Epping North East (PDF - 5.8MB) - City of Whittlesea

© City of Whittlesea 2008This work is copyright. Apart from any use permitted under the Copyright Act 1968, no part may be reproduced by any processwithout written permission from the Manager, Strategic Planning, City of Whittlesea, Locked Bag 1, Bundoora MDC 3083.DisclaimerAny representation, statement, opinion or advice, expressed or implied in this publication is made in good faith buton the basis that the City of Whittlesea, its agents and employees are not liable (whether by reason of negligence,lack of care or otherwise) to any person for any damages or loss whatsoever which has occurred or may occur inrelation to that person taking action in respect of any representation, statement, or advice refferred to above.

Table of ContentsExecutive Summary 11 Introduction 31.1 Role of the Development Plan 31.2 Overall Objectives 31.3 Design Philosophy 32 Policy Context 52.1 Epping North East Local Structure Plan 52.2 Zoning and Overlays 63 Site Analysis 93.1 Overall Site Analysis 93.2 Epping North East Local Structure Plan 244 Design Response 274.1 Design Vision 284.2 Key Design Response areas 325 Specific Design Response Areas 535.1 Specific Design Response Areas 536 Detailed Design and Implementation 596.1 Detailed Design Issues 596.2 Movement networks and Road cross-sections 596.3 Open Space Network 636.4 Housing 646.5 Infrastructure timing 677 Requirements of PlanningPermit Applications 717.1 Requirements of Planning Permit Applications 71References 75

Executive SummaryThe Epping North East Development Plan has beenprepared by the City of Whittlesea to provide clear,plan based guidance and direction with regard todevelopment within the area. The intention of the plan isto ensure that this highly fragmented area is addressedin a holistic manner, and that the vision and objectivesof the Epping North East local Structure Plan aredelivered at the implementation phase of development.Figure 1 Design VisionThe Development Plan represents an extension ofCouncil’s vision for the Epping North East area, which isarticulated within the Epping north East Local StructurePlan, and provides detailed guidance for implementationof that vision. This vision sees Epping North Eastdeveloping as a high quality urban environment, that doesseeks to address some of the problems associated withmuch growth area development in the past. The Plan,embodied by the Design Vision Plan (see Figure 1) takesthe philosophy of Traditional Neighbourhood Design, andarticulates it in a plan based vision that responds to thesite features, the key structural elements and objectivesof the Epping North East Local Structure Plan, and thesubdivision and development requirements of the Cityof Whittlesea and the Whittlesea Planning Scheme.The Development Plan text also provides detailedguidance in preparation of subdivision and developmentapplications, to ensure the delivery of well designed,connected, attractive and well serviced neighbourhoodsfor the future community of Epping North East.Epping North East Local Structure Plan May 2008Page 1

1 Introduction1.1 Role of theDevelopment PlanThis document constitutes the Development Plan for theEpping North East area and has been prepared by theCity of Whittlesea in accordance with the requirementsof Clause 43.04 of the Whittlesea Planning Scheme.The Development Plan applies to all land withinthe Epping North East Local Structure Plan area,which is bounded by Harvest Home Road to thesouth, Craigieburn Road-Lehmanns Road tothe north, the Aurora Development to the westand Bindts Road (future E6) to the east.Preparation of a Development Plan is a statutoryrequirement, that must be satisfied prior toconsideration of an application to subdivide, useor develop land within the ENELSP area (unless itmeets the exemption specified in the Schedule).Council has undertaken preparation of the DevelopmentPlan to ensure continuity of the design philosophy andprinciples underpinning the ENELSP and to facilitatea coherent and holistic approach to development. Aholistic approach is particularly important in EppingNorth East given the highly fragmented land ownershippattern. The role of this Development Plan is to facilitatethe implementation of the strategic intent of the ENELSPby providing a more detailed and fine grained frameworkfor the integrated development of all 23 landholdingswithin the LSP area. Given the highly fragmented natureof the Development Plan area, the Development Planwill also clearly articulate expectations with regard to:• The overall design outcome,• Design objectives for specific areas, knownas key design response areas, and• Where further site analysis anddesign work is requiredThe ENELSP, including the IncorporatedDocument, the Development ContributionsPlan and the Reference Document contain agreat deal of detail regarding relating to:• Urban design principles and vision;• the movement network and hierarchy,• open space distribution;• design objectives.In order to avoid repetition, this Development Planwill only provide a summary of this informationwhere considered necessary. By contrast, theDevelopment Plan will provide further detailregarding design of key areas, and outlinewhere additional information is required.As such, any applications for a planning permit willbe assessed having regard to both the ENELSP(including the Incorporated Document, the DevelopmentContributions Plan and the Reference Document)and the ENEDP, and must be deemed generally inaccordance with all documents in order to gain approval.1.2 Overall ObjectivesAs noted above, the objectives of the Epping NorthEast Development Plan are a natural extension of thoseobjectives articulated in the Epping North East LocalStructure Plan. To this end, the specific objectivesof the Epping North East Development Plan are:• To implement the layout, design anddensity objectives of the ENELSP;• To establish interesting, high qualityand diverse streetscapes that engendera sense of place and identity;• Provide well proportioned streetscapes thatconsider the fundamental built form relationshipbetween the private and public realm;• Establish a series of well defined andinterlinked neighbourhoods capable ofsupporting non car based modes of traveland a sense of place and identity;• Implement the objectives of TraditionalNeighbourhood Design;• Support the establishment of pedestrian scale,main street based neighbourhood activity centres;• Implement the specific design objectivesof the key design response areas;• Define where further site analysis, siteassessment and design work is required to beundertaken at the planning permit stage.1.3 Design PhilosophyThe City of Whittlesea has adopted an urban designvision based on Traditional Neighbourhood Designprinciples. Traditional Neighbourhood Design isessentially concerned with making places moresustainable, vibrant, safe, attractive and liveable throughadoption of what is considered a more traditionalurban form. Importantly, this design philosophy placesincreased emphasis on the character and quality ofthe public realm as the unifying character elementthat will link neighbourhoods. Detail regarding thisdesign philosophy, including principles, history andrelevance of Traditional Neighbourhood Design to theEpping North East Local Structure Plan can be foundin the Epping North East Reference Document.The design of the Epping North East DevelopmentPlan is fundamentally underpinned by the TraditionalNeighbourhood Design approach and philosophyand must also be reflected in preparation of moredetailed plans for key sites within the ENEDP area,such as medium density housing, activity centres etc.Epping North East Local Structure Plan May 2008Page 3

Part 2 Policy Context

2 Policy ContextThe Epping North East Local Structure Plan(ENELSP), along with the Epping North EastDevelopment Contributions Plan, is an IncorporatedDocument within the Whittlesea Planning Scheme.The ENELSP was approved by the Minister forPlanning (as part of Amendment C81 (Part 1) to theWhittlesea Planning Scheme on 26 June 20082.1 Epping North EastLocal Structure PlanFigure 2 Local Structure PlanDrawing KeyThe ENELSP builds upon the Epping North StrategicPlan, which seeks as its fundamental objective to makesignificant change to the form and composition ofurban development in Epping North, and to respond tocriticism associated with the form of fringe developmentthat has occurred over the last 30-50 years.The ENELSP adopts an integrated, balancedapproach to deliver an urban structure basedon traditional neighbourhood design principlesthat will support a healthy, diverse, distinctiveand ultimately more sustainable community.The ENELSP defines a vision and preferred outcomesrelating to a range of land uses and defines the necessarytransport and other infrastructure that will be requiredto support the new community in Epping North East.Fundamentally, the role of the ENELSP is todefine the land use and transport framework,and to guide preparation of more detailedplans, including this Development Plan.Epping North East Local Structure Plan May 2008Page 5

2.2.4 Vegetation Protection OverlayFigure 4b Vegetation Protection OverlayThe subject site is affected by the Vegetation ProtectionOverlay Schedule 2 (VPO2). This overlay identifiesthe land as being part of the River Red Gum GrassyWoodland, which includes remnant River Red Gums,Yellow Gums as well as native grassland species andriparian species along watercourses. The overlay aimsto protect and enhance the diversity and ecologicalintegrity of these species and any habitat links.CRAIGIEBURN RDThe overlay triggers a requirement for apermit to remove, destroy or lop any nativevegetation, including planted vegetation.EPPING RDDAREBIN CREEK (UPPER)EPPING RDDrawing Key:Rivers and CreeksPlanning Overlay VPO Parcel Subject SiteFigure 4c Heritage Overlay2.2.5 Heritage OverlayThe Heritage Overlay applies to a number of siteswithin the ENEDP area. These sites are describedin more detail in the following chapter.CRAIGIEBURN RDThe overlay itself triggers a number of requirements for aplanning permit, including to subdivide land, to demolishor remove a building and to construct a building.This Development Plan incorporates a numberof these heritage sites and specifies whereadditional information is required.EPPING RDDAREBIN CREEK (UPPER)EPPING RDDrawing Key:Rivers and CreeksPlanning Overlay HO Parcel Subject SiteEpping North East Local Structure Plan May 2008Page 7

Part 3 Site Analysis

3 Site Analysis3.1 Overall Site AnalysisA site analysis was undertaken in order to informpreparation of the Epping North East Local Structure Plan(see Figure 5). Specific detail regarding this site analysiscan be found in the Epping North East Local StructurePlan Reference Document. A brief summary of the mainaspects of the site analysis is provided in this Chapter.Figure 5 Site Analysis PlanDrawing KeyHowever, it is noted that while initial site analysis workhas been undertaken, and broadly included within theENEDP, more specific site analysis work is required atthe planning permit stage for a number of landholdings.Where additional work is required, this has beenspecified on an individual landholding basis in Part 7.Epping North East Local Structure Plan May 2008Page 9

3.1.3 Landholdings and UsesFigure 6 Property DetailsThe ENEDP area consists of 23 properties.These properties range in size from 2 hectaresup to approximately 65 hectares. While someconsolidation of the larger landholdings has occurred,the land in the eastern portion remains highlyfragmented. Most of the smaller properties arecurrently being used for rural living, while the largerproperties have been grazed for many years.11 10 9 8 7 6 19185202122231 234 12 13 14 15 16 17Page 10 Epping North East Local Structure Plan Incorporated Document

Table 1 Landholdings and UsesProperty No. Property Land Area (ha) Existing Use of Property1 270 Harvest Home Road 40.03 Vacant land/grazing purposes. Outbuildings and water tanks.2 230 Harvest Home Road 26.71 Rural living/warehousing. Ownership consolidated with Landholding 10.3 220 Harvest Home Road 44.53 Agistment purposes. Ownership consolidated with Landholding 4.4 219 Epping Road 46.77 Vacant land/grazing. Ownership consolidated with Landholding 3.5 235 Epping Road 2.02 Rural living.6 15 Craigieburn Road 16.19 Vacant land/grazing.7 75 Craigieburn Road 20.23 Rural living (ex quail farm).8 85 Craigieburn Road 4.05 Rural living.9 95 Craigieburn Road 16.39 Rural living/grazing.10 135 Craigieburn Road 40.52 Rural living/grazing. Ownership consolidated with Landholding 2.11 155 Craigieburn Road 2.02 Residence/light industrial (trucking operation)12 110 Harvest Home Road 2.02 Residential13 90 Harvest Home Road 8.23 Rural living14 80 Harvest Home Road 20.53 Vacant land/grazing15 60 Harvest Home Road 16.86 Vacant land/grazing16 50 Harvest Home Road 4.05 Rural living17 30 Harvest Home Road 64.98 Vacant land/grazing18 50 Lehmanns Road 23.6Rural living/grazing. Ownership consolidated with Landholding 19, except for a1.6ha area of land which has been excised from the surrounding block.19 290 Epping Road 30.6 Rural living/motor mechanical work. Ownership consolidated with Landholding 18.20 220 Epping Road 12.90 Rural living21 210 Epping Road 20.02 Residential22 200 Epping Road 1.99 Residential23 190 Epping Road 2.06 ResidentialEpping North East Local Structure Plan May 2008Page 11

3.1.2 TopographyFigure 7 TopographyThe ENEDP area is characterized by flat to undulatingvolcanic plains comprising a range of materials,and is located within the central lowlands thatcover most of west and northern Melbourne.Drawing Key:RidgelinesValleys / drainageViewlinesThe ENEDP area comprises a plateau to the westof Epping Road, and the land slopes gently theeast to the Findon Creek and the west towardsEdgars Creek, which is located outside the ENEDParea. Scattered rocks, termed stony knolls or rockyoutcrops, are scattered throughout the site, andvary in size and environmental significance.The topography, while generally flat, provides viewlinesto the city to the south, and the Quarry Hills to the east.Findon Creek is an ephemeral creek runningin a general north-south direction in theeastern portion of the ENEDP area.Page 12 Epping North East Local Structure Plan Incorporated Document

3.1.3 Access and ServicingAccess to the ENEDP area is currently provided by anetwork of surrounding arterial and sub-arterial roads;Epping Road, Harvest Home Road and Craigieburn RoadEast/Lehmanns Road. All roads will require upgradingas part of the residential development of Epping North,which will be progressively undertaken as developmentoccurs. Bindts Road forms the ENEDP area’s easternboundary. This road is to be upgraded by VicRoads toan arterial road standard. The exact design of the road,which is currently referred to as the E6 is to be determinedby VicRoads, in consultation with Council, at a later date.Figure 8 Access and ServicingDrawing Key:Arterial RoadsProposed Arterial RoadProposed Road WideningTransmission EasementSewer currently extends to the ENEDP area from twodirections; from the south and from the west, and willneed to be progressively extended into the ENEDParea as development occurs. Similarly, a water main islocated within Harvest Home Road, and connectionswill be required into the ENEDP area as it develops.Of key importance to the sustainability of the ENEDParea, Class A recycled water is to be provided to theentire DP area, similar to the Aurora developmentto the west. The Craigieburn Waste TreatmentFacility (adjacent to the Aurora Estate) has beenconstructed and is currently operating. Oncesufficient sewerage is being treated in the facility,recycled water will be provided to the ENEDP area.Developers must enter into agreements with YarraValley Water for the provision of infrastructure forsewerage, potable water and recycled water.A key constraint of the site is the presence of thehigh voltage transmission easement, which bisectsthe site in a diagonal direction. The powerlines andpylons significantly dominate the landscape visually,and the diagonal alignment presents challenges inproviding regular block shapes and solar orientation.Epping North East Local Structure Plan May 2008Page 13

3.1.4 Flora and FaunaThe flora located on the ENEDP site reflects that of alandscape highly modified by vegetation clearance,pasture improvement, fertilizer application and weedinvasion and as such, is of varying quality and diversity.As such, native vegetation is generally containedto scattered trees, such as River Red Gums,localized native grasslands and remnant vegetationwithin and around stony knolls, which have largelyremained untouched by agricultural activities.River Red GumsRiver Red Gums are scattered throughout the ENEDParea, both as isolated remnant gums and in copses.The importance of protecting River Red Gums isspecified within the Whittlesea Planning Scheme (Clause22.10). The three step approach to native vegetationmanagement as specified in the Victoria’s NativeVegetation Management: A Framework for Action (DNRE,2002) will need to be demonstrated, i.e. avoidanceof any tree removal as a first principle. Should treeremoval be unavoidable, losses are to be minimizedand offset in accordance with the Framework.While larger trees and trees located in groups orcopses are prioritized for protection in Clause 22.10,isolated scattered, remnant trees are also importantto protect, albeit in an urban setting such as awidened naturestrip or pocket park, for their habitatqualities and visual and natural heritage values.The largest copse of Red Gums is located withinlandholding 19, to the east of Epping Road. Anothercopse is located further east in landholdings 15 and 17.These copses of trees provide opportunities for retentionof Red Gums in more natural conditions, enabling naturalregeneration of the species and will be designated asconservation areas, in accordance with the ENELSP.The remaining Red Gums are generally scattered insmaller copses or as isolated trees across the site.However, it is noted that not all trees have been surveyedand as such, not all trees are shown on the DevelopmentPlan. All trees will need to be surveyed at the PlanningPermit stage, and shown on a site analysis plan.Many River Red Gums on the site are consideredto be in poor health due to ongoing droughtconditions and possum grazing. These trees requireimmediate protection to prevent further damage.As part of all planning permit applications, a surveyplan of the canopy and estimated root zone of all nativetrees must be prepared in accordance with Council’sguidelines. An accompanying arborist’s assessment ofeach tree must also be submitted. The arborist’s reportmust make recommendations regarding the healthof each tree, and indicate whether the tree containshollows etc that may be used as habitat for fauna.Non-native trees, although not requiring apermit for their removal (unless they are subjectto heritage controls) must also be shown(indicative canopy only is acceptable) on thesurvey plan and arborist’s assessment.GrasslandAn area of native grassland has been identifiedby ERM (September 2004) predominantly withinlandholding 14, and extending into landholding15. This grassland contains indigenous grassesand scattered rocks amongst pasture grasses. Thesite has been assessed as part of the EcologicalVegetation Class (EVC) 649: Stony Knoll ShrublandBenchmark, with a biological conservation statusof endangered and a Conservation Significance ofHigh. Given the scarcity of the grassland within thelandscape, it has been recommended that the area beretained within a conservation open space reserveGiven the assessment of the grassland was undertakenin 2004, any planning permit application must includea further assessment of the grassland to confirm theboundaries and area required for retention. Further,landscaping plans must specify how the area is tobe managed to ensure that the environmental valuesof the grassland are retained and enhanced.Stony knollsA number of stony knolls, of varying size and ecologicalsignificance are scattered across the ENEDP. Stonyknolls in general tend to support a higher proportionof native vegetation and fauna compared to the flatterand more heavily grazed areas of the ENEDP area.Ecological assessments of the ENEDP area carried outby ERM (June 2004) individually assessed 21 stonyknolls across the subject land, and a number wererecommended for retention and further assessment.The ecological significance of stony knolls retainedwithin an urban setting has been questioned, particularlyduring the panel process for the Epping North EastLocal Structure Plan (Amendment C81- Part 1). As aresult, only a few of the stony knolls (those appearingto have the highest ecological significance and thoselocated adjacent to other open space areas, such as theFindon Creek) have been recommended for retention.Notwithstanding that some stony knolls may beindicated for removal on the LSP and DP, a targetedecological assessment (undertaken during spring)must be submitted with a planning permit applicationto establish offset obligations under the NativeVegetation Framework for their removal. Retention ofthese areas will not be required, as all stony knoll areasdetermined to be suitable for retention within an urbansetting have been determined at the ENELSP stage.Notwithstanding, the cost of removing knolls toenable development may prove prohibitive in someinstances. As such, it may be possible for these knollsto be retained within additional areas of open space,and for credit to be provided against the 5% passiveopen space contribution. Such proposals will need tobe considered at the planning permit stage, and willonly be accepted if it is demonstrated that the streetand open space network shown within the approvedDevelopment Plan will not be compromised, and that thedistribution of open space throughout the area meetsthe requirements of the Planning Scheme, includingClause 56 and any other relevant requirement.Golden Sun Moth and Matted Flax LilyPreliminary assessments have identified thepossibility that the Golden Sun Moth and Matted FlaxLily may be found on the Development Plan site,particularly in the portion west of Epping Road.The Golden Sun Moth is listed as ‘threatened’ underthe Flora and Fauna Guarantee Act 1988 (Vic),and the Matted Flax Lily is listed as ‘endangered’under the Commonwealth Environment Protectionand Biodiversity Protection Act 1999.Targeted studies must be undertaken at the planningpermit stage for all landholdings, and referral to theAustralian Government Minister for the Environmentand Water Resources via the Department of theEnvironment and Water Resources may be required.Page 14 Epping North East Local Structure Plan Incorporated Document

Figure 9a Flora and Fauna - TreesFigure 9c Flora and Fauna - Stony KnollsDrawing Key:River Red GumsOther Trees (non River Red Gums)Drawing Key:Stony KnollFigure 9b Flora and Fauna - Native GrasslandDrawing Key:Native GrasslandEpping North East Local Structure Plan May 2008Page 15

3.1.5 HeritageFigure 10 Archaeology and Heritage AssessmentA preliminary Archaeology and Heritage assessmentof the ENEDP area was undertaken by TerraCulture(April 2004). This assessment noted that thereare a number of Aboriginal and European sitesof significance and potential significance withinthe ENEDP area. The location and level ofsignificance of these sites can potentially impactupon the developable land within the ENEDP.Drawing Key:Heritage SitePotential European Historic SiteAboriginal Stone ArtifactsAboriginal Scar tree(indicative location)Page 16 Epping North East Local Structure Plan Incorporated Document

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Aboriginal HeritageFigure 11 Indicative location of Aboriginal Archeological Sites located during the Survey and Registered with Aboriginal Affairs VictoriaThe TerraCulture assessment noted that while thereare no known (registered) Aboriginal archaeologicalsites within the ENEDP area prior to the assessment,the land contains a range of landforms and featuresthat are generally considered, and in the broaderEpping region have been shown, to be sensitive forAboriginal archaeological sites. These features are:CRAIGIEBURN EAST ROADLEHMANNS ROAD• Waterways,• Basalt stony rises (stony knolls), and• Stands of River Red Gums.7922 - 0792A preliminary field survey undertaken in March 2004identified eight surface artifact scatters and a scarredtree, which are briefly described in the following table:7922 - 07937922 - 0798Given the preliminary nature of the TerraCulture fieldassessment in 2004, it is necessary that all portions ofthe ENEDP area be subject of more detailed and areaspecificAboriginal archaeological assessment, whichmust be submitted with, and addressed in, a planningpermit application. This assessment should involve:• More intensive and area-specific fieldwork programwhich includes further pedestrian survey followed bysubsurface testing where required. The field workshould concentrate on areas that were either notintensively inspected during the TerraCulture (2004)investigation or were identified in the TerraCulture(2004) report as having archaeological potential.7922 - 07917922 - 0790EPPING ROAD7922 - 07967922 - 07957922 - 0794BINDTS ROAD• An assessment of the potential impacts of the proposeddevelopment on any Aboriginal archaeological sites.HARVEST HOME ROADIn addition, it is noted that the provisions of the AboriginalHeritage Act 2006 now apply to the ENEDP area. TheAboriginal Heritage Act 2006 introduces a requirementfor a proponent (or sponsor) to prepare a CulturalHeritage Management Plan if all or part of the activity isa listed high impact activity and all or part of the activityarea is an area of cultural heritage sensitivity, which hasnot been subject to significant ground disturbance.Source: Terra Culture 20047922 - 0797Page 18 Epping North East Local Structure Plan Incorporated Document

Areas of cultural heritage sensitivity, high impactactivities and significant ground disturbance, arespecified in the Aboriginal Heritage Regulations 2007(the Regulations). Residential subdivision of areas ofcultural heritage sensitivity is included as a trigger forpreparation of a Cultural Heritage Management Plan,unless it can be demonstrated that an exemption applies.All applications within the ENEDP must addressthe requirements of the Aboriginal Heritage Act2006. To this end, each application must either:• Include a Cultural Heritage Management Plan thathas been approved by a Registered Aboriginal Party,and lodged with the Secretary of the Departmentof Planning and Community Development; or• Clearly specify why a Cultural HeritageManagement Plan is not required.Council is not able to make a decision on a planningapplication that requires a Cultural Heritage ManagementPlan, until such a plan has been approved and lodgedpursuant to the Aboriginal Heritage Act 2006.Table 2 Registered Aboriginal Heritage SitesLandholding andLocationLandholding 2Top of basalt stony riseLandholding 2Top of basalt stony riseLandholding 9South slope of a prominent basalt stony riseLandholding 6Top of basalt stony riseLandholding 17Top of prominent basalt stony riseoverlooking Findon CreekLandholding 17Within Findon Creek bedLandholding 20Within exposed basalt outcrop ontop of a basalt stony riseLandholding 13Next to houseRegistered site andContents7922-0790One grey silcrete waste flake located on ground surface7922-0791One grey silcrete waste flake located on ground surface7922-0792One brown silcrete waste flake located on ground surface7922-0793One grey silcrete waste flake located on ground surface7922-0794One white and one grey silcrete wasteflake located on ground surface7922-0795One white quartzite flake located on ground surface7922-0796One grey silcrete waste flake located on ground surface7922-0797One orange silcrete waste flake located on ground surfaceamong other non-artefactual silcrete. This materialappears to have been introduced and as such the artifactmay also have been imported from another location.Landholding 19On the basalt plain7922-0798Scarred tree in good health.Scar length + 228cm, scar width = 29cm, treegirth = 340cm, height of scar above ground =27cm, regrowth depth = 25 to 30cm.Epping North East Local Structure Plan May 2008Page 19

European HeritageFigure 12 Indicative location of Historical Sites located during the Survey and Registered with Heritage VictoriaThe preliminary heritage assessment undertakenby TerraCulture (April 2004) also provideda preliminary assessment of the Europeanheritage features of the ENEDP area.CRAIGIEBURN EAST ROADTwenty five historic features were recorded during theTerraCulture survey. Nine of these features registeredon the Heritage Victoria Inventory and six are included inthe Heritage Overlay. These areas are shown in Figure12 and Table 3 provides a brief description of each.LEHMANNS ROADGiven the preliminary nature of the TerraCultureassessment, a second stage historical archaeologicalassessment is required to be submitted withplanning permit applications for all landholdings.This second stage should include a more detailedhistorical investigation, incorporating:H7922 - 0299H7922 - 0297• Detailed research of the historic archives includingLand Titles, Wills, Probates and Maps. This should bepursued according to specific land parcels or knownhistoric sites, depending on which is appropriate,• A more intensive and area-specific fieldwork programwhich includes further pedestrian survey. The fieldworkshould concentrate on areas that were not intensivelyinspected during the TerraCulture investigation or areidentified in archival material as having potential forhistoric sites and features. Specifically, any structuresshown on historic maps should be investigatedfor an archaeological component or signature.H7922 - 0298H7922 - 0300D7922 - 0301EPPING ROADD7922 - 0302BINDTS ROADHeritage sites located in the Heritage Overlay requireadditional investigations which include the above, aswell as documentation of the significance of the siteand preparation of conservation management plan.HARVEST HOME ROADH7922 - 0300H7922 - 0305H7922 - 0304Source: Terra Culture 2004Page 20 Epping North East Local Structure Plan Incorporated Document

Table 3 European Heritage SitesLocationHeritage VictoriaInventory NumberHeritage OverlaySite name and descriptionLandholding 2 H7911-0298 Circle of pines and two stone lintels or stony risesLandholding 2 HO83 Weatherboard cottageLandholding 3 H7922-0300 HO82 Red-brick stable and row of pinesLandholding 6 H7922-0299 Stone feature, elm trees, walls, ceramic fragment and old ploughLandholding 13 H7922-0303 HO81Unmack’s Farm comprising a timber homestead,bluestone dairy and dry stone wallsLandholding 14 H7922-0305 HO80 Bluestone house and bluestone dairyLandholding 17 H7922-0304 HO79 Bluestone house, outbuildings, bluestone quarry and dry stone wallsLandholding 19 H7922-0297 HO40Hehr’s Pine Park Farm complex including buildings,dry stone walls and basalt lined drainLand east of Epping Road D7922-0302 All dry stone walls in east part of study areaLand west of Epping Road D7922-0301 All dry stone walls in west part of study areaEpping North East Local Structure Plan May 2008Page 21

3.1.6 ContaminationFigure 13 Preliminary Environmental Site AssessmentA preliminary Environmental Site Assessment wasundertaken by Atma Environmental (2004) in order toreview the history of land uses within the ENEDP area.Given the size of the area assessed, the report is onlyconsidered an overview of the potential environmentalcontamination issues present. Detailed contaminationassessments are deferred until the planning permit stage.The site has historically been used for dairy farminguntil the 1960-80s, when the land was subdividedinto smaller parcels to be used for a variety ofpurposes, including horse agistment, residentialdevelopment, trucking, and sheep and cattle grazing.BulkFuelCraigieburn East Road Lehmanns RoadAgricultural uses are considered to be associated withpotential contaminating activities, with any residualcontamination expected to be concentrated aroundbuilt up areas. Some of these activities can includesheep and cattle treatment activities, machinery,and fuel and other chemical storage. As such, builtup portions of the DP area where there have beensheds, scrap piles etc must be examined in furtherdetail at the planning permit application stage.Fill material has been identified on a number of parcelsfrom more recent land uses, which carries the potentialfor soil contamination (Properties . These areas must alsoundergo further investigation at the planning permit stage.Landholding 11 is currently being used for a truckingoperation, a use which is likely to associated withhazardous substances and tanks. A ContaminatedLand Audit will be required for this land, aspart of the planning permit application.FormerDairyOptionEpping RoadWastes& FillFindon CreekBindts RoadHarvest Home RoadDrawing Key:Study AreaBuilt-up AreasTopographical ContourMain RoadWater Bore / ShaftFill MaterialProperty OutlineCommercial UseSlope DirectionPowerlinesWater BodyPage 22 Epping North East Local Structure Plan Incorporated Document

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3.2 Epping North EastLocal Structure PlanFigure 14a Key Design ChallengesAs mentioned earlier, the Epping North East LocalStructure Plan applies to the entire ENEDP area, andis the primary document that guides the structureof development. The ENELSP in itself has beendeveloped based on a clear progression through asite analysis and needs analysis to a rational designresponse based on the design philosophy of TraditionalNeighbourhood Design. However, while the ENELSPprovides the framework for development, a numberof site specific issues must then be addressed in thedesign response at the Development Plan stage. Thissection highlights the key issues that the DevelopmentPlan must respond to, taking into consideration all theabove site analysis as well as the structure establishedin the ENELSP. While this analysis highlights key designchallenges (see Figures 14a and 14b) the DevelopmentPlan must respond to, it also demonstrates that theENELSP provides a high quality design context for theachievement of the overall objectives stated in Chapter 1.In addition to the above mentioned keydesign challenges, there are a numberof specific design challenges that requireattention at the design response stage.These site specific issues have been summarizedin Figure 10, and refer to issues that have beenidentified during the Development Plan process orthat landholders have brought Council’s attention.Each of these numbered issues are addressed withinthe design response specifically and holistically.Drawing Key:Linear diagonal features – need to resolve local road alignments to address linearfeatures (provide a high quality active interface with edge roads). Connecting local roadsto be perpendicular to linear feature to provide regular block shapes. Local roads totransition to orthogonal as soon as possible to maximise solar orientation.Areas of high activity and amenity – context for a concentration of medium densityhouses, a mixture of uses and key public and iconic buildings. Design of centres needsto be of a pedestrian scale, with a variety of built form , streetscape and open spaceexperiences to add interest and vibrancy to the centres. Carparking must be sleevedbehind buildings.High amenity areas - context for a diversity of street based housing products, withemphasis on medium density housing. Strong, active built form presence to high amenityareas (reduced dwelling setbacks, rear loaded housing to maximise activity to street andopen space) and variation in local streetscape configurations to provide a high, qualityurban experience.Arterial Road – need to activate arterial road frontage through use of service roads andprovide local and open space linkages to minimise divisive potential. to encourage Landuses either side (particularly within activity centre and mixed use area) and arterial roadcross-section to be narrowed to encourage cross precinct movement.Linkages between activity nodes – local road alignments need to provide highquality permeable and legible links between nodes of activity, particularly to encouragepedestrian movement.Edge roads to schools and active open space – High quality built form needs to activelyaddress these community areas. Road cross-sections need to specifically consider thehigh activity levels generated by these uses (parking, drop off, pedestrian access points).Connection to Aurora – local road connections need to be provided to integrate theENEDP development seamlessly to Aurora and to provide a high level of pedestrianpermeability for access to the future town centre and transport corridor.Key conservation areas – any development within or around these areas must notcompromise environmental values. A genuine architectural response will be requiredfor built form within constrained areas to ensure a high quality interface that does not‘privatise’ the open space areas. Direct built form frontage to conservation should beminimised.Key heritage sites – identified heritage features should be incorporated withindesigns (open space or private allotments) where possible to conserve these valuesfor future generations. A management plan for these sites must be prepared.Scattered red gums – loss of Red Gums to be avoided, therefore, gumsneed to be incorporated within street cross-sections (widened nature strips/medians) or pocket parks.Page 24 Epping North East Local Structure Plan Incorporated Document

Figure 14b Key Design Challenges OverlayDrawing Key:Drawing Key:Linear diagonal features – need to resolveLinear diagonal features – need to resolve local road alignments to address linearfeatures (provide local a high road quality alignments active interface to address with edge roads). linear Connecting features local roadsto be perpendicular (provide to linear a high feature quality to provide active regular interface block shapes. with Local roads totransition to orthogonal as soon as possible to maximise solar orientation.edge roads). Connecting local roads to beperpendicular to linear feature to provide regularAreas of high activity and amenity – context for a concentration of medium densityhouses, a mixture block of uses shapes. and key Local public and roads iconic to buildings. transition Design to of centres needsto be of a pedestrian orthogonal scale, with as a soon variety as of built possible form , streetscape to maximise and open spaceexperiences to add interest and vibrancy to the centres. Carparking must be sleevedbehind buildings.solar orientation.High amenity areas - context for a diversity of street based housing products, withemphasis on Areas medium density of high housing. activity Strong, and active amenity built form – presence context to high amenityareas (reduced dwelling setbacks, rear loaded housing to maximise activity to street andopen space) andfor avariationconcentrationin local streetscapeof mediumconfigurationsdensityto providehouses,a high, qualityurban experience. a mixture of uses and key public and iconicbuildings. Design of centres needs to be of apedestrian scale, with a variety of built form ,streetscape and open space experiences to addinterest and vibrancy to the centres. Carparkingmust be sleeved behind buildings.High amenity areas - context for a diversity ofArterial Road – need to activate arterial road frontage through use of service roads andprovide street local based and open housing space products, linkages to minimise with emphasisdivisive potential. to encourage Landuses on medium either side (particularly density housing. within activity Strong, centre and active mixed use built area) and arterial roadcross-section to be narrowed to encourage cross precinct movement.form presence to high amenity areas (reduceddwelling setbacks, rear loaded housing tomaximise activity to street and open space) andLinkages between activity nodes – local road alignments need to provide highquality permeable and legible links between nodes of activity, particularly to encouragepedestrianvariationmovement.in local streetscape configurations toprovide a high, quality urban experience.Edge roads to schools and active open space – High quality built form needs to activelyaddress these community areas. Road cross-sections need to specifically consider thehigh activity levels generated by these uses (parking, drop off, pedestrian access points).Arterial Road – need to activate arterial roadfrontage through use of service roads and providelocal and open space linkages to minimisedivisive potential. to encourage Land uses eitherside (particularly within activity centre and mixeduse area) and arterial road cross-section to benarrowed to encourage cross precinct movement.Connection to Aurora – local road connections need to be provided to integrate theENEDP development seamlessly to Aurora and to provide a high level of pedestrianpermeability for access to the future town centre and transport corridor.Linkages between activity nodes – localroad alignments need to provide high qualitypermeable and legible links between nodes ofactivity, particularly to encourage pedestrianmovement.Key conservation areas – any development within or around these areas must notcompromise environmental values. A genuine architectural response will be requiredfor built form within constrained areas to ensure a high quality interface that does not‘privatise’ the open space areas. Direct built form frontage to conservation should beminimised.Key heritage sites – identified heritage features should be incorporated withindesigns (open space or private allotments) where possible to conserve these valuesfor future generations. A management plan for these sites must be prepared.Edge roads to schools and active open space– High quality built form needs to actively addressthese community areas. Road cross-sectionsneed to specifically consider the high activitylevels generated by these uses (parking, drop off,pedestrian access points).Scattered red gums – loss of Red Gums to be avoided, therefore, gumsneed to be incorporated within street cross-sections (widened nature strips/medians) or pocket parks.Connection to Aurora – local road connectionsneed to be provided to integrate the ENEDPdevelopment seamlessly to Aurora and to providea high level of pedestrian permeability for accessto the future town centre and transport corridor.Key conservation areas – any development withinor around these areas must not compromiseenvironmental values. A genuine architecturalresponse will be required for built form withinconstrained areas to ensure a high quality interfacethat does not ‘privatise’ the open space areas.Direct built form frontage to conservation should beminimised.Key heritage sites – identified heritage features shouldbe incorporated within designs (open space or privateallotments) where possible to conserve these values forfuture generations. A management plan for these sitesmust be prepared.Scattered red gums – loss of Red Gums to beavoided, therefore, gums need to be incorporatedwithin street cross-sections (widened nature strips/medians) or pocket parks.Epping North East Local Structure Plan May 2008Page 25

Part 4 Design Response

4 Design ResponseDevelopment PlanFigure 15 Development PlanThis chapter provides detail of the way in which theDevelopment Plan has been formulated, and providesdetail regarding key aspects of the design response.The intent of the design response is to:• demonstrate the extent to which the ENELSPlayout can achieve its stated objective;• provide a clear plan based explanation ofstated objectives and preferred treatments;• provide a design ‘platform’ from which moredetailed plans can be prepared for individualdevelopment sites that further and wherepossible better the objectives of the ENELSP;• demonstrate the positive extent to which arange of difficult site constraints and competingobjectives can be successfully resolved;• overcome the influence of fragmented landholdings within the ENELSP area; and providescertainty to the development community.• give solidarity and legitimacy to the initiativescontained with the ENELSP layout.To move from this intent through to a rational designresponse for the Development Plan the designresponse takes into account all of the stated objectivescontained within the ENELSP relating to particularaspects of Traditional Neighbourhood Design, andprovides a clear, logical response, informed by thesite analysis represented in the earlier chapter.While the underlying framework and dominant influenceof the Development Plan is the Epping North EastLocal Structure Plan, the Development Plan has alsobeen informed by site specific responses to a numberof issues, that have presented as design challenges.Most of these design challenges have been outlinedin Figure 14, however, another key challenge is thehighly fragmented land ownership pattern, and thecompeting objectives and desires of the landholders.Mixed Use A* - Use and development which can be considered under the existing zone associated with the reuse of existingheritage buildings and outbuildings on the site.Drawing Key:Neighbourhood activity centreLocal activity centreMixed useMixed Use A*Medium density residentialStandard density residentialPotential retirement village siteSchool siteCommunity activity centreKey built form / landmarkOpen spaceLinear open spaceTransmission easementFloodway reserveWetland/retarding basinRiver red gumsOther treesNative grasslandStony knollAboriginal scar treePotential European historic siteFindon CreekContours (5m interval)Arterial roadProposed E6 arterial alignmentDiagonal boulevardBoulevard connectorLocal roadsRoad wideningShared path networkSignalised intersectionRoundaboutType C intersectionAs such, the detail of the Development Plan has beenformulated through an iterative process that buildson the site analysis and Traditional NeighbourhoodDesign philosophy and brings together all thecompeting objectives, into a cohesive plan.Epping North East Local Structure Plan May 2008Page 27

4.1 Design VisionThe Development Plan shown in Figure 15 shows adiagrammatic representation of the design responsethat has been derived from the site analysis andthe ENELSP. Figure 16, the Design Vision Plan,illustrates the translation of this design response in amore illustrative way to clearly express how Councilenvisages the Epping North East area developing.The Design Vision Plan has been broken down andused in the following sections to clearly expresshow the design for Epping North East has beenprepared. To this end, the following sections providea response to what are identified in Chapter 3 asthe design challenges (see Figure 14) by referenceto a series of key design response precincts.These key design response precincts are:• Activity Centres;• Neighbourhood Centres;• Epping Road Interface;• Findon Creek Environs;• Diagonal Boulevard;• Linear Open Space;• Transmission Easement;• Conservation Open SpaceWhile a number of these key precincts are existingsite conditions (such as the Findon Creek, thetransmission easement, Epping Road), the remainderare structural elements introduced by the ENELSP.The first section of this chapter explains how thedesign of the Development Plan has responded toeach of these elements, and provides a set of designcriteria to direct the development of the built form.Page 28 Epping North East Local Structure Plan Incorporated Document

Figure 16 Design VisionEpping North East Local Structure Plan May 2008Page 29

Page 30 Epping North East Local Structure Plan Incorporated DocumentIn addition, a series of block diagrams have also beenused to demonstrate how key aspects of the design(the neighbourhood form, the street blocks, the roadnetwork and the open space distribution) respond tothese key design response precincts. These blockdiagrams illustrates the pattern of developmentaround each key design response precinct and howthis pattern comes together to form the pattern ofdevelopment for the entire Epping North East area.

Figure 17a Neighbourhood Block PlanFigure 17c Road Block PlanFigure 17b Street Block PlanFigure 17d Open Space Block PlanEpping North East Local Structure Plan May 2008Page 31

4.2 Key Design Response areas4.2.1 Activity CentresThe ENELSP nominates a number of activity centres,distributed throughout the ENEDP area. A key designchallenge is to ensure that these areas are able toprovide a context for high levels of community andretail activity as well as higher density residentialdevelopment. In addition, access to/from and betweenthese centres (including centres such as the Aurora TownCentre external to the DP area) must be supported.Specific design parameters for how these activitycentres are intended to be developed are providedwithin this chapter. However, while delivery of structuralelements such as activity centres are important, thekey role of the design response in this DevelopmentPlan is to ensure that the surrounding urban form, interms of the local street network and housing densities,will support the functionality and design of the activitycentres when they are developed. In particular, attentionhas been paid to ensuring that higher densities areconcentrated surrounding these centres and a highlevel of access is provided. Combined, these measuresseek to maximize populations within walking distanceof activity centres, and to maximize the number ofpeople that will be able to patronise the centres.An orthogonal grid based local street design,which is capable of supporting a variety of landuses, including street based medium density hasbeen designed to provide a flexible and logicalcontext for these uses. While rear lanes have notbeen designated on the Development Plan, it isintended that the primary housing product in thisarea will be rear loaded terrace style development,and as such, rear lanes must be incorporated intosubdivisions designs at the Planning permit stage.The urban park located to the south east framesthe centre and provides a high amenity context forincreased density and community interaction.As noted above, the activity centre structure itself hasnot been resolved at the Development Plan stage, butrather has been shown in outline form only. Furtherresolution of the structure, design and uses in thecentre will be undertaken at the planning permit stage.However, given the importance of activity centres inensuring a functional neighbourhood, additional detailhas been provided about each of the different type ofcentres located within the Epping North East area. Thisadditional detail includes a series of design parameters,to aid preparation of planning permits, under the variousheadings below relating to the neighbourhood activitycentre, the mixed use areas and the local activity centres.In this sense, the Development Plan designates a finegrained local street network surrounding the activitycentres, particularly the Neighbourhood ActivityCentre (NAC) providing highly permeable and legibleconnections into and between the activity centres andother community facilities (such as between the NACand school/active open space and between the NACand the local community activity centre/school/activeopen space area). This local street network providesthe strong links between the centre and surroundingneighbourhoods necessary to support the centre.Page 32 Epping North East Local Structure Plan Incorporated Document

Figure 18 Activity CentresEpping North East Local Structure Plan May 2008Page 33

Neighbourhood Activity CentreThe ENELSP nominates a Neighbourhood ActivityCentre (NAC) to be located on a main street connectingto Epping Road. The intent of the ENELSP is for theNAC to be developed as a main street based activitycentre, incorporating a mix of retail, commercialand community facilities, with opportunities forresidential or business uses on a second level.In order for the Development Plan to implement thisobjective of the ENELSP, a design response has beendeveloped that shows the NAC with a main streetconnecting to Epping Road and a residential formsurrounding the main street that supports the futureuse and development of the area as a high quality,pedestrian oriented neighbourhood activity centre.While only preliminary detail of the intended builtform of the NAC is shown on the Development Planat this stage, planning permits for the developmentof the NAC must respond to the design criteriaspecified in this section and Figure 19.Design criteria:• The main street cross-section must facilitate anintimate scale and promote visual interactionbetween the northern and southern sides, whilstalso accommodating on street parking (e.g. angledparking) widened footpaths, buses and bus stops;• Off street parking must be sleavedbehind the rear of buildings;• Built form within the main street must havea minimum height of two stories;• A limited line supermarket or general store shouldbe located within the centre, to act as an anchor,and to support retail and other uses. Theseuses must be located to directly address themain street; internalised and parallel malls withdouble fronted tenancies will not be supported;• A mixture of uses should be establishedsurrounding the centre, to accommodateservice businesses and home offices thatsupport and enhance the activity centre;• The surrounding street network must be a diversegrid based network, to provide strong links to andfrom the centre and to ensure the area is permeable.• Appropriately designed and sited mediumdensity that provides flexibility to accommodatefuture activity centre expansion should belocated surrounding the NAC. This housingshould be designed to utilise rear lanesor other alternative access measures tominimise garage frontage to streets;• An urban park on the south-western edge ofthe NAC should be framed by medium density/mixed use and integrated with the NAC;• The corner at the intersection of the threeconnector boulevards west of the NAC is a keylocation for high quality and prominent builtform ie. A key building of at least 2-3 storeys.Page 34 Epping North East Local Structure Plan Incorporated Document

Figure 19 Neighbourhood Activity Centre325142312345Main street− on street parking (angled)− widened footpath− provision for buses, bus stopsCore retail / service area− limited line supermarket− maximum retail floor area 3000m²− minimum 2 storey built form− presence to street− parking sleeved behindMixed use / higher density areaUrban park to frame centreSite suitable for iconic buildingEpping North East Local Structure Plan May 2008Page 35

Mixed Use areaThe ENELSP nominates a mixed use area on the easternside of Epping Road in order to activate this intersectionand to provide a link to the River Red Gum WoodlandReserve and neighbourhood centre to the east.It is intended that this area be developed with agenuine mixture of uses, including residential,that are of a scale and design appropriate to aresidential area. Such uses may include a café/restaurant, home offices or apartments.The DP has responded to the LSP by providing a localstreet network and block depths appropriate for amixture of uses as noted above. The mixed use areais well serviced by local roads, including a serviceroad to Epping Road, with local roads comprisingshared paths providing connections between openspace, the school and the mixed use areas. Themixed use area is a key location where alternative localstreet cross-sections can be used to achieve higherdensity and mixed use outcomes, for example, angleparking, central median parking, rear lanes etc.The following design criteria must be demonstrated in anyplanning permit application within the mixed use areas.Design criteria:• Uses must compliment the main activitycentre and not reduce or impact onits size, quality or presentation.• The form of development must be streetbased, with buildings located so as to clearlyaddress the key streets and corners (i.e.Epping Road and the connector boulevard).• Buildings should be of a scale sympatheticto surrounding residential development so asto integrate seamlessly with these areas.• Buildings should be grouped together and beof a compact design. Multi-storey buildingsare encouraged. Isolated buildings surroundedby carparking will not be supported.• Buildings must sensitively address theinterface with surrounding land uses, includingthe main street activity centre, EppingRoad, the Red Gum Woodland to the northand the residential area to the east.• Carparking should be discreetly sleeved behindbuildings so as not to feature too prominentlywhen viewed from surrounding streets.• Buildings fronting Epping Road willrequire access via a service road.Page 36 Epping North East Local Structure Plan Incorporated Document

Figure 20 Mixed Use Area12 341234High Quality Built Form to address Epping Road,Boulevard Collector and Open SpaceService Road AccessSensitive Interface to surrounding ResidentialBuildings to front Epping Road with Parking behindEpping North East Local Structure Plan May 2008Page 37

4.2.2 Local Activity CentresA local activity centre is located in the eastern precinct,co-located with the community activity centre andactive open space. The preferred physical form ofthis centre is a street based centre of a local scaleto serve local convenience shopping needs.At the planning permit stage for subdivision, a sitemust be set aside of a suitable scale for approximately500m² of retail floorspace, with adequate space forparking. This site must be designated for a localactivity centre, and must not be sold as a residential lot.Agreements (such as a Section 173 agreement) may berequired in order to reserve the site for these purposes.Notwithstanding, it would be preferable for the site to bedeveloped as a local shopping centre in the early stagesof development, to provide a community focal point andto serve the developing community’s local shoppingneeds. This will in turn reduce the amount of tripsmade by vehicle in the early stages of development.As with other activity centres and mixed useareas, specific cross-sections will be requiredadjacent to the centre to ensure the on-streetparking arrangement can cater for the activitygenerated in the centre, i.e. angled parking.Design criteria:• Buildings should be located to provide an activeaddress to prominent corners and street frontages,particularly the boulevard connector between theactivity centre and the primary school and the roadbetween the activity centre and the grassland.• Buildings and uses should be of ascale sympathetic to the surroundingresidential and open space context.• Parking should be located in a discrete locationthat does not feature prominently from keylocations, such as the boulevard connectors,the primary school and the native grassland.A second, mixed use, local activity centre is proposedin the south-western corner of the ENEDP area,at the intersection of Harvest Home Road and thediagonal boulevard. This centre is anticipatedto comprise a maximum of 500m² convenienceretailing, potential child care uses and mediumdensity housing. The form of this development is tobe street based, and of a scale and design suitablefor a residential area i.e. multi-storey buildings areencouraged, however, isolated buildings surroundedby car parking will not be supported. Adequateon-street parking must be provided. To this end,alternative parking arrangement should be provided.Care must be taken to ensure that uses within this centredo not conflict with uses proposed within the futureAurora Town Centre given the close proximity betweenthe two sites. To this end, retail, other than convenienceretail will be discouraged in the mixed use centre.Given the mixed use centre is located on a veryprominent corner, at the junction of the diagonalboulevard and Harvest Home Road, a very highquality built form outcome is required. To thisend, the following design criteria will apply and beused to assess planning permit applications:Design criteria:• A high quality architectural design is required.• Proposed uses and built form scale mustcompliment the surrounding residential context,• Built form should positively address surroundingstreets and corners, particularly the diagonalboulevard and Harvest Home Road and adjacentopen space area within the Aurora estate,• Car based uses that incorporate a largeamount of signage, will not be supported,• Direct vehicle access from HarvestHome Road will not be supported.Page 38 Epping North East Local Structure Plan Incorporated Document

Figure 21 Local Activity Centres21321232123Parking sleeved behindBuilding to address cornersOn-street parking (angled, median)1Maximum retail floor Area 500m²2On-street parking (angled, central median)123High quality built form to address corner3Epping North East Local Structure Plan May 2008Page 39

4.2.3 Neighbourhood CentresNeighbourhood centres form the social heart of eachneighbourhood, and comprise one or a combinationof public facilities, uses and services such as schools,community centres, activity centres, neighbourhoodparks, sports pavilions, bus stops, post boxes etc. Inmany cases, these centres comprise higher amenityfeatures, such as neighbourhood parks, and thesurrounding built form design should both enhanceand contribute to the activity within these areas,as well as capitalise on the amenity they offer.The ENELSP has designated that these centres havean ‘urban’ character and be located at the junctionof connector streets. As such, the ENEDP specifiesincreased densities around these centres to encouragethe location of medium density housing and publicbuildings in these locations, particularly surroundingneighbourhood parks and community facilities.In order to emphasise the focus of community activityand dwelling density around the designated communitycentres, the design response of the Development Planincludes local road alignments that “feed” directlyinto the neighbourhood centres. In addition, the localroad network is grid based and therefore capable ofsupporting increased densities (through the inclusionof rear lanes etc at the detail subdivision stage).In order to respond to varying angles of the surroundingconnector road network, the Development Planhas shaped neighbourhood parks to ‘absorb’ theangles, and provide a framework for local streets tobe aligned to create more regular shaped blocks. Inaccordance with the ENELSP, all neighbourhoodparks are approximately 0.5ha in area.While the Development Plan provides a designresponse that provides a surrounding local streetnetwork and neighbourhood park shapes thatsupport the neighbourhood centres, the detaileddesign of these centres, including the built formand landscaping design, will be fundamental toensuring that these centres function as a positivecentral node for each neighbourhood. As such,particular attention will need to be paid to the followingdesign criteria at the detailed design stage:Design Criteria:• Public buildings are to be clustered togetherwhere possible, and located to frameintersections and neighbourhood parks, and toprovide a terminating vista along key streets.For example, the community activity centreshould be located to provide a terminatingvista at the end of the diagonal boulevard.• Buildings lines are to present close to the street.• Carparking and ovals are to be located behindbuildings, away from the street. On streetparking is to be maximised where possible.• Careful attention is to be given to buildingson key sites. These include corner sites withinneighbourhood centres, medium density facingneighbourhood parks, buildings that terminatethe vistas along streets, buildings adjacent tocommunity facilities and public buildings. Thesesites present an opportunity for architecturalstatements and landmarks within the ENE LSP area.The detailed design and landscaping of neighbourhoodparks should address the following design criteria:• A landscaping and design theme that reflect thecharacter of an urban park or square incorporatingpaved areas, public buildings and vertical elementsor structures that act as visual markers.• A strong relationship to the surroundingbuilt form, such as surrounding mediumdensity and public buildingsThe preferred form of medium density adjacentto neighbourhood parks is as follows:• Street-based medium density i.e. terraces fronting apublic road, rather than ‘integrated’ housing sites.• Rear lane access to minimise garages and drivewaysalong the streetscape, to increase on-street parking,to allow for continuous streetscape planting and tomaximise habitable room windows facing the street.• Minimise direct frontage to open space (i.e. a streetshould separate the housing from the park), so asto avoid any sense of privatisation of the park.Page 40 Epping North East Local Structure Plan Incorporated Document

Figure 22 Neighbourhood CentresEpping North East Local Structure Plan May 2008Page 41

4.2.4 Epping Road InterfaceFigure 23 Proposed cross-sections of Epping RoadEpping Road is a main arterial road bisecting the ENEDParea, and given its potential to act as a divisive elementbetween the eastern and western precinct of the ENEDParea, it is important that the ENEDP ensure that a positiverelationship is generated between the function of the roadas a transport network and the surrounding land uses.In order to achieve this, the ENELSP and DP have givencareful regard to the provision of meaningful treatmentsalong Epping Road that will collectively generate apositive sense of place. A strong built form presenceis to front on to Epping Road to activate the road. Inorder to facilitate this, the following design responseshave been included on the Development Plan.• land uses adjacent to Epping Road are shownon the Development Plan as being accessedvia one way service roads that connect directlyonto Epping Road. Internal loop roads andrear lane access will not be supported.• Local roads have been shown connecting intoservice roads to provide permeable access to theneighborhoods either side of Epping Road.• The Epping Road cross-section has been narrowedthrough the more active part of Epping Road (adjacentto the NAC and the mixed use and higher densityresidential areas) to encourage cross-precinctmovement by pedestrians. (see Figure 23) Thisdesign response is subject to approval by VicRoads.As noted above, it is of great importance that alluses, including housing and mixed uses (i.e. onthe eastern side of Epping Road) provide an activefrontage to Epping Road, accessed via servicesroads (not internal loop roads). This treatment willensure Epping Road is “read” by the community asan active part of the ENEDP neighbourhood, and notsimply as a channel for high volumes of traffic. Page 42 Epping North East Local Structure Plan Incorporated Document

Figure 24 Epping Road InterfaceSection to be narrowed(subject to VicRoadsapproval)Epping North East Local Structure Plan May 2008Page 43

4.2.5 Findon Creek EnvironsThe Findon Creek runs in a general north south directionin the eastern portion of the ENEDP, and forms animportant link in the broader linear open space network ofthe Epping North corridor. The linear nature of the FindonCreek reserve is to be complimented by formal strategicwidening of the reserve in order to provide for a varietyof spaces, passive recreational activities and wetlands/retarding basins above the 1 in 100 year flood line.The surrounding street network has beendesigned to positively and sensitively respondto the creek in the following way:• East-west connector roads have been aligneddiagonally (parallel to the Findon Creek) in orderto define a neighbourhood that focus around thecreek and to create regular shaped street blocks.• Local roads have been aligned perpendicular tothe creek to maximise views and permeability, andto facilitate access and drainage from surroundingneighbourhood and residential areas.• A series of regular grid based street blocks withedge roads have been included to define the edgeof the Findon Creek and to provide continuouspublic access. Courts, culs de sac and curvilinearroads have deliberately not been used.• A linear reserve has been provided linking theFindon Creek to the River Red Gum woodland.There is an opportunity for this reserve to alsoaccommodate some of the heritage valuesassociated with the Herh’s Pine Park Farm complex(such as the dry stone walls) and environmentalvalues (such as the stony knoll and Red Gums).• Medium density housing has been concentratedaround the creek to improve passive surveillance andexposure to the creek parkland. Rear lane accessto medium density lots is encouraged in order tominimise garages and driveways along the creek, toincrease on street parking and to maximise windowsand habitable room windows facing the parkland.Design Criteria:At the planning permit stage for subdivision, thefollowing details must be demonstrated:• Street based medium density housing shouldbe provided along the Findon Creek;• All houses should address, front andpresent to the Findon Creek;• A 2.5m wide concrete shared path must be providedwithin the 1 in 100 year flood reserve, above the 1 in10 year flood line. This path is to be provided by thedeveloper and funded by development contributions.• Pedestrian crossings of the creek must be providedat strategic locations (as shown on the DP) linkingto the network of shared pathways and footpaths.Page 44 Epping North East Local Structure Plan Incorporated Document

Figure 25 Findon CreekEpping North East Local Structure Plan May 2008Page 45

4.2.6 Diagonal BoulevardThe Epping North Strategic Plan sought to create stronglinks to the central town centre (to be located withinthe Aurora Development) via a series of symmetricalradiating spine roads, one of which connects throughthe ENEDP area in a diagonal alignment. This alignmentis generally mirrored to the north-west and south-westin a similar alignment in the Aurora Development Plan2 (approved December 2007). The ENELSP in turnrecognised the importance of this key structural link,which is now reflected in the Development Plan.To this end, the ENEDP provides for the diagonalboulevard road to form a spine linking the ENEDParea with the future town centre and public transportinterchange in Aurora. The diagonal boulevard hasbeen aligned perpendicular to the transmissioneasement and is anchored by the P-12 school,neighbourhood centre/park and Community ActivityCentre to the north, and the Aurora Town Centre, futuretrain station and neighbourhood park to the south.Design Criteria:• Street based medium density is to be focusedalong the diagonal boulevard to capitalise on theincreased amenity provided within the streetscape;• Two storey built form and variation in front setbacksis encouraged along the diagonal boulevardto provide a sense of scale, proportion andconsistency within the streetscape. To this end,a decrease to the minimum setback specified inResCode (4m) is encouraged in these locations;• Driveway access is discouraged along the diagonalboulevard, particularly along the north-westernside where the shared path is located. Alternativeaccess, such as rear lanes or side drivewayswill be required. This treatment will provide forcontinuous landscaping and an uninterruptedshared path, and results in a better designed andmore active façade for medium density housing.The diagonal boulevard, along with the broader connectorroad network is to be designed to have a distinctivecharacter that will differentiate these roads from thefiner road network, and to provide a setting for morediverse and higher density development. Specifically,the diagonal boulevard will be distinguished by asix metre central median that will create a boulevardeffect, which, as identified in the key challengesanalysis, provides for stronger landscaping of thestreetscape and a coherent and legible spine withinthe broader road framework of Epping North East.Local streets have been designed to connect with thediagonal boulevard at right angles to create regularshaped blocks and intersections. It is noted that thelocal road network connecting to the diagonal boulevardhas been designed to return to a regular orthogonalgrid as soon as practical to maximise blocks orientedon the regular north-south, east-west axis. This willenable more regular dwelling design responses to solarorientation issues in these locations. Blocks locatedon an angle will require alternative design responsesto address the matter of solar orientation. Informationregarding alternative dwelling design responses isprovided in Part 3.10 of the ENELSP. Median breakshave been identified in the diagonal boulevard at crossintersections of connector streets and key local roads.Page 46 Epping North East Local Structure Plan Incorporated Document

Figure 26 Diagonal BoulevardEpping North East Local Structure Plan May 2008Page 47

4.2.7 Linear Open Space ExtensionAn initiative of the Epping North Strategic Plan was tomake provision for a broadly circular linear open spacenetwork. This network comprises the Edgars Creek,two transmission line easements, the regional activerecreation reserve and River Red Gum woodland.The linear open space extension within the ENEDPprovides a link between these larger linear openspaces. The link is generally 30m wide and providesthe link from the Edgars Creek in the Aurora Estatethrough to the Findon Creek in the ENEDP area.The link effectively forms the boundary of the 800mwalkable catchment to the future Aurora town centreand train station, and defines the neighbourhoodlocated in the south west corner of the DP area. Itthen straddles the diagonal boulevard as it continuesnorth to connect to the broader open space network.As with the Findon Creek, local roads have beenlocated perpendicular to the linear open space tofacilitate access and views to the open space. Anedge road has been provided along the linear openspace to provide opportunities for dwellings to belocated to capitalise on the high levels of amenity andto ensure continuous public access to these spaces.The built form interface to the linear openspace extension is to be treated in asimilar manner to the Findon Creek.Design Criteria:• Linear open space as a context for streetbased medium density housing,• All houses are to address, front andpresent to the linear open space;• Provision of a continuous edge road to thelinear open space for the most part. Mewsstyle access roads will not be supported.Page 48 Epping North East Local Structure Plan Incorporated Document

Figure 27 Linear Open Space ExtensionEpping North East Local Structure Plan May 2008Page 49

4.2.8 Transmission Line EasementThe transmission easement represents a keyconstraint of the ENEDP site; it segregates the land,has a strong visual impact, constrains the locationof schools and community facilities for 400m andits diagonal alignment aligns awkwardly against thepredominantly orthogonal title boundaries of theexisting land parcels. As per the Findon Creek, andas had been identified in the Key Design Challenges,the transmission easement is considered a linearfeature to which the surrounding neighbourhoodshould respond. The design of the neighbourhoods,open space and road connections surrounding theeasement should all integrate the easement as a keyelement, and as such, the Development Plan hasresponded to this feature in the following ways:Design Criteria:• The exact extent of road located within theeasement must be determined by SP AusNet,however, adequate space must be providedoutside the easement to accommodatestreet trees, street lighting and services. Inaddition, adequate buffer distances to pylonsand transmission lines must be provided;• For limited areas (such as directly adjacent topylons), side boundaries of lots may interfacewith the easement. In other areas, mediumdensity lots with rear lanes access may directlyfront the easement. Lots backing onto thetransmission easement will not be accepted.• Linear connections have been provided fromthe easement to surrounding open space toform an integrated open space network;• an integrated shared path network will runthrough the easement and connect to thesurrounding open space and neighbourhoods.This shared path is to be constructed by thedeveloper and funded by the developmentcontributions in accordance with the ENEDCP;• A road network has been aligned perpendicular andparallel to the easement to provide direct connectionsto the open space and connector road network, aswell as to facilitate the design of regular street blocks;• Roads and open space has been alignedand configured to minimise the visualimpact of the transmission pylons;• The Regional Recreation Facility has been positionedto integrate with the transmission easement, andto provide the opportunity for overflow carparkinglocated beneath the transmission lines;• A series of edge roads have been provided todefine the edge of the easement. A portion of theroad reserve may encroach into the easement(subject to approval by SP Aus Net).It is anticipated that the easement land will besubdivided off, and designated as a reserve.Landholdings 3 and 4 have the largest extent oftransmission easement. As such, the developerof these landholdings must prepare a landscapemasterplan that details a landscaping theme for thetransmission easement as a requirement of permit.This masterplan will then be used as the basis forpreparation of detailed landscape plans by the variousdevelopers of landholdings affected by the easement.It is noted that the transmission easement is not subjectto open space or development contribution credit givenit is encumbered land. As such, no contributions arepayable on, and no credit can be obtained for, this land.Page 50 Epping North East Local Structure Plan Incorporated Document

Figure 28 Transmission EasementEpping North East Local Structure Plan May 2008Page 51

Part 5 Specific Design Response Areas

5 Specific Design Response Areas5.1 Specific DesignResponse AreasDuring preparation of the ENEDP, various site specificissues were identified that require a site specificresponse within the Development Plan, and in manycases, at the Planning Permit stage. These site specificissues are identified in Figure 29a in the contextof the Epping North East Local Structure Plan.Where possible, the design of the Development Plan hasresponded to each of these issues, and each responseis identified in the context of the ENEDP in Figure 29b.Epping North East Local Structure Plan May 2008Page 53

Figure 11: Site Specific Design ChallengesFigure 29a Specific Design ChallengesNorth9710314111551617214681213Drawing Key:12345678Mixed use centre design to positively address corner. Size and uses must not compromise viability ofAurora town centre.Possible site for retirement village identified by the landholder. Design issues regarding pedestrian/vehicularconnectivity and presentation to and interface with the street.Lack of a local open space area.Drainage reserve must match into existing drainage infrastructure to south. Landholders request that analternative drainage system (combination of swales and road rather than a drainage reserve) be considered.Lack of a local open space area.Heritage site. Open space must respond to heritage features and possible contamination.Road located on property that has no land able to be developed for residential purposes.Restaurant site in high profile location. Design to respond accordingly.Page 54 Epping North East Local Structure Plan Incorporated Document91011121314151617Heritage and environmental features. Landholder would prefer to retain them within open space.Awkward areas around red gum woodland. Design challenge to ensure lot product in these locations provides positive interface to woodland andsurrounding streets.Property 19 requested that road straddle property boundary to enable lot frontage to be provided without waiting for Property 20 to develop. Relocating thisroad will create issues with the location of the intersection at Epping Road, and would require significant consequential design changes on the western sideof Epping Road, including shifting the NAC further north.Heritage sites to be retained within allotments.Highly fragmented area. Design challenge to provide independent access for each property to Harvest Home Road.Intersection involves three landholdings, and will result in awkward shaped lots on the three landholdings.Retirement village site requested. Design issues regarding pedestrian/vehicular connectivity and presentation to and interface with the street.Developable land identified within an area of conservation open space. Will create issues for access and will require a sensitive interface to the open space.Stony knoll will be difficult to remove and develop. Area may be an opportunity as an expanded open space reserve.

Drawing Key:123Mixed use centre design to positively addresscorner. Size and uses must not compromiseviability of Aurora town centre.Possible site for retirement village identified by thelandholder. Design issues regarding pedestrian/vehicular connectivity and presentation to andinterface with the street.Lack of a local open space area.141516Intersection involves three landholdings, andwill result in awkward shaped lots on the threelandholdings.Retirement village site requested. Design issuesregarding pedestrian/vehicular connectivity andpresentation to and interface with the street.Developable land identified within an area ofconservation open space. Will create issues foraccess and will require a sensitive interface to theopen space.4Drainage reserve must match into existingdrainage infrastructure to south. Landholdersrequest that an alternative drainage system(combination of swales and road rather than adrainage reserve) be considered.17Stony knoll will be difficult to remove and develop.Area may be an opportunity as an expanded openspace reserve.5Lack of a local open space area.6Heritage site. Open space must respond toheritage features and possible contamination.7Road located on property that has no land able tobe developed for residential purposes.8Restaurant site in high profile location. Design torespond accordingly.9Heritage and environmental features. Landholderwould prefer to retain them within open space.10Awkward areas around red gum woodland.Design challenge to ensure lot product in theselocations provides positive interface to woodlandand surrounding streets.11Property 19 requested that road straddle propertyboundary to enable lot frontage to be providedwithout waiting for Property 20 to develop.Relocating this road will create issues with thelocation of the intersection at Epping Road, andwould require significant consequential designchanges on the western side of Epping Road,including shifting the NAC further north.12Heritage sites to be retained within allotments.13Highly fragmented area. Design challenge toprovide independent access for each property toHarvest Home Road.Epping North East Local Structure Plan May 2008Page 55

Figure 29b Specific Design Challenges - Design ResponseRetirementVillageDrawing Key:123123Craigieburn Road EastKnollKnollTransmission Easement456CACP-12SchoolRegionalRecreationalFacilityMixed use centre has been designated on the DP, with built form shown to positively addressthe corner of Harvest Home Road and the boulevard connector. Design response of centremust be in accordance with the design parameters set out in Chapter **Retirement village shown on the DP. Built form to be of a high quality, with a key building of atleast two storeys, such as the village’s community centre to be located on the corner at thebend on the boulevard connector to provide a terminating vista. Other design requirementsare provided in Chapter ** which address pedestrian connectivity and interface with the street.The DP has responded to the lack of local open space in these areas by including two smallneighbourhood parks. As these parks are in addition to the local open space designated inthe DCP, credit will be provided against the 5% passive open space contribution (up to themaximum 5%).7KnollActiveOpenSpaceHarvest Home Road567NAC8Epping Road9101112ActiveOpenSpaceLehmanns RoadGrasslandCACPrimarySchool1314RetirementVillageNote:All arterial road and connector streets accommodate bus and bicycle lanes.KnollRedgumWoodlandAll road alignments shown are a graphic representation only, they do not depict the full width of existing or proposed reservations.The DP has responded to the lack of local open space in these areas by including twosmall neighbourhood parks. As these parks are in addition to the local open spacedesignated in the DCP, credit will be provided against the 5% passive open spacecontribution (up to the maximum 5%).DP has amended the area of conservation open space to capture the heritage sitewith appropriate road interface to surrounding development. Further investigationof possible uses for the heritage site are to be explored at the planning permit stagethrough a Heritage Conservation Management Plan. Contamination to be addressed viaappropriate testing and management measures.Lot frontage from the south must be provided to this boulevard connector. As such, it ispreferred that the full or partial cross-section of this road be constructed when lots thesouth develop.15161791011121314151617Drawing Given Key: the heritage anlinear open space in athese values, Neighbourhood includinwithin the linear openstony knoll. Local activity ceMixed useThis area has been idintegrated Medium housing densitylot at the planning pespecific Standard architectural densitthe conservationPotential retiremopeThe boulevard School site connepartially on property 1portion Community of these landh actidesign Key response built form ena /the same location, buto enable Open developme spaceLinear open spaThe design of the loctwo heritage Transmission site alon easubdivided into separas dwellings. Floodway reservWetland/retardinThe DP has been desHome Road River red for gums all padevelop independenthas also Other been trees designwhen viewed Native grassland holisticaThe intersection Stony knollwasland parcels it affecteAboriginal scarparcels 15, 17 and 18of awkward Potential shaped Europe aA retirement Findon village Creek hbeen necessary to spContours (5m inconservation open spcompletely Arterial public road opelink from the school toan active Proposed interface E6 wit arfor the Diagonal retirement boulev villaAlthough Boulevard it would conn bespace, the DP has shLocal roads. Given its location cespecific Road architectural wideningan appropriate outcoshould Shared the developer path netmay be possible to inSignalised intersthat are currently shoRoundaboutThe DP has shown anHowever, Type given C intersect this wit will be necessary atcontributions acrossadditional developabspace.Page 56 Epping North East Local Structure Plan Incorporated Document4Development Plan has shown a drainage reserve in this location, with edge road either side asa context for higher density housing. However, an alternative treatment of a road with centralmedian (swale and pipe combination) may be considered.8DP has identified a restaurant site on the corner, with built form indicated at the cornerof Epping and Harvest Home Roads. A section 173 has been signed which providesguidance for the design of the building and the type of restaurant permitted.

Drawing Key:1234567Mixed use centre has been designated on the DP,with built form shown to positively address thecorner of Harvest Home Road and the boulevardconnector. Design response of centre must be inaccordance with the design parameters set out inPart 4 Mixed Use Areas.Retirement village shown on the DP. Built formto be of a high quality, with a key building of atleast two storeys, such as the village’s communitycentre to be located on the corner at the bend onthe boulevard connector to provide a terminatingvista. Other design requirements are provided inPart 5 which address pedestrian connectivity andinterface with the street.The DP has responded to the lack of localopen space in this area by including a smallneighbourhood park. As this park is in addition tothe local open space designated in the DCP, creditwill be provided against the 5% passive openspace contribution (up to the maximum 5%).The Development Plan has shown a drainagereserve in this location, with edge road either sideas a context for higher density housing. However,an alternative treatment of a road with centralmedian (swale and pipe combination) may beconsidered. The design will need to ensure thatthe road is not read or used as a connector road.The DP has responded to the lack of localopen space in this area by including a smallneighbourhood park. As this park is in addition tothe local open space designated in the DCP, creditwill be provided against the 5% passive openspace contribution (up to the maximum 5%).DP has amended the area of conservationopen space to capture the heritage site withappropriate road interface to surroundingdevelopment. Further investigation of possibleuses for the heritage site are to be explored atthe planning permit stage through a HeritageConservation Management Plan. Contaminationto be addressed via appropriate testing andmanagement measures.Lot frontage from the south must be provided tothis boulevard connector. As such, it is preferredthat the full or partial cross-section of this road beconstructed when lots to the south develop.891011121314DP has identified a restaurant site on the corner,with built form indicated at the corner of Eppingand Harvest Home Roads. A section 173 hasbeen signed which provides guidance for thedesign of the building and the type of restaurantpermitted.Given the heritage and environmental values,the DP has shown the linear open space in anamended location (further west) to capture thesevalues, including the retention of a fairly intact drystone wall within the linear open space and a largeportion of a large elevated stony knoll.This area has been identified as appropriate fora medium density integrated housing site. It isanticipated it will be created as a super lot atthe planning permit stage. Further developmentwill require a specific architectural response thatprovides for an active interface to the conservationopen space and Epping Road.The boulevard connector has been kinked slightlyto provide this road partially on property 19 andpartially on property 20 in the eastern portion ofthese landholdings, at both landholder’s request.This design response enables the intersection onEpping Road to remain in the same location, butalso provides road frontage on landholding 19 toenable development of this area independent oflandholding 20.The design of the local road network in the DP hasensured that the two heritage site along HarvestHome Road in this location can be subdivided intoseparate lots, to ensure they can continue to beused as dwellings.The DP has been designed to provide independentaccess to Harvest Home Road for all parcels inthis area, to ensure that each parcel can developindependently of one another. However, the roadnetwork has also been designed in a way thatprovides an appropriate network when viewedholistically as a neighbourhood.The intersection was relocated slightly north tominimise the number of land parcels it affected,and to ensure that the local road network onparcels 15, 17 and 18 can be designed in a way toreduce the number of awkward shaped allotments.151617A retirement village has been identified on the site,however, it has been necessary to split the villageacross two areas, divided by the conservationopen space. This conservation ope space is toremain a completely public open space area, witha pedestrian path providing a link from the schoolto the creek. The retirement village must providean active interface with the open space. Furtherdesign requirements for the retirement village areprovided in Part 5.Although it would be preferable for this area tobe shown as open space, the DP has shown thisareas as an integrated housing site in accordancewith the ENELSP. Given its location central toa conservation open space area, a specificarchitectural response will need to be provided toensure an appropriate outcome is achieved in thissensitive area. However, should the developerprefer to designate this area as open space, itmay be possible to investigate other areas forresidential development that are currently shownas open space.The DP has shown an extended open spacearea across this knoll. However, given this willrequire an additional open space contribution,it will be necessary at the planning permit stageto balance open space contributions across theentire landholding, possibly by providing additionaldevelopable area in locations identified for passiveopen space.Epping North East Local Structure Plan May 2008Page 57

Part 6 Detailed Design and Implementation

6 Detailed Design and Implementation6.1 Detailed Design IssuesThe previous chapters outlined the logic and detailwith respect to how the Development Plan design hasresponded to key features of the site, the ENELSP andany specific issues that needed to be addressed orincluded. This Chapter provides further details about howthe Development Plan is to be delivered, and providesfurther information regarding the specific design ofelements within a development These elements are:6.2 Movement networks andRoad cross-sectionsThe ENEDP describes a highly permeable movementnetwork that comprises a hierarchy of definedconnector streets (set by the ENELSP) and localroads in a modified grid pattern. The network hasbeen deliberately designed to facilitate movementand accessibility for all modes of transport (car,walking, bicycle) and to disperse traffic ratherthan concentrate traffic volumes and flow.Figure 30 Road Hierarchy PlanCraigieburn Road EastKnollKnollTransmission EasementCACP-12SchoolActiveOpenSpaceLehmanns RoadGrasslandKnollDrawing KePA(D(C(LRSSRT• Roads• Open space• Housing• InfrastructureDetails of the movement network and roadhierarchy are provided within the Epping North EastLocal Structure Plan. The Development Plan hasdesigned a local road network that responds to theobjectives of the ENELSP, is in accordance with thephilosophy of Traditional Neighbourhood Design,and responds to the key design challenges andopportunities as outlined in the previous Chapter.All planning permit applications must have regard tothe network hierarchy, access management provisionsand design objectives contained within the LSP. Forease of reference, a summary of the movementhierarchy, typical road cross-sections and accessmanagement objectives is included in this chapter.RetirementVillageRegionalRecreationalFacilityKnollHarvest Home RoadNACEpping RoadCACPrimarySchoolActiveOpenSpaceRetirementVillageRedgumWoodlandburn Road EastKnollKnollCACP-12SchoolActiveOpenSpaceLehmanns RoadIt is of relevance to note however, that the deliberateintention of the ENELSP is to redress the lack ofgenuine streetscape diversity within most growthareas. As such, a range of cross-sections, withvaried internal compositions are to be utilizedthroughout the ENEDP area. In particular, a seriesof boulevard connectors, incorporating a centralmedian have been utilised to link neighbourhoodsand to create a positive sense of community andidentity. However, lack of streetscape diversity isgenerally found within lower order streets (local roads).As such, particular attention must be paid to thesecross-sections (see Local Road Cross-section).Drawing Key:Proposed E6 arterial alignmentArterial road(includes shared path)Diagonal boulevard(includes shared path)Connector street network(includes shared path)Local roadsRoad wideningShared path networkSignalised intersectionGrasslandKnollRoundaboutType C intersectionNACCACEasementEpping RoadPrimarySchoolRetirementVillageRedgumWoodlandActiveOpenSpaceEpping North East Local Structure Plan May 2008RegionalRecreationalFacilityPage 59

6.2.1 Epping RoadFigure 31 Epping Road cross-sectionTwo cross-sections are described for Epping Road.While these cross-sections are to be negotiated withVicRoads, the cross-sections contained within theENELSP and DP represent Council’s preferred position.Cross-section A is generally consistent with the crosssectionof Epping Road to the south. Cross-sectionB however, provides for a narrowed central median toachieve a road reserve scale that promotes connectionsbetween the eastern and western precincts of theDP area, and is appropriate to the neighbourhoodcentre design objectives described in Part 4.No direct property access is permitted to EppingRoad. One way service roads must be provided toall uses fronting Epping Road. Internal loop roadsand rear lane access will not be supported. Page 60 Epping North East Local Structure Plan Incorporated Document

6.2.2 Craigieburn Road East/Lehmanns RoadSee Figure 32No direct property access is permitted to CraigieburnRoad East / Lehmanns Road, however, local streetaccess is shown on the Development Plan and issupported. Service roads, and in some cases, rearlane access is to be provided to all uses frontingCraigieburn Road East / Lehmanns Road.6.2.3 Harvest Home RoadSee Figure 33No direct property access is permitted to HarvestHome Road, however, local street access is shownon the Development Plan and is supported. Serviceroads, and in some cases, rear lane access is to beprovided to all uses fronting Harvest Home Road.6.2.4 Diagonal BoulevardSee Figure 34A six metre central median is included withinthe cross-section of the diagonal boulevard todistinguish this road, and to provide a higheramenity context for medium density housing.Direct property access for vehicles is to be limited,to strengthen the impact of street tree planting, andto enhance the boulevard effect. Alternative access,such as rear lanes or side access is to be utilized.6.2.5 Boulevard ConnectorSee Figure 35 on page 62A three metre central median is included withinthe cross-section for the boulevard connectors, toprovide a distinguishing streetscape character tothese roads, which will link neighbourhoods.Direct property access is permitted, however,in some instances rear lane access to lotsmay be required to suit specific housingproducts and intended design outcomes.Main Street The NAC main street cross-section must be determinedas part of the planning permit application. However, itis anticipated that the cross-section will be designedas a two lane (possibly divided) road with parallel orangled on-street parking and shared use of the roadpavement. A paved verge to accommodate pedestrianmovements, outdoor tables and chairs, bicycle racks andtree planting will be required. Off-street parking is to beprovided in ‘sleeved’ locations to the rear of buildings. Figure 32 Craigieburn Road cross-section Figure 33 Harvest Home Road cross-section Figure 34 Diagonal Boulevard cross-section Epping North East Local Structure Plan May 2008Page 61

6.2.6 Local RoadsSee Figure 36a and 36bTwo typical cross-sections are provided within this DP;for key local roads which provide important links withinthe DP area and for access streets, which comprise thegeneral local street network. While these typical crosssectionshave been provided, it is noted that a deliberateinitiative of the ENELSP and DP is to increase the diversityof streetscapes within the ENE area beyond what hastypically been found in growth area development.Rear lanes While rear lanes have not been specifically shown on theDP, it is expected at the planning permit for subdivisionstage that rear lanes will be used, particularly in mediumdensity area and for housing along the northern side ofthe diagonal boulevard. These lanes must incorporatesufficient width for turning movements, services andpublic lighting. As such, a typical cross-section has notbeen shown, as the width depends on the length of thelane, the setback of buildings and services required. As such, a range of local street cross-sections isPublic Transportencouraged and must be demonstrated in planning permit applications. By way of example, NeighbourhoodResCode requires that all dwellings fall within 400m Centres (see Part 4) have been designed as a contextwalking distance of public transport services. The for diversity in housing types and designs, and asENELSP and DP have been designed to accommodatesuch, streetscapes should be specifically designedbus services within the boulevard connector andto support this diversity and to reflect the character arterial road network enabling the ENEDP to complyof the Neighbourhood Centre. To this end, local with the ResCode requirement. However, a bus street cross sections in Neighbourhood Centresnetwork has not yet been determined for the ENEDPmay be reconfigured to accommodate higher onarea. Given applications for subdivision must bestreet parking and amenity demands by includingreferred to the Department of Transport (pursuant toprovision for angled parking and wider naturestrips.Clause 52.36 of the Whittlesea Planning Scheme), it isanticipated that advice regarding future bus servicesOther methods for reconfiguring the local road crosssections,particularly in areas surrounding openwill be provided by the Department at that stage. space, schools and other community facilities isIn addition, the future high capacity public transportencouraged, and will be considered in detail at thecorridor within the Aurora Estate to the west willplanning permit stage. Please note that narrowing provide access topublic transport for the ENEDPof road pavements will not be supported. area. The diagonal boulevard and the local road network have been designed to support andService roads are to be provided to all arterial and encourage access to this public transport corridor.sub-arterial roads (Epping Road, Harvest Home Road,Craigieburn East/Lehmanns Road and the futureWalking and CyclingE6). These service roadsare to be one wayonly, and provide direct connection onto the arterial/subarterialroad. Internal parallel roads with no accessA comprehensive network of on road bicycle lanes to the arterial road will generally not be supported. and off-road shared paths has been nominated atthe ENELSP stage, and reflected within the ENEDP.In addition, the local street network that has beenprovided within the ENEDP provides a highly permeablenetwork of streets that is supportive of more trips beingmade my walking or cycling. Attention to streetscape diversityin both cross-sectionelementsand housing product, as required by the ENEDP, will contribute visual interest to the streets, making them moreattractive places to be as a pedestrian or cyclist. Figure 35 Boulevard Connector cross-sectionFigure 36a Local Road cross-section Figure 36b Local Road cross-section Page 62 Epping North East Local Structure Plan Incorporated Document

6.3 Open Space NetworkThe Development Plan has incorporated a variety ofopen space areas, that are generally in accordancewith what has been designated in the ENELSP andDCP. While details regarding the design responseand further requirements for more detailed planninghave been included in the previous chapter for thelinear open space areas, this Chapter providesmore specific detail regarding the treatment ofconservation open space, and local open space.Conservation Open SpaceConservation open space, including land set aside forthe preservation of stony knolls, grassland and RedGum Woodlands, has been shown on the DevelopmentPlan in accordance with the ENELSP. While these areasare set within the Epping North East DevelopmentContributions Plan for land budget and DevelopmentContributionsCraigieburn Roadpurposes,Eastthe exact dimensions of thesespaces is to be determined at the planning permit stagefollowing detailed ecological and arboricultural surveys.Should conservation areas be enlarged orreduced in size from what is designated withinthe ENELSP, no changes will made to the landbudget or Development Contributions.The ENEDP has shown a number of areas around RedGums as open space, beyond what was specified inthe ENELSP. These areas have been shown as openspace, as insufficient detail is available at this DPstage to determine whether they can be appropriatelydeveloped for residential purposes. Once all surveyinformation is available at the planning permit stage,should residential development be proposed withinthe more awkward and/or constrained spacesbetween River Red Gums, a genuine architecturalresponse to the site and its features must bedemonstrated. Development that may compromise theconservation of the trees, or results in a poor designinterface with open space will not be supported.Local open spaceLocal passive open space (neighbourhood parks)are shown on the ENEDP as being provided inaccordance with the ENELSP. These parks must beshown on the subdivision plans, and must generallyLehmanns Roadbe a minimum of 0.5ha in area However, the amountof local passive open space specified on the ENEDPdoes not exceed 5% of each landholding. Where lessthan 5% has been provided, a cash contribution mustbe paid by the developer at the time of subdivisionfor the shortfall, at a rate of $500,000 per hectare(indexed to CPI in accordance with the ENEDCP).Figure 37 Open Space PlanRetirementVillageDrawing Key:Neighbourhood activity centreLocal activity centreMixed useMedium density residentialStandard density residentialPotential retirement village siteSchool siteCommunity activity centreCraigieburn Road EastCACHarvest Home RoadNACEpping RoadLehmanns RoadDrawingenteCACWith regard to River Red Gums, the three step approachto native vegetation as specified in the Native VegetationFramework will need to be demonstrated, i.e. avoidanceof any tree removal as a first principle. Should treeremoval be unavoidable, losses are to be minimizedNACand offset in accordance with the Framework. Anyapplications for Red Gum removal must be approved,in consultation with the Department of Sustainability andEnvironment, via a formal resolution of Council. Isolatedtrees that have not been designated for retention withinconservation open space should be incorporated intothe detailed street design, either by accommodating thetrees within pockets parks, widened nature strips or byway of other specific design responses. Retention oftrees within private allotments will not be supported.Harvest Home RoadEpping RoadWhere additional open space is provided above thatspecified in the ENEDCP as a design response tospecific site conditions, for example, additional openspace provided between conservation open space areasto create a consolidated area of open space, creditmay be provided against any cash contribution liability,up to 5% of the Gross Developable Area. Additionalopen space provided by the developer as a designresponse, above 5%, will receive no additional credit.LandscapingA landscape masterplan has not yet been preparedfor the ENEDP. It is intended that a masterplan willbe prepared by each developer during preparationof planning permit applications for subdivision. Themasterplan must specify a street tree planting themeand a general landscaping theme for all open spaceareas within the development. Landscape masterplanthat are submitted and approved in the early stagesof development of the ENEDP area will set the themefor landscaping of later stages/landholdings.Drawing Key: built form / landmarkActive open spacePassive open spaceLinear open spaceConservation open open space spaceEncumbered land landFloodway reserveWetland/retarding basinRiver red gumsOther treesNative grasslandStony knollAboriginal scar treePotential European historic siteFindon CreekContours (5m interval)Arterial roadProposed E6 arterial alignmentDiagonal boulevardBoulevard connectorLocal roadsRoad wideningShared path networkSignalised intersectionRoundaboutType C intersectionEpping North East Local Structure Plan May 2008Page 63

6.4 HousingFigure 38 Residential Density, Activity Centres and Mised Use PlanAs described within the ENELSP, it is intended thatEpping North East incorporate increased densitiesbeyond what has traditionally been experienced withingrowth areas, and as such, the form of the DP has beendesigned as a context and framework for the provisionof these densities. While Council aims to achievean average density of 15 lots per hectare (based onGross Residential Area) across the entire DP area,density targets have not been set for specific areas.Craigieburn Road EastLehmanns RoadDrawing Key:Neighbourhood activity centreLocal activity centreMixed useMedium density residentialStandard density residentialPotential retirement village siteSchool siteCommunity activity centreKey built form / landmarkActive open spacePassive open spaceRather, the ENELSP and ENEDP focus on provision of adiversity of lot and housing types distributed throughoutthe entire DP area. As such, it is intended that increaseddensity in the form of street based medium density be‘sprinkled’ throughout all streets and neighbourhoodswithin the development plan area, rather than indiscrete, designated “medium density housing” sites.Epping RoadLinear open spaceConservation open spaceTransmission easementFloodway reserveWetland/retarding basinRiver red gumsOther treesNative grasslandStony knollAboriginal scar treePotential European historic siteNotwithstanding, the development plan alsoindicates areas suitable for a concentration ofstreet based medium density. These areas are:Findon CreekContours (5m interval)Arterial roadProposed E6 arterial alignment• Along the diagonal boulevard;• Fronting open space areas, such as the linearopen space extension, the Findon Creek,neighbourhood parks, conservation open spaceareas, open space required for drainage etc;• In and around the neighbourhoodand local activity centres.The preferred form of development for eachof these areas is described in the relevant KeyResponse Areas in Part 4. The following sectionprovides additional detail with regard to specificlot planning and housing treatments.Drawing Key:Drawing Key:Mixed useCommunity activity centre centreNeighbourhood activity activity centre centreLocal activity centre centrePotential retirement village village site siteStandard density residentialMedium density residentialPassive open spaceHarvest Home RoadDiagonal boulevardBoulevard connectorLocal roadsRoad wideningShared path networkSignalised intersectionRoundaboutType C intersectionActive open spaceConservation open spaceLinear open spaceTransmission easementFloodway reserveWetland/retarding basinSchoolRiver red gumsOther treesNative grasslandStony knollAboriginal scar treeKey built formShared path networkPotential European historic siteFindon CreekContoursAterial RoadPage 64 Epping North East Local Structure Plan Incorporated Document

6.4.1 Lot Planning and Housing DesignThe ENEDP has provided a block structure that isflexible and adaptable, to cater for a range of lot typeswithin all streets. In order to maximize the diversitywithin streets, and to ensure the preferred urban formis provided within Epping North East, the followinglot planning and housing design principles must bedemonstrated in planning permit applications.While the provisions of ResCode, includingClauses 55 and 54, and building controls applyto all lots at the planning/building permit stage,the following specific requirements must bedemonstrated in both the subdivision designand design controls (such as Memorandums ofCommon Provisions) imposed by developers. Insome cases, the following design measures enablealterations to standard ResCode provisions.Housing adjacent open spaceThe ENELSP and DP have specifically designated landadjacent to the various open space areas as suitablefor medium density housing. It has been Council’sexperience that medium density housing adjacent to openspace has increasingly been designed to directly abutthese areas. For example, terraces houses have beenoriented to have front door to a pedestrian path within theopen space, with vehicle access provided via a rear lane.While this treatment has been used successfullyin some instances, particularly adjacent to more“urban” style open space areas, there is potential forthis form of development to encroach into the publicrealm and serve to “privatize” what should be publicopen space. This is particularly of concern wheremedium density housing is provided o more than oneboundary of the open space area, resulting in theseopen space areas feeling enclosed and disjointed fromthe broader public realm and open space network.As such, the ENEDP has deliberately returned toa more traditional form of street based mediumdensity development, consistent with the TraditionalNeighbourhood Design philosophy utilised in theENELSP and DP. While some areas may be consideredto direct abuttal on a case by case basis at theplanning permit stage, as a first principle mediumdensity development should be separated fromopen space by a road. Planning permit applicationsshowing direct abuttal must demonstrate how issueswith this treatment noted above will be addressed.However, direct abuttal to linear open space areas suchas the Findon Creek and the linear open space extensionwill not be permitted, as it is necessary to ensurecontinuous public access to these open space links.Integrated housingNotwithstanding the preferred approach to streetbasedmedium density, it is acknowledged that someawkward shaped sites and some specific developmentssuch as retirement villages may lend themselves toan integrated style of development. In the past, it hasbeen Council’s experience that attention to the designand functionality of these sites has been deferreduntil later stages of development, when it is difficult toachieve a satisfactory outcome should issues arise.As such, planning permit applications for subdivisionthat designate integrated housing sites must includeindicative detail regarding how an integrated housingsite is to be developed. This detail should include:• Indicative yield and dwelling layout;• Indicative access/road layout. Please note thatif roads are intended to become public roads,they must be designed to Council’s standards;• General details of proposed interface treatments;• General details of proposed visitorparking arrangements.Large integrated housing sites, including retirementvillages, can present significant barriers to vehicleand pedestrian permeability. As such, these sitesmust give careful consideration to how connectivitywill be maintained, particularly pedestrianconnectivity. To this end, integrated housing sites andretirement villages that are proposed to be securelyfenced and locked in a manner that will preventpedestrian permeability will not be supported.While effort has been made to incorporate retirementvillage sites at the DP stage, it is acknowledged thatfuture sites may be proposed at the planning permitstage. Any future sites must be carefully consideredin terms of their impact on the movement networkshown in the ENELSP and Development Plan, andconsequential changes to permeability and accessto public facilities, such as open space, activitycentres, schools etc. Locations for large integratedhousing sites that are considered to compromisethe intent of the ENELSP will not be supported.Epping North East Local Structure Plan May 2008Page 65

Table 4 Lot Planning and Housing Design PrinciplesDetached/semi detached Attached Apartment/shop topKey locationWithin local streets. Concentrations of detached houses arediscouraged along linear open space areas, the diagonalboulevard and within close proximity to activity centres.Primarily located abutting areas of high amenity (open space,diagonal blvd) and in neighbourhood and activity centres. Alsolocated within some streets of detached housing.Within activity centres/mixed use areas. Higher densityapartment buildings are encouraged where a prominentor iconic building is specified on the ENELSP.Building setbacksVariety of setbacks encouraged.Garage to be setback further than remainder of thehouse. Second storeys to be setback further thanground floor for side boundaries and corners.Reduced front setbacks (e.g. 2m) are encouraged to providea strong built form presence in high amenity areas. Zero sidesetbacks (i.e. terrace housing) required, except for corner lots.Zero setbacks for apartment buildings andshops at ground floor. Upper storey setbacks tobe a function of the design of the building.Building HeightDouble storey dwellings preferred, however single storeydwellings will be acceptable in non-medium density areas.Generally 2-3 storeys. Maximum height in ResCode of 9m may be exceededprovided adequate solar access and privacy to other lots is maintained.Heights in excess of 9m will be encouraged.Site coverageStandard ResCode site coverage and openspace requirements to be satisfied.Higher site coverage than ResCode may be permitted, however,secluded private open space must be provided (courtyard/balcony)at the minimum specified in ResCode (e.g. 25m² for courtyard).Balconies/roof top terraces to be provided as privateopen space, in accordance with ResCode.Building envelopesBuilding envelopes required for all lots between 300-500m2,however, it is likely that building envelopes will be preparedfor all lots by developers. Building envelopes must complywith ResCode and the specific provision of the ENEDP.Building envelopes and design guidelines to be provided for all lots andmust comply with ResCode and the specific provisions of the ENEDP.Design guidelines must specify a consistent architecturaltreatment for all sequential terrace lots.N/ALot size300 - 600m² plus variety of lot frontagesand depths to be provided150 - 250m².Narrower frontages (e.g. 7.5m) on northern sides of streets for solar access.N/ARelationship between building andpedestrian spacesFront doors, windows to living spaces and balconies to providean active frontage to the street. Low front fencing required.Garages to be setback to soften their presentation to the street.Front doors, windows to living spaces and balconies to maximizeactive frontage to the public realm/street. Low front fencing required.No car access/garages to be provided at the street frontage.Windows and balconies to provide outlookto public realm below. Identifiable frontdoor to be provided at ground level.Medium density to be generally separated from open space areas by a street(i.e. no direct abuttal to open space areas, except in certain circumstances).Parking provisionA variety of access treatments are encouraged, includingstandard front access to garages and side/rear access. Instreets with shared paths, alternatives to front access areencouraged to minimise interruption to shared path.Rear lane access to be provided. No garagesare to be located along the frontage.Rear or centralized access to a common on-siteparking area. On-site parking visible from theprimary street frontage will not be supported.Page 66 Epping North East Local Structure Plan Incorporated Document

6.5 Infrastructure timingDevelopment ContributionsA number of key infrastructure projects areincluded within the ENEDP area, that arefunded by development contributions.These items include:• Arterial Road and intersection constructionand land for road widening;• Land and works associated withactive open space provision;• Land for a public transport corridor (locatedexternal to the ENEDP area);• Land and works associated withcommunity activity centres;• Construction of shared pedestrian paths andtrails within linear open space areas.Details of specific projects to be funded, andproject costs and justification can be found in theEpping North East Development ContributionsPlan. All other infrastructure not listed within theENEDCP, eg. boulevard connectors, local roads,internal intersections etc are to be funded by theindividual developers of the land they fall on.The ENEDCP makes provision for infrastructure worksto be undertaken or land required for DCP items tobe contributed in lieu of making a cash contribution.However, such an arrangement is subject to case-bycaseagreement by Council, and will be conditionalupon agreement being reached regarding thestandard and timing of the works/land contribution.By way of example, it has previously been experiencedthat intersections providing access to an estate aregenerally physically provided by the developer ofthat estate, who then in turn receives a credit againsttheir development contributions liability. Where anintersection provides access for two estates, Council’spreferred approach is for the two developers to enterinto a cooperative arrangement whereby the workscan be undertaken by one or both developers whenit is determined the works are necessary, based onan assessment of vehicle movements and safety.Similarly, it is generally the case for road infrastructure,such as Craigieburn Road East/Lehmanns Road, thatthe road will be constructed by each developer alongtheir frontage. However, given the fragmentationof landholdings along Harvest Home Road, thismay be problematic. Construction of the easternportion of Harvest Home Road will therefore needto be assessed at the planning permit stage, oncethe staging of development and anticipated vehiclemovements along Harvest Home Road is known.Credits against DCP liability will be paid at the ratespecified within the ENEDCP (subject to indexation).Road construction will be credited at a linear rate. Asummary of the rates and general scope of works likelyto be relevant to the ENEDP area are provided in Table 5.Epping North East Local Structure Plan May 2008Page 67

Table 5 Development Contribution ProjectsProject General Works Description DCP RateRoadsRO01, RO02, RO03RO04RO05Craigieburn Road East/Lehmanns RoadHarvest Home Road West (betweenEdgars Road and Epping RoadHarvest Home Road East(between Epping Road and E6)Construction of pavement, kerb and channel, AG drainage, stormwater drainage (pipes and pits),Construction of pavement, kerb and channel, AG drainage, stormwater drainage (pipes and pits),Construction of pavement, kerb and channel, AG drainage, stormwater drainage (pipes and pits),$991/linear metre$832.50/linear metre$1,459/linear metreThe DCP rates are provided in 2007 dollars, and aresubject to indexation in accordance with the ENEDCP.It is noted that services within DCP roads (includingpublic lighting and undergrounding of existing services)and land required for splays etc for intersectionsare not funded by the ENEDCP. These must beprovided at the cost of the developer/landholderundertaking the works/affected by the widening.Planning permit applications must be submitted with aproposed works schedule for infrastructure provisionand timing/staging for the entire landholding/estate. Atraffic assessment may also be required in order todetermine appropriate triggers for infrastructure provision.IntersectionsRO10, RO11, RO12,RO14, RO19, RO22RO17, RO23Type C intersectionsRoundabout -standard(single lane)Construction of pavement, kerb and channel, AG drainage, stormwater drainage (pipes and pits),footpath (1.5m wide) and earthworks.Construction of pavement, kerb and channel AG drainage, stormwater drainage (pipes and pits),footpath (1.5m wide) and earthworks.$331,000 Total$700,000 TotalTiming of other infrastructure projects that include a landcomponent that is to be contributed, will need to benegotiated on a case by case basis. The DCP specifiesthat the land value for these projects is fixed at $500,000(indexed by CPI). A section 173 agreement is to beentered into by developers confirming this land valueprior to submission of planning permit applications.RO13Roundabout - large(two lane)Construction of pavement, kerb and channel, AG drainage, stormwater drainage (pipes and pits),footpath (1.5m wide) and earthworks.$1,000,000RO15, RO16, RO18Signalized intersectionConstruction of pavement, kerb and channel, AG drainage, stormwater drainage (pipes and pits),footpath (1.5m wide) and earthworks. Supply and installation of signals$700,000RO20, RO21, RO24Signalized intersectionConstruction of pavement, kerb and channel, AG drainage, stormwater drainage (pipes and pits),footpath (1.5m wide) and earthworks. Supply and installation of signals$1,000,000BridgesRO25 Findon Creek bridges Construction of bridge structure, earthworks $700,000Shared pathsPC01, PC02, PC03Shared paths along transmissioneasement and Findon Creekand link to AuroraConstruction of 2.5m wide concrete path, earthworks$122/linear metrePage 68 Epping North East Local Structure Plan Incorporated Document

DrainageTelecommunicationsFigure 39 Fibre Optic Conduit PlanA drainage strategy, including outfalls, in accordancewith the relevant Drainage Schemes developed byMelbourne Water, must be submitted with Stage 1planning permit applications for the entire landholding/estate. The drainage strategy must conform with theholistic water sensitive urban design philosophy specifiedwithin the ENELSP. Part 4 of the ENELSP providesdetailed descriptions of the preferred approach to WaterSensitive Urban Design, within the context of the twocatchment areas within the ENEDP area; the FindonCreek Catchment and the Edgars Creek Catchment.While the ENEDP specifies an open swale treatmentalong valley floors for floodway purposes, an alternativetreatment, such as a combination of undergrounddrainage and swales within the road network may beconsidered on a case by case basis, where it canbe demonstrated that it does not compromise theintegrity of the urban design framework proposed inthe ENEDP and where agreed by Melbourne Water.In accordance with Clause 22.13 of the WhittleseaPlanning Scheme, conduits for fibre opticcabling must be provided by the developer toall buildings, to facilitate future installation ofadvanced telecommunications services.A Fibre Optic Conduit plan has been prepareddemonstrating the requirement that telecommunicationsconduits be provided within all streets, to enableaccess to all buildings. Integrated housing sites, suchas retirement villages, will need to provide fibre opticconduits internally to enable connections to all dwellings.DrawingWater and SewerDevelopers must enter into agreements with YarraValley Water for the provision of water and sewerto the estates. The ENELSP requires provision ofClass A recycled water (via a third pipe system) to allland uses within the ENEDP area. Use of recycledwater contributes significantly to the sustainability ofthe ENEDP area, by reducing demand on potablewater supplies, and will provide the opportunity toirrigate Council active open space reserves.Please refer to Part 4 of the ENELSP for detailsof water and sewer infrastructure proposed andconstructed by Yarra Valley Water. Functional LayoutPlans detailing provision of these services within theestates will be required at the planning permit stage.Epping North East Local Structure Plan May 2008Page 69

Part 7 Requirements of PlanningPermit Applications

7 Requirements of Planning Permit ApplicationsRequirements of PlanningPermit ApplicationsGeneral RequirementsEach planning permit application within the ENEDParea must demonstrate compliance with the ENELSPand the ENEDP. Applications that are not consideredgenerally in accordance with these documents and therelevant legislation applicable at the time will be refused.Each application for subdivision must be accompanied bythe following standard planning application requirements:• Site analysis and design response plans inaccordance with the requirements of Clause 56;• Applicable site assessment reports, suchas flora and fauna, arboricultural, heritage,contamination, transportation. Where existingreports are considered current, they can besubmitted as part of the application;• A layout plan detailing proposed stagingand land budgets (different categories ofopen space must be distinguished);• An assessment (both in written and graphic form isrecommended) detailing compliance or otherwise withthe ENEDP. Where the layout deviates from the ENEDP,a written explanation and justification must be provided;• An assessment of the layout plan againstthe relevant provisions of Clause 56.• A servicing proposal;• A schedule of works proposed to be undertaken,such as DCP items to be provided as works inkind, any drainage works to be undertake as partof the Melbourne Water Drainage Strategy etc.Further, site specific application requirements arealso detailed in Table 6 for each landholding.It is Council’s preferred approach that a single planningpermit application be submitted for each landholding,with detailed plans (functional layout plans) submittedon a stage by stage basis. A single planning permitwill enable ongoing and overarching issues, such astree removal, net gain, development contributions andminor layout changes to be resolved in a holistic manner,and will enable application of conditions on a planningpermit that will be valid for the life of the development.With this approach, Council acknowledges thatamendments to the subdivision layout plan endorsedunder the permit, including staging sequence, maybe required from time to time. Council commits toadopting a flexible and practical approach to requestedchanges, provided they are considered to be generallyin accordance with the approved ENELSP and DP.Should a permit application not be submitted for theentire landholding/estate, it is recommended that apermit be submitted for a clearly defined ‘neighbourhood’within the landholding. For example, the boundary ofa neighbourhood may be the transmission easement/the Findon Creek/a boulevard connector street etc.Site Specific RequirementsThe Table 6 lists a number of site specific matters thathave been identified through the Development Planprocess that must be addressed at the planning permitstage. However, this table does not represent a completelist of site specific issues. Further matters that mustbe addressed may be contained within the ENEDP, orare likely to be identified at the planning permit stage.Epping North East Local Structure Plan May 2008Page 71

Table 6 Site Specific RequirementsLandholdingSpecific requirement to be addressed1• No preliminary site analysis was undertaken at the ENELSP or DCP stages (i.e. flora and fauna, heritage, contamination etc). As such, these assessments of the entirelandholding must be provided with the planning permit application for the first stage of development, and cannot be deferred until a condition of permit.• Specific detail, such as anticipated uses and building design, carparking layout etc for the mixed use development on the corner of Harvest Home Road and the diagonal boulevardmust be provided with the planning permit application for subdivision to ensure the proposed subdivision design is suitable for the future mixed use development.2 and 10• A heritage assessment and conservation management plan must be submitted to address the heritage sites on the land, particularly the weatherboard cottage (HO83) fronting Harvest Home Road.• Areas identified as having fill on sites 2 and 10 must be further investigated. A contamination assessment must be submitted with an application for permit.3 and 4• Landholdings 3 and 4 have no DCP liability outstanding, as the developers have entered into an agreement whereby the regional active open space land will be provided in lieu of payment of development contributions.• A landscape masterplan must be submitted for the transmission easement that shows a landscaping theme, including the proposed shared path alignment and planting scheme.• A heritage assessment and conservation management plan must be submitted to address the heritage site on the land (HO82). The ENEDP hasamended the open space area shown on the ENELSP to ensure the red brick stable is captured in open space.• Lots along the northern property boundary of landholding 4 must front onto the boulevard collector on the adjacent property. Construction ofthis road by the Landholding 4 developer will be required, in order to provide legal access to these properties.• A section 173 agreement applies to these parcels and includes restrictions regarding the design of the restaurant on the corner of Epping Road and Harvest Home Road6• The active open space has already been set aside under a previous agreement between the landholder and Council. A Section 173 agreement has been placed on the site requiringthat a road reserve be set aside along the southern property boundary. This road is to be constructed by the adjacent developer. The remainder of the site is nominated as a P-12school. The sale of the land to the school is to be negotiated between the landholder and the Department of Education and Early Childhood Development.11 • Given the land has been used as a trucking operation, a Contaminated Land Audit must be prepared and its recommendations must be complied with.13• A heritage assessment and conservation management plan must be submitted to address the heritage site on the land (HO81).• Areas identified as having fill must be further investigated. A contamination assessment must be submitted with an application for permit.14• A heritage assessment and conservation management plan must be submitted to address the heritage site on the land (HO80).• A targeted assessment of the grassland located on the site must be submitted in order to define the boundaries of the conservation area and whether any native vegetation offsets are required under the net gain provisions.• Areas identified as having fill must be further investigated. A contamination assessment must be submitted with an application for permit.15 • A targeted assessment of the grassland located on the site must be submitted, in order to define the boundaries of the conservation area and whether any native vegetation offsets are required under the net gain provisions.16• A heritage assessment and conservation management plan must be submitted to address the heritage site on the land (HO79).• Should development be proposed in the areas around Red Gums that the ENEDP currently depicts as open space (not including land specified as conservation openspace on the ENELSP), a genuine architectural response to the specific site conditions must be demonstrated at the subdivision stage.• Areas identified as having fill must be further investigated. A contamination assessment must be submitted with an application for permit.17 • A heritage assessment and conservation management plan must be submitted to address the heritage site on the land (HO79).18 and 19• A heritage assessment and conservation management plan must be submitted to address the heritage site on the land (HO40).• Should development be proposed in the areas around Red Gums that the ENEDP currently depicts as open space (not including land specified as conservation openspace on the ENELSP), a genuine architectural response to the specific site conditions must be demonstrated at the subdivision stage.• A contamination assessment of land used for dairy operations must be submitted. Should any contamination be identified, it must be addressed via a Contamination Management Plan.Page 72 Epping North East Local Structure Plan Incorporated Document

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ReferencesAtma Environmental Pty Ltd (2004) “PreliminaryEnvironmental Assessment – Epping North East,Victoria. Coomes Consulting Group Pty Ltd.City of Whittlesea (2008) Epping North East LocalStructure Plan, Development Contributions Planand Reference Document City of Whittlesea.Environmental Resource Management Australia PtyLtd (2004) Ecological Investigation – Epping North EastLocal Structure Plan. Coomes Consulting Group Pty Ltd.Melbourne Water (2005), EdgarsCreek Drainage Scheme.Terra Culture - Heritage Consultants (2004) AnArchaeological and Heritage Investigation – EppingNorth East Corridor Local Structure Plan.Tree Logic (2004) Preliminary ArboriculturalAssessment & Report Epping North East LSP.Department of Natural Resources andEnvironment (2002) Victoria’s Native VegetationManagement: A Framework for Action.Epping North East Local Structure Plan May 2008Page 75