Professional Documents
Culture Documents
Catho tive
lic PS
3.0 H
a
Town
Com
muni
ty
Cent
Centr re 0.3 Ha
e
2.8 H
Active
Open
Spac
8.0Ha e
P9 S
cho
5.4 H ol
a
Busin
ess
Centr
e
4.0 H
a
CONTENTS
1.0 INTRODUCTION
PLANS
1.1
1.2
1.3
1.4
1.5
1.6
3
3
3
3
3
3
2
4
6
8
10
12
14
16
20
22
Nvpp map
24
30
32
40
2.1
2.2
2.3
5
7
9
11
3.1
3.2
3.3
3.4
3.5
11
11
13
13
13
VISION
INTEGRATED NEIGHBOURHOOD DESIGN
LAND USE BUDGET
ESTIMATED HOUSING YIELD
DEMOGRAPHIC PROJECTIONS
4.0 ELEMENTS
15
4.1
4.2
4.3
4.4
15
17
19
21
24
28
31
41
4.5
4.6
4.7
42
5.1
5.2
42
INTRODUCTION
INFRASTRUCTURE AND SERVICES REQUIRED TO SUPPORT
DEVELOPMENT OF THE PRECINCT
42
44
6.1
6.2
44
46
GLOSSARY
SUPPORTING INFORMATION
TABLES
Table 1:
Table 2:
Table 3:
Table 4:
Table 5:
Table 6:
Table 7:
Table 8:
13
13
13
19
21
33
41
43
43
CROSS SECTIONS
Cross Section 1:
Cross Section 2:
Cross Section 3:
Cross Section 4:
Cross Section 5:
Cross Section 6:
Cross Section 7:
Cross Section 8:
Cross Section 9:
34
34
35
35
36
36
37
37
38
Scale: 1:10,000 @ A3
1:5,000 @ A1
Date: 19 October 2010
Issue: P1
0
100
200
300m
plan 1plan 1
precinct
structure
precinct
structure
plan plan
area area
truganina
precinct
structure
plan
truganina
southsouth
precinct
structure
plan
Section 1 - Introduction
SM | 20110609 11:20
1.0 INTRODUCTION
1.1 ROLE OF THE PRECINCT STRUCTURE PLAN
The Truganina South Community Precinct Structure Plan has been
prepared by Wyndham City in conjunction with the Growth Areas
Authority (GAA), government agencies, service authorities, land owners
and other major stakeholders.
The PSP is a long term plan for urban development. It describes how
the land is expected to be developed, the services that are planned to
support development and how those services will be delivered.
The PSP
1.3 IMPLEMENTATION
Sets the vision for how land should be developed and the desired
outcomes to be achieved.
Outlines projects required to ensure that future residents, visitors
and workers within the area can be provided with timely access to
services and transport necessary to support a quality, affordable
lifestyle.
To Ballarat
WEST
ERN F
AY
To Seymour
AD
To Bendigo
REEW
NG
RN
RO
RI
Moonee Valley
City Council
E
ST
BURNSIDE
km
15
s
diu
Ra
SUNSHINE
Shire of
Melton
km
10
FOOTSCRAY
diu
Ra
Brimbank
City Council
City of
Melbourne
5k
Maribyrnong
City Council
us
di
Ra
Y
City of Port
Phillip
Wyndham
City Council
WILLIAMS
LANDING
MANOR
LAKES
WERRIBEE
PLAZA
HOPPERS
CROSSING
BOARDWALK
Hobsons Bay
City Council
WERRIBEE
Port
Phillip Bay
Scale: 1:80,000 @ A3
1:40,000 @ A1
Date: 18 June 2010
Issue: P1
0
500
1000
2000
ES
INC
PR
To Geelong
AY
FR
W
EE
Major Waterways
Freeway
Existing Major Road Network
Municipal Boundaries
plan 2plan 2
regional
context
metropolitan & regional
context
truganina
precinct
structure
plan
truganina
southsouth
precinct
structure
plan
Section 2 - Context
SM | 20110609 11:20
Western
Robinsons road
Hopkins ro
ad
Shire of
Melton
Boundary road
Freeway
Brimbank
City Council
To Melbourne
Doherty road
Wyndham
City Council
Fitzgera
ld road
Woods road
PORT
PHILLIP
PRISON
Leakes road
inc
Palmers road
Marquands road
Derrimut ro
ad
Pr
n
elo
Ol
Ge
ad
ro
wa
ee
r
sF
Hobsons Bay
City Council
Palmers
Forsyth road
Morris road
Sayers road
road
Hogans ro
ad
Activity Centre
Education/Community Facilities
Scale: 1:50,000 @ A3
1:25,000 @ A1
Date: 18 June 2010
Issue: P1
0
500
1000
1500m
ad
Ol
s Fr
ce
Prin
Pt. Cook ro
lon
e
Ge
d
roa
Central Avenue
y
ewa
plan 3plan 3
context
locallocal
context
truganina
precinct
structure
plan
truganina
southsouth
precinct
structure
plan
Section 2 - Context
SM | 20110609 11:20
Within the subject area at the corner of Leakes and Palmers Roads.
This MAC will be limited to offices and other services, with minimal
retailing.
Williams Landing, 2 km south of the precinct. This MAC will be
integrated with the proposed station and offer retailing, offices
and associated services.
Further MACs to the north west will be considered through
Growth Area Framework Planning currently underway by the
Growth Areas Authority.
Two local bus services operate within the vicinity of the precinct,
including one route that links the precinct to the Laverton, Hoppers
Crossing and Werribee Railway Stations, along Sayers Road.
Scale: 1:10,000 @ A3
1:5,000 @ A1
Date: 19 October 2010
Issue: P1
0
100
200
300m
High Point
Existing Views
Golden Sun Moth Recorded Site (BL&A 2009)
Spiny Rice Flower Recorded Site (BL&A 2009)
Existing Culvert
plan 4plan 4
site features
precinct features
truganina
precinct
structure
plan
truganina
southsouth
precinct
structure
plan
Section 2 - Context
SM | 20110609 11:20
2.3.2 BIODIVERSITY
The precinct supports 79.4 hectares of Heavier-soils Plains Grassland
(EVC 132_61) of varying quality. This vegetation is classified as an
endangered ecological community in Victoria. This vegetation type is
also classified as Natural Temperate Grasslands of the Victorian Volcanic
Plainsunder the EPBC Act under which it is listed as critically endangered.
Some of the grassland is present in a relatively contiguous area along the
south side of Dohertys Creek with the remaining areas present in the
south and east of the precinct.
Populations of Golden Sun Moth (considered critically endangered
under the EPBC Act and in Victoria) were discovered on four properties
along the southern edge of the precinct.
A single Spiny Rice-flower (considered critically endangered under the
EPBC Act and vulnerable in Victoria) was found in the south west of the
precinct.
Suitable habitat for the Striped Legless Lizard (considered vulnerable
under the EPBC Act and endangered in Victoria) may occur throughout
the precinct.
Business
Centre
4.0 Ha
Active
Open Space
8.0Ha
Indicative
Catholic PS
3.0 Ha
Community
Centre 0.3 Ha
Town Centre
2.8 Ha
P9 School
5.4 Ha
Precinct Area
Residential
Government Education Facilities
Non-Government Education Facilities
Community Facilities
Town Centres
Potential Convenience Centre
Employment areas
Existing Palmers
Rd Reserve
(Future local access
road)
Potential alternat
e future
local access road
Scale: 1:10,000 @ A3
1:5,000 @ A1
Date: 16 May 2011
Issue: P1
0
100
200
300m
plan 5plan 5
future
urban plan
structure
future urban
structure
10
truganina
precinct
structure
plan
truganina
southsouth
precinct
structure
plan
SM | 20110609 11:20
The vision for the Truganina South Community will be realised through
the development of the future urban structure as an integrated
neighbourhood.
The Future Urban Structure (Plan 5) shows how the plan will be
developed over time to achieve the State Governments and Wyndham
Citys objectives for sustainable growth.
The conservation of native plants and animals within the precinct will
provide a tangible link to the precincts natural character. The location
and form of the conservation area will influence the visual presentation
of the precinct by providing an urban break offering views through and
beyond the precinct and a contrast to the dominant built form.
High quality urban design in the Local town centre will also support
public streets as places of interest, activity and community interaction.
Consistent landscaping themes throughout public spaces and high
quality design of public spaces across the PSP area will support a sense
of local identity and pride.
11
1
3
4
5
6
10
11
12
Precinct Area
Scale: 1:10,000 @ A3
1:5,000 @ A1
Date: 16 May 2011
Issue: P1
0
100
200
300m
plan 6plan 6
budget
land useland
budget
12
truganina
precinct
structure
plan
truganina
southsouth
precinct
structure
plan
Section 3 - Vision & Urban Structure
SM | 20110609 11:20
0.30
0.30
0.12%
0.12%
0.18%
0.18%
Government Schools
5.40
2.16%
3.21%
Sub-total
5.40
2.16%
3.21%
OPEN SPACE
Ha
13.85
38.05
51.90
5.53%
15.21%
20.74%
8.25%
22.66%
30.91%
3.2%
1.8%
5.0%
4.76%
2.65%
7.41%
12.45
5.0%
7.41%
OTHER
Existing Road Reserves
0.63
0.3%
0.38%
Sub-total
0.63
0.3%
0.38%
167.925
67.10%
2.80
4.00
3.00
9.80
NRA (Ha)
Dwell / NRHa
Dwellings
148.12
10.00
15
25
2222
250
158.12
15.6
2472
NRA (Ha)
Dwell / NRHa
Dwellings
PRECINCT
RESIDENTIAL
GOVERNMENT EDUCATION
DESCRIPTION
167.92
14.72
2472
TRANSPORT
PROPERTY NUMBER
TOTAL AREA
(HECTARES)
UNENCUMBERED LAND
FOR RECREATION
8.00
1.20
0.20
0.25
OTHER
TOTAL NET
DEVELOPABLE AREA
(HECTARES)
2.67%
3.80%
0.47%
6.94%
EXISTING ROAD
RESERVES
1.79%
2.55%
0.32%
4.66%
GOVERNMENT
SCHOOLS
4.49
6.37
0.79
11.65
PASSIVE OPEN
SPACE
100.0%
COMMUNITY
FACILITIES
COMMUNITY FACILITIES
Community Services Facilities
Sub-total
250.25
% of NDA
CONNECTOR
STREET WITHIN
CONSERVATION
RESERVE
TRANSPORT
6 Lane Arterial Roads
4 Lane Arterial Roads
Connector Street within Conservation Reserve
Sub-total
% of Total
Area
SUB-ARTERIAL
ROAD (4 LANE)
Hectares
6 LANE ARTERIAL
ROAD /
WIDENING
DESCRIPTION
Planning for the future population in Truganina South has been guided
by demographic information obtained from the current Census data for
Truganina. The key characteristics of the future population is anticipated
to be:
ACTIVE OPEN
SPACE
The estimated lot yield for the precinct is 2472 based on 14.72 dwellings
per net developable hectare.
CONSERVATION
The Land Use Budget is outlined in Table 1: Summary land use budget.
WATERWAY /
DRAINAGE LINE
/ WETLAND /
RETARDING
PRECINCT
Property 1
Property 2
Property 3
Property 4
Property 5
Property 6
Property 7
Property 8
Property 9
Property 10
Property 11
Property 12
Sub-total
Precinct road reserves
Sub-total
TOTAL PRECINCT
124.44
15.65
16.04
12.01
7.14
11.69
11.97
11.97
12.02
11.99
11.99
2.54
249.45
4.24
0.32
0.30
5.40
0.43
0.88
4.32
6.37
0.79
0.30
5.40
13.85
38.05
8.00
4.45
0.80
0.80
0.17
0.17
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.63
0.63
0.00
0.00
250.25
4.49
6.37
0.79
0.30
5.40
13.85
38.05
8.00
4.45
0.63
167.92
0.97
1.19
0.84
11.20
17.58
2.08
0.57
0.16
2.13
1.00
1.98
4.24
0.47
76.21
14.48
14.60
8.93
5.57
7.58
7.23
11.47
7.78
7.59
4.84
1.66
167.92
0.50
0.50
3.77
3.60
6.72
0.80
13
C2
C1
C3
C2
Residential
Regional Open Space
Future Urban Area
C3
C1
Scale: 1:10,000 @ A3
1:5,000 @ A1
Date: 16 May 2011
Issue: P1
0
100
200
300m
High Point
Existing Views
C1
Gateway site
C2
Business Interface
C3
Residential Interface
plan 7plan 7
image
& character
image
& character
14
truganina
precinct
structure
plan
truganina
southsouth
precinct
structure
plan
Section 4 - Elements
SM | 20110609 11:20
4.0 ELEMENTS
This chapter sets out objectives and planning and design guidelines, for
the following elements:
2. Housing
3. Community facilities
GENERAL
must be met; or
should be met.
GENERAL
The following planning and design guidelines must be met:
HERITAGE
HERITAGE
4.1.2 IMPLEMENTATION
The objectives for image and character are met by the implementation
of all of the following:
Plan 5: Future Urban Structure Plan
Plan 7: Image and Character Plan
An Aboriginal Cultural Heritage Management Plan for the land.
Planning and design guidelines set out under 4.1.3.
15
Scale: 1:10,000 @ A3
1:5,000 @ A1
Date: 16 May 2011
Issue: P1
0
100
200
300m
plan 8plan 8
housing
housing
16
truganina
precinct
structure
plan
truganina
southsouth
precinct
structure
plan
Section 4 - Elements
SM | 20110609 11:20
4.2 HOUSING
4.2.1 HOUSING OBJECTIVES
4.2.2 IMPLEMENTATION
The objectives for housing are met by the implementation of all of the
following:
Plan 5: Future Urban Structure Plan
17
18
SM | 20110609 11:20
4.3.2 IMPLEMENTATION
The community infrastructure objectives are met by the implementation
of all of the following:
Plan 5: Future Urban Sructure Plan
Plan 7: Image and Character Plan
An approved Urban Design Framework for the Local town centre
An approved Urban Design Framework for the Business centre
Incorporation of infrastructure items contained in Table 4: Community
Facilities
State P9 School
INCLUDES
RESPONSIBILITY
DEECD
WC
As proposed
Private Sector
Independent school
As proposed
Private Sector
Places of worship
As propose
Private Sector
Retirement Village
As proposed
Private Sector
As proposed
Private Sector
The following land uses should locate in the Local town centre
and its periphery:
Independent primary school,
Place of worship,
Childcare facility
Retirement village
Medical centre.
As proposed
Private Sector
WC
WC
WC
WC
19
1km
400m
40
0
Conservation Site
400m
Drainage Reserve
0m
40
Residential
Employment area
Regional Open Space
Future Urban Area
Existing Urban Area
Dry Stone Wall (to be retained)
Arterial Road
Scale: 1:10,000 @ A3
1:5,000 @ A1
Date: 16 May 2011
Issue: P1
0
100
200
300m
plan 9plan 9
open space
open space network
20
truganina
precinct
structure
plan
truganina
southsouth
precinct
structure
plan
Section 4 - Elements
SM | 20110609 11:20
To ensure public open space areas are fit for their intended
purpose.
4.4.2 IMPLEMENTATION
The Open Space and natural systems objectives are met by the
implementation of all of the following:
Plan 5: Future Urban Structure Plan
Plan 7: Image and Character Plan
Plan 9: Open Space Plan
Plan 10 Threatened Species/Communities Plan
Plan 11: Road Network and Public Transport
Plan 12: Walking and Trails Plan
Public open space contributions under Clause 52.01 including the
requirements set out in Section 4.4.3 and Table 5.
Incorporation of infrastructure items contained in Table 4: Community
Facilities
Planning and design guidelines set out in Section 4.4.4
4.4.3
In the latter instance, the subdivider may request that the responsible
authority reimburse the subdivider for the difference in site value
between 2.65% and the amount of POS specified for that land in Table 5
to the satisfaction of the responsible authority.
Table 5: Distribution of passive open space
PROPERTY
TOTAL NET
PASSIVE
NUMBER TOTAL AREA OPEN
DEVELOPABLE
SPACE
(REFER
(HECTARES) (HECTARES)
AREA
PLAN 9)
(HECTARES)
PASSIVE OS
% NDA
(EXCLUDING
SCHOOLS)
1
2
3
4
5
6
7
8
9
10
11
12
124.44
15.65
16.04
12.01
7.14
11.69
11.97
11.97
12.02
11.99
11.99
2.54
1.20
0.20
0.25
0.00
1.00
0.00
0.50
0.50
0.00
0.80
0.00
0.00
76.21
14.48
14.60
8.93
5.57
7.58
7.23
11.47
7.78
7.59
4.84
1.66
1.57%
1.38%
1.71%
0.00%
17.95%
0.00%
6.92%
4.36%
0.00%
10.54%
0.00%
0.00%
TOTAL
250.25*
4.45
167.92
2.65%
21
PROPERTY 2
PROPERTY 1
PROPERTY 3
PROPERTY 4
PROPERTY 5
Conservation Action
PROPERTY 6
PROPERTY 7
PROPERTY 8
PROPERTY 9
PROPERTY 10
PROPERTY 11
PSP / CMP
NVPP
PROPERTY 12
Lawrie
Emmins
Reserve
GSM
PSP
GSM
SLL
SRF
PSP
UGZ
100
200
300m
Connector Street
Conservation Site
Drainage/Waterway
plan 10
plan
Threatened Species / Communities Action
10
threatened
species/communities
truganina native
vegetation south precinct planactions
22
X:\Drawings & Graphics\Precinct Structure Plans\38 - Truganina South\PSP\Plans\AutoCAD\Psp 38 Trug Sth Base.dwg, 9/06/2011 11:19:55 AM
Section 4 - Elements
SM | 20110609 11:20
4.4.7 IMPLEMENTATION
The objectives for biodiversity are met by implementation of the
following:
Plan 10 Threatened Species/Communities Plan
Section 4.4.7 Conservation Planning and Design Guidelines
Section 4.4.8 Truganina South Native Vegetation Precinct Plan.
23
HZ15B
HZ15
HZ15C
PROPERTY 2
HZ15A
Lot 9 PS 538853
Leakes Rd
HZ15
HZ15D
PROPERTY 1
HZ15F
HZ17B
Lot 9 LP 130043
Leakes Rd
HZ15E
HZ15H
PROPERTY 3
105 Palmers Rd
HZ15G
HZ17A
HZ17C
HZ15
HZ15L
HZ15I
HZ15J
HZ14B
HZ16C
HZ14A
HZ15K
HZ16D
99 Palmers Rd
HZ15
HZ14
HZ16A
HZ1
HZ16
HZ12
PROPERTY 5
290 Sayers Rd
PROPERTY 4
HZ16E
PROPERTY 6
280 Sayers Rd
HZ4
HZ11
HZ16B
HZ6
HZ12A
HZ13
PROPERTY 8
260 Sayers Rd
HZ4B
PROPERTY 9
250 Sayers Rd
PROPERTY 10
240 Sayers Rd
HZ5A
HZ9
HZ2
HZ5
HZ4A
PROPERTY 7
270 Sayers Rd
HZ1A
HZ1B
HZ2A
HZ2B
PROPERTY 11
25 Palmers Rd
HZ7
HZ10
HZ8
HZ2C
HZ3
HZ3B
HZ3A
PROPERTY 12
20 Palmers Rd
100
200
300m
NVPP Map
native vegetation to be protected & removed
Drainage/Waterway
24
NVPP Map 2
Native Vegetation to be protected and removed
SM | 20110609 11:20
Section 4 - Elements
PROPERTY DETAILS
LOT NUMBER
HABITAT ZONE
EVC
SIZE
CONSERVATION
STATUS
CONSERVATION
SIGNIFICANCE
HOUSE ADDRESS
PARCEL
DESCRIPTION
ID
HECTARES
(HA)
LEAST CONCERN,
ENDANGERED ETC
9\LP 130043
HZ15
132_61 PG
12.57
Endangered
Very High
99 Palmers Road
8\LP 130043
HZ1
132_61 PG
0.21
Endangered
High
2\LP130043
HZ16
132_61 PG
1.59
Endangered
Very High
3\LP130043
HZ12
132_61 PG
4.24
Endangered
Very High
5\LP 130043
HZ4
132_61 PG
3.63
Endangered
Very High
10
6\LP 130043
HZ5
132_61 PG
3.61
Endangered
Very High
11
25 Palmers Road
7\LP 130043
HZ3
132_61 PG
2.06
Endangered
Very High
11
25 Palmers Road
7\LP 130043
HZ2
132_61 PG
4.35
Endangered
Very High
The Truganina South Native Vegetation Precinct Plan applies to all land shown
in the NVPP Map.
PURPOSE
ID
TOTAL
REQUIREMENTS
The following requirements set out the general conditions for meeting offset
requirements:
32.58
A planning permit must not be granted to use or subdivide the land or to construct
a building or carry out works until the Offset Plan in accordance with NVPP Table
3 has been prepared to the satisfaction of the Department of Sustainability and
Environment (DSE) and the approval of the Responsible Authority;
The landowner must enter into a legally binding agreement with the Responsible
Authority which provides for the management and ongoing protection of the offset in
accordance with the approved Offset Plan and must include, as appropriate:
The Offset Plan;
The on-going land use commitments to manage the offset primarily for protection of
the native vegetation values in perpetuity;
Specification of the identity of the responsible monitoring authority and the reporting
responsibilities of the land owner; and
Specification of the terms in which the Responsible Authority can visit and monitor
the site.
If the Offset Plan varies from the offset strategy, proposed changes will need to be to
the satisfaction of DSE.
Offsets must commence within one year of the approval of the Offset Plan (except
for Very High Conservation Significance vegetation where initiation of the Offset Plan
must commence prior to vegetation removal. Implementation must be completed
according to the schedule of works in the Offset Plan, to the satisfaction of the
Responsible Authority).
Where the offsets specified in this NVPP are provided to the satisfaction of the
relevant authority, no further offsets for native vegetation removal are required. A
person proposing to develop land that is affected by this NVPP should consult with
the Department of Sustainability and Environment to determine whether offsets may
also be required in association with destruction of habitat for threatened species and
communities.
CONDITIONS
A planning permit granted for subdivision or buildings and works that relates to the
removal and/or protection of native vegetation must include the following conditions
as appropriate:
All earthworks must be undertaken in a manner that will minimise soil erosion and
adhere to Construction Techniques for Sediment Pollution Control, EPA 1991.
Soil must not be stockpiled on native vegetation that is to be protected.
Only indigenous plants of local provenance may be used in revegetation works of
conservation areas.
Any native vegetation to be removed in accordance with the NVPP must be clearly
marked on site.
Prior to commencement of any works during the construction phase, a highly
visible vegetation protection fence must be erected more than 2 metres from native
vegetated areas identified to be protected.
The placement of fill must be designed to ensure that it does not compromise native
vegetation to be protected.
Water run-off must be designed to ensure that native vegetation to be protected is
not compromised.
PROCEDURES FOR THE COLLECTION OF ANY PAYMENT
No payments are necessary or specified.
OTHER INFORMATION
Where payments are necessary these should be agreed with the Department of
Sustainability and Environment.
REFERENCE DOCUMENT
240, 250, 260, 270, 280 & 290 Sayers Road, 25, 99 & 105 Palmers Road and Lots 6 & 9
Leakes Road Truganina South, Precinct 38 Biodiversity Assessment Report, Brett Lane
and Associates, Report No. 8102 (7.0), May 2009.
Vegetation Assessment Reporting: Truganina Precinct Structure Area 37 (Draft), Aecom,
Document No. M60053602_RPTDraft_TR_29May09, May 2009.
25
PROPERTY DETAILS
LOT NUMBER
HABITAT ZONE
EVC
SIZE
PSP
PROPERTY
NO.
HOUSE ADDRESS
PARCEL
DESCRIPTION
ID
NO. AND
INITIALS
HECTARES
(HA)
ID
9\LP 130043
HZ 14A
HZ 14B
HZ 15A
HZ 15B
HZ 15C
HZ 15D
HZ 15E
HZ 15F
HZ 15G
HZ 15H
HZ 15I
HZ 15J
HZ 15K
HZ 15L
HZ 16C
HZ 16D
HZ 16E
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
Sub-total
1.09
0.53
1.15
0.05
0.10
0.42
0.64
0.03
1.52
1.83
0.18
0.21
0.05
0.02
0.30
0.66
0.50
9.28
1\TP 131035
HZ 17A
HZ 17B
HZ 17C
132_61 PG
132_61 PG
132_61 PG
Sub-total
14.61
0.28
0.78
15.67
99 Palmers Road
8\LP 130043
HZ 1A
HZ 1B
132_61 PG
132_61 PG
Sub-total
0.11
0.19
0.30
1\TP 137104
HZ 14
132_61 PG
Sub-total
1.07
1.07
2\LP130043
HZ 16A
HZ 16B
132_61 PG
132_61 PG
Sub-total
1.17
0.49
1.66
26
PROPERTY DETAILS
LOT NUMBER
HABITAT ZONE
EVC
SIZE
HOUSE ADDRESS
PARCEL
DESCRIPTION
ID
NO. AND
INITIALS
HECTARES
(HA)
3\LP130043
HZ 12A
HZ 13
132_61 PG
132_61 PG
Sub-total
3.22
1.55
4.77
4\LP 130043
HZ 6
HZ 7
HZ 8
HZ 9
HZ 10
HZ 11
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
Sub-total
1.35
1.53
0.46
1.44
0.23
0.94
5.95
5\LP 130043
HZ 4A
HZ 4B
132_61 PG
132_61 PG
Sub-total
0.21
0.23
0.44
10
6\LP 130043
HZ 3B
HZ 5A
132_61 PG
132_61 PG
Sub-total
0.04
5.13
5.17
11
25 Palmers Road
7\LP 130043
HZ 2A
HZ 2B
HZ 2C
HZ 3A
132_61 PG
132_61 PG
132_61 PG
132_61 PG
Sub-total
0.04
0.24
0.41
2.45
3.14
TOTAL
47.45
SM | 20110609 11:20
OFFSET CALCULATIONS
NVPP Table 3: Offset Requirements for Habitat Zones which can be removed
PSP
PROPERTY PROPERTY DETAILS
NO.
ID
HOUSE ADDRESS
99 Palmers Road
LOT NUMBER
HABITAT
ZONE
ECOLOGICAL
VEGETATION CLASS
(EVC) DESCRIPTION
CONSERVATION
SIGNIFICANCE
PARCEL
DESCRIPTION
ID
9\LP 130043
HZ 14A
HZ 14B
HZ 15A
HZ 15B
HZ 15C
HZ 15D
HZ 15E
HZ 15F
HZ 15G
HZ 15H
HZ 15I
HZ 15J
HZ 15K
HZ15L
HZ 16C
HZ 16D
HZ 16E
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
Very High
Very High
Very High
Very High
Very High
Very High
Very High
Very High
Very High
Very High
Very High
Very High
Very High
Very High
Very High
Very High
Very High
1\TP 131035
8\LP 130043
HZ 17A
HZ 17B
HZ 17C
132_61 PG
132_61 PG
132_61 PG
High
High
High
LOSS
(HABITAT
NET GAIN
HECTARES MULTIPLIER
TO BE
REMOVED)
0.447
0.217
0.518
0.023
0.045
0.189
0.288
0.014
0.684
0.824
0.081
0.095
0.023
0.009
0.108
0.238
0.180
4.821
0.092
0.257
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
0.894
0.434
1.036
0.046
0.090
0.378
0.576
0.028
1.368
1.648
0.162
0.190
0.046
0.018
0.216
0.476
0.360
Sub-total
7.966
1.5
1.5
1.5
Sub-total
7.232
0.139
0.386
7.757
HZ 1A
132_61 PG
High
0.035
1.5
0.053
HZ 1B
132_61 PG
High
0.061
1.5
0.092
0.145
Sub-total
5
1\TP 137104
GAIN TARGET
(HABITAT
HECTARES)
OFFSET TO BE
ACHIEVED
HZ 14
132_61 PG
Very High
0.439
Sub-total
0.878
0.878
PSP
PROPERTY PROPERTY DETAILS
NO.
LOT NUMBER
HABITAT
ZONE
ECOLOGICAL
VEGETATION CLASS
(EVC) DESCRIPTION
CONSERVATION
SIGNIFICANCE
ID
HOUSE ADDRESS
PARCEL
DESCRIPTION
ID
2\LP130043
HZ 16A
HZ 16B
132_61 PG
132_61 PG
Very High
Very High
10
11
25 Palmers Road
3\LP130043
4\LP 130043
5\LP 130043
6\LP 130043
7\LP 130043
HZ 12A
HZ 13
HZ 6
HZ 7
HZ 8
HZ 9
HZ 10
HZ 11
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
132_61 PG
Very High
High
Very High
Very High
Very High
Very High
Very High
Very High
LOSS
(HABITAT
NET GAIN
HECTARES MULTIPLIER
TO BE
REMOVED)
0.421
0.176
1.642
0.481
0.297
0.627
0.225
0.763
0.129
0.451
GAIN TARGET
(HABITAT
HECTARES)
OFFSET TO BE
ACHIEVED
2
2
Sub-total
0.842
0.353
1.195
2
1.5
3.284
0.722
Sub-total
4.006
2
2
2
2
2
2
0.594
1.254
0.450
1.526
0.258
0.902
Sub-total
4.984
HZ 4A
132_61 PG
Very High
0.095
0.190
HZ 4B
132_61 PG
Very High
0.104
0.208
Sub-total
0.398
HZ 3B
132_61 PG
Very High
0.009
0.018
HZ 5A
132_61 PG
Very High
2.565
5.130
Sub-total
5.148
HZ 2A
132_61 PG
Very High
0.015
0.030
HZ 2B
132_61 PG
Very High
0.091
0.182
HZ 2C
132_61 PG
Very High
0.156
0.312
HZ 3A
132_61 PG
Very High
0.539
1.078
Sub-total
1.602
TOTAL
34.109
27
BUSINESS CENTRE
28
4.5.2 IMPLEMENTATION
The activity centre objectives are met by the implementation of all of the
following.
Plan 5: Future Urban Structure Plan
An approved Urban Design Framework for the Local town centre
An approved Urban Design Framework for the Business centre
Planning and design guidelines as set out in this element.
Commercial offices.
SM | 20110609 11:20
Address the Planning and Design Guidelines for the activity centre
set out under section 4.5.3
Show potential for future expansion of commercial floorspace,
dwellings and employment opportunities in the centre.
Provide for any outdoor walls/spaces accessible to the public
to be treated in accordance with Crime Prevention Through
Environmental Design (CPTED) by:
Use of rough surfaces/finishes, low absorbency materials and
anti-graffiti coating
Minimising large areas of blank wall.
Building design guidelines including the interface with streets
and public spaces, heights, materials and articulation to define the
public domain and enhance the function and amenity of public
streets.
Set out the design of streets including design measures that
encourage walking and cycling to and through the centre
including links to the wider trail network and public transport.
Address the design of the intersection of Westmeadows Lane and
the north-south local roads at the southeast corner of the Local
town centre
An overall landscape concept for the centre.
Details of street lighting, street furniture, public signage.
Set out arrangements for access to the centre from Forsyth Road.
Guidelines to support environmental sustainability including
water sensitive urban design and energy conservation.
Show how development will integrate the centre with Dohertys
Creek.
Set out design guidelines for advertising signs.
29
Lawrie
Emmins
Reserve
Scale: 1:10,000 @ A3
1:5,000 @ A1
Date: 16 May 2011
Issue: P1
0
100
200
300m
Signalised Intersection
Roundabout
Interim Signalised Treatment
2 Lane Vehicular Bridge
Pedestrian Bridge
plan 11 plan 11
road network
roadtruganina
network
and public
transport
south precinct
structure plan
30
Section 4 - Elements
SM | 20110609 11:20
4.6.2 IMPLEMENTATION
31
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
Residential
O
O
O
O
O
O
Drainage / Waterway
O
O
Other Developments
O
O
Arterial Road
Connector Street
Local Access Street - Level 2
Federation Trail
O
O
Management Track
On Road Paths
Signalised Intersection
Scale: 1:10,000 @ A3
1:5,000 @ A1
Date: 16 May 2011
Issue: P1
0
100
200
300m
Roundabout
Interim Signalised Treatment
plan 12
plan 12
walking
& trails
walking
& trails
32
truganina
precinct
structure
plan
truganina
southsouth
precinct
structure
plan
Section 4 - Elements
SM | 20110609 11:20
BUS NETWORK
SHARED PATHWAYS
Where a bus route or bus stop has been nominated by the Director
of Public Transport bus stop facilities must be:
Constructed by development proponents as part of the
subdivision works (prior to the issue of a statement of
compliance for the relevant stage) to a design standard
approved by the Director of Public Transport
Provided with DDA compliant direct and safe pedestrian access
connected to an existing pedestrian/shared path
Designed to reflect the needs of adjacent land uses such as
activity centres schools, sports fields and employment areas
Designed to ensure safe and efficient pedestrian movements to
and from bus stops and key pedestrian destinations.
Where bus stop facilities shown on a construction plan have not been
constructed, a statement of compliance may still be issued provided
that:
NOTE
a) A statement of compliance has been issued for the last stage of the
development allowed under this permit; and
b) No bus service is in operation to use the bonded bus stops.
EXISTING
RESERVE
ULTIMATE
RESERVE
ACCESS
BUS
PROPERTY ACCESS
AND PARKING
TREE
RESERVE
LEAD AGENCY
Leakes Road
20m
50m
4-6
70kmh
Local
No
No
Sayers Road
20m
40m
70kmh
PPTN
No
No
VicRoads
Palmers Road
20m
50m
4-6
70kmh
Local
No
No
Forsyth Road
0m
40m
70kmh
Local
No
No
Marquands Road
20m
20m
Direct access
50kmh
No
Yes
No
Council
0m
25m
Direct access
50kmh
Local
Yes
No
Council
North-south collector
0m
25m
Direct access
50kmh
Local
Yes
No
Council
Residential street
0m
16m
Direct access
50kmh
No
Yes
No
Council
0m
12m
Direct access
50kmh
No
Yes
No
Council
Connector roads are to be constructed by development proponents as part of the subdivision works prior to the issue of a statement of compliance for the relevant stage.
33
9.5
Path
1.5
9.5
3.5
Nature Strip
through
conservation site
(Granitic sand
surface with
planted grasses
consistent with
conservation site
species)
Service Lane
Verge
Shared
Path
Carriageway
Median
Carriageway
12
3.5
Verge
Shared
Path
1.5
Path
12
Service Lane
Nature Strip
through
conservation site
(Granitic sand
surface with
planted grasses
consistent with
conservation site
species)
SOUTH
NORTH
Forsyth Road
9.5
9.5
12
50m Reserve
12
Current at 08-06-2011
X:\Drawings & Graphics\Precinct Structure Plans\38 - Truganina South\PSP\Plans\AutoCAD\Forsyth Road Cross Sections.dwg, 8/06/2011 2:35:11 PM
1.5
Path
3.5
Verge
Service Lane
Note: Detailed design
subject to confirmation by
Wyndham City Council
34
Verge
Shared
Path
Carriageway
Median
Carriageway
3.5
Shared
Path
Verge
Service Lane
Verge
1.5
Path
SM | 20110609 11:20
SOUTH
NORTH
14
3.5
1.5
Path
Verge
3.5
3.5
3.5
Carriageway
Service Lane
Verge
2.5
8.5
Median
Median
3.5
14
11
10.5
10.5
3.5
3.5
Carriageway
10
Shared
Path
Verge
Tree
Reserve
3.5
Service Lane
1.5
Verge
Path
WEST
Leakes Road
1.5
3.5
Path
Verge
12
3
Service Lane
Note: Detailed design
subject to confirmation by
Wyndham City Council
Shared
Path
50m Reserve
8
Verge
10.5
Current
at 09-12-2009
3.5
3.5
3.5
Bus Lane
Traffic
Lane
Traffic
Lane
10.5
EAST
14
3.5
3.5
3.5
Median
Traffic
Lane
Traffic
Lane
Bus Lane
Verge
Shared
Path
10
Tree
Reserve
Service Lane
3.5
1.5
Verge
Path
35
25.0
1.5
3.5
2.3
1.7
Pedestrian
Path
Nature Strip
Parking - with
outstand at
intersections
3.5
5.0
1.7
2.3
3.5
1.5
Bike Lane
15.0
Bike Lane
5.0
Parking - with
outstand at
intersections
Nature Strip
Pedestrian
Path
3.5
Carriageway
25m
Typically 3000-7,000VPD
Current at 19-07-2010
16
4.5
1.5
Pedestrian
Path
36
7.3
3
Nature Strip
4.2
2.7
Barrier
Kerb
preferred
Carriageway
1.5
SM | 20110609 11:20
20.0
4.7
1.5
4.7
6.0
3.2
2.3
3.0
3.0
2.3
3.2
1.5
20m
Typically 2000-3,000VPD
Current at 13-10-2010
21.0m - 22.0m
Conservation
Frontage
Pedestrian
Path
3.8 - 4.3
Nature Strip
(Granitic sand surface
with planted grasses
consistent with
conservation site
species)
1.7
Bike Lane
1.5
10.4
3.5
5.3 - 5.8
3.5
Carriageway
1.7
Bike Lane
5.3 - 5.8
3.8 - 4.3
1.5
Pedestrian
Nature Strip
Path
(Granitic sand surface
with planted grasses
consistent with
conservation site
species)
Conservation
Frontage
37
12.0
4.5
1.5
Pedestrian
Path
5.5
0.5
3.0
Nature Strip
38
1.5
Carriageway
Pedestrian
Path
12m
Conservation
Area
Current at 19-07-2010
SM | 20110609 11:20
39
1150mm
1150mm
375mm
100
200
300m
1150mm
plan 13
plan 13
physical
services
physical
services
40
truganina
precinct
structure
plan
truganina
southsouth
precinct
structure
plan
Section 4 - Elements
(to be retained)
SM | 20110609 11:20
(to be retained)
Roads must be constructed to property boundaries where interparcel connections are indicated in the structure plan, by any date
or stage of development required or approved by the Responsible
Authority.
Without the prior written consent of the responsible authority,
service authority, easements must not encumber public open
space.
RESPONSIBILITY
Water
Drainage
Sewage
Gas
Electricity
Telecommunications
4.7.2 IMPLEMENTATION
The Utilities and Energy objectives are met by the implementation of all
of the following:
Plan 5: Future Urban Structure Plan
Plan 13: Physical services
Meeting the requirements of the relevant service provider or authority
Planning and design guidelines outlined in 4.7.3.
41
42
Table 9 sets out the list of infrastructure and services required outside
the precinct to support its development
Leakes Road
Palmers Road
Sayers Road
Forsyth Road land acquisition and construction of two
carriageways
SM | 20110609 11:20
Table 8: Infrastructure and services required within the precinct to support the development of the
precinct
TITLE
Leakes Road
Sayers Road
Forsyth Road
Marquands Road
Mid-block connector
road intersections
Local Bus network
Mid-block connector
road
RESPONSIBILITY
Wyndham CC
Wyndham CC
VicRoads
VicRoads
Wyndham CC
VicRoads
VicRoads
VicRoads
Wyndham CC
Wyndham CC
Wyndham CC
Wyndham CC
Wyndham CC
Forsyth Road
Kindergarten
Construction
Transfer of land to Council
Development of access roads on reserve, car parking, ovals,
pavilion, change rooms
Transfer of land to Council
Development and construction
Development and construction
State P9 School
8 ha sport ovals
Neighbourhood Parks
(5 x 1 ha)
precinct
DESCRIPTION
TRANSPORT
Palmers Road
Table 9: Infrastructure and services outside the precinct required to support the development of the
Wyndham CC &
DEECD
Wyndham CC
Developer
Wyndham CC
Developer
Wyndham CC
Wyndham CC
DEECD
ROAD/STREET
EXISTING RESERVE
ULTIMATE RESERVE
Palmers Road
Leakes Road
Wyndham CC
Wyndham CC
VicRoads
VicRoads
VicRoads (and Council
first carriageway
south from Sayers
Road)
Wyndham CC
VicRoads
VicRoads
VicRoads
TRANSPORT
Sayers Road
Wyndham CC
Wyndham CC
DOT
DOT
DOT
VicRoads
Wyndham CC
Wyndham CC
Wyndham CC
Wyndham CC
Wyndham CC
Wyndham CC
Wyndham CC
Wyndham CC
DOJ
Wyndham CC
43
Land set aside for the specific purpose of formal outdoor sports by the
community.
Mainly along river and creek valleys, the coast, disused railways lines
and aqueducts, that link together to form a network and provide active
transport connections in the community to key destinations and facilities
ACTIVITY CENTRE
AFFORDABLE HOUSING
EPBC ACT
ARTERIAL ROAD
A higher order road providing for moderate to high volumes at relatively
high speed typically used for inter-suburban journeys and linking to
freeways, and identified under the Road Management Act 2004. All
arterials are managed by the State Government. (cf Local Arterial Road)
CAPITAL EXPENDITURE
FREEWAY
A high speed and high volume road with the highest level of access
control and typically used for longer distance journeys across the
metropolitan area and country Victoria. All freeways are managed by
VicRoads.
FRONTAGE
The road alignment at the front of a lot. If a lot abuts two or more roads,
the one to which the building, or proposed building, faces.
CONNECTOR STREET
LOT
CO-LOCATION
Adjoining land uses to enable complementary programs, activities and
services and shared use of resources. For example, the co-location of
schools and active open space.
COMMUNITY FACILITIES SEE COMMUNITY INFRASTRUCTURE
COMMUNITY INFRASTRUCTURE
Public and private, State, Council and non-council facilities which
accommodate community support services, programs and activities
(e.g. preschool, child care, youth services, aged services, community
meetings, sporting competition, arts, performing arts, informal
recreation, cultural activities, health programs, education activities,
emergency services, civic, community support)
44
The total land area, minus arterial and sub-arterial road widenings and
reserves, floodways in dedicated reservations and school sites. Estate
entry features, plantation and garden reserves and similar features are
not omitted. Gross Developable Area is used in the calculation of public
open space requirements. This is not a GAA standard definition.
GROSS HOUSING DENSITY SEE HOUSING DENSITY (GROSS)
LOCAL CENTRE
GROWTH AREA
SM | 20110609 11:20
SOCIAL HOUSING
NATIVE VEGETATION
Plants that are indigenous to Victoria, including trees, shrubs, herbs, and
grasses.
NATIVE VEGETATION PRECINCT PLAN
Sets out requirements for the protection and removal of native
vegetation for a defined area or precinct
SOCIAL INFRASTRUCTURE
Community Infrastructure plus public open space.
The total land area, minus arterial and sub-arterial road widenings and
reserves, floodways in dedicated reservations, school sites and [except in
calculating public open space requirements] the open space required by
Council. Estate entry features, plantation and garden reserves and similar
features are not omitted. Net developable area is used to calculate
transport related development contributions. This is not a standard GAA
definition.
PUBLIC HOUSING
45
46
SM | 20110609 11:20
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