Planning and Environment Act 1987 Panel Report Yarra Ranges Planning Scheme Amendment C176yran Planning Permit Application YR-2018/358 Lot 3 Holloway Road, Wonga Park 7 February 2020 Planning and Environment Act 1987 Panel Report pursuant to section 25 of the Act Yarra Ranges Planning Scheme Amendment C176yran Planning Permit Application YR-2018/358 Lot 3 Holloway Road, Wonga Park 7 February 2020 Tim Hellsten, Chair Elissa Bell, Member Kate Partenio, Member Yarra Ranges Planning Scheme Amendment C176yran and Planning Permit Application YR-2018/358 Panel Report 7 February 2020 Contents Page 1 Introduction ..............................................................................................................1 1.1 The Amendment ...................................................................................................... 1 1.2 Planning permit application .................................................................................... 2 1.3 Subject land and context ......................................................................................... 3 1.4 Background .............................................................................................................. 5 1.5 Authorisation ........................................................................................................... 5 1.6 Summary of issues raised in submissions ............................................................... 5 1.7 Procedural issues ..................................................................................................... 6 1.8 The Panel’s approach ............................................................................................ 10 1.9 Limitations ............................................................................................................. 10 2 Planning context ..................................................................................................... 12 2.1 Planning policy framework .................................................................................... 12 2.2 Other relevant planning strategies and policies ................................................... 13 2.3 Planning scheme provisions .................................................................................. 17 2.4 Ministerial Directions and Practice Notes ............................................................. 21 3 Zones and overlays ................................................................................................. 24 3.1 The issues .............................................................................................................. 24 3.2 Relevant practice notes, zone and overlay provisions and strategies studies ..... 24 3.3 Evidence and submissions ..................................................................................... 27 3.4 Discussion .............................................................................................................. 28 3.5 Conclusions ............................................................................................................ 29 4 Brushy Creek Sewerage Treatment Plant ................................................................. 30 4.1 The issues .............................................................................................................. 30 4.2 Relevant legislation, policies, strategies and studies ............................................ 30 4.3 Evidence and submissions ..................................................................................... 32 4.4 Discussion .............................................................................................................. 36 4.5 Conclusions ............................................................................................................ 38 5 Native vegetation ................................................................................................... 39 5.1 The issues .............................................................................................................. 39 5.2 Relevant policies, strategies and studies .............................................................. 39 5.3 Evidence and submissions ..................................................................................... 40 5.4 Discussion .............................................................................................................. 44 5.5 Conclusions ............................................................................................................ 45 6 Stormwater and stream ecology .............................................................................. 46 6.1 The issues .............................................................................................................. 46 6.2 Relevant policies, strategies and studies .............................................................. 46 6.3 Evidence and submissions ..................................................................................... 47 6.4 Discussion .............................................................................................................. 49 Yarra Ranges Planning Scheme Amendment C176yran and Planning Permit Application YR-2018/358 Panel Report 7 February 2020 6.5 Conclusions ............................................................................................................ 51 7 Bushfire .................................................................................................................. 52 7.1 The issue ................................................................................................................ 52 7.2 Relevant policies, strategies and studies .............................................................. 52 7.3 Evidence and submissions ..................................................................................... 52 7.4 Discussion .............................................................................................................. 54 7.5 Conclusions ............................................................................................................ 54 8 Traffic ..................................................................................................................... 55 8.1 The issues .............................................................................................................. 55 8.2 Relevant policies, strategies and studies .............................................................. 55 8.3 Evidence and submissions ..................................................................................... 55 8.4 Discussion .............................................................................................................. 57 8.5 Conclusions ............................................................................................................ 58 9 Cultural heritage and landscaping ........................................................................... 59 9.1 Aboriginal cultural heritage ................................................................................... 59 9.2 Landscape plan and trees ...................................................................................... 59 9.3 Other off-subject land impacts.............................................................................. 61 9.4 Conclusions ............................................................................................................ 61 10 Net community benefit – integrated assessment ..................................................... 63 10.1 Key issues............................................................................................................... 63 10.2 Submissions and evidence .................................................................................... 63 10.3 Discussion .............................................................................................................. 64 10.4 Conclusion and recommendations ........................................................................ 66 10.5 Subject land future ................................................................................................ 66 11 The planning permit ................................................................................................ 67 11.1 Referral authority conditions ................................................................................ 67 11.2 Without prejudice permit drafting discussion ...................................................... 68 11.3 Discussion .............................................................................................................. 70 11.4 Conclusions ............................................................................................................ 75 Appendix A Submitters to the Amendment Appendix B Parties to the Panel Hearing Appendix C Document list Appendix D Proponents Revision 4 of the Planning Permit Yarra Ranges Planning Scheme Amendment C176yran and Planning Permit Application YR-2018/358 Panel Report 7 February 2020 List of Tables Page Table 1 Relevant parts of Plan Melbourne ........................................................................ 13 Table 2 Referral authority roles ......................................................................................... 20 Table 3 NRZ and GRZ purposes and key provisions ........................................................... 24 Table 4 Summary of Planning Practice Note 91s application of residential zones ............