Mitchell Shire Council
King and Queen Streets (Wallan) Structure Plan
18 June 2013
King and Queen Streets
(Wallan) Structure Plan
PLAnPlan
18 June 2013
King and Queen Streets (Wallan) Structure Plan
Quality Information
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King and Queen Streets (Wallan) Structure Plan
60274644
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Date
18 June 2013
Prepared by
Zac Cvitkovic, Andrew McArthur & Geoff Williams
Reviewed by
Noel Matthews
Revision History
Revision
3
18 June 2013
Authorised
Revision
Date
Details
17-Jun-2013
Response to client comments
Name/Position
Noel Matthews
Zac Cvitkovic
Project Manager
Signature
King and Queen Streets (Wallan) Structure Plan
King and Queen Streets (Wallan) Structure Plan
Prepared for
Mitchell Shire Council
Prepared by
AECOM Australia Pty Ltd
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18 June 2013
60274644
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18 June 2013
King and Queen Street (Wallan) Structure Plan
Table of Contents
1.0
2.0
3.0
4.0
5.0
6.0
Executive summary
The vision
The structure planning process
3.1
The Structure Planning Process
3.2
Strategic Planning Considerations
3.3
How this Plan Will Be Used
The existing conditions
4.1
Land Uses
4.2
Service Infrastructure
4.3
Cultural Heritage
4.4
Native Flora and Fauna
4.5
Planning Framework
4.6
Consultation
The plan
5.1
The Key Elements
Implementation
6.1
The Planning Framework
6.2
The Development Pattern
6.3
The Street Network
6.4
Open Spaces and Drainage Infrastructure
6.5
Infrastructure Planning
Appendix A
Community Consultation Summary
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5
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6
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33
A
A
King and Queen Street (Wallan) Structure Plan
1.0
Executive summary
AECOM Australia Pty Ltd (AECOM) was engaged by Mitchell Shire Council (Council) to prepare a Structure Plan
for the King and Queen Street Residential Precinct (the ‘Precinct’) in Wallan which includes part of the existing
Wallan Township as well as the farming area immediately to its east.
The Precinct encompasses approximately 160 hectares of residential and farm zoned land 500 metres west of the
central shopping area of Wallan. The area is bounded by William Street to the north, Windham Street to the west,
Watson Street the south and the Hume Highway to the east. The Mittagong and Wallan Creeks traverse the
Precinct, Mittagong Creek defining the current residentially-zoned land to the west from the farm-zoned land to
the east.
The Structure Plan is in response to Wallan Township (including this Precinct) being included within Melbourne’s
Urban Growth Boundary by the Minister for Planning which foresees the area accommodating additional
population into the future.
The purpose of the Structure Plan is to establish a long term vision for the area and a basis for future planning
and design decision making, and to also ensure necessary infrastructure is provided in a timely way.
The King and Queen Streets (Wallan) Structure Plan creates a framework that can be realised over time through
strategies and actions that will:
-
Coordinate and direct the orderly use and development of land in the short, medium and long term
-
Coordinate the timely provision of new infrastructure to service development
-
Identify new areas of open space and how these link to existing open space.
-
Ensure issues of connectivity are addressed.
Once the Structure Plan is finalised Council will adopt the plan and implement the actions and recommendations
over time, depending on resources and priorities.
The Structure Plan is based on a review of work undertaken by Council prior to AECOM’s engagement in July
2012, the findings of the Outline Structure Plan and the feedback gathered from stakeholders and through the
community consultation held over December 2012 – January 2013. Further technical reports assessed the
biodiversity and heritage values across the Precinct as well as service infrastructure needs and opportunities. The
findings of these technical reports have also been incorporated into the Structure Plan.
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King and Queen Street (Wallan) Structure Plan
Figure1
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Study Area
King and Queen Street (Wallan) Structure Plan
2.0
The vision
The vision for the King and Queen Streets Precinct is:
For the Precinct to evolve into a vital and distinctive neighbourhood of Wallan that
builds on its unique settlement pattern, integrates with the broader urban and rural
landscape and capitalises on its proximity to the town centre
For the Precinct to be a well-connected and well-serviced part of Wallan that promotes a
healthy, active lifestyle
This vision statement is underpinned by a series of principles based on the local context, community consultation
and strategic planning policy for the study area. The principles are:
1.
Develop Wallan as a place that is within commuting distance to Melbourne with a semi-rural community
character and environmental values.
2.
Minimise the possible negative impact new developments may have on the existing township by improving
safety and connections for all transportation methods within the local road network.
3.
Provide adequate educational and community facilities, particularly local primary school, medical clinics and
recreation facilities.
4.
Ensure fair and equitable apportionment of developer contributions for infrastructure.
5.
Encourage appropriate development sequencing and incremental development in a coherent and holistic
manner.
6.
Ensure that the existing wetland on Watson Street and the Mittagong River and Merri Creek form a linear
open space network and wildlife corridor.
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King and Queen Street (Wallan) Structure Plan
3.0
The structure planning process
A Structure Plan is a strategic plan which guides the delivery of a quality urban environment and sets the vision
for how land should be developed.
A Structure Plan is not a development plan. It is intended to be implemented over time and will be realised
incrementally as land is sold or when landowners choose to develop their land.
This plan has been prepared in accordance with the Mitchell Planning Scheme and the relevant components of
the GAA Guidelines for Precinct Structure Plans. It has been developed in response to:
-
A number of recent requests seeking to subdivide or develop properties within the Precinct.
-
The Growth Areas Logical Inclusions Review Process outcomes which has included the whole of the
Wallan Township within the Urban Growth Boundary as of June 2012, making the Precinct part of the
North Growth Corridor for Melbourne.
3.1
The Structure Planning Process
The King and Queen Streets (Wallan) Structure Plan has been prepared through an involved, collaborative
process that has considered the perspectives of all interested stakeholders, land owners and agencies in arriving
at a balanced framework for the future of this important neighbourhood of Wallan. These steps are as follows.
Review background material
Understanding and analysing current issues
Consult with stakeholders
Gathering information from State government and service
authorities
Prepare an outline structure plan (refer Figure 2 below)
Responding to issues and synthesizing a cohesive framework
Undertake public exhibition
Collecting community feedback on the outline structure plan
Undertake technical assessments
Investigating ecological, infrastructure and cultural heritage
values
Prepare a draft structure plan Incorporating assessments and
public comments and developing an implementation plan
Present the Structure Plan and Planning Scheme
Amendment Documentation to Council
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King and Queen Street (Wallan) Structure Plan
Finalise the structure plan
Amend the Mitchell Shire Planning Scheme
Incorporating the recommendations from structure plan
Figure 2 Outline Structure Plan [exhibited in December 2012]
3.2
Strategic Planning Considerations
The strategic need for the King and Queen Streets (Wallan) Structure Plan has arisen due to the opportunistic
redevelopment of larger lots currently within the Residential 1 Zone (R1Z) with no higher order or strategic
development guidance. This is likely to further increase with the recent addition of Wallan Township within the
Urban Growth Boundary (UGB) and the extension of the North Growth Corridor of Metropolitan Melbourne by the
Victorian State Government.
The Precinct’s development is currently occurring in an ad-hoc fashion, and a holistic planning approach that will
guide development outcomes to positively contribute to the broader area is needed.
The relationship of Mitchell Shire to the North Growth Corridor of Melbourne is currently evolving as substantial
population growth transforms the region, widening the socio-economic mix and diversifying the local economy.
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King and Queen Street (Wallan) Structure Plan
The southern part of the Shire will therefore play an increasingly key role in regional and national manufacturing
and logistics as the specialist employment precincts to the south continue to grow which will offer greater local
employment opportunities.
This strategic context has been acknowledged with the recent inclusion of Wallan into the Urban Growth
Boundary (UGB) which now make the township the northern extremity of the North Growth Corridor. This has
changed the strategic land use planning context for Wallan.
Urban Growth Boundary
In 2009 the State Government expanded the Urban Growth Boundary (UGB) to include areas of Beveridge south
of Wallan through the Melbourne @ 5 Million and Delivering Melbourne’s Newest Sustainable Communities
review Melbourne 2030 and the urban growth corridors.
In 2011, through the Logical Inclusions Advisory Committee, a review of areas for potential inclusion into the UGB
was completed. The Minister for Planning endorsed amendments to the UGB which included Wallan and
surrounding land as shown in Figure 3.
Figure 3 Locality Plan and Urban Growth Boundary
North Growth Corridor
The North Growth Corridor, approved by the Minister for Planning in June 2012 and gazetted in September 2012,
now includes a large portion of the southern part of Mitchell Shire which is now anticipated to accommodate an
additional 100,000 people over the next 20-50 years. This growth will have significant implications for the
character of the area as well as infrastructure such as roads, drainage and open space, employment needs and
community services.
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King and Queen Street (Wallan) Structure Plan
3.3
How This Plan Will Be Used
This Structure Plan will be used to guide development within the Precinct in a coordinated manner. The plan will
provide greater certainty for land owners and developers regarding the expectations for change within the area
and provide certainty to the wider community in relation to future residential change, access to and through the
area, environmental management measures and new infrastructure.
The King and Queen Streets (Wallan) Structure Plan is intended to be used by the following key participants:
-
Mitchell Shire Council – for introducing new policies, zones and overlay controls into the planning
scheme, in assessing planning permit applications, preparing a development contributions plan,
preparing capital works budgets to implement public works and in delivering community services
including open space and recreation.
-
The broader community – in understanding how the area is likely to change in the future.
-
Developers and landowners – in understanding the development opportunities that exist and the matters
that will be taken into account by the responsible planning authorities in assessing development
proposals.
-
Other Government agencies – in coordinating infrastructure improvements with work undertaken by
Mitchell Shire Council such as Vic Roads, Melbourne Water and Yarra Valley Water.
The Growth Areas Authority (GAA) will further develop a Precinct Structure Plan (PSP) on the land east of
Mittagong Creek that is currently zoned Farming due to its specific planning powers and responsibilities. That
future Precinct Structure Plan will also have regard to this plan.
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King and Queen Street (Wallan) Structure Plan
4.0
The existing conditions
The existing Precinct and its physical context have informed the development of the Structure Plan. The original
natural setting together with the settlement pattern of Wallan and existing built elements and infrastructure
establish the opportunities and constraints for the future development of the Precinct.
Its location adjacent to Wallan Town Centre and Wallan Railway Station provides close proximity to high-order
facilities and services that can both support, and in turn be further strengthened by a larger local population.
Figure 4 Context Plan
4.1
Land Uses
Approximately 97ha of the Precinct is currently zoned Residential 1. The majority of allotments to the north of
Queen Street are larger allotments with development potential.
The eastern part of the Precinct is zoned Farming and current land use is consistent with this zoning. There is a
small watercourse, Mittagong Creek, which traverses the Precinct north to south, defining the current Residential
1 Zone (to the west) and the Farm Zone (to the east).
Wallan Cemetery in Queen Street is currently zoned Public Use Zone 5 to support its land use. The Wallan
Community Park, zoned Public Park and Recreation Zone, along Watson Street is an important community open
space that is cared for and managed by an active community group that has invested in the improvement of the
Wallan Creek corridor that runs through this park.
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King and Queen Street (Wallan) Structure Plan
To the east of the Precinct lie Wallan Rail Station and the Wallan Employment District. The Hume freeway is a
major barrier for pedestrian and cyclists travelling to the train station or employment district.
South east of the Precinct, beyond the Hume Freeway, is Wallara Waters Estate – a new residential development
that includes a proposed neighbourhood activity centre.
To the north of the Precinct is Hidden Valley Estate, an existing low density residential and golf course
development and additional urban areas of Wallan.
Immediately to the west of the Precinct is the Wallan Town Centre and Hadfield Park that together provide a wide
range of facilities and services including retail, open space, community and recreational facilities, as well as the
local police station.
The southern part of the Precinct has been subdivided for residential development both in the past 30 years and
more recently with some current applications for further residential subdivision. Immediately south of Watson
Street lie the Wallan Secondary College and Wallan Recreation Reserve that provides an important active open
space to the community.
4.2
Service Infrastructure
Some pockets of the Precinct to the west and south are readily serviced with reticulated service infrastructure and
as such have been subdivided and developed with some more recent urban subdivisions and ad-hoc mediumdensity unit development. Conversely, other areas within the Residential 1 zone that cannot be readily serviced by
reticulated sewer remain undeveloped. This has subdued further change in this part of the Precinct which would
otherwise have been much further progressed had this infrastructure been in place.
Water, energy and telecommunication supply generally have capacity for further growth within the Precinct.
4.3
Cultural Heritage
The Cultural Heritage Due Diligence Assessment, 13 February 2013, completed by Dr Vincent Clark & Associates
involved a search for previously recorded archaeological sites, a review of past archaeological studies within the
geographic region of the area, and a field inspection of parts of the Precinct. The information enabled an up-todate assessment of cultural heritage matters in the Precinct and informed recommendations on the likely impact
of works on cultural heritage and associated legislative requirements.
Previous studies of the area and a limited site inspection did not identify sites of significance within the Precinct as
so much of the landscape has been disturbed since European settlement, not least of which has been the
realignment of parts of the natural waterways. One area of potential significance was identified, it being a low rise
mound along the western bank of the Mittagong Creek, in the south-eastern corner of the Precinct (refer Figure
5). It is an area of potential archaeological sensitivity based on the possibility of it being a naturally occurring,
elevated landform adjacent to a waterway.
Preliminary assessment of the Precinct has not identified any Aboriginal cultural heritage or archaeological
remains and therefore concluded that a Cultural Heritage Management Plan (CHMP) for the Precinct is not
mandatory, but that a voluntary CHMP be prepared for any work proposed in the south-east corner of the Precinct
where there is increased potential in the discovery of some artefacts.
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King and Queen Street (Wallan) Structure Plan
Figure 5 Area of potential Cultural Heritage Sensitivity
4.4
Native Flora and Fauna
The Ecological Due Diligence Assessment was undertaken to gain a greater understanding of the broad
ecological values of the Precinct and inform future survey efforts. There are a number of records for threatened
species in the local area, with six threatened flora species and eleven threatened fauna species considered to
have a reasonable potential of occurring in the Precinct given the availability of habitat. Scattered remnant trees
and remnant patches were observed in the Precinct area during the field assessment, and it is likely that
additional remnant vegetation occurs in residential and farming land yet to be surveyed, particularly scattered
remnant trees based on aerial photography.
Based on these results, the following surveys would be required ahead of development applications being
processed:
-
Full Net Gain assessment including a Habitat Hectare assessment
-
Targeted surveys for six threatened flora species and eleven threatened fauna species
-
Fauna surveys would consist of separate bird and frog surveys
There is some remnant vegetation present in Wallan Community Park and the rehabilitated environs of Wallan
Creek may potentially accommodate some threatened species. To accommodate a bridge crossing in this vicinity
a targeted survey would be required to assess impact and identify the necessary measures to fulfil statutory
obligations for mitigation.
Council will need to ensure any proponent submitting a permit for native vegetation removal has considered and
surveyed for the ecological values raised and identified in this assessment where relevant.
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King and Queen Street (Wallan) Structure Plan
4.5
Planning Framework
The Mitchell Shire Planning Scheme currently identifies the King and Queen Streets Precinct as part of Wallan
Township with a number of specific land use planning attributes that already direct and facilitate its ongoing
growth and development.
Local Planning Policy
Clause 21.04 Strategic Vision and Framework from the Mitchell Shire Planning Scheme includes a vision
statement for the Shire:
“Our Vision is to continue to build a prosperous and progressive Shire which is widely known as the
place to live, work, invest and visit, in a manner in which our residents enjoy ownership and
participate in this vision.”
The MSS Strategic Framework outlines three major strategic elements pertaining to for each centre within Mitchell
Shire. Specifically to Wallan, these include:
-
Develop within urban growth boundary
-
Commuting distance to Melbourne
-
Need to establish and foster a “community feel” and environment”
More recently Mitchell Shire completed the Mitchell 2020 Community Plan (2011) which is a vision for the growth
of Mitchell. In particular, the plan identifies Wallan with a projected population of 30,000 by 2030 and the need to
plan for additional housing with an aim to deliver sustainable outcomes.
Zoning
The Precinct is subject to 5 zones. The majority of the study area (97 hectares approximately) is zoned
Residential 1 Zone (R1Z).
The purpose of the R1Z is to “provide for residential development at a range of densities with a variety of
dwellings types and encourages residential development that respects the identified neighbourhood character of
the local area.”
The other main zone within the study area is the Farming Zone, which covers the western half of the study area of
approximately 52 hectares. In general, the purpose of the Farming Zone is to provide land for agriculture and to
protect natural resources and biodiversity of an area. As Wallan is now part of Metropolitan Melbourne, the
current Farming Zone area is expected to become an Urban Growth Zone (UGZ) and will be subject to detailed
Precinct Structure Planning by the GAA.
Other zones within the Precinct include the public open space areas along Watson Street at the southern end of
the study area which is zoned Public Park and Recreation Zone (PPRZ) and there are two areas zoned Public
Use Zone (PUZ) in the Cemetery on Queen Street (Schedule 5 – Cemetery / Crematorium) and the extension of
Hadfield Park east on the corner of Windham and Watson Streets which is zoned PUZ Schedule 6 for Local
Government Uses.
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King and Queen Street (Wallan) Structure Plan
Figure 6 Existing Zone Plan
Relevant nearby zones include the Comprehensive Development Zone (CDZ) to the north for the Hidden Valley
Estate. In addition to this there is the Business 4 Zone (B4Z) of land fronting the High Street / Northern Highway
which is used for bulky goods retailing, manufacturing and associated business services along with Business 1
Zone (B1Z) west of Northern Highway which is the primary retail centre and which contains other complimentary
commercial, entertainment and community uses.
The Wallan East Precinct, east of the Hume Freeway, is zoned Mixed Use Zone (MUZ) and the employment
precinct adjacent to Wallan Railway Station is zoned Industrial 1 Zone (IN1Z) and Township Zone (TZ).
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King and Queen Street (Wallan) Structure Plan
Overlays
The Precinct is generally free from Planning Scheme Overlays. The main overlay is the Land Subject to
Inundation Overlay (LSIO) which identifies flood prone land and land required for the storage of water, drainage
and maintenance of river health. Part of the Mittagong Creek within the central depression of the site is subject to
the LSIO and the LSIO extends along Wallan Creek along the southern boundary of the Precinct.
The Hume Freeway corridor has a Vegetation Protection Overlay (VPO2) to protect the freeway reservation
remnant vegetation from degradation and depletion. Part of this overlay affects the far eastern boundary of the
Precinct.
The Wallara Waters Estate development is subject to a Development Plan Overlay (DPO4) for the orderly
development of the area with consideration of a range of mixed uses, land use buffers, public open space and
pedestrian access.
Figure 7 Existing Overlay Plan
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King and Queen Street (Wallan) Structure Plan
4.6
Consultation
The following community consultation has been undertaken:
-
April 2012: An Information session for community members was held
-
November 2012- February 2013: A period in which stakeholders could provide written feedback on the Draft
Outline Structure Plan
-
December 2012: A Drop in Session was held for members of the community to discuss the Draft Outline
Structure Plan
The main issues raised by the attendees during the consultation period included:
-
The desire to retain and maintain open spaces as they are major assets that should be further improved and
added to.
-
The value of the existing rural character of the area and concerns of how urban subdivision would impact on
this.
-
The potential impact of additional residents on the local road network with respect to traffic movements, car
parking (in particular around the Cemetery) and pedestrian access.
-
The availability and future provision of community facilities including education, health and leisure facilities.
-
The apportionment of infrastructure contributions as a result of new development which would also benefit
existing and recent residential development, and
-
The desire for linkages and connections to areas of public open space and recreation such as the existing
Wallan Community Park and Mittagong Creek.
These have been considered and incorporated in the Structure Plan for the Precinct along with technical matters
that have been raised by local agencies and authorities.
Appendix A contains a summary of the community consultation responses.
Stakeholder Consultation
The Structure Plan’s development also included extensive consultation with key stakeholders and referral
agencies to ensure technical information, strategies and other nearby projects that could impact on the Precinct
were considered. The results of the consultation with key stakeholder are summarised below.
Melbourne Water
Melbourne Water is the authority that is responsible for planning and managing drainage towards the Mittagong
Creek. It has been consulted in relation to additional development within the Precinct and the effects this will have
on the Mittagong Creek Corridor. Consultation with Melbourne Water has revealed that an existing Developer
Services Scheme exists for the area and that Mittagong Creek already conveys significant volumes of stormwater
from the Hidden Valley development. This is evidenced by the significant culverts constructed as part of the Hume
Freeway immediately south-west of the Precinct.
In addition to this, it is noted that a stormwater easement traverses the rear of many of the blocks on the southern
side of King Street however the infrastructure installed is not sufficient for future development. There are issues of
flooding and pooling that will also need to be addressed.
Stormwater on the site will be managed by Mitchell Shire Council and Melbourne Water. Council will be
responsible for the local drainage network while Melbourne Water will manage larger drainage infrastructure,
where the upstream contributing catchment exceeds 60ha.
Yarra Valley Water
The supply and reticulation of sewerage throughout the precinct has been of prime interest for Yarra Valley Water.
Whilst there are no capacity constraints for water reticulation, upgrades to infrastructure are required to provide
sewerage to additional residents.
The existing topography and sewer reticulation infrastructure will not facilitate additional, incremental development
in its current form and a new pumping station and riser main are required close to the intersection of Mittagong
Creek with the Hume Freeway corridor. This will allow the reticulation of sewerage to the entire Precinct.
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King and Queen Street (Wallan) Structure Plan
The local sewerage reticulation from this point will need to be provided by individual land owners / developers as
part of any residential development within the Precinct.
VicRoads
VicRoads have supported extension of the road network with particular focus on the addition and location of the
north-south connector street connecting William Street and Watson Street. This will alleviate existing north-south
traffic volumes that currently use High Street (in the town centre) and Windham Street as well as improve
circulation within the Precinct for pedestrians and cyclists.
Specifically, VicRoads has identified the only possible connection point to Watson Street which is at the
intersection of Watson Street and McCarthy Court. This will provide a safe distance from the Hume Freeway onramps and minimise intersections along Watson Street which is an arterial road.
All proposed streets within the Precinct will need to be designed in accordance with the standard road crosssections that GAA and VicRoads have developed for all new urban areas.
Growth Areas Authority
The GAA will prepare Precinct Structure Plans for areas within Wallan that are designated for future urban growth
that are not already zoned for residential land use. This includes the eastern portion of the Precinct that is
currently Farming Zone. The King and Queen Streets (Wallan) Structure Plan recognises that future planning is
needed for this part of the Precinct but provides guidance for that future work, particularly in identifying the open
space, road and service infrastructure that this area will share with the remainder of the Precinct.
The GAA identified the Precinct as an appropriate location for the provision a range of dwelling types and
densities due to its proximity to Wallan Town Centre and made recommendations that the planning framework
implementation should include policy regarding the King and Queen Streets (Wallan) Structure Plan into Council’s
LPPF and control development through Development Plan Overlays.
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King and Queen Street (Wallan) Structure Plan
5.0
The plan
The King and Queen Streets (Wallan) Structure Plan represents a long term vision for the orderly development
and evolution of the Precinct that will ultimately result in a distinctive and liveable neighbourhood. While the
Structure Plan illustrates the ultimate future outcome, it must be recognised that it will emerge incrementally after
many years only as current land owners decide to take up development opportunities or trade this opportunity to
others.
The Structure Plan is therefore not a development blueprint but rather a framework that establishes the key
principles by which change will be allowed to occur over time.
Figure 8 King and Queen Streets Precinct
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King and Queen Street (Wallan) Structure Plan
5.1
The Key Elements
The Structure Plan addresses five key elements which will assist in realising the vision for Precinct. The key
elements are:

Residential Land Use, Character and Design

Open Space

Access and Mobility

Community Wellbeing

Service Infrastructure
The following sections describe each of these elements in a manner that provides a sense of how the area will
look, feel and be used for activity and living. A set of strategies for the realisation of each key element is also
articulated in this section.
5.1.1
Residential Land Use, Character and Design
The Precinct’s current urban structure includes a mix of strata title and cul-de-sac subdivisions and battle-axe
shaped allotments. This development pattern makes coordinated development difficult and has resulted in
development that does not reflect the desired local character.
Discussions held during the community information sessions explored how the development of the existing large
residential lots west of Mittagong Creek would impact on the existing urban and natural environment and the
range of ambitions that current landholders have for this area.
Local Attributes
The Precinct is within close proximity Wallan Town Centre which provides the highest order of retail and
community services within the North Growth Corridor. This will continue into the future as new and diverse
activities are attracted to Wallan Town Centre as evidenced by the recent addition of the GP Superclinic.
The area west of Mittagong Creek, which is currently a Residential 1 Zone and will continue to be the logical
location for a larger residential community that will both benefit from and support the growth of Wallan Town
Centre and improve walking and cycling connections to future residents east of Mittagong Creek.
Housing Needs
The local Wallan community, like the rest of the region is experiencing an aging of the population and a general
reduction in the size of households. This is evidenced with the appearance of more modestly-scaled and more
easily-managed dwelling types. The job growth in the North Growth Corridor will also make Wallan a more
attractive residential address for younger households that already live in the region and who will seek housing that
is affordable and convenient to both employment opportunities and existing friends and family.
Sustainable Urban Structure
The existing street pattern and design does not support walking and cycling and any future development must
prioritise walking and cycling to allow residents to access local destinations using active, sustainable transport.
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King and Queen Street (Wallan) Structure Plan
Design considerations such appropriate speed limits on local and connector roads, well located safe crossing
points, cycle lanes where required, clear legible signage and attractive uncluttered streets with adequate street
furniture, planting and lighting will be requested in any future development to maximise the benefits of the
Precinct’s location close to Wallan Town Centre, Wallan Train Station and employment precinct and associated
services.
Character and Design
The land within the Precinct includes:
-
Residential areas – characterised by detached and strata-titled dwellings, sealed urban streets with some
curvilinear street patterns and cul-de-sacs
-
Large-lot residential areas – characterised by 0.6ha lots with detached dwellings some with significant trees
and with more recent strata-titled development along rural-type roads with gravel shoulders
-
Rural land – characterised by open paddocks with some grazing and horse-related activities
-
Watercourses and associated vegetation
A key consideration of the Structure Plan is to facilitate the orderly redevelopment of the large residential lots,
whilst recognising the existing character created by elements such as:
-
Roads - Rural type roads with unmade shoulders and no kerbs or footpaths
-
Lots – A subdivision pattern of north-south oriented lots
-
Dwellings - A range of dwellings including a variety of sizes, setbacks and disposition on lots
-
Landscape – Varied landscape across public open spaces, private lots and streetscapes
-
Fences – Generally open fencing that does not inhibit views of the landscape
Strategies
-
Support additional well-coordinated residential growth across the Precinct that enhances the semi-rural
character of the area.
-
Promote a mix of housing types that can accommodate diverse households, particularly adjacent to Wallan
Town Centre.
-
Prioritise walking and cycling to allow residents to access local destinations using active, sustainable
transport.
-
Encourage the retention of existing native vegetation and dwellings as part of redevelopment of residential
land west of Mittagong Creek.
-
Develop design guidance for development west of Mittagong Creek that will encourage high quality
development and management change of the area over time.
-
Ensure the urban structure allows an interface between the more dense development in the Precinct and the
surrounding land uses.
18 June 2013
King and Queen Street (Wallan) Structure Plan
5.1.2
Open Space
There is an opportunity in the Precinct to create areas of open space that link with existing open space networks
by focusing on the creation of recreational opportunities along the Mittagong and Wallan Creeks. This will also
allow for the preservation and improvement of native flora and fauna habitats and more easily manage any
Aboriginal Cultural Heritage that may be present.
The Precinct currently has two areas of open space. Wallan Community Park, along Wallan Creek, provides
passive recreation opportunities and Wallan Cemetery, located on Queen Street. The Cemetery is not a public
open space, but provides an area of visual relief with significant vegetation. Hadfield Park, just outside the
Precinct also provides substantial open space along Wallan Creek.
Water Sensitive Urban Design practices and responsibilities require all local stormwater to be retarded and
treated within the Precinct before being released back into the creek system. This creates a further opportunity to
create an integrated linear open space along Mittagong Creek that will also provide opportunities for passive
recreation and rehabilitated habitat for native flora and fauna to expand along these important corridors.
By extending walking and cycling trails along the length of Wallan and Mittagong Creeks and connecting them
with key pedestrian paths along the upgraded King and Queen Streets a robust recreational walking and cycling
network can be created throughout the Precinct that is well-vegetated and safe for the community to use.
Existing remnant native vegetation within the Queen to William Street area can also form the nucleus of smaller
communal open spaces as part of larger residential redevelopments.
Strategies
-
Encourage the preparation of a Native Vegetation Precinct Plan (NVPP) for land east of Mittagong Creek as
part of the Precinct Structure Plan that will be prepared by the GAA.
-
Ensure existing ecological responsibilities under the Planning and Environment Act 1987 are undertaken by
development interests as part of any development applications.
-
Consolidate public open space provision along the Mittagong Creek corridor where recreation, native habitat
protection and stormwater management can be collocated and more easily managed.
-
Encourage the provision of smaller communal open spaces west of Mittagong Creek that are centred on
remnant native vegetation as part of consolidated developments.
-
Support the upgrade of King and Queen Streets as boulevard style streets with extensive street planting as
a key link Precinct’s open space network.
18 June 2013
King and Queen Street (Wallan) Structure Plan
5.1.3
Access and Mobility
Street Network
The current street network of William, King, Queen and Windham Streets service only local traffic and provide one
point of entry and egress, via Windham Street. Limited walking and cycling opportunities are provided.
The location of the Precinct provides opportunity to promote active sustainable transport for residents accessing
local services in the Town Centre. To capitalise on this, the Precinct will need a highly legible and safe network of
streets, cycle ways and walking paths that support a residential neighbourhood which can easily connect to the
existing external roads and surrounding destinations.
One of the key objectives of the Structure Plan is to coordinate development that allows a street network to be
designed that promotes safe, active travel to local destinations.
Transforming King and Queen Streets into green boulevards that will provide for dedicated walking and cycling
paths that will connect the Precinct to Wallan Town Centre. New local streets will improve north-south access
across the Precinct, while a new north-south connector street will provide an alternative means of access to
Watson Street from the Precinct and onward connection to the Hume Freeway, dispersing traffic accessing the
Hume Freeway away from the Town Centre.
Street Hierarchy
The street hierarchy will need to respond to the needs of the growing community as well as the physical
constraints of the site and the desire to provide better walking and cycling opportunities. Three street types will be
required:
-
Connector Street – that will connect Watson Road with William Street
‘Green Link’ Local Street – that will be formed by upgrading King and Queen Streets
Local Street – New local streets that will provide for walking, cycling and slowed vehicle movement
All streets should be designed and delivered as public streets that will become Mitchell Shire Council assets.
Open Space Pedestrian and Cycling Network
In addition to the street network, a key walking and cycling route that follows the Mittagong and Wallan Creeks
would improve connections within the Precinct to open spaces and to surrounding destinations.
Strategies
-
Promote the provision of public streets that provide through access in any development west of Mittagong
Creek.
-
Ensure the improvement of King and Queen Streets as critical elements in any detailed development plan.
-
Facilitate the provision of a shared path that follows the Mittagong and Wallan Creeks.
-
Facilitate a new north-south connector street through development west of Mittagong Creek and the
construction of a connection to Watson Street through development contributions.
18 June 2013
King and Queen Street (Wallan) Structure Plan
5.1.4
Community Wellbeing
One of the key objectives of the Structure Plan is to plan for the provision of community facilities required to
ensure the wellbeing of the community living and using the Precinct.
Growth Areas of Melbourne assess provision needs through the use of the ‘Planning for Community Infrastructure
in Growth Areas’ Manual.
Although providing an initial base on which to assess provision it does point to the need to consider some level of
contribution to neighbourhood and community level of community infrastructure.
The King and Queen Streets Precinct currently accommodates approximately 280 households (approx. across the
urban and rural residential areas). Based on standard methods of calculation used by the GAA (see footnote), a
total of approximately 1,600 dwellings, or 4,800 people could be accommodated on the remaining undeveloped
existing Residential 1 Zone land, and the Farming Zone east of Mittagong Creek that may become residential
under the Precinct Structure Plan to be developed for this area by the GAA.1
If this is used as a base, the following provision of community facilities is recommended by the Growth Area
Authority Standards:
Facility
Provision
(population)
Rate
Required
approx.
(4800 population)
Nearest facility and provision notes
LEVEL 1
Government
Primary School
1 per 9000
0.53
Existing Wallan Primary School- 780m
Community
Centres
1 per 9000
0.53
Existing Wallan Multi-Purpose Community
Centre– 100m
Years’
1 per 9000
0.53
Existing Killara Children’s Centre– 100m
Neighbourhood
Active Open Space
1 per 9000
0.53
Existing Wallan Recreation Reserve –
350m
Neighbourhood
Passive
Open
Space
1 per 1000
4.8
Existing Wallan Community Park provides
5.8 ha.
Youth Space in
Community Centre
1 per 9000
0.53
Existing Wallan Multi-Purpose Community
Centre – 100m
Long
1 per 9000
0.53
Existing Killara Children’s Centre – 100m
Early
Facility
1
Day
Child
‘Precinct Structure Planning Guidelines – Part 2’ contain relevant standards to be achieved in Growth Areas.
18 June 2013
King and Queen Street (Wallan) Structure Plan
Care
Maternal & Child
Health Services
1 per 16000
Facility
Provision
(population)
Rate
0.30
Existing Killara Children’s Centre – 100m
Required approx.
(4800 population)
Nearest facility and provision notes
LEVEL 2
Government
Secondary School
1 per 30000
0.16
Existing Wallan High School -500m
Neighbourhood
House as part of
Community Centre
1 per 20000
0.24
Existing Wallan Multi-Purpose Community
Centre – 100m
Low Order Tennis
Facilities
1 per 25000
0.19
Existing 6 court facility in Hadfield Park
(adequate for 25,000 population) – 100m
Performing
Centre
Arts
1 per 30000
0.16
Existing Wallan Multi-Purpose Community
Centre– 100m
Indoor Recreation
Centre
1 per 20000
0.24
Existing R.B Robson Stadium – 50m
Library
1 per 40000
0.12
Existing Wallan Library – 780m
Leisure
1 per 40000
0.12
Existing Kilmore Leisure Centre – 14 km
Arts
1 per 40000
0.12
Existing Wallan Multi-Purpose Community
Centre – 100 m
Higher
Order
Active Open Space
1 per 40000
0.12
Existing Wallan Recreation Reserve –
800m
Aquatic
Centre
Community
Centre
Note: By way of comparison the 2011 population of Wallan was: 8,724 people, and of Mitchell Shire 35,306.
Level 1 facility provision will demand some degree of augmentation of existing facilities which are in the vicinity of
the Precinct. Any new community facility should be considered within a larger population context, and the broader
North Growth Corridor.
Passive Neighbourhood Open Space is the exception to this. Despite 5.8 hectares of open space being provided
at Wallan Community Park, additional open space in the vicinity of new dwellings is appropriate. Given the
natural features of the Precinct this would ideally be provided as:
-
a passive linear open space, along the Mittagong Creek Corridor (5.0-10.0 metres in width on either side of
the creek equating to 1.0 hectare), and
-
a new neighbourhood park (approximately 1.0 hectare) east of Mittagong Creek in the most distant part of
the Precinct from existing open spaces.
Additional open space may be provided as part of communal open space surrounding existing native vegetation
that exists in the area west of Mittagong Creek.
Level 2 facilities will require consideration at a community level that will encompass investigation of greater
Wallan to identify preferred location of additional facilities in the Growth Corridor.
Strategies
-
Direct the provision of Neighbourhood Passive Open Space through development by means of planning
guidance and S173 Agreements to be agreed through development plans at time of application.
-
Support the augmentation of existing facilities through financial contributions to social infrastructure that can
be collected by way of contributions levies to new development.
18 June 2013
King and Queen Street (Wallan) Structure Plan
5.1.5
Infrastructure and Services
The key objective for the Precinct is to ensure that service infrastructure is equitably and fairly funded and
delivered that will support additional residential population.
Currently, the south-west part of the Precinct is serviced by reticulated sewer, the north-west part by onsite, selfcontained septic tanks, and the eastern part is un-serviced as it is rural land. The township sewer network only
provides reticulation to the west facing properties fronting onto Windham Street and areas south of Queen Street.
The lack of available services has led to the incremental subdivision and creation of strata title subdivisions near
Windham Street. Although the sewer trunk network has capacity for substantial growth in the residential
population, a sewer pump and rising main are required to allow the Precinct to connect to the trunk sewer.
The construction of a sewerage pumping station and riser main should be funded through a S173 Agreement at
time of development.
Reticulated water, electricity, telecommunications and gas is available throughout the Precinct and capacity to
extend these and connect into them is available. Individual developments will be responsible in connecting to the
existing trunks and mains.
Drainage and Stormwater
A stormwater easement traverses the rear of many of the blocks on the southern side of King Street however the
infrastructure installed is not sufficient to accommodate projected development. There are existing issues of
flooding and pooling that will need to be addressed.
The ultimate drainage and stormwater network for the study area will need to be finalised with Mitchell Shire and
Melbourne Water and may be incorporated into a Developer Contributions Scheme for the provision of drainage
land and areas for stormwater retention. This will most likely occur along the Mittagong Creek corridor within the
eastern corner of the study area.
An existing Developer Service Scheme exists for the purposes of funding and facilitating stormwater drainage
assets that will need to be further augmented with additional growth in the Precinct. As noted earlier, stormwater
on the site will be managed by Mitchell Shire Council and Melbourne Water. Council will be responsible for the
local drainage network while Melbourne Water will manage larger drainage infrastructure, where the upstream
contributing catchment exceeds 60ha.
Initial investigation suggests that a retarding basin with an approximate capacity of 13,000m 3 will need to be
accommodated along the alignment of Mittagong Creek to enable retention of stormwater. This will bring back
flows to pre-development levels before releasing stormwater into the Creek. A hydraulic reservation width of
approximately 15 metres will be required along the length of Mittagong Creek in order to accommodate drainage
of storm events into the future. Additional width for passive recreation and shared trails beyond the 15 metres will
also be required.
Strategies
-
Support the development of an equitable sharing of trunk service infrastructure costs across the Precinct
through a development contributions plan
-
Discuss with Melbourne Water to determine the details of the Developer Services Scheme and the
implications this has for the management of stormwater and drainage assets
-
Co-operate with Yarra Valley Water to establish capacity requirements and costs in preparation for
developing the S173 agreement to fund the construction of required sewerage infrastructure.
18 June 2013
King and Queen Street (Wallan) Structure Plan
6.0
Implementation
The Structure Plan, once formally adopted by Council, will guide development in the precinct.
6.1
The Planning Framework
An amendment to the Mitchell Shire Planning Scheme will be made reflecting the recommendations made in the
Structure Plan.
Local Planning Policy Framework
The King and Queen Streets Precinct is not currently identified in the Local Planning Policy Framework (LPPF).
The amendment to the Planning Scheme will allow reference to the Precinct in the Local Planning Policy
Framework.
Zoning
The majority of the study area (west of Mittagong Creek) is already appropriately zoned R1Z for residential
development. The remaining area, currently zoned FZ will be subject to detailed precinct planning by the GAA and
as such will be incrementally zoned Urban Growth Zone (UGZ) prior to being rezoned to R1Z.
The other areas within the study area are zoned PPRZ and PUZ and are recommended to remain.
Overlays
Existing Overlays
To the east of the precinct, part of the land is subject to a Floodway Overlay and Land Subject to Inundation
Overlay.
Proposed Development Plan Overlay
The study area consists of large areas which are subject to multiple land owners. In order to redevelop the area in
a manner consistent with the structure plan, it will be important to implement a Development Plan Overlay so that
development does not occur in an ad-hoc manner and meets the principles of the structure plan to ensure there is
adequate provision of roads and connectivity, infrastructure and services, public open space, pedestrian and
cycling paths.
The Development Plan Overlay will be scheduled in the Mitchell Planning Scheme and will apply to areas zoned
Residential 1 that currently have development potential.
The Development Plan Overlay will set out requirements for permit and development and specify guidelines for
development.
6.2
The Development Pattern
West of Mittagong Creek, the current subdivision and land ownership pattern restricts opportunities in
restructuring the area as it accommodates more growth. A key outcome sought in the Structure Plan is to ensure
that this area becomes fully integrated into the remainder of the Precinct and greater Wallan, particularly in
delivering improved access and circulation, for pedestrians, cyclists and vehicles.
To ensure that future development results in a local street network that supports a community that is wellconnected, reflects the desired character and ensures access to open space, land west of Mittagong Creek will be
required to fulfil the following site and design requirements.
A key aspect of development in the Precinct will be the existing east-west streets. These streets will be key links
into Wallan Town Centre. To respond to existing character and preferred future character, an average front
building setback of 8.0 metres is required along King Queen and William Street. This setback will allow a
consistent urban structure to be developed. More contemporary subdivision (most westerly end of King Street)
reflects the 4.5 metre minimum front setback which would be the standard adopted in all other local streets.
18 June 2013
King and Queen Street (Wallan) Structure Plan
Minimum site requirements
All development proposals (or single stages of development) must meet all of the following site requirements:
-
A minimum site made up of four (4) typical and adjacent lots (average 0.6 ha each) with a minimum total
area of 2.4ha
-
Street frontages to two (2) existing streets – either King and Queen Streets or King and William Streets
-
A minimum of an 80 metre frontage to both existing streets
-
An equal length of frontage to both existing streets
-
Ensure remaining undeveloped lots are not unduly constrained for future development that meets the same
minimum site requirements
Minimum design requirements
-
Ensure a new local public street is created between King and William, or King and Queen Streets at least
every 160 metres along their lengths
-
Ensure local streets are designed to the satisfaction of the Local Authority and delivered as public assets
The minimum site and design requirements ensure that the future urban structure will support local walking and
cycling and disperse vehicular traffic, allowing for multiple routes. The minimum design requirements will also
allow for the creation of freehold lots that do not require bodies corporate to manage communal driveways.
In addition to the minimum design requirements, further design guidelines will assist in creating development that
delivers on the vision of the Structure Plan.
Design guidelines
-
Where possible, retain existing native vegetation and existing dwellings that are of good quality
-
Maintain straight road alignments that simplify orientation and way-finding
-
Provide a range of lot sizes that provide for diverse housing options
-
Consider communal open space where significant vegetation is to be retained, especially adjoining any
attached dwelling types
-
Orientate lots along King, Queen and William Streets to front these important existing streets
-
Provide a minimum of 8.0 metre setbacks to King, Queen and William Streets
-
Ensure that all new services to be installed underground under footways or nature strips, not carriageways.
18 June 2013
King and Queen Street (Wallan) Structure Plan
Existing pattern
Preferred pattern
Potential pattern
Four large lots with
established dwellings and
some vegetation with two
street frontages
Four large lots can
accommodate a new local
street connecting existing
streets and creating new
freehold lots while retaining
some existing dwellings and
vegetation
Six or more large lots could
be consolidated into larger
developments, still delivering
north-south public streets and
freehold lots, but with greater
potential for lot size diversity
and communal open space.
Figure 9 Example of an Appropriate Development Pattern
The existing urban pattern is largely composed of 40 metre wide by 160 metre deep residential lots that have
been partly and haphazardly further subdivided or redeveloped as 2 or 3 lot subdivisions or multi-unit strata-titled
units.
The Minimum Site and Design Requirements will facilitate the redevelopment of these lots over time and provide
for
Freehold residential titles
Improved connectivity across the Precinct through public streets
Upgraded service infrastructure
A mix of housing types
The potential to retain some existing dwellings and remnant native vegetation
18 June 2013
King and Queen Street (Wallan) Structure Plan
6.3
The Street Network
To accommodate additional residential development, the existing road network within the study area will need to
be upgraded to current preferred standards that have been agreed between Vic Roads, the GAA and Growth
Area Councils. These will be adopted for the King and Queen Streets Precinct also to ensure a universal standard
for public streets across urban areas of Mitchell Shire Council and allow for uniform maintenance and
management procedures.
The following standards have been sourced from the GAA PSP Note Our Roads: Connecting People.
Local Streets
This will be applied to all streets throughout the Precinct, excepting the North-South Connector Street and will be
delivered as part of residential developments.
The residential subdivision of large parcels of land between William, King and Queen Streets will require
additional north-south street linkages, as well as new local streets in the future neighbourhood east of Mittagong
Creek. The road reservation will be 16 metres.
Figure 10 Indicative Cross Section for Local Streets
Source: GAA PSP Notes Our Roads Connecting People
‘Green Links’ – Local Streets
This will be applied to King and Queen Streets and will be delivered as development contributions are collected to
construct this upgrade.
King and Queen Streets will be subject to greater traffic volumes and therefore need to be upgraded to
accommodate vehicle traffic, on-street car parking and pedestrian and cycle paths will be accommodated within
the existing road reservation width of 20 metres.
This street type can be accommodated within the existing 20 metre road reserve, as well as provide for a
‘greener’ link with substantial street tree planting that will maintain a more landscape streetscape and improve
pedestrian and cycling amenity. Where local conditions allow (i.e. wider road reserves), possible, footpath widths
should be increased to 2.5 metres to allow for shared usage.
18 June 2013
King and Queen Street (Wallan) Structure Plan
Figure 11 Indicative Cross Section for Local East West Local Roads (King and Queen Streets)
Source: GAA PSP Notes Our Roads Connecting People
18 June 2013
King and Queen Street (Wallan) Structure Plan
Connector Street
This will applied to the North-South Connector Street, linking William Street with Watson Street and will be
delivered as part of development plans.
The North-South Connector Street will need to cater for larger volumes of traffic with Queen and King Streets
connecting to it, and functioning as an alternative route to Windham Street. It is envisaged that this will be a wider
street with a road reservation width of 25 metres.
Figure 12 Indicative Cross Section for proposed North South Connector Street
Source: GAA PSP Notes Our Roads Connecting People
18 June 2013
King and Queen Street (Wallan) Structure Plan
6.4
Open Spaces and Drainage Infrastructure
The existing areas of open space within the vicinity of the Precinct include Wallan Community Park within the
Precinct and the nearby Hadfield Park and Wallan Recreational Reserve. With additional development in the area
it is important to provide additional space that links these areas.
This will include the creation of smaller
communal open spaces within newly subdivided residential areas around existing native trees that are to be
retained, continuous linear open space along Mittagong Creek to accommodate shared paths and some passive
recreation as well as the delivery of one 1-hectare neighbourhood passive open space east of Mittagong Creek.
Mittagong Creek Cross Section
Initial testing of the Mittagong Creek corridor points to a minimum of a 15.0 metre wide Hydraulic Reserve Width
being required to which a further of 5.0-10.0 metres of maintenance, environmental and recreation buffer on either
side should be added. This will also manage changes in slope that will be required to accommodate drainage
paths. This would allow for the accommodation of slope, additional planting and a shared path within an Overall
Reserve Width of 25.0 - 30.0 metres.
Figure 13
18 June 2013
Indicative Mittagong Creek Cross Section
King and Queen Street (Wallan) Structure Plan
Interface Concept
The interface along Watson Street will be highly visible and an important gateway to the whole of Wallan
Township, which will require specific attention as development proposals are developed here. In particular, care
will be needed to ensure that development adequately addresses the street, despite it not affording vehicle
access to house lots in this vicinity.
Figure 14
Indicative Watson Street Interface Cross Section
Design guidelines for the interface should include:
-
Effective landscaping
-
A shared path that links Mittagong and Wallan creek corridors
-
Fences along this edge which:

Prevent blank paling fences along the frontage

Encourage a degree of overlooking and ‘address’ to Watson Street from dwellings

Use high quality materials

Provide for ‘greening’ that will minimise potential for graffiti

Allow for gates for direct access from properties

Provide for a maximum of 1.5 metres in height to allow for some visual connection between dwelling
and Watson Street
18 June 2013
King and Queen Street (Wallan) Structure Plan
6.5
Infrastructure Planning
Service Infrastructure
Further consultation is required with referral agencies such as Yarra Valley Water and Melbourne Water into the
provision of water and sewer infrastructure for the study area. Yarra Valley Water will be responsible for bringing
the assets in and around the study area with developers needing to pay for the connection to individual allotments
created through subdivision.
The construction of a sewerage pumping station and riser main should be funded through a S173 Agreement at
time of development.
Yarra Valley Water will also be required to deliver any infrastructure augmentation to cope with the additional
capacity requirements as a result of additional residential development. The location and timing of this
infrastructure is yet to be determined.
The proposed additional development of the study area at urban densities will place additional pressure on the
drainage and stormwater infrastructure in the area. The full extent of this needs to be reviewed, quantified and
planned for in coordination with Melbourne Water.
Ultimately appropriate drainage and stormwater infrastructure need to be provided for within the study area (most
likely at the end of the drainage line abutting the Hume Freeway) and the cost to deliver this infrastructure needs
to be accommodated and equitably sourced from development. One possibility is to do this through a Developer
Contributions Plan and Overlay.
Community Facilities
At present, the Wallan Township is relatively well serviced by community services. Additional residential
population within the Precinct will increase the demand for some facilities. Some open space provision within the
Precinct is possible while other facilities are more appropriately addressed by augmenting services and facilities
at existing established sites.
To this end, contributing to those improvements is a more socially and economically prudent approach given the
proximity.
Facilities that may be considered as appropriate candidates for upgrades to accommodate the increase in
population include:

Government Primary School

Community Centre (including Youth Space)

Early Years’ Facility

Neighbourhood Active Open Space

Long Day Child Care

Maternal & Child Health Services
Development Contributions
Contributions will be required to fund infrastructure that is shared amongst all new development to ensure that the
costs are equitably shared. A number of mechanisms are available to undertake this including Section 173
Agreements, Development Contribution Plans and contribution schemes (such as those commonly used for
drainage works).
This Precinct does have an added complexity in that land east of Mittagong Creek, although intimately tied to the
remainder of the Precinct will undergo a further Precinct Structure Planning process led by the GAA that is likely
to also develop a Development Contribution Plan for that area alone. At the same time the Victorian State
Government is considering a State-wide approach to development contributions which may obviate the need to
develop individual plans.
However, as part of the implementation of the Structure Plan, a number of principles and requirements are clear,
and will need to be further progressed in order for infrastructure to be delivered.
18 June 2013
King and Queen Street (Wallan) Structure Plan
Potential Infrastructure Strategy
Description
Actions
Estimated Costs
Land
Construction
Timing
Total
Community Infrastructure
Community Infrastructure Levies (CIL) are typically
used to fund community facilities demanded by a
new community. They are typically charged on a
‘per lot’ basis.
Currently the Planning and
Environment Act 1987 limits the maximum levy
payable at $900 per lot.
It is estimated that 1600 lots will be created in the
Precinct, which equates to a CIL of $1.44M. This
levy will be used to fund upgrades or
improvements at existing community facilities
used by members of the community.
Subject
more
detailed
analysis
to
No
construction
required.
Contributions
made to existing
or proposed off
site facilities
CIL are paid
prior to issue
of
building
permit
Development of the Developer Services Scheme
with Melbourne Water to ensure drainage
facilities are adequately sized, located and
costed and that these costs are appropriately
apportioned across land holdings inside and
outside the Precinct.
The amount
of
land
required for
drainage and
stormwater
assets
will
reflect
the
design
requirements
of
those
assets.
The
cost
of
drainage
and
stormwater assets
will reflect the
design
requirements
of
those assets and
agency
funding
protocols.
Develop
scheme over
next 5 years.
A more detailed analysis of the cost for the
sewer pump and rising main will be
required ahead of consideration of the
mechanism to collect funding for this
facility. This may include:
The amount
of
land
required for
sewerage
infrastructure
will
reflect
The
cost
sewerage
infrastructure will
reflect the design
requirements
of
that infrastructure,
Develop
design over
next 5 years.
Drainage Infrastructure
Drainage infrastructure along Mittagong Creek that
will need to be delivered as part of any
development in the Precinct will be incorporated
into the existing Developer Services Scheme that
already exists for this area and is administered by
Melbourne Water. This will define the scope and
cost of these assets and the contributions that are
payable across the Precinct for this infrastructure
which may be constructed by a land developer,
who will be reimbursed by Melbourne Water who
will collect the contributions. Any infrastructure
over and above minimum Melbourne Water
standards would not be reimbursed.
Sewerage Infrastructure
A sewer pump and rising main will be required in
order to provide opportunity for the Precinct to
connect to the sewerage network.
This will
provide a sewer main point for reticulation through
the Precinct
-
18 June 2013
Inclusion in the Precinct Structure
King and Queen Street (Wallan) Structure Plan
Plan for land east of Mittagong
Creek
the design
requirements
of
that
infrastructure
potential
developer funding
opportunities and
agency
funding
protocols.
Liaison with the at the time of Precinct Structure
Planning of land East of Mittagong Creek is
required to ensure inclusion of open spaces and
shared paths in the Development Contributions
Plan. A conceptual design to allow costing of the
projects that are to be funded will be requested
on application as part of a Development Plan
The amount
of
land
required for
open space
and
paths
will
reflect
the design
requirements
of
those
assets.
The cost of open
space and paths
will reflect the
design
requirements
of
those
assets,
potential
developer funding
opportunities and
agency
funding
protocols.
Develop
scheme over
next 5 years.
A conceptual design to allow costing of the road
projects that are to be funded will be requested
on application as part of a Development Plan.
The amount
of
land
required for
roads
and
streets will
reflect
the
design
requirements
of
those
assets
The cost of roads
and streets will
reflect the design
requirements
of
those
assets,
potential
developer funding
opportunities and
agency
funding
protocols.
Develop
design over
next 5 years.
-
As part of the Developer Services
Scheme used for drainage
infrastructure, or
-
As part of a Development Contributions
Scheme that will also include road, open
space and other GAA infrastructure
Open Space and Paths
The provision of the land and development of a
one hectare neighbourhood passive open space
east of Mittagong Creek, and the land and
development of approximately one hectare linear
passive open space along Mittagong Creek will
require funding to be collected from the Precinct.
These items are likely to be part of the Precinct
Structure Plan that the GAA will develop for land
east of Mittagong Creek.
Roads and Streets
The upgrade of King and Queen Streets and the
construction of parts of the north-south connector
street (including the intersections with Watson and
William Streets) will require funding to be collected
from the Precinct. This will most likely be in the
form of a development contribution that will be
applied on a land area basis.
18 June 2013
King and Queen Street (Wallan) Structure Plan
Appendix A
Community
Summary
18 June 2013
Consultation
Queen aand King Street Precinct,
P
Wallan
Mitchell Shire Council
22 Febrruary 2013
Documeent No. 1
Qu
uee
en and
a Kin
ng Stre
S eet
Prrecinct,, W
Walla
an
Subm
missions Summar
S
ry
1.0
Consultation to Date
AECOM Australia Pty Ltd (AECOM) has been engaged by Mitchell Shire Council (MSC) to prepare a Structure
Plan for the King and Queen Street Residential Precinct, Wallan. As part of the process and to inform the
Structure Plan, community consultation has been undertaken as follows:
-
In April 2012, the Wallan community, local residents and interested parties were invited to attend a public
information session for the future planning of the precinct. The key themes from the community
consultation session were incorporated into the Outline Structure Plan where possible.
-
A community consultation ‘drop-in’ session was held at the Wallan Bowling Club on the evening of 11
December 2012; and
-
An Outline Structure Plan was prepared for public consultation and was made available for public
comment for 8 weeks over December 2012 – January 2013.
The following sections of this document provides a summary of the written submissions that were received during
the public consultation period (December 2012 – January 2013) as well as the key themes identified as a result of
feedback at the drop in session as well as the submissions.
4.
6.
Concerned about
impacts to native
flora and fauna
X
X
X
8.
12.
X
X
11.
X
X
X
7.
9.
2.
X
3.
X
X
X
10.
X
Structure Plan is
unclear / lacks
information
Concerned about
drainage ,reduced
permeability
impacts etc.
Conflicts with other
policies
‘Snap Shot’ Table
Loss of Wallan
Community Park
2.1
Inadequate
community
consultation
Submissions
Concerned about
road design/
location i.e.
accessibility
i
Concerned about
location/size of
public open space
Supports upgrade
works to service
infrastructure i.e.
drainage, roads
1.
Retain
Neighbourhood
character / ‘rural
character’ / large
allotment sizes
2.0
For the public consultation period held over December 2012 – January 2013, a total of 14 submissions were received from both individuals and community groups.
A ‘snap shot’ summary of the key concerns has been provided in the table below, with a more detailed overview of the submissions provided in Section 2.2:
X
X
5.
X
X
X
X
X
X
X
13.
X
X
X
X
X
X
X
14.
X
X
X
X
X
X
X
2.2
1.
Detailed Review
-
Preference to keep the study area rural or as hobby farms comprising 2-3 acre lots
-
Desire to retain existing character of the area and avoid ‘high density’ subdivision
-
Supports sewerage and road upgrade works and agrees that service infrastructure is not sufficient for future development (i.e. flooding
issues)
-
Concerned about potential impacts of development on native flora and fauna
-
Wishes to see further upgrades to social infrastructure (i.e. schools, community facilities, walking tracks)
-
Concerned that proposed road widths will not allow for vehicle movements, leading to traffic congestion and inaccessibility
-
Seeks a larger park area rather than the smaller ‘pocket’ type parks as proposed by the Outline Structure Plan
-
Believes that the level of community consultation undertaken is inadequate and that community input is not being considered
-
A marked up copy of the Outline Structure Plan and photos of flooding undeveloped part of the precinct was included in the submission
2.
-
Objects to the conversion of any part of the Wallan Community Park adjacent to Watson Street to residential properties as it is currently
actively used as a public open space
3.
-
Acknowledges that a structure plan is required to meet the growing population needs of Wallan
-
Objects to the conversion of any part of the Wallan Community Park adjacent to Watson Street to residential properties as it is currently
actively used as a public open space
-
Queries the presence of an easement which protects an underground water culvert located along the residential fence lines located
adjacent to the Wallan Community Park
-
Argues that sites shouldn’t be subdivided as roads cannot cope with additional traffic flow
-
Concerned about the location and inaccessibility of proposed public open space
-
Believes that the Outline Structure Plan does not adequately address environmental aspects, mix of housing types, transport and traffic
management, quality of urban areas and pedestrian and bicycle accessibility
-
Generally supportive of the Outline Structure Plan
-
Supportive of the creation of new roads which will re-direct traffic off Queen Street
-
Supportive of the proposed housing and landscaping
4.
5.
6.
7.
8.
9.
10.
-
Believes that the mix of housing styles and traffic management provisions under the Structure Plan could do with some minor
improvement
-
Key concerns relate to the loss of existing neighbourhood character and the ‘country feel’ of Wallan as a result of the loss of larger
allotments
-
Believes that the level of community consultation undertaken is inadequate and that the general community has not been properly
consulted
-
Believes that the Outline Structure Plan does not adequately address environmental aspects, mix of housing types, transport and traffic
management, quality of urban areas and pedestrian and bicycle accessibility
-
Objects to the conversion of any part of the Wallan Community Park adjacent to Watson Street to residential properties as it is currently
actively used as a public open space
-
Argues that the above proposal directly opposes the objectives of the Shire of Mitchell Open Space and Recreational Trails Review
(currently in draft form). Requests that Council wait until this document is finalised before the Structure Plan is prepared to avoid
conflicts
-
Queries the impact of the proposed road (proposed to be running through Wallan Community Park) on the water quality of the creek
(i.e. flooding, reduced permeability etc)
-
Concerned that no car park is being proposed for the cemetery (Council advised that this is not a planning requirement)
-
Photos of cars parked along the street in the vicinity of the cemetery were included
-
Concerned about road widths and potential inability for emergency vehicles to access properties (Council advised that this would be
addressed through the Structure Plan)
-
Drainage concerns particularly relating to the area directly east of the cemetery (Council advised that a drainage study will inform the
Structure Plan and will be publicly available document)
-
Objects to the conversion of any part of the Wallan Community Park adjacent to Watson Street to residential properties as it is currently
actively used as a public open space
-
Makes a number of suggestions including ‘opening up the rear of existing residential properties along the north of the park with more
planting and transparent fencing to allow for views’ and provision of a green corridor connecting the southern and the freeway
boundaries
-
Generally supportive of the purpose of the Outline Structure Plan
-
Supportive of the provision of more cycling paths
11.
12.
-
Concerns raised regarding drainage in particular the lack of capacity of existing infrastructure
-
Photos of a partially completed spoon drain and resulting intermittent flooding across King Street properties were included in the
submission
-
Believes flood information relied upon in the Outline Structure Plan is not up to date (i.e. land abutting the Mittagong Creek does not
flood and is currently used by the land owner for both residential and commercial purposes)
-
Concerned about the lack of public open space and its associated impacts, such as grey kangaroos approaching residential properties,
which could compromise safety
-
Supportive of the purpose of the Outline Structure Plan
-
Believes the proposed open space seems excessive and queries the budget required to maintain said space. Concerns also raised
regarding the division between the two development areas
Further, the ‘excessive’ open space pushes the residential area much further away from the town centre thereby increasing likelihood
that people will commute rather than walk to town centre
13.
-
Concerns that residential areas will adjoin the Hume Freeway with no buffer zone to mitigate noise
-
Supportive of the inclusion of a connector street between William and Watson Streets to reduce traffic flow from the Wallan East train
station through the centre of Wallan
-
Argues that the Outline Structure Plan is unclear, lacks detail and is misleading/incorrect in some areas
-
Argues that the maps provided are misleading and overstate the amount of public open space in central Wallan
-
Objects to the proposed urban density and the impacts to the rural character of Wallan
-
Objects to the conversion of any part of the Wallan Community Park adjacent to Watson Street to residential properties as it is currently
actively used as a public open space
-
Concerned about the lack of public open space that is ‘usable’ i.e. not subject to flooding risks
-
Believes that proposed roads may result in traffic management issues and compromise pedestrian safety, as well as being proposed
over flood prone land
-
Concerned about the impact on existing neighbourhood character
-
Concerned about the lack of protection for existing vegetation
-
Supports the use of a development plan overlay to prevent ad hoc development however believes that the Outline Structure Plan does
not take into consideration community input
14.
-
Believes that community input from previous community consultation evening did not inform the Outline Structure Plan
-
Makes a number of suggestions including: providing more walking and cycling tracks, connecting the Wallan Community Park to
Mittagong Creek wetland and providing a freeway overpass at William Street
-
Argues that the Outline Structure Plan is unclear, lacks detail and is misleading/incorrect in some areas
-
Argues that the maps provided are misleading and overstate the amount of public open space in central Wallan
-
Objects to the conversion of any part of the Wallan Community Park adjacent to Watson Street to residential properties as it is currently
actively used as a public open space. Requests clarification on this matter
-
Notes that they have started a petition opposing the above and have since collected 553 signatures
-
Queries as to why Melbourne Water were not thoroughly consulted to inform the Outline Structure Plan in particular relating to the land
along Mittagong and Wallan Creeks
-
Request that Yarra Valley Water be consulted about the provision of Class A recycle water to new residential developments.
-
Concerned about the lack of protection for existing vegetation
-
Believes that proposed roads may result in traffic management issues and compromise pedestrian safety, as well as being proposed
over flood prone land
-
Concerned about impacts on existing neighbourhood character
-
Makes a number of suggestions including provision of a new bridge across Hume Freeway at William Street, improving and upgrading
walking and cycling trails, extending the vegetation protection overlay, reservation of an area along Mittagong Creek for recreation
purposes and connecting Wallan Community Park to the Mittagong Creek wetland
2.3
Key Themes and Responses
The written submissions received through the advertising period and the issues raised at the community consultation ‘drop-in’ session have generally focused around five key
themes which the structure plan for the King and Queen Street Precinct seeks to address.
Key Theme
Response
Wallan Community Park – Housing Development
Local respondents did not support an east west road connection or any residential
housing within the Wallan Community Park citing improvements made to the park by
local groups, the loss of amenity to properties immediately adjacent to the park and the
reduction in the size of the open space.
The Structure Plan will not propose residential changes nor an east-west road
connection through Wallan Community Park.
Wallan Community Park – Street Connection
Local respondents generally did not support the location of the intersection of the north
south connector street from the precinct to Watson Street citing a reduction in the size of
the open space and the loss of biodiversity values along Wallan Creek in that location.
The north south connector street is proposed to allow for access alternatives to
Wyndham Street and High Street, both identified as suffering from excessive
and increasing vehicle traffic.
The Structure Plan must be developed in consultation with VicRoads, being the
responsible road authority for Watson Street and the Hume Freeway. Traffic
safety concerns, the need for minimum separation distances between
intersections and the need to minimise traffic flow impediments to Watson
Street have eliminated any alternative access points closer to the Hume
Freeway which would avoid Wallan Community Park altogether.
Without an alternative safe location for a north south connection to Watson
Street that is supported by VicRoads, the Structure Plan will be required to
retain the proposed connection point immediately opposite McCarthy Court.
Neighbourhood Character
Some local respondents expressed concern that the character of this area would
change, largely focussing on the size of lots that should or shouldn’t be supported in the
area (to varying degrees) along with some proposals for no change at all.
The Structure Plan must consider the existing development potential that
already exists on private residential land which is evidenced by some of the ad
hoc development that has occurred. The Structure Plan will create a strong
framework that will ensure ad hoc development is avoided, interface issues
between established and new dwellings are minimised and that in the long term
the Precinct’s character evolves in an integrated way and it continues to support
a functional and liveable community.
Streets and vehicle movement
Some local respondents expressed concern that proposed street cross-sections could
not accommodate passing vehicles and emergency vehicles, that the street crosssections would not accommodate pedestrians or that the street network would create
conflict with pedestrian movement.
The Structure Plan is required to propose street cross-sections that are
approved Victorian standards and appropriate for the expected traffic volumes
in the Precinct.
All proposed cross-sections are expected to accommodate emergency vehicles,
two-way traffic and provide for kerb side parking. They will all also
accommodate dedicated pedestrian footpaths on both sides of the street.
New local streets are required to be designed as to slow vehicle movements.
King, Queen and William Streets are expected to accommodate two-way traffic
as well as dedicated kerbside parking space on both sides of the street (within
the existing road reserve).
The proposed North-South Connector Street between William and Watson
Streets will accommodate two passing lanes, dedicated kerbside parking space
and on-road cycling lanes on both sides of the street.
Open Space Provision and Distribution
Some local respondents expressed concern that not enough open space was being
provided, that new open spaces were too removed from residential areas, and/or the
size of open spaces were not suitable for public use. There was also concern by some
residents that too much open space was being provided and would be expensive to
manage for Council.
The Outline Structure Plan provides open space in a way that is equitable to all
residents in the Precinct. This will ensure that all dwellings are within a 5minute walk of some form of public open space.
The Draft Structure Plan will continue to afford the provision of public open
space in accordance with the currently adopted standards.