Upper Gully Plan Volume 1: Part 1 Upper Gully Strategic Plan JANUARY 2017 ‘A bright future for Upper Gully’ Upper Gully Strategic Plan GullyUpper Strategic Quality Assurance Report Card Project Name R005 - Upper Gully Plan - Strategic Plan - Rev 08.1 - Adopted Document Number R005:0 Revision 8 .1 Prepared By City Futures Reviewed By City Futures Approved By Knox City Council Date of Issue 23 January 2017 © Tract Consultants www.tract.net.au Developed in collaboration with the City Futures Department of Knox City Council. 2 Part 1 Part 2 Maps Figures Tables Map 01. Aerial Plan 6 Figure 01. Components of the Upper Gully Plan 7 Table 1 – The Strategic Objectives 29 Map 02. Activity Centre 12 Figure 02. Strategic Plan Structure 8 Table 2 – Built Form Guidelines 66 Map 03. Upper Gully (Study Area) 13 Figure 03. Strategic Plan Stages 9 Map 04. Context Map 15 Figure 04. Implementing the Vision 27 Map 05. Movement and Access Improvement Opportunities 32 Figure 05. Dawson Street / Ferny Creek Trail - Existing Conditions 33 Map 06. Maxi Foods / Burwood Highway Figure 06. Dawson Street / Ferny Creek Trail - Entrance Improvements 35 Proposed Improvements 33 Map 07. Rollings / Old Belgrave Roads Figure 07. Intersection of Hilltop Rd and Burwood Highway Improvement Opportunities 36 looking east – Existing Conditions 34 Map 08. Public Open Space and Street Figure 08. Intersection of Hilltop Rd and Burwood Highway Improvement Opportunities 38 looking east – Proposed Improvements 34 Map 09. Public Space and Street Improvement Opportunities 40 Figure 09. Dawson Street Enhancement Opportunity - Map 10. Preferred Setbacks and Design Outcomes Existing Conditions 39 for Built Form 45 Figure 10. Dawson Street Enhancement Opportunity - Proposed Improvements 39 Map 11. View Point 1 Key Plan 47 Figure 11. Rose Street Shared Space Opportunity - Map 12. View Point 2 Key Plan 48 Existing Conditions 41 Map 13. View Point 3 Key Plan 49 Figure 12. Rose Street Shared Space Opportunity - Map 14. View Point 4 Key Plan 50 Proposed Improvements 41 Map 15. View Point 5 Key Plan 51 Figure 13. Indicative Built Form Sections 46 Map 16. View Point 6 Key Plan 52 Figure 14. Floor to ceiling height analysis 46 Figure 15. Proposed Built Form Illustration - Map 17. Preferred Land Use Outcomes 54 Burwood Highway / Dawson Street View South-West 47 Map 18. Railway Station & Visitors Information Centre Figure 16. Proposed Built Form Illustration - Improvement Opportunities 58 Burwood Highway / Dawson Street View South-East 48 Map 19. 100-Year ARI Flood Depths (Melbourne Water) - Figure 17. Proposed Built Form Illustration - Activity Centre 61 Burwood Highway / Rose Street View South 49 Figure 18. Proposed Built Form Illustration - Dawson Street / Mount View Road View North-West 50 Figure 19. Proposed Built Form Illustration - Burwood Highway looking south west 51 Figure 20. Proposed Built Form Illustration - Burwood Highway looking south east 52 3 CONTENTS Upper Gully Strategic Plan GullyUpper Strategic 1. Contents 1. INTRODUCTION 6 1.1 Introduction 6 1.2 The Upper Gully Plan 7 1.3 The Strategic Plan 7 1.4 How to read this Strategic Plan 8 1.5 Developing the Strategic Plan 9 1.6 The Activity Centre 12 1.7 Upper Gully (the Study Area) 12 2. SETTING THE SCENE 14 2.1 Introducing Upper Gully 14 2.2 Knox Policy Framework 18 2.3 Engagement 22 2.4 Opportunities and Challenges 24 3. Vision and strategic objectives 26 3.1 The Vision for the Activity Centre 26 3.2 Implementing the Vision 27 3.3 Strategic Objectives 28 4. THE STRATEGIC RESPONSE 30 5. BUILT FORM GUIDELINES 64 5.1 Overview 64 5.2 Built Form Guidelines 66 6. IMPLEMENTATION 74 6.1 Overview 74 6.2 Next Steps 75 6.3 Management, Monitoring & Review 75 4 6.4 Planning Scheme Implementation Approach 75 Part 1 Part 2 Maps Figures Tables Map 01. Aerial Plan 6 Figure 01. Components of the Upper Gully Plan 7 Table 1 – The Strategic Objectives 29 Map 02. Activity Centre 12 Figure 02. Strategic Plan Structure 8 Table 2 – Built Form Guidelines 66 Map 03. Upper Gully (Study Area) 13 Figure 03. Strategic Plan Stages 9 Map 04. Context Map 15 Figure 04. Implementing the Vision 27 Map 05. Movement and Access Improvement Opportunities 32 Figure 05. Dawson Street / Ferny Creek Trail - Existing Conditions 33 Map 06. Maxi Foods / Burwood Highway Figure 06. Dawson Street / Ferny Creek Trail - Entrance Improvements 35 Proposed Improvements 33 Map 07. Rollings / Old Belgrave Roads Figure 07. Intersection of Hilltop Rd and Burwood Highway Improvement Opportunities 36 looking east – Existing Conditions 34 Map 08. Public Open Space and Street Figure 08. Intersection of Hilltop Rd and Burwood Highway Improvement Opportunities 38 looking east – Proposed Improvements 34 Map 09. Public Space and Street Improvement Opportunities 40 Figure 09. Dawson Street Enhancement Opportunity - Map 10. Preferred Setbacks and Design Outcomes Existing Conditions 39 for Built Form 45 Figure 10. Dawson Street Enhancement Opportunity - Proposed Improvements 39 Map 11. View Point 1 Key Plan 47 Figure 11. Rose Street Shared Space Opportunity - Map 12. View Point 2 Key Plan 48 Existing Conditions 41 Map 13. View Point 3 Key Plan 49 Figure 12. Rose Street Shared Space Opportunity - Map 14. View Point 4 Key Plan 50 Proposed Improvements 41 Map 15. View Point 5 Key Plan 51 Figure 13. Indicative Built Form Sections 46 Map 16. View Point 6 Key Plan 52 Figure 14. Floor to ceiling height analysis 46 Figure 15. Proposed Built Form Illustration - Map 17. Preferred Land Use Outcomes 54 Burwood Highway / Dawson Street View South-West 47 Map 18. Railway Station & Visitors Information Centre Figure 16. Proposed Built Form Illustration - Improvement Opportunities 58 Burwood Highway / Dawson Street View South-East 48 Map 19. 100-Year ARI Flood Depths (Melbourne Water) - Figure 17. Proposed Built Form Illustration - Activity Centre 61 Burwood Highway / Rose Street View South 49 Figure 18. Proposed Built Form Illustration - Dawson Street / Mount View Road View North-West 50 Figure 19. Proposed Built Form Illustration - Burwood Highway looking south west 51 Figure 20. Proposed Built Form Illustration - Burwood Highway looking south east 52 5 1. INTRODUCTION 1.1 Introduction Another focus of the Strategic Plan is protecting the Existing planning controls in Upper Gully limit landscape setting of the Activity Centre, which is highly development and reinforce a relatively low density The Upper Gully Strategic Plan (Strategic Plan) sets the valued by the community. The surrounding Dandenong residential development in order to protect the existing framework for the future development and improvements Ranges are visible throughout the Activity Centre forming foothills character and vegetation cover. As a result, Upper Gully Strategic Plan GullyUpper Strategic to Upper Gully (refer Map 01), including recommendations a strong visual backdrop. The built form guidelines, opportunities for change and housing diversity within for built form controls for the Upper Ferntree Gully including building height recommendations complement Upper Gully are generally limited to the Activity Centre. Neighbourhood Activity Centre (Activity Centre). It also the strong connection to the surrounding foothills. The Strategic Plan supports housing opportunities across outlines Knox City Council’s commitment to support the the Activity Centre to provide additional housing choices opportunities and stimulate future investment, partnership close to shops and services. and advocacy on private and State owned land in Upper Gully (Study Area). AERIAL PLAN The Strategic Plan is guided by a vision that aims to support the development of a vibrant and well serviced Activity Centre, capturing the opportunities for business and growth, while responding to Upper Gully’s unique foothills setting and its relationship with the Dandenong Ranges. Upper Gully’s location at the Gateway to the Dandenong Ranges presents significant tourism opportunities, which are identified through the Strategic Plan. The Strategic Plan supports hospitality and entertainment uses to complement and build on existing facilities and visitor attractions such as the Dandenong Ranges National Park, the 1,000 Steps, the 1812 Theatre, The Gully Market and the Visitors Information Centre. The Strategic Plan also builds on Upper Gully’s existing strengths including the visitor attractions, health services industry, the local retail offer and the proximity of the Upper Gully Railway Station. The Activity Centre includes the retail and commercial centre of some 15.7ha in Upper Gully. The Activity Centre is defined by the Design and Development Overlay - Schedule 10 (DDO10) boundary included in the Knox Planning Scheme and is referred to as the Activity Centre throughout the Strategic Plan. A key influence on the Activity Centre is the surrounding catchment, which comprises predominately residential uses and commercial uses along Burwood Highway and open space areas. This surrounding catchment, as illustrated on Map 01, is generally referred to as Upper Gully. NOT TO SCALE 6 Map 01. Aerial Plan Part 1 Importantly, the Strategic Plan capitalises on the 1.3 The Strategic Plan Gully and Alchester Village for a period of 18 months. opportunities offered to Knox City Council in advocating Amendment C146 extended the interim heigh controls to and developing partnerships with major State The Strategic Plan outlines the preferred vision for the until 30 October 2017. The interim DDO10 provided Government agency landholders in Upper Gully including future growth and development of Upper Gully based Council with the time needed to complete detailed Part 2 VicTrack, VicRoads and Department of Environment, Land, on community and stakeholder aspirations and priorities. planning work for the Activity Centre needed to inform Water and Planning (DELWP) to improve public assets, It is a strategic planning tool to manage, influence and development including permanent building design and services and places. These opportunities are offered facilitate future change in Upper Gully and assist Council height controls. along Burwood Highway, the rail corridor, and the land in decision making.