s YAN YEAN ROAD DUPLICATION (STAGE 2) LAND USE AND PLANNING ASSESSMENT Prepared on behalf of: MRPV 20 November 2020 © Urbis Pty Ltd 50 105 256 228 urbis.com.au CONTENTS Land Use and Planning Assessment .................................................................................................. 1 1. introduction ....................................................................................................................................... 1 1.1. Overview .............................................................................................................................. 1 1.2. Qualifications and experience .............................................................................................. 1 2. Summary of key issues, Opinions and recommendations ........................................................... 2 2.1. Key land use Impacts........................................................................................................... 2 2.1.1. Key Issues ............................................................................................................ 2 2.1.2. Opinions and Recommendations ......................................................................... 2 2.2. Declaration ........................................................................................................................... 6 3. Project description ............................................................................................................................ 7 4. Existing land use Context ................................................................................................................ 9 5. Written Submissions.......................................................................................................................15 5.1. Submissions Received.......................................................................................................15 5.2. Summary of Issues Raised ................................................................................................15 6. Strategic Planning Assessment ....................................................................................................17 6.1.1. Background to the Development of the Mernda Corridor Area ..........................17 6.1.2. Strategic Need for the Widening of Yan Yean Road ..........................................19 6.2. Summary ............................................................................................................................23 7. Assessment of key Land Use Impacts ..........................................................................................25 7.1. overview .............................................................................................................................25 7.2. Environment Effects Statement (EES) ...............................................................................26 8. Impacts Associated with Bridge Inn Road Intersection ..............................................................28 8.1. Doreen Neighbourhood Activity Centre .............................................................................28 8.1.1. Background ........................................................................................................28 8.1.2. Key Issues ..........................................................................................................29 8.1.3. Assessment ........................................................................................................31 8.1.4. Opinions and Recommendations .......................................................................32 8.2. doreen recreation reserve ..................................................................................................32 8.2.1. Key Issues ..........................................................................................................32 8.2.2. Assessment ........................................................................................................34 8.2.2.1. Planning Policy Framework ................................................................................34 8.2.3. Opinions and Recommendations .......................................................................35 8.3. 25 Doctors Gully Road, Doreen (slate wholesalers, Horse breeding and racehorse agistment) ..........................................................................................................................36 8.3.1. Background ........................................................................................................36 8.3.2. Key Issues ..........................................................................................................37 8.3.3. Opinion and Recommendations .........................................................................37 8.4. 870-910 Yan Yean Road ...................................................................................................37 8.4.1. Key Issues ..........................................................................................................38 8.4.2. Opinion and Recommendations .........................................................................38 8.5. Opportunities/Constraints arising from surplus land around Bridge Inn Road /Yan Yean Road intersection......................................................................................................39 8.5.1. Opinions and Recommendations .......................................................................41 9. Land Use Impacts on Parkland and Open Space ........................................................................42 9.1. Overview ............................................................................................................................42 9.2. Yarrambat Park and Golf Course ......................................................................................42 9.2.1. Yarrambat Park Facilities and Activities .............................................................43 9.2.2. Yarrambat Golf Course.......................................................................................43 9.2.3. Werther Park ......................................................................................................44 URBIS P0028519 YEAN YAN DUPLICATION REPORT NOV 2020 - 1 9.2.4. Plenty Gorge Park ..............................................................................................44 9.2.5. Opinions and Recommendations .......................................................................45 10. Impacts on Other Commercial and community Uses ..................................................................47 10.1. Overview ............................................................................................................................47 10.2. Plenty Valley Christian College and Plenty Valley Childcare ............................................47 10.2.1. Key Issues ..........................................................................................................47 ...........................................................................................................................................47 10.2.2. Opinion and Recommendation ...........................................................................47 10.3. Yarrambat Primary school (552 yan Yean Road, Yarrambat) ...........................................48 10.3.1. Key Issues ..........................................................................................................48 10.3.2. Opinion and Recommendation ...........................................................................48 10.4. Other Uses .........................................................................................................................48 10.4.1. Opinions and Recommendations .......................................................................49 11. impacts of The Project on Residential Properties .......................................................................50 11.1. Overview ............................................................................................................................50 11.1.1. Opinions and Recommendations .......................................................................53 12. Assessment of Proposed Planning Controls ...............................................................................54 12.1. Overview of Planning Scheme Amendment GC92 ............................................................54 12.2. Summary of submissions raised ........................................................................................54 12.3. Review of Amendment GC92 ............................................................................................54 12.3.1. Use of the Incorporated Document and Specific Controls Overlay ....................54 12.3.2. Public Acquisition Overlay ..................................................................................55 12.3.3. Alignment of the Urban Growth Boundary..........................................................56 12.3.4. Native Vegetation Removal and Offsets ............................................................56 12.4. Other relevant matters .......................................................................................................56 Appendix A Guide to Expert Evidence Response Appendix B Letter of Instructions Appendix C guide to expert evidence response FIGURES Figure 1: Project Area Map, EES Yan Yean Road Upgrade – Stage 2 Summary Document ...................