Box Hill and Box Hill Industrial Precinct Plan Post-exhibitions Planning Report DECEMBER 2012 Contents Page 1 Executive Summary ................................................................................................5 1.1 Summary of the Precinct Plan .................................................................................................. 7 2 First Exhibition of Draft Plans – October 2011 ......................................................10 2.1 Exhibited Materials.................................................................................................................. 10 2.2 Exhibition Period ..................................................................................................................... 12 2.3 Exhibition Venues ................................................................................................................... 12 2.4 Public Notice ........................................................................................................................... 12 2.5 Notification of Land Owners.................................................................................................... 12 2.6 Notification of Key Stakeholders ............................................................................................. 12 2.7 Information Sessions............................................................................................................... 12 2.8 Summary of submissions........................................................................................................ 13 2.9 Late Submissions.................................................................................................................... 13 2.10 Response to Submissions....................................................................................................... 13 2.11 Issues Raised in Submissions ................................................................................................ 14 3 Consideration of issues.........................................................................................15 3.1 Flooding and Water Cycle Management................................................................................. 15 3.1.1 Floodplain categorisation....................................................................................... 16 3.1.2 Filling in the Floodplain .......................................................................................... 17 3.1.3 Stormwater Detention Strategy.............................................................................. 18 3.1.4 Salinity ................................................................................................................... 19 3.2 Open Space and Recreation................................................................................................... 20 3.3 Riparian Protection Areas ....................................................................................................... 23 3.4 Biodiversity Certification.......................................................................................................... 23 3.5 Residential density.................................................................................................................. 23 3.5.1 R5 Large Lot Residential Zone.............................................................................. 24 3.5.2 R3 Medium Density Residential Zone ................................................................... 26 3.5.3 R4 High Density Residential Zone......................................................................... 26 3.6 Employment lands................................................................................................................... 26 3.7 Road Network ......................................................................................................................... 27 3.7.1 Bus routes.............................................................................................................. 28 3.7.2 Transport Corridor ................................................................................................. 28 3.8 Land Acquisition and Land Value Issues ................................................................................ 28 3.9 Aboriginal Heritage.................................................................................................................. 29 3.10 European Heritage .................................................................................................................. 30 Box Hill & Box Hill Industrial Precincts Post-exhibition Planning Report Page i 3.11 Schools.................................................................................................................................... 31 3.12 Odour ...................................................................................................................................... 31 3.13 Transmission lines................................................................................................................... 31 4 Exhibition of revised plans – July 2012................................................................. 32 Exhibition of Revised Plans .................................................................................................................. 32 4.1 Exhibited Materials.................................................................................................................. 32 4.2 Technical Studies.................................................................................................................... 32 4.3 Public Notice ........................................................................................................................... 35 4.4 Notification of Land Owners .................................................................................................... 35 4.5 Notification of Key Stakeholders ............................................................................................. 35 4.6 Submissions ............................................................................................................................ 35 4.7 Late Submissions.................................................................................................................... 35 4.8 Response to further submissions............................................................................................ 35 4.9 Issues Raised in Submissions ................................................................................................ 36 5 Consideration of Issues ........................................................................................ 37 5.1 Residential Density.................................................................................................................. 38 5.1.1 R4 High Density Residential – adjacent to Box Hill House ................................... 38 5.1.2 Large lots on ridge adjacent to town centre........................................................... 39 5.1.3 Large lots on Old Pitt Town Road.......................................................................... 40 5.1.4 Medium Density east of Alan Street ...................................................................... 41 5.2 Water Cycle Management Strategy ........................................................................................ 41 5.2.1 Basin strategy ........................................................................................................ 41 5.2.2 Timing of delivery of basins ................................................................................... 42 5.2.3 Flood Modelling...................................................................................................... 42 5.3 Open Space ............................................................................................................................ 43 5.4 Employment and Retail ........................................................................................................... 44 5.4.1 Windsor Road Village ............................................................................................ 44 5.4.2 Corner of Annangrove Road and Windsor Road................................................... 44 5.5 Riparian Corridors ................................................................................................................... 47 5.5.1 Stream re-assessment under the Strahler classification system........................... 47 5.5.2 Terry Road - existing dwelling in E2 ...................................................................... 50 5.5.3 Bushfire Protection................................................................................................. 50 5.6 Traffic ...................................................................................................................................... 51 5.6.1 Boundary Road upgrade........................................................................................ 51 5.7 Development Control Plan ...................................................................................................... 51 6 Statutory Planning ................................................................................................ 53 Box Hill & Box Hill Industrial Post-exhibitions Planning Report Page ii 6.1 Land Use Table....................................................................................................................... 53 6.2 SEPP Instrument Changes 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