residential D Lifestyle Blocks Lower Density Residential High amenity - diversity interface Lower Density Residential State Government Primary School

State Government Primary School Public Open Space RiMer ver ri Public open space Public Open Space Local Convenience Centre verri Riverri er Local Convenience Centre Diverse Housing / Medium Density Residential Open Space - active / passive

Diverse Housing / Medium Density Residential 1 in 100 Year Flood Line Pedestrian/ M cycle connection Linear open space / parkland / 1 in 100 Year Flood Line Edge Road / Active Frontage Treatment only to Ponting greenway including shared path Edge Road / Active Frontage TreatmentPrepared for Pedestrian Path Drive Pedestrian Path WARRNAMBOOL CITY COUNCILPedestrian / Cycle Connection only to Ponting Drive Wetlands Merri River Merri River

Wetlands Wetlands Ponting Drive Shared Path By Pedestrian Bridge Pedestrian Bridge Proposed Stage 4C (Ring Road) Connector Road MESH PTY LTD Connector Road

Boulevard Connector Boulevard Connector Surf Coast Highway / Boulevard

Connector roads

Key local roads

Intersection - signalised

Intersection - type C

Service roads

Proposed station

Railway line SEPTEMBER 2011 - Approved Version Existing vegetation to be retained

Other vegetation

Vicroads / DOT constrained land

Key building

Armstrong Creek

35m buffer to creek (council policy)

30m buffer to creek (state policy) Drawing Key

Pedestrian Bridge

Connector Road

Drawing Key Boulevard Connector Neighbourhoods

Lifestyle Blocks

Diverse Housing / Medium Density Residential

Drawing Key

Potential Water Tower Location

1 in 100 Year Flood Line

Indicative Water Main Alignment Merri River NORTH OF THE MERRI RIVER Wetlands Legend STRUCTURE PLAN Conventional density residential A Medium density residential Higher density / Mixed Use precinct subject to separate urban design Drawing Key framework

400 Metre

1000 Metre C Mixed use / Commercial

Neighbourhood activity centre NAC 4500 sq. m. Drawing Key State Government Primary School Local activity centre 500 sq. m. / Local Convenience Centre 1000 sq. m.

Diverse Housing / Medium Density Residential 1 in 100 Year Flood Line Pedestrian/ M cycle connection Linear open space / parkland / 1 in 100 Year Flood Line Edge Road / Active Frontage Treatment only to Ponting greenway including shared path Edge Road / Active Frontage Treatment Pedestrian Path Drive Pedestrian Path Pedestrian / Cycle Connection only to Ponting Drive Wetlands Merri River Merri River

Wetlands Wetlands Ponting Drive Shared Path

Pedestrian Bridge Pedestrian Bridge Proposed Stage 4C (Ring Road) Connector Road Connector Road

Boulevard Connector Boulevard Connector Surf Coast Highway / Boulevard

Connector roads

Key local roads

Intersection - signalised

Intersection - type C

Service roads

Proposed station

Railway line

Existing vegetation to be retained

Other vegetation

Vicroads / DOT constrained land

Key building

Armstrong Creek

35m buffer to creek (council policy)

30m buffer to creek (state policy)

1 INTRODUCTION 2 1.1 Purpose 2 1.2 Land to which the Structure Plan applies 2 1.3 Implementation

2 SITE CONTEXT AND ANALYSIS 4 2.1 Regional Context 4 2.2 Site Analysis 12

3 FORECAST POPULATION AND NEEDS 12 TABLE OF CONTENTS TABLE 3.1 Introduction 12 3.2 Land Budget and housing yield 12 3.3 Demographic projections 13 3.4 Needs analysis 13

4 VISION 14

5 STRUCTURE PLAN ELEMENTS 16 5.1 Introduction 16 5.2 Movement Network 16 5.3 Open Space 22 5.4 Activity Centre and community facilities 24 5.5 Neighbourhoods and density 26 5.6 Utilities and Drainage 28

6 IMPLEMENTATION PLAN 30 6.1 Development staging and Development Plan Areas 30 6.2 Subdivision works by Developers 31 6.3 Development Contributions Plan 31

7 REFERENCES 32

4 NORTH OF THE MERRI RIVER STRUCTURE PLAN Figure 1 North of Merri River Structure Plan Area Figure 2 Regional Context Plan Figure 3 Land Ownership Plan Figure 4 Zoning and Overlays Figure 5 Landform and Topography Figure 6 Flora and Fauna

LIST OR FIGURES Figure 7 Heritage Figure 8 Movement Network Figure 9 North of the Merri River Site Analysis Plan Figure 10 North of Merri River Structure Plan Figure 11 Movement Network Figure 12 Wollaston Road Cross-section A Figure 13 Wollaston Road Cross-section B Figure 14 Wollaston Road Corss-section C Figure 15 Bromfield Street Cross-section Figure 16 East-west Connector Road Cross-section Figure 17 Local Street Cross-section Figure 18 Open Space Figure 19 Activity Centre and Community Facilities Figure 20 Neighbourhoods and Density Figure 21 Infrastructure Figure 22 Development Plan precincts

5 11 12 13 Purpose The NMR Structure Plan and Land to which the Implementation Development Contributions Plan Structure Plan applies This Structure Plan outlines have been informed by the North The Structure Plan is of the Merri River Structure the planning and development The Structure Plan applies to implemented by: Plan Report (prepared by SMEC framework for approximately land shown in Figure 1 250ha of land referred to as Urban, dated October 2009). This 1 Development proponents document should be referred the North of the Merri River who develop land generally in to for additional background INTRODUCTION Growth Area, which is one of accordance with this NMRSP. Warrnambool’s four identified information. growth areas. The Victorian Government and the Warrnambool City Council by The North of the Merri River funding, delivering and managing Structure Plan (NMRSP) defines a range of infrastructure a vision and broad structure for and services to support the the movement network and land development of the precinct. uses within the Structure Plan area to guide preparation of more Non-government service detailed Development Plans and providers and individuals such Planning Permit Applications that as volunteers who manage will be prepared for individual and deliver services. landholdings or groups of The Warrnambool Planning landholdings. Scheme including:

The NMRSP also forms the The North of the Merri strategic basis for the associated River Development North of the Merri River Contributions Plan Overlay Development Contributions under Clause 45.06; Plan (NMRDCP), which will The open space enable equitable and efficient requirements under delivery of infrastructure to Clause 52.01; service the planned growth. Both these documents are The Development Plan intended to assume the status of Overlay under Clause 43.04; Incorporated Documents in the Planning Scheme. Other requirements of the planning scheme.

2 NORTH OF THE MERRI RIVER STRUCTURE PLAN Figure 1 North of Merri River Structure Plan

250ha

3 21 Regional Context Warrnambool, with a large, While the NMR growth area was diverse population acts as a originally identified in 2004 as The City of Warrnambool is base for housing, employment appropriate for ‘environmental the major regional centre and education services for the residential’, land supply within south-western Victoria broader area, including the shortages and State policy 2 and is located on Lady Bay, surrounding rural hinterlands. directions that seeks to maximise approximately 330km southwest Warrnambool is serviced by three efficient use of land mean of Melbourne. Warrnambool’s key ‘activity centres’, including that this growth area is now population, as noted in the a traditional central business more appropriate for standard Municipal Strategic Statement district (CBD), and two ‘shopping residential development, at Clause 21.05, at 2006 was mall’ style centres; Centro on incorporating a range of lot sizes 31,510 and is predicted to be Mortlake Road and the Gateway including some larger lots and approximately 40,000 by 2026¹. Plaza on Princes Highway in the small lot housing. east. The shape of the city has been influenced by a number of Warrnambool has been identified factors, including: in the Regional Mapping Project undertaken by Regional

SITE CONTEXT AND ANALYSIS Development Victoria (November The Princes Highway which 2009) as a ‘higher growth forms the main east-west centre’ and as such, provision of route through the city, adequate land supply to support Mortlake Road/Hopkins Highway Warrnambool’s role as a regional and Warrnambool-Caramut centre and to accommodate Road which form the main anticipated growth is essential. north-south connections through Warrnambool and to surrounding The North of the Merri River townships and rural areas, Structure Plan (NMRSP) area was identified in the Warrnambool The Merri River, which ‘wraps’ Land Use Strategy (2004) as one around western and northern of four key growth areas suitable areas of the City, and for accommodating residential growth to ensure sufficient land The coastline/foreshore, which supply is available. provides an extensive open space setting for the City.

¹ Victoria in Future 2008- first release

4 NORTH OF THE MERRI RIVER STRUCTURE PLAN Figure 2 Regional Context Plan

Melbourne

Geelong

5 22 Site Analysis 2.2.2 Properties, Ownership 2.2.3 Planning Context Incorporation into the Planning 2.2.4 Landform and and Land Use Scheme of the North of the Merri Topography 2.2.1 Site Description As noted above, the NMRSP River Development Contributions The Structure plan area area was identified in the Plan to define necessary The landform and topography The NMRSP area occupies comprises a total of 22 individual Warrnambool Land Use Strategy, infrastructure to support the of the NMRSP area is diverse a location that is somewhat landholdings of varying sizes 2004, as an appropriate location new community and to provide and distinct, incorporating separated from the nearby urban ranging from 0.11ha to 41ha (see to accommodate future growth. a fair and equitable funding tool low-lying areas along the broad areas of Warrnambool by the Figure 3). While landholdings are The recommendations of this to deliver this infrastructure. floodplain of the Merri River, Strategy were incorporated before ascending to a prominent Merri River. The NMRSP area quite fragmented to the east and Rezoning of the land to the into the Municipal Strategic ridgeline that runs generally comprises approximately 250 west, the area is well contained Residential 1 Zone (developable Statement (MSS), and the NMRSP east-west across the site, and a hectares of land, located to the within clearly identifiable areas), Urban Floodway area was identified as one of secondary ridgeline that extends north of a distinctive bend of the boundaries, and it is understood Zone (Merri River floodplain) four key growth areas within the north-south into the site. Merri River. that a development group and Road Zone Category 2 municipality at Clause 21.03. controls a significant portion of (RDZ2) (Wollaston Road). The NMRSP area is generally land (approximately 83ha) in the This topography provides a variety bounded by Wollaston Road and central part of the Structure Plan The NMRSP area is currently Application of the Development of experiences throughout the a ridge line to the north, Caramut area. predominantly zoned Farming Plan Overlay, which will require Structure Plan area, including Road to the west, and the Merri Zone (FZ), with a strip of that any future subdivision or spectacular views from the crest River to the south and east (see The majority of the NMRSP area approximately 30-50m zoned development of the land to be of the ridgelines across the city Figure 3). Surrounding the area has been used predominantly Public Parks and Recreation generally in accordance with to the south, and to arable farm is rural land to the north, and for cropping and grazing; Zone along the Merri River (see an approved Development land to the north. In addition, wrapping from the west through land uses that are not likely Figure 4). The Environmental Plan and to ensure that this ridgeline is visible from other to the east on the opposite side of to impact significantly on the Significance Overlays applies more detailed design of the parts of Warrnambool. The low the Merri River environment. Notwithstanding, to land generally affected precinct is coordinated across lying areas along the floodplain preliminary environmental site by flooding of the river, and property boundaries. afford opportunities for ‘hidden’ Wollaston Road is an existing assessments will be required measures approximately 150m places that are not revealed until collector road constructed to a for all landholdings that review wide. Road Zone 1 applies to Application of the Development one is within the valley. rural standard, which extends and examine the history of Caramut Road along the areas Contributions Plan Overlay from Caramut Road, through the land uses within the area north- west boundary. to implement the North of Cardno has been engaged by NMRSP area, to connect with and the potential for soil and the Merri River Development Warrnambool City Council and the Hopkins Highway to the east groundwater contamination In order to facilitate growth in Contributions Plan. the Glenelg Hopkins Catchment the NMRSP area a new suite of Management Authority (CMA) to (via the Ponting Estate, which will be required as part of Utilisation of Clause 52.01 to is external to the NMRSP area). preparation of a Development planning tools is required to be implement and equalise passive prepare a drainage study of the This road currently provides Plan. The recommendations of implemented, including: open space contributions area, to define the 1 in 100 year access to land within the plan these assessments, including across the plan area. flood extent, which is shown in area and it also services existing any recommendation for Incorporation into the Planning Figure 5. This land is considered through traffic demand without further detailed assessments or Scheme of the North of the Merri encumbered land and required need for any additional upgrades management, will then need to River Structure Plan to ensure for drainage purposes, although to the current unconstructed road be taken into account as part of that the land is developed in there are opportunities for other standard. planning permit applications/ accordance with a clear and uses of the land, including for conditions. holistic vision for the growth area. passive and active open space purposes, and some privately owned land.

6 NORTH OF THE MERRI RIVER STRUCTURE PLAN 2.2.5 Drainage Figure 3 Land Ownership Plan Figure 4 Zoning and Overlays

MERRI WOLLASTON ROAD The Drainage Authority for the ON ROAD

AD RIVER area is Warrnambool City Council, 4 22 1 2 3 in consultation with the Glenelg MERRI RIVER 21 20 Hopkins Catchment Management 5

Authority (CMA). Council and the 18 CMA have engaged Cardno to COGHLANS ROAD 17 prepare detailed flood mapping 16 of the area, to define the 1 in 6 19 14 11 TARHOOK ROAD 15 WOLLASTONWOLLAS ROAD 100 year flood extent. Figure 5 LLASTON ROAD 9 shows the extent of land that is 10 encumbered by the floodplain. 12

7 At present this land is privately 8 WOODEND ROAD 13 owned in multiple ownerships, but will serve a key drainage D

VEROCK ROAD

function as part of development L S’LLESSUR of the NMRSP area. However, CREEK

TLAKE ROAD (HOPKINS HWY) R it is noted that this area will MO DALTONS ROAD WOLLAS MERRI TON ROAD also serve additional functions Drawing Key BROMFIELD STREET RIVER Pedestrian Bridge Flora and Fauna Assessment Wollaston Road, Warrnambool in terms of its environmental Connector Road Boulevard Connector

ARDLIE STREET importance, and presents DONO VANS ROAD significant passive and active Figure 5 Landform and Topography Figure 6 Flora and Fauna open space opportunities. Drawing Key Potential Water Tower Location Scale: 1:5000m @ A1 1 in 100 Year Flood Line 1:10000m @ A3

Indicative Water Main Alignment 0 50 100 150m Discharge of urban stormwaterMerri River Wetlands Legend into the Merri River will need INO1 Underground Powerline Existing Overhead Powerline Conventional density residential to be treated through Water Medium density residential Higher density / Mixed Use precinct Sensitive Urban Design subject to separate urban design Drawing Key framework

400 Metre (WSUD) measures to protect Mixed use / Commercial 1000 Metre

Neighbourhood activity centre the water quality of the river. NAC 4500 sq. m. Drawing Key State Government Primary School Local activity centre 500 sq. m. / Local Convenience Centre 1000 sq. m.

CF Community facility Drawing Key Structure Plan Area School Standard Density Residential Lifestyle Blocks High amenity - diversity interface Lower Density Residential State Government Primary School Public open space Public Open Space

Local Convenience Centre Open Space - active / passive

Diverse Housing / Medium Density Residential

1 in 100 Year Flood Line Linear open space / parkland / greenway including shared path Edge Road / Active Frontage Treatment Pedestrian Path Wetlands Merri River

Wetlands Shared Path

Pedestrian Bridge Proposed Stage 4C (Ring Road) Connector Road

Boulevard Connector Surf Coast Highway / Boulevard

Connector roads

Key local roads Drawing Key

Neighbourhoods Intersection - signalised Lifestyle Blocks

Diverse Housing / Medium Density Residential Intersection - type C Service roads

Proposed station  Railway line   Existing vegetation to be retained  Other vegetation 7  Vicroads / DOT constrained land

Key building

Armstrong Creek

35m buffer to creek (council policy)

30m buffer to creek (state policy) Figure 7 Heritage 2.2.6. Flora and Fauna The SMEC assessment Notwithstanding the above, it is undertaken in 2009 validated the noted that the EarthTech/SMEC An assessment of the Flora and findings of the 2006 study, and assessments were very high Fauna values of the site has been also included an assessment of level assessments, and access undertaken by EarthTech in 2006, an additional 34.6ha of land in the wasn’t provided to all parts and an updated report (following north-west (Properties 1, 2 and of the NMRSP area. As such, legislative changes) was prepared 3) that were not assessed in the more detailed site specific flora by SMEC (formerly EarthTech) in original study. The SMEC report and fauna assessments will be 2009 (see Figure 6). found that the additional parcels required at time of preparation contained no remnant patches of a Development Plan to The NMRSP is defined as being of native vegetation, nor any confirm the extent of native within the Victorian Volcanic Plain scattered indigenous trees. The vegetation, and the likely impacts Bioregion. Two ‘endangered’ parcels were also considered to of development. In addition, Ecological Vegetation Classes have little habitat value for native the flora and fauna report (EVC) have been identified in the fauna species. should make recommendations study area including the ‘Plains regarding management of Grassy Woodland’ and ‘Swamp However, the assessment noted noxious weeds as identified by the Scrub’. However, during site that there was native vegetation CaLP Act 1994. assessment, it was noted that the and other aquatic habitat values understorey species (i.e. several associated with the riparian native grasses) characteristic zone along the Merri River, of the Plains Grassy Woodland which may provide habitat for Figure 8 Movement Network were not present, most likely due native amphibians and wetland to historic vegetation clearance bird species. SMEC noted that Wollaston Road as well as past and present land incorporating the floodplain uses. into open space will mean that development is unlikely The study area is highly disturbed to have any significant impact with little native vegetation on nationally or state listed remaining. A Habitat Hectare species or communities. The Assessment was not required report identified that there is Caramut Road for the site as native vegetation substantial scope to improve recorded provided less than 25% the environmental condition native under storey cover. 12 of the study area, in particular noxious weeds, as defined by the along the Merri River through Catchment and Land Protection revegetation works. The transfer (CaLP) Act 1994 were identified of substantial areas of land along as occurring in the study area. the river from private to public ownership, and the associated Ponting change in land management Drive practices, will further assist in improving the condition of flora and fauna along this corridor. Hopkins Highway

8 NORTH OF THE MERRI RIVER STRUCTURE PLAN 2.2.7 Heritage Notwithstanding, the survey While results of the reports 2.2.8 Movement Network needs to be signalised upon of the land found the following indicate that any future development of the NMSP area. Archaeological assessments of archaeological/historical sites development of the land is Wollaston Road currently extends Surrounding roads that have the site have been undertaken within the study area (see Figure unlikely to have a significant through the NMRSP area, potential to connect with the by Heritage Insight in 2005 and 7 and Table 1). impact on any aboriginal cultural connecting from Caramut Road, NMRSP area are Bromfield 2009 (the 2009 report included heritage, a Cultural Heritage through the Ponting Estate, to Street, which currently Properties 1, 2 and 3 which were The majority of these sites Management Plan (CHMP) the Hopkins Highway (see Figure terminates south of the Merri not originally surveyed in 2005). are associated with the Merri should be prepared as part of 8). This road is considered a River (and as such, would require River, and as such, there is preparation of a Development collector road, constructed to a a bridge to connect it with the These reports identified an opportunity to incorporate Plan, and will be required to be rural standard, and has a road NMRSP area) and Ponting Drive, considerable evidence of land them into the open space. Sites approved by Aboriginal Affairs reserve of approximately 20m. which terminates at the eastern disturbance, and as such, noted outside the Merri River environs Victoria (and/or any other This road currently provides boundary of the NMSP area. that any aboriginal cultural will need to be considered in the Registered Aboriginal Party) access for existing dwellings Both these streets are currently material found within the study design of the Structure Plan, and prior to issue of a permit, in in the Structure Plan area operating as local streets. area is likely to be in a disturbed the future Development Plans. accordance with the Aboriginal (approximately 40 lots have direct Public transport within proximity context, and any cultural In particular, the heritage report Heritage Act 2006. access to Wollaston Road), and to the NMRSP area includes materials are likely to have been recommends preservation and provides a through function for buses along Caramut Road, dispersed across a wider area conservation of the Wollaston traffic travelling to/from Caramut and within the Ponting Estate due to the soil type and repeated Road quarries. However, since Road and Hopkins Highway. (connecting to Hopkins Highway). ploughing of the land. the report was prepared Heritage Vehicle volumes on Wollaston There are no existing bus routes Victoria have confirmed that the Road are currently estimated at that access the NMRSP area. quarries are not considered to approximately 3,000 vehicles per Access to public transport will have archaeological significance day, which is considered to be need to be provided within 400m and can be removed. well within the capacity of this (walking distance) of the majority road in its current form. Vehicle of new dwellings within the Table 1 Recorded archaeological/historical sites volumes are anticipated to reach NMRSP area. approximately 14,580 upon full Site Type Site Name Location development of the area.

Artefact Scatter Wollaston Road 1 &2 Along Merri River bank The intersection of Wollaston Road/Caramut road consists Rural huts Merri River Huts Southern section of study area, adjacent to Merri River of an unsignalised cross- intersection, which is currently Bluestone Weir Bromfield Street Weir Crossing the Merri River at Bromfield Street operating appropriately under existing conditions, however, will require minor upgrades to Industrial Quarries Wollaston Road Quarries North West corner of study area adjacent to Wollaston Road operate safely upon development within the Structure Plan area. Rural field boundaries Dry stone walls Multiple locations The intersection of Wollaston Road/Hopkins Highway consists of an unsignalised T intersection. This intersection is currently operating at capacity, and

9 2.2.9 Site Analysis Summary Varied topography, offering exposed areas and hidden areas Figure 9 provides a summary of the site analysis features Highly scenic, with views across of the land and identifies key Warrnambool to the ocean and opportunities and constraints for views to the Structure Plan development. area from surrounding parts of Warrnambool – opportunity for high quality architecture and housing types.

Broad floodplain presents opportunity for wide green open spaces to be utilised for a variety of activities however also segregates the NMR community from urban land to south. Design to provide public access to the river through edge roads. Connections (pedestrian/ cycle and vehicle) will be required to connect communities.

Separated from other urban parts of Warrnambool. As such, connections across river and to adjoining areas should be maximised. Opportunities for vehicle connections are at Bromfield St (via a bridge over the Merri River) and pedestrain and bicycle connection via the interface with Ponting Drive.

Existing wide road reserve of Wollaston Road presents opportunity to create a strong boulevard character through the plan area.

10 NORTH OF THE MERRI RIVER STRUCTURE PLAN Figure 9 North of Merri River Site Analysis Plan

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Woll ton R ad as o rl ke o d Mo t a Ra

11 31 32 Table 2 Summary Land Budget Introduction Land Budget and housing yield Land Budget (ha) The purpose of this chapter is to examine and describe The gross land area of the Total Precinct Area 249.36 the population forecast for NMRSP area is 249.4ha. 3 the NMRSP area, drawing on However, approximately 67ha Encumbered land previous work undertaken, of land is not available for including the Warrnambool development as it is encumbered Floodplain and wetlands 65.33 Land Use Strategy and the by the flood plain and wetlands. NMRSP Structure Plan Report. Open Space Understanding the forecast Taking into account developable population and approximate land that will be set aside for Passive Open Space 2.95 number of dwellings will enable other purposes, including open an understanding to be gained space, schools and for road of the needs of the future widening, there is capacity to Active Open Space (located within floodplain) 0.00 population. develop approximately 2200 lots based on an average density Other Uses of 12 lots per net developable ha. A more detailed lot yield for Road widening 1.1 individual land holdings will be determined during preparation of School 3.43 Development Plans.

FORECAST POPULATION AND NEEDS POPULATION FORECAST Net Developable Area 176.55

12 NORTH OF THE MERRI RIVER STRUCTURE PLAN 33 34 Demographic Needs analysis projections Noting the quantum of projected The demographic profile of population, and the anticipated Warrnambool, as with other characteristics of the population, parts of Australia, is aging, with the types of future infrastructure a significant decline in the size required by the community can be of households due to a trend anticipated. towards a reduction in family size, an increase in the number The NMRSP structure plan of ‘one parent’ households, and report (SMEC, 2009) provides an increase in the number of one detail of the demographic profile and two person households. of Warrnambool and typical benchmarks for provision of The average household size infrastructure, including schools, in Warrnambool in 2006 was sporting and recreation facilities estimated at 2.5 persons, and retail and services. Based however, this household size on these findings, it is anticipated is anticipated to decline to that the NMRSP area will approximately 2.07 persons per create demand for the following household by 2031. As such, facilities: the NMRSP area is anticipated to accommodate a population of State Primary school; between 4,500 and 5,500. Local activity centre for While initially the NMRSP area convenience shopping is likely to cater for families, and services; and as such create demand for Active playing fields (two football/ traditional detached housing, cricket ovals or soccer pitches); over time, it is anticipated that smaller household types will Tennis courts; create demand for smaller lot housing. Accordingly, a variety of Public transport (bus route); densities and housing typologies Walking and cycling trails. will need to be provided within the NMRSP.

13 Drawing Key

Pedestrian Bridge

Connector Road

Drawing Key Boulevard Connector Neighbourhoods

Lifestyle Blocks

Diverse Housing / Medium Density Residential

Drawing Key

Potential Water Tower Location Figure 10 North of Merri River Structure Plan The vision for the North of the

VISION 1 in 100 Year Flood Line Merri Structure Plan area is to Indicative Water Main Alignment create a well-connected and well Merri River serviced community that has a Wetlands positive sense of place. Legend 4 Conventional density residential To give this vision a specific, A place-based expression, four Medium density residential key features of the area have Higher density / Mixed Use precinct subject to separate urban design Drawing Key been identified (based on the framework 400 Metre site analysis in Chapter 2), which Mixed use / Commercial 1000 Metre C when combined, set the broad building blocks upon which to Neighbourhood activity centre NAC 4500 sq. m. Drawing Key establish a clear place-based State Government Primary School vision for the Structure Plan (see Local activity centre 500 sq. m. / 1000 sq. m. Local Convenience Centre Figure 10 North of the Merri River Structure Plan). CF Community facility Drawing Key Drawing Key B Structure Plan Area Structure Plan Area School Standard Density Residential Standard Density Residential D Diverse topography and Lifestyle Blocks Lower Density Residential High amenity - diversity interface Lower Density Residential State Government Primary School landscape setting;

State Government Primary School Public Open Space RiMer ver ri Public open space Public Open Space Local Convenience Centre Location contained by Merri verri Riverri er Local Convenience Centre Diverse Housing / Medium Density Residential River, but separated from Open Space - active / passive Diverse Housing / Medium Density Residential 1 in 100 Year Flood Line Pedestrian/ M cycle connection surrounding urban area; Linear open space / parkland / 1 in 100 Year Flood Line Edge Road / Active Frontage Treatment only to Ponting greenway including shared path Edge Road / Active Frontage Treatment Pedestrian Path Drive Existing access provided Pedestrian Path Pedestrian / Cycle Connection only to Ponting Drive Wetlands Merri River Merri River by Wollaston Road;

Wetlands Wetlands Ponting Drive Shared Path

Pedestrian Bridge Pedestrian Bridge Extent of flood prone land. Proposed Stage 4C (Ring Road) Connector Road Connector Road

Boulevard Connector Boulevard Connector Five Key elements comprise the Surf Coast Highway / Boulevard detailed, place based vision for Connector roads the North of the Merri Structure Plan: Key local roads Intersection - signalised

Intersection - type C

Service roads

Proposed station

Railway line

Existing vegetation to be retained

Other vegetation

Vicroads / DOT constrained land

Key building

Armstrong Creek 14 NORTH OF THE MERRI RIVER STRUCTURE PLAN 35m buffer to creek (council policy)

30m buffer to creek (state policy) Movement Network Open Space Activity Centre and Neighbourhood and Density Utilities and Drainage Community Facilities A key connector road network An interlinked open space A series of internal Physical services and that: network that: A centralised activity and neighbourhoods that: infrastructure that: community centre that: Responds to the topography Focuses on the Merri River Are diverse in landscape, Meets the needs of the and existing road reserves floodplain and key site Provides a local focus streetscape and built community and the development; (internal and external); features (ridge lines, existing for the community; form character; vegetation, heritage features; Is equitably funded and Provides the framework for Provides opportunities to co- Are clearly defined; efficiently delivered a modified grid-based local Is visually and physically locate community facilities, Contain an identifiable Represents ‘best practice’ road network with a high level connected to surrounding including a school and active neighbourhood ‘core’ (open provision and design. of streetscape diversity; land uses; open space, adjacent to space, activity centre, key the retail/service heart; Provides internal connections Can accommodate a range of topographic feature) to Details of how the Structure between neighbourhoods functions, including drainage, Provides opportunities for shared establish a sense of place; Plan intends each aspect of this and externally to surrounding active and passive recreation, use of facilities where possible; vision to be delivered is explored Provide opportunities for neighbourhoods; walking/cycling trails and to in more detailed in the following Takes a ‘street-based’ form; diverse housing outcomes, from preserve key site features; chapter. Incorporates a positive smaller lots to larger lots, to landscape character (boulevard Provides a high amenity Provides a context for achieve an average density of treatment) in key locations; setting for diverse housing higher density housing; 12 lots per net developable ha. outcomes, including Supports the retail hierarchy as Incorporates an accessible medium density housing. public transport route and linked noted in the Warrnambool Retail pedestrian/cycle network. Strategy and Clause 21.07.

15 51 52 Introduction Movement Network The proposed movement network Vision uses the existing Wollaston Each of the key structure plan Road reservation, as well as elements are described in turn an external connection point in this Chapter. A set of design A key connector road network provided by Bromfield Street 5 objectives have been outlined for that: to create a connector road each element, which seeks to network that provides a high describe in words the intent and degree of connectivity internally aspirations for each element of Responds to the topography and externally. Combined with the plan. and existing road reserves a secondary connector road (internal and external); extending east-west along a While each element is described ridge line (east) and along a Provides the framework valley (west), these roads are separately, it is noted that they for a modified grid-based are interlinked, and as such, one intended to link and define local road network; component influences the other. neighbourhoods, to provide the framework for a modified grid As such, any alterations to one Provides internal connections component must be considered between neighbourhoods and based road network, and to enable provision of a bus route more broadly in terms of the externally to surrounding

STRUCTURE PLAN ELEMENTS STRUCTURE through the area. impact on the plan and the vision neighbourhoods; as a whole. Incorporates a positive Shared paths are to be provided These objectives of the Structure landscape character within open space, including the Plan must be responded to during (boulevard treatment) floodplain, and on-road bicycle preparation of Development in key locations; and lanes to be provided along Plans and subsequent Planning connector roads to establish Permit applications for Incorporates an accessible a high-quality and connected subdivision. Specific direction for public transport route network for pedestrian and cycle Development Plans and planning and linked pedestrian/ movements. permit applications are provided cycle network. following the set of objectives to provide guidance on more detailed matters.

16 NORTH OF THE MERRI RIVER STRUCTURE PLAN Drawing Key

400 Metre

1000 Metre

Drawing Key

Neighbourhoods

Diverse Housing / Medium Density Residential

Drawing Key

Potential Water Tower Location

1 in 100 Year Flood Line Figure 11 Movement Network

Indicative Water Main Alignment Merri River see Figure 12 Wetlands Legend

IN01 Underground Powerline Conventional density residential Existing Overhead Powerline

Medium density residential

Higher density / Mixed Use precinct subject to separate urban design see Figure 16 framework

Mixed use / Commercial

Neighbourhood activity centre NAC 4500 sq. m. Drawing Key State Government Primary School Local activity centre 500 sq. m. / 1000 sq. m. Local Convenience Centre see Figure 13

see Figure 14 CF Community facility Drawing Key Drawing Key Structure Plan Area Pedestrian Bridge School Standard Density Residential Connector Road

Lower Density Residential Boulevard Connector High amenity - diversity interface State Government Primary School Pedestrian / Cycle Connection only to Ponting Drive see Figure 15 Public Open Space RiMer ver ri Public open space Local Convenience Centre verri Riverri er Diverse Housing / Medium Density Residential Open Space - active / passive

1 in 100 Year Flood Line M Linear open space / parkland / Edge Road / Active Frontage Treatment greenway including shared path Pedestrian Path Pedestrian / Cycle Connection only to Ponting Drive Wetlands Merri River

Wetlands Ponting Drive Shared Path

Pedestrian Bridge Proposed Stage 4C (Ring Road) Connector Road

Boulevard Connector Surf Coast Highway / Boulevard

Connector roads

Key local roads

Intersection - signalised

Intersection - type C

Service roads

Proposed station

Railway line

Existing vegetation to be retained

Other vegetation

Vicroads / DOT constrained land

Key building

Armstrong Creek

35m buffer to creek (council policy)

17 30m buffer to creek (state policy) Structure Plan Objectives: To provide a connector road Direction for conflicts at intersections between network that will enable provision Development Plans: local roads and Wollaston of a modified grid-based local Road, and providing a refuge for To utilise the existing Wollaston Road reserve as the key spine road network, that is highly Cross-sections pedestrians crossing to access road through the plan area to permeable and connected, and the activity centre. connect externally to the east comprises a variety of local Typical cross-sections have been and the west, and to define and road cross-sections to add prepared for roads shown in the The Bromfield Street Cross connect internal neighbourhoods. interest to the neighbourhoods. Structure Plan. These cross- -section has been design to sections reflect the access and match in with the existing To utilise Wollaston Road as a To provide a north-south design objectives set out above. cross-section to the south, and connection over the Merri bus route that is accessible to comprises a single carriageway the majority of residents within River at Bromfield Street to Wollaston Road provides a with cycle lanes. a five minute walk (400m). connect the NMRSP area with pavement width suitable for urban areas to the south. To provide a connected on accommodating buses, and The east-west connector and off road pedestrian/cycle indented parking bays (with incorporates a central median To align a secondary east- landscaped kerb outstands) to to take on a boulevard character west connector road taking network that utilises the Merri form an attractive and functional along a visually prominent into account topographic River, local open space links and connector road. On-road cycle ridgeline and within a valley features (along a ridge line to boulevard connector roads. lanes are also accommodated. which is visible from the western the east of Wollaston Road, To provide an active edge to all Where Wollaston Road interfaces parts of Wollaston Road. In and along the valley to the open space areas, including with rural land to the north, addition, a shared path has been west of Wollaston Road) the floodplain, via edge roads it is intended that only the incorporated into this cross- pavement and southern verge be section as the road forms a key To incorporate a central To provide a ‘one-sided’ median into the cross-section constructed as part of NMRSP link in the pedestrian/cycle ‘loop’ cross-section for Wollaston through the plan area. of Wollaston Road through the Road where it interfaces with development (see Figure 12 central part of the plan area rural land to the north. Wollaston Road Cross-section A). to create a strong landscape character/boulevard effect, and To provide ‘direct’ property Through the central part of the to manage traffic movements at access to all roads, including plan area, Wollaston Road is intersections with local roads. Wollaston Road. intended to take on a boulevard character, incorporating a To incorporate a central median To provide for a pedestrian/ landscaped central median. within the east-west connector cycle only link between the While primarily incorporated to create a grand-tree lined adjacent, existing Ponting for urban design reasons (i.e. boulevard in a visually prominent Estate and the NMRSP area in to assist in establishment of location, and to connect the the location of Ponting Drive. a positive sense of place), the Merri River in a ‘green loop’ to be The link is not to facilitiate median is intended to also utilised by pedestrians/cyclists. through vehicle movements. perform a traffic calming function, minimising traffic

18 NORTH OF THE MERRI RIVER STRUCTURE PLAN Figure 12 Wollaston Road cross section A

Figure 13 Wollaston Road cross section B

Figure 14 Wollaston Road cross section C

Cycle Lane

19 Local Roads are not shown on Intersections the Structure Plan; however, they will need to be designed Intersection works are proposed through the Development Plan with Wollaston Road in the process. Figure 17 illustrates a following locations: standard cross-section for local roads, however, it is emphasised Caramut Road that the vision for NMRSP is to (T-intersection upgrade)) create neighbourhoods that are distinct and diverse. As such, a East-west connector (roundabout) design objective of this Structure Plan that must be responded to Bromfield Street (T-intersection) at the Development Plan stage Johnstone Street is to deliver diverse streetscapes (T-intersection upgrade) through modifications to the local street cross-section. These Cecil Street (T-intersection modifications should respond upgrade) specifically to the site, and may comprise alternative parking Ponting Drive (either a arrangements (for example roundabout with full vehicle angled), widened naturestrips, movements or an alternative central medians etc. However treatment to provide ‘entry it is noted that narrowing of the only’ off Wollaston Road road pavement will not generally subject to future assessment be supported. and consultation with the local community)

Hopkins Highway/Mortlake Road (signals).

Road Construction Timing

Development Plans must set out proposed road works and timing of construction of these works in accordance with the NMRDCP.

Please refer to the NMRDCP for project details and indicative provision triggers.

20 NORTH OF THE MERRI RIVER STRUCTURE PLAN Figure 15 Bromfield Street cross-section

Cycle Lane

Figure 16 East-West Connector cross section

Figure 17 Standard Local Road cross section

21 Drawing Key

Pedestrian Bridge

Drawing Key Connector Road

Neighbourhoods Boulevard Connector

Diverse Housing / Medium Density Residential Pedestrian / Cycle Connection only to Ponting Drive

53 Drawing Key The NMRSP incorporatesPotential Water Tower Location an Figure 18 Open Space Open Space 1 in 100 Year Flood Line open space networkIndicative Water Main that Alignment makes efficient use ofMerri Riverdevelopable land Wetlands Legend An interlinked open space and is focused primarily around IN01 Underground Powerline the Merri River floodplain and Conventional density residential network that: Existing Overhead Powerline a series of passive open space Medium density residential areas. A ’green loop’ comprising A Focuses on the Merri Higher density / Mixed Use precinct open space and boulevard roads subject to separate urban design River floodplain and key forms a open space/green framework site features (ridge lines, experience around the plan area C Mixed use / Commercial existing vegetation); that links neighbourhoods and Neighbourhood activity centre provides pedestrian/cycle access NAC 4500 sq. m. Is visually and physically to the range ofDrawing spaces Key available, connected to surrounding State Government Primary School Local activity centre 500 sq. m. / and will form an identifiableLocal Convenience Centre 1000 sq. m. land uses; feature within the Structure Plan CF Community facility Drawing Key Drawing Key Can accommodate a range area. Each open space area B willStructure have Plan Areaa distinct character 400 Metre School of functions, including Standard Density Residential 1000 Metre D drainage, active and passive thatLower reflects Density Residential its context and its High amenity - diversity interface intendedState Government function. Primary School recreation, walking/cycling Public Open Space RiMer ver ri Public open space trails and to preserve Local Convenience Centre verri Riverri er key site features; and Diverse Housing / Medium Density Residential Open Space - active / passive 1 in 100 Year Flood Line M

Edge Road / Active Frontage Treatment Linear open space / parkland / greenway including shared path Provides a high amenity Pedestrian Path setting for diverse housing Pedestrian / Cycle Connection only to Ponting Drive Wetlands outcomes, including Merri River Wetlands Ponting Drive Shared Path medium density housing. Pedestrian Bridge Proposed Stage 4C (Ring Road) Connector Road

Boulevard Connector Surf Coast Highway / Boulevard

Connector roads

Key local roads

Intersection - signalised

Intersection - type C

Service roads

Proposed station

Railway line

Existing vegetation to be retained

Other vegetation

Vicroads / DOT constrained land

Key building

Armstrong Creek

35m buffer to creek (council policy)

22 NORTH OF THE MERRI RIVER STRUCTURE PLAN 30m buffer to creek (state policy) Structure Plan Objectives naturestrips, central medians etc The 30m biodiversity corridor when required by the population A – Located on the plateau along to provide a point of difference along the river should be of the NMRSP community. Wollaston Road. View lines within neighbourhoods that responded to when considering across Warrnambool should be To maximise use of the floodplain for active open space and passive can be utilised as a context locations for shared paths and Given that the active open space responded to when determining a recreation where possible to for higher density housing. other embellishments. facilities will be constructed on landscape character for the area. minimise the need to set aside flood prone land by Council at a Size: 1.1ha developable land for open space Direction for Active Open Space later date, the actual facilities will Development Plans: be determined as that time. B – Located to form an urban To locate active open space land The NMR Structure Plan Report heart to the neighbourhood, within the floodplain. Sufficient Encumbered Open Space (SMEC< 2009) identified that a Passive Open Space co-located with the local activity land has been identified to community of 4000-5000 people centre. This open space area accommodate two ovals, car While the primary purpose of meets the benchmark for Given the floodplain area is should take on an urban/plaza parking, tennis courts and the floodplain is for drainage provision of active open space available to accommodate a character, and be incorporated a shared pavilion within the purposes, it is recognised that the incorporating active playing fields range of active and passive into the design of the activity floodplain, adjacent to the area can accommodate multiple (football/cricket ovals and soccer recreation opportunities for centre. 0.6ha proposed primary school. functions, and is a valuable open pitches) and tennis courts. A the community, only small space resource. As such the shared pavilion and car park will scale, local parks are required C – Located along the east-west To create a ‘green loop’ system be required to be located within of open space and green area is intended to accommodate to be provided within the main connector along the ridgeline, these facilities boulevards, comprising the active and passive recreation development area. These small part of the ‘green loop’. The floodplain, east-west boulevard uses, including a series of shared local parks are located to form landscape character of this connector and local open space paths, and will contribute to Flood modelling as part of the the heart of neighbourhoods, space should take on a character which provides a high amenity the ‘green loop’ of open space/ Structure Planning work has and where possible, have been consistent with the landscaping landscape setting for diverse boulevard streets throughout the identified the 1 in 100 year located to take advantage of and within the east-west boulevard. housing outcomes, and provides plan area. flood line, however, within to protect key site features, such Size: 0.5ha a connected off-road pedestrian/ this boundary, the CMA have as hill tops, ridgelines, existing cycle movement network. The floodplain also contains the confirmed that there is scope vegetation and heritage features, D – This space is visually highest flora and fauna values to utilise some land for active and to link in with the ‘green prominent as it is located on To locate passive open space across the site, and should be open space purposes. As loop’ created by the floodplain/ the ridgeline, at the terminating to coincide with landscape/ revegetated and remediated to such, provision for an active east-west boulevard connector. vista of the east-west connector. site features where appropriate conserve and enhance these open space area has been Each open space area should As the space forms part of the to protect these features and values. nominated as being located be designed to have a distinct ‘green loop’, it must connect to provide each space with within the floodplain, and as character that reflects its context to the floodplain via a linear its own distinct character. During preparation of such, no developable land will and intended use. By taking into open space link, or alternative Development Plans, a Landscape need to be set aside for active account the presence of the treatment such as a boulevard To visually and physically link Masterplan should be prepared open space purposes within the open space to neighbourhoods floodplain, the internal passive street. This space should take on for the floodplain area (or part developable area. In addition, through use of edge road open space requirements can be a formal landscape character that there of), which clearly defines Warrnambool City Council will reduced to those set out below, is consistent with the east-west treatments, including edge roads which part of the floodplain will along the length of the floodplain. take responsibility for the funding which meet the appropriate boulevard road, providing a high be used for active, passive and of construction of these active statutory benchmarks. quality and formalised ‘book-end’ conservation functions, with a To incorporate small urban open space facilities (excluding to the eastern extent of the east- distinct landscape design for ‘green’ spaces within the detailed works required to ensure the west boulevard. Size: 0.75ha. design of subdivisions, including each. However, the ongoing flood prone land is fit for active small pockets parks, widened maintenance of the floodplain will open space purposes) at a time be the responsibility of Council.

23 Drawing Key

Drawing Key Pedestrian Bridge 400 Metre Drawing Key Connector Road 1000 Metre Neighbourhoods Boulevard Connector

Diverse Housing / Medium Density Residential Pedestrian / Cycle Connection only to Ponting Drive

54 Drawing Key A local level activityPotential Water Tower centre, Location co- Figure 19 Activity Centre and Community Facilities Activity Centre and 1 in 100 Year Flood Line community facilities located with aIndicative primary Water Main Alignment school and open space,Merri River is to be located centrally withinWetlands the NMRSP area, Legend IN01 Underground Powerline along Wollaston Road to serve Conventional density residential A centralised activity and Existing Overhead Powerline as an active heart or focus for community centre that: Medium density residential the NMRSP community and to Higher density / Mixed Use precinct meet the convenience retail and subject to separate urban design Provides a local focus service needs of the community. framework for the community; While the NMRSP does not define Mixed use / Commercial the exact footprint of this centre, Provides opportunities to co- Neighbourhood activity centre the key objectives are to ensure NAC 4500 sq. m. locate community facilities, that it is centrally located, of a including a school and active Local activity centre 500 sq. m. / local scale and accessible via 1000 sq. m. open space, adjacent to Wollaston Road. CF Community facility the retail/service heart; Drawing Key Drawing Key Structure Plan Area State Government Primary School School Provides opportunities Standard Density Residential Local Convenience Centre Lower Density Residential High amenity - diversity interface for shared use of facilities State Government Primary School

where possible; Public Open Space RiMer ver ri Public open space Local Convenience Centre verri Riverri er Takes a ‘street-based’ form; Diverse Housing / Medium Density Residential Open Space - active / passive 1 in 100 Year Flood Line M Linear open space / parkland / Provides a context for Edge Road / Active Frontage Treatment greenway including shared path Pedestrian Path higher density housing; Pedestrian / Cycle Connection only to Ponting Drive Wetlands Merri River

Supports the retail Wetlands Ponting Drive Shared Path

Pedestrian Bridge hierarchy as noted in Proposed Stage 4C (Ring Road) the Warrnambool Retail Connector Road Boulevard Connector Strategy and Clause 21.07. Surf Coast Highway / Boulevard Connector roads

Key local roads

Intersection - signalised

Intersection - type C

Service roads

Proposed station

Railway line

Existing vegetation to be retained

Other vegetation

Vicroads / DOT constrained land

Key building

Armstrong Creek

35m buffer to creek (council policy)

24 NORTH OF THE MERRI RIVER STRUCTURE PLAN 30m buffer to creek (state policy) Structure Plan Objectives Direction for The activity centre and school Development Plans: should comprise high quality built form that positively To locate a small-scale activity centre centrally within the Activity centre Design address the surrounding NMRSP area, on the west side streets, corners and public of Wollaston Road that will At the Development Stage it spaces, including open space. form an accessible and vibrant will be necessary to develop a Adequate parking must be ‘heart’ to the NMR community. design for the structure of the provided in a location that does activity centre, that integrates not feature prominently from key To provide local convenience with the local road network and locations, such as Wollaston Road centre retail and services, other land uses and comprises a possibly including a small high quality built form. Specific Buildings and uses should be convenience/general store, small objectives include: of a scale sympathetic to the service businesses, a café and surrounding residential context community services such as childcare and a medical centre. Scale of activity centre (i.e. retail Future bus stop locations floor space) must reflect its local must include a bus stop To provide opportunities for status in the retail hierarchy at the activity centre. higher density housing and mixed noted in Clause 21.07 (i.e. as a uses, such as home offices Convenience Centre, providing surrounding the activity centre. daily goods and services.

To incorporate public space Mixed uses, incorporating as a central part of the activity higher density residential, centre by co-locating the community uses and home/ activity centre with a passive office style uses are encouraged open space reserve. in the area immediately surrounding the activity centre. To integrate the activity centre with surrounding community The activity centre and uses such as the primary school. surrounding local street network should be designed to ‘talk to’ To provide opportunities for the proposed primary school, shared use of community even if they are not immediately facilities, for example, shared adjacent to each other. use of the primary school site as a Council operated Activity centre must be designed community centre. to be visible and accessible from Wollaston Road. To ensure the activity centre is accessible via public transport by locating it on a bus route.

25 Drawing Key

Drawing Key Pedestrian Bridge 400 Metre Connector Road 1000 Metre Boulevard Connector

Pedestrian / Cycle Connection only to Ponting Drive

55 Drawing Key The NMRSP areaPotential Water comprises Tower Location Figure 20 Neighbourhoods and Density Neighbourhoods and 1 in 100 Year Flood Line density five general neighbourhoodsIndicative Water Main Alignment of approximatelyMerri 400m River in radius (i.e. a five minuteWetlands walk in Legend IN01 Underground Powerline each direction) which are each Conventional density residential A series of internal Existing Overhead Powerline focused around a centralised neighbourhoods that: Medium density residential features, such as a passive Higher density / Mixed Use precinct open space reserve or activity subject to separate urban design Are diverse in landscape, centre which serves to provide a framework streetscape and built local point of difference, to give Mixed use / Commercial form character; the neighbourhood a distinct Neighbourhood activity centre character and identity and as NAC 4500 sq. m. Are clearly defined; a context for diverseDrawing Key housing State Government Primary School Local activity centre 500 sq. m. / 1000 sq. m. Contain an identifiable outcomes. Local Convenience Centre neighbourhood ‘core’ (open CF Community facility DrawingA density Key target of 12 lots per net Drawing Key space, activity centre, key Structure Plan Area Neighbourhoods developable ha is to be adopted School topographic feature) to Standard Density Residential Diverse Housing / Medium Density Residential as theLower Density general Residential density target for establish a sense of place; High amenity - diversity interface theState area. Government It Primary is School considered that Public Open Space RiMer ver ri Public open space Provide opportunities for thisLocal target Convenience Centreis appropriate taking verri Riverri er diverse housing outcomes, intoDiverse consideration Housing / Medium Density Residential the landform Open Space - active / passive characteristics1 in 100 Year Flood Line of the area and M from smaller lots to Linear open space / parkland / the Edgelikely Road / Active market Frontage Treatment conditions. greenway including shared path larger lots, to achieve an Pedestrian Path

Notwithstanding,Pedestrian / Cycle Connection only to Pontingthe Drive structure average density of 12 lots Wetlands per net developable ha. of theMerri River plan seeks to ensure that higherWetlands densities will be able Ponting Drive Shared Path Pedestrian Bridge to be achieved over time, as Proposed Stage 4C (Ring Road) Connector Road the area matures. To this end, Boulevard Connector Surf Coast Highway / Boulevard the Structure Plan directs that Development Plans will need to Connector roads

be designed with a robust yet Key local roads flexible structure of subdivision, based on the modified grid-based Intersection - signalised local road system, a high degree Intersection - type C of streetscape amenity and diversity, and well-considered Service roads siting of housing that will, Proposed station

combined, support opportunities Railway line for re-subdivision of lots in the future. Existing vegetation to be retained Other vegetation

Vicroads / DOT constrained land

Key building

Armstrong Creek

35m buffer to creek (council policy)

26 NORTH OF THE MERRI RIVER STRUCTURE PLAN 30m buffer to creek (state policy) Structure Plan Objectives: Direction for Incorporate streetscape diversity Lot planning and housing and character into the local To create five distinct Development Plans: design on sloping land neighbourhoods defined street network via use of varied by a neighbourhood ‘core’ Neighbourhood design, lot local cross-section designs to Development plans for land with provide a high amenity context (passive open space, the planning and housing design steeper slopes must identify local activity centre). for smaller lot housing means of:

The vision for the NMRSP is to Nominate a range of lot sizes Protecting and minimising To link each neighbourhood by the key character roads deliver densities of approximately throughout the plan area, disturbance to natural landforms (Wollaston Road and the east- 12 lots per net developable which respond to the existing by designing roads and lots west boulevard connector) and ha across the entire site, via and planned site conditions in a manner that minimises the ‘green loop’ comprising a diverse range of lot sizes. e.g. smaller lot product around the need for cut and fill; Indicative locations for smaller open space, around the the floodplain and east-west Encouraging construction of boulevard connector. areas of housing diversity activity centre, larger lots on including smaller lot housing has steeply sloping land and where buildings that are designed to respond sensitively to To provide a high amenity been identified on the Structure nominated on the plan within character to each neighbourhood Plan, which mainly respond to the 1 in 100 year flood extent. natural topography by: locations with higher amenity through the use of diverse Minimising the visual bulk of streetscape cross-sections (along the River, adjacent to open Development Plans must also the development, particularly (See Chapter 5.2) and distinct space) and in proximity to the identify locations where larger when viewed from down slope. open spaces (See Chapter activity centre. Notwithstanding, lots may be suitable for future 5.3), that can be used as a diversity in lot size is encouraged subdivision, such as along the key Minimising the need for cut context for diverse and higher throughout the Structure Plan boulevard. The siting of housing and fill by designs which density housing outcomes. area. on these lots will then need to minimise the building footprint be carefully considered through and allow the building mass To identity appropriate Development Plans must be to step down the slope locations for smaller lots. the use of building envelopes to designed to respond to the preserve opportunities for infill average density requirement in Minimising the impact of To respect interfaces with subdivision/development to occur the following ways: development on the privacy adjoining land, including as the area matures. of adjoining land. high value agricultural land to the north, and the existing Local road network must be Development Plans must also residential estate to the east. designed to cater for a range identify types of interfaces and of lot types within all streets, connections to adjoining land. In that incorporate variation in: particular, Development Plans must specify what fencing and Lot depth and width; allotment treatment will be

Front, side and appropriate to interface with the rear setbacks, rural to the north, taking into consideration that this is very Access conditions. productive farmland.

27 Drawing Key Drawing Key Neighbourhoods Drawing Key Pedestrian Bridge Diverse Housing / Medium Density Residential 400 Metre Connector Road 1000 Metre Boulevard Connector 56 Pedestrian / Cycle Connection only to Ponting Drive Utilities and Drainage The NMRSP area will be Figure 21 Infrastructure progressively provided with all necessary physical services Legend Physical services and (sewer, potable water and Infrastructure that: stormwater management) to Conventional density residential support the ultimate population. Medium density residential

Meets the needs of Higher density / Mixed Use precinct subject to separate urban design the community and framework the development; Mixed use / Commercial

Is equitably funded and Neighbourhood activity centre NAC 4500 sq. m. efficiently delivered; Drawing Key State Government Primary School Local activity centre 500 sq. m. / Represents ‘best practice’ Local Convenience Centre 1000 sq. m.

provision and design. CF Community facility Drawing Key Drawing Key Structure Plan Area Potential Water Tower Location School Standard Density Residential 1 in 100 Year Flood Line Lower Density Residential Indicative Water Main Alignment High amenity - diversity interface State Government Primary School Merri River

Public Open Space Wetlands RiMer ver ri Public open space Local Convenience Centre IN01 Underground Powerline verri Riverri er Diverse Housing / Medium Density Residential Existing Overhead Powerline Open Space - active / passive 1 in 100 Year Flood Line M Linear open space / parkland / Edge Road / Active Frontage Treatment greenway including shared path Pedestrian Path Pedestrian / Cycle Connection only to Ponting Drive Wetlands Merri River

Wetlands Ponting Drive Shared Path

Pedestrian Bridge Proposed Stage 4C (Ring Road) Connector Road

Boulevard Connector Surf Coast Highway / Boulevard

Connector roads

Key local roads

Intersection - signalised

Intersection - type C

Service roads

Proposed station

Railway line

Existing vegetation to be retained

Other vegetation

Vicroads / DOT constrained land

Key building

Armstrong Creek

35m buffer to creek (council policy)

28 NORTH OF THE MERRI RIVER STRUCTURE PLAN 30m buffer to creek (state policy) Structure Plan Objectives: Direction for Development Plans

To identity key infrastructure that will serve the broader Servicing and Drainage NMR community, and as such, funding of this infrastructure Current infrastructure providers should be shared (see Figure to the NMR area are: 20 for list of infrastructure).

To provide for the relocation Water & Sewerage Wannon Regional Water Authority underground of the existing high voltage power line and Electricity Powercor Australia for the funding of these works to be shared. Telecommunications Telstra To identify a Water Sensitive Urban Design approach to Drainage Warrnambool City Council/Glenelg Hopkins CMA stormwater management that meets the drainage requirements Gas Tennix of the development and also protects the water quality of the Merri River. This approach All providers have advised provides for 8 sub-catchments that the land can be serviced. that will drain to a series of Details of servicing staging and wetlands to be located within delivery, including any easements the floodplain that will manage which may be required, must stormwater flows and quality, be provided as part of future supported by main drainage Development Plans. infrastructure to be incorporated within the local street network.

To utilise the NMRDCP to equitably distribute the costs associated with provision of drainage and road infrastructure.

To identify indicative locations for major water supply infrastructure, including a water tower, tank and mains pipeline. The cost of these works will be borne by Wannon Regional Water Authority.

29 Drawing Key Drawing Key Neighbourhoods Drawing Key Pedestrian Bridge Diverse Housing / Medium Density Residential 400 Metre Connector Road 1000 Metre Boulevard Connector 61 Pedestrian / Cycle Connection only to Ponting Drive Figure 22 Development Plan precincts DevelopmentDrawing staging Key and DevelopmentPotential Water TowerPlan Location 1 in 100 Year Flood Line Areas Indicative Water Main Alignment Merri River

Wetlands Legend

A Development PlanIN01 is Underground required Powerline Conventional density residential 6 Existing Overhead Powerline to be approved by the responsible authority before a planning Medium density residential

permit can be issued (some Higher density / Mixed Use precinct subject to separate urban design exemptions apply). Development framework Plans must be prepared in accordance with the North of Mixed use / Commercial Neighbourhood activity centre the Merri River Development NAC 4500 sq. m. Plan Overlay (ClauseDrawing 43.04), Key and State Government Primary School Local activity centre 500 sq. m. /

IMPLEMENTATION PLAN IMPLEMENTATION must be prepared for a groupLocal Convenience Centre 1000 sq. m. of landholdings that represent CF Community facility a logicallyDrawing Kdefinedey precinct. Structure Plan Area School Indicative StandardDevelopment Density Residential Plan areas are Lowerprovided Density Residential in Figure 22. High amenity - diversity interface State Government Primary School

Public Open Space RiMer ver ri Public open space Local Convenience Centre verri Riverri er Diverse Housing / Medium Density Residential Open Space - active / passive

Wetlands Ponting Drive Shared Path

Pedestrian Bridge Proposed Stage 4C (Ring Road) Connector Road

Boulevard Connector Surf Coast Highway / Boulevard

Connector roads

Key local roads

Intersection - signalised

Intersection - type C

Service roads

Proposed station

Railway line

Existing vegetation to be retained

Other vegetation

Vicroads / DOT constrained land

Key building

Armstrong Creek

35m buffer to creek (council policy)

30m buffer to creek (state policy) 30 NORTH OF THE MERRI RIVER STRUCTURE PLAN 62 63 Subdivision works by Local pedestrian and bicycle Development The key purpose of a Developers paths along local arterial Contributions Plan Development Plan is to resolve: roads, collector roads and local streets and within local parks As part of subdivision A Development Contributions (with reimbursement for those Layout issues at the local construction works, new Plan (DCP) has been prepared for that are included in the NMR road network scale, including development is required to the NMR area in conjunction with Development Contributions connections at property meet the cost of delivering the this Structure Plan, which also Plan incorporated in the boundaries and local connections following infrastructure (where details open space contributions. scheme to the satisfaction of to adjoining land outside the infrastructure is not included The NMR Development the collecting agency); the Structure Plan area; in the development contributions Contributions Plan is an plan for the land incorporated Basic improvements to local incorporated document of the Detailed location and into the Warrnambool Planning Warrnambool Planning Scheme configuration of the activity parks and passive open space Scheme): and implemented through the centre (where relevant); including levelling, grassing, tree planting, local playgrounds and Development Contributions Plan Overlay. Open space Design of open space; East-west connector shared paths and footpaths; and local streets; contributions are to be provided Typical cross-sections for a Local drainage systems; in accordance with the DCP, variety of local streets; Landscaping of all existing and with contributions implemented Infrastructure as required by future roads and local streets through the Schedule to Clause Provision of servicing utility services providers including (with reimbursement for those 52.01. infrastructure; water, sewerage, drainage that are included in the NMR (except where the item is funded Development Contributions Native vegetation and through the DCP), electricity, Plan incorporated in the heritage issues; gas, and telecommunications. scheme to the satisfaction of Details of Development the collecting agency); Contribution Plan items proposed to be undertaken as ‘works in Intersection works and traffic lieu’ of cash contributions. management measures along collector roads and local streets (with reimbursement for those Development is likely to that are included in NMR commence first from the central Development Contributions part of the Structure Plan area, Plan incorporated in the where landholdings are owned by scheme to the satisfaction a group of developers. of the collecting agency);

31 Cardno Grogan Richards, 2010, Design of North Warrnambool Floodplain Management Plan: Implementation Works

EarthTech, 2006, Flora and Fauna Assessment, Wollaston Road, 7 Warrnambool Heritage Insight, 2005, An REFERENCES Archaeological Assessment, Wollaston Road, Warrnambool

Heritage Insight, 2009, An Assessment of an Addition to Land Proposed for the Wollaston Road, Warrnambool Local Structure Plan

SMEC Urban, 2009, North of the Merri Structure Plan Report

32 NORTH OF THE MERRI RIVER STRUCTURE PLAN 33

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