DEVELOPMENT PLAN THE DUNES TORQUAY NORTH

Transcription

1 DEVELOPMENT PLAN THE DUNES TORQUAY NORTH 1. Introduction 2. Background 3. Site Description/Site Context Design Response 4. Strategic/Local Planning Policy Framework 5. Schedule 8 to the Development Plan Overlay Development Plan (Schedule 8) 1160 Horseshoe Bend Road 1

2 1. INTRODUCTION This submission has been prepared to support the approval of a Development Plan for The Dunes estate Torquay North. It has also been prepared in response to Schedule 8 to the Development Plan Overlay of the Surf Coast Shire Planning Scheme for land at 1160 Horseshoe Bend Road, Torquay. Under the provisions of the Surf Coast Planning Scheme a Development Plan Overlay affects the land and the provisions of the overlay require a Development Plan to be prepared and approved prior to the submission of any planning permit application to subdivide the land for residential development. The site has an area of over 46.8 hectares and is located approximately 2.5 kilometres north of the Torquay Town Centre. The land that is the subject of this Development Plan does not include land that is the subject of development under the Torquay Community and Civic Masterplan (August 2011). The proposed development will yield approximately 520 allotments with lots ranging in size from about 300 square metres to approximately 600 square metres. The plan also indicates a neighbourhood retail hub with adjacent higher density residential development of apartments up to four storeys. A possible site for a proposed secondary college has also been identified, just to the north of this development plan. The presence of the Torquay Civic Precinct and the future proposed secondary school have been significant factors in the preparation of the plan as has seen the need to provide for connectivity with adjoining and future residential development, the provision of drainage and the facilitation of pedestrian and cycle links through the land to other parts of the Torquay North area and Torquay generally. In accordance with the requirements of the schedule the report generally outlines how the subdivision of the land accords with the Torquay-Jan Juc Structure Plan 2007 and the Torquay Community and Civic Master Plan. The Torquay North Outline Development Plan is of course also relevant. The report and the plan show how the development of the land at 1160 Horseshoe Bend Road will integrate with existing development to the south and with future development on adjoining and nearby land which already has an approved Development Plan. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 2

3 2. BACKGROUND On 30 April 2009 Amendment C43 (Part1) to the Surf Coast Planning Scheme was approved. This amendment rezoned the subject land and land at 1445 Surf Coast Highway, 90 & 110 South Beach Road, and 1095 Horseshoe Bend Road, Torquay from Farming to Residential 1 Zone and introduced a new Schedule 8 to the Development Plan Overlay for the rezoned land. Amendment C43 also applied an Environmental Overlay over part of the subject land although this overlay has subsequently been removed. Schedule 8 to the Development Plan Overlay (DPO8) requires the submission and approval of a Development Plan for the area. The DPO8 prevents the grant of a permit for the development the land, including subdivision, until a Development Plan is approved. According to the explanatory report for C43 (Part 1) the schedule to DPO8 will manage the use of the land and the general layout of future subdivision, giving particular regard to traffic, pedestrian and open space links. It will also require appropriate management of soil during construction and the development of a landscape plan for public areas. Also significant was the approval of Amendment C37 in June This amendment brought into the planning scheme the Torquay- Jan Juc Structure Plan 2007 and the Torquay North Outline Development Plan These are reference documents in Clause The approval of Amendment C49 in November 2010 was of further significance. Amendment C49 introduced into the scheme a policy neutral and restructured Local Planning Policy Framework with a concise and simplified Municipal Strategic Statement. That new Municipal Strategic Statement is referenced in this report. The Development Plan that is the subject of this submission only relates to 1160 Horseshoe Bend Road although of necessity it references and demonstrates compatibility with the other development plans on the land in other ownerships in Torquay North. This plan is suitably detailed and reflects the changes that have occurred such as the location of the neighbourhood shopping centre and medium density housing away from Horseshoe Bend Road and the location of any future proposed public transit spine away from much of this part of the Torquay North urban growth area. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 3

4 3. Site Description/Site Context Design Response Clause says that a site and context description may use a site plan, photographs or other techniques and to describe numerous aspects of the site in question. These are as set out below and in the plans accompanying this submission. The responses or comments provided reflect the work that has already been done with the adopted Torquay North Outline Development Plan and the fact that they are provided in relation to a development plan rather than for an actual plan of subdivision. Local Context The subject site is a southerly part of the Torquay North outline development plan area. It is located approximately 2.5 kilometres north of the Torquay Town Centre and immediately to the north of The Quay residential estate which is more or less the northerly extent of residential development to the west of Horseshoe Bend Road. The Sands residential estate and resort is situated to the east of Horseshoe Bend Road 1160 Horseshoe Bend Road The site presently has (its primary) frontage to Horseshoe Bend Road, however there are also three connecting (constructed) roads, abutting the southern boundary. The most westerly (of these connectors) is Fisher Street, the main north south collector street, situated approximately midway between the Surf Coast Highway & Horseshoe Bend Road. The land to the north is presently used for agricultural purposes and is the subject of another (already approved) development plan - the South Beach Road Development Plan. There are low-density residential properties on the north side of South Beach Road. Presently under construction at the western end of The Dunes development plan area is the future Surf Coast Shire municipal offices and Civic precinct. This precinct and associated facilities are located immediately to the west of the subject site. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 4

5 Clause Information Site showing the subject site & thecivic Precinct Site shape, size, dimensions and orientation. The size shape and orientation of the site is as shown. Basically it is a large rectangular parcel with a kink in the northern title boundary as a result of the presence of a dam on the adjoining property to the north. Levels and contours of the site. These are also now well known and our generally as shown on the site context plan accompanying this submission. The land falls towards Horseshoe Bend Road. The topography of the land will not be a significant factor in its development for residential purposes although the fact that land in the Torquay North area is higher than land to the south does mean that there are opportunities for views towards the ocean. Natural features including trees and other significant vegetation, drainage lines, water courses, wetlands, ridgelines and hill tops. Practically the whole of the site has previously been used for agricultural production, this being flower growing. There is no native vegetation on the land nor any other vegetation that is considered significant or worthy of retention as part of future development. Natural features are limited to the minor ridgelines and there is no distinct and obvious highpoint to the subject land. There are no creeks or significant drainage lines. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 5

6 The siting and use of existing buildings and structures. There are no buildings on the subject land. Street frontage features such as poles, street trees and kerb crossovers. The site presently has frontage to Horseshoe Bend Road and there are no significant features along this frontage. Access points. Connection and access to the land has been provided from the adjacent subdivision to the south, principally via the extension of Fischer Street. The Municipal Civic Precinct Masterplan shows Merrijig Drive connection at the south west corner of the subject site and additional access is available from Horseshoe Bend Road. Location of drainage and other utilities. The land is presently not drained but a Stormwater Master Plan has been prepared by GHD Consultants for the Torquay North area. Future development of the land will see it being drained in accordance with this Stormwater Master Plan. This will involve stormwater drainage being directed to the East along with the proposed northern most east-west road and to drainage feature/retarding basin in the southeast corner of the adjoining land to the north. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 6

7 Easements. There is are no easements encumbering this site. Any identified natural or cultural features of the site. There are no significant natural or cultural features associated with the site or the school site. Refer to the accompanying assessment provided by Clarkeology (March 2010). Significant views to and from the site. There are no major ridgelines on the site, however, there will be some significant opportunities for views towards the coast from parts of the site. Noise and odour sources or other external influences. There are no sources of noise or odour associated with the site or near the site. Soil conditions, including any land affected by contamination, erosion, salinity, acid sulphate soils or fill. Investigations have previously been undertaken by Noel Arnold and Associates as to the level of soil contamination as a result of farming activity and whilst there is some contamination on the adjoining property to the north requiring an environmental audit around the farm house and outbuildings on South Beach Road, no contamination was detected on the subject site. Contamination levels will not be a factor in the development of The Dunes site. Refer to the accompanying environmental site assessment by Noel Arnold and Associates (April 2009). Any other notable features or characteristics of the site. The acquisition and development of the western end of the site by Council for the community civic precinct is obviously a significant factor. The presence of the possible proposed school site, immediately to the north, is also another factor. Adjacent uses. Significant adjacent uses are the existing residential development to the south The Quay estate; where the subdivision layout provides road linkages with the subject land and the future residential development of the land to the north as indicated on the approved South Beach Road Development Plan. Road links in addition to the extension of Fischer Street need to be provided to this residential development. The Civic precinct is located immediately to the west of the subject site. In summary it is submitted that 1160 Horseshoe Bend Road is a significant and strategically located parcel of vacant broadacre farming land with few significant features or constraints that limit its development for residential purposes. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 7

8 Subdivision Design Response An appropriate design response, or in this case Development Plan for the land at 1160 Horseshoe Bend Road is one that needs to take account of the basic features of much of the site, which are really quite limited because of its previous farming use. Those features are: The presence of the community civic precinct; the extended Fischer Street which runs through the land to connect with land in the South Beach Road Development Plan; and the new location for the neighbourhood retail hub. Other significant factors are: Several other road links linked with the existing and future residential development along the northern and southern boundaries of the site; and A number of design principles in the Torquay North Outline Development Plan. The Dunes Development Plan can in fact be seen as a refinement of a part of the area covered by the the adopted Torquay North Outline Development Plan and one which reflects the relocation of the neighbourhood retail hub and which shows a greater level of detail as a result of adopting a number of design principles and design responses in that plan. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 8

9 The Dunes Development Plan shows: A subdivision design that will encourage walking and cycling and which provides good road and pedestrian links through the area. This reflects the Torquay North Outline Development Plan. A site for a somewhat larger Neighbourhood Activity Centre than was anticipated on the Torquay North Outline Development Plan. The centre is apropriately located on a corner on a higher order road; the extended Fischer Street which will be a significant north-south road through the Torquay North Outline Development Plan area. A road network designed to reduce traffic speeds and which will promote community interaction and pedestrian use of road reserves. It is predominantly a grid based layout (as shown on the Torquay North Outline Development Plan) and the modified from The Dunes 2009 plan to facilitate access not only to be civic precinct but also the neighbourhood retail hub. The road network provides for connections to the adjoining land, facilitates a bus route along the southern east-west road and a drainage function for the northernmost east-west road. The road network is such that it also serves to provide separation between the more conventional residential development and the retail land and an area of higher density residential land located to the north of this retail area and focused around a local park in the adjoining South Beach Road Development Plan area. The modified grid format subdivision layout is sympathetic to the characteristics of the land and in conjunction with the shared pedestrian/cycle links incorporated into the road design maximises accessibility for future residents. The grid format subdivision design also provides for future lot shape and orientation that will maximise solar access in the orientation of dwellings. The subdivision layout also shows a mix of densities in the more conventional areas along with the opportunity for higher density adjacent to the retail area; although higher density on this part of the land should not be discounted because of its proximity to the civic precinct. East-west roads forming linear corridors for maximum accessibility, surveillance and public connectivity. There is maximum permeability through the subdivision layout as there are no courts. The location of the proposed public open space reserve in close proximity to likely recreational facilities to be provided in conjunction with the civic precinct so as to result in appropriate co-location and resource sharing with such community facilities on the council land. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 9

10 It should be noted that is not possible to provide for greater connection to the land to the south as the advanced development of this adjoining land prevents the creation of new road connection points. Access from the subject land to parts of The Quay development will be limited to the extension of Fischer Street and two other roads. The layout acknowledges the layout developed to this point for the South Beach Road land to the north and provides for four road connections to this land. The layout provides for strong east-west connections from the civic precinct and the public open space and these roads incorporate pedestrian/cycle access in a manner which can incorporate significant landscaping and traffic calming treatments. Staging When actual subdivision development of the land does commence it is likely that the initial stages of such subdivision would see the development of a first stage that comprised conventional allotments backing onto existing development in The Quay estate and along the Horseshoe Bend Road frontage. Later stages would then develop in an east to west direction. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 10

11 4. STRATEGIC PLANNING POLICY FRAMEWORK State Planning Policy Framework The Victorian Coastal Strategy 2008 identifies Torquay as being suitable for High Growth Capacity and coastal township expansion with the advantage of minimal adverse impacts upon the Victorian coastal environment. Such sustainable expansion of the Torquay township is guided by the strategies at Clause (Coastal Settlement) of the State Planning Policy Framework. The Dunes Development Plan is clearly consistent with the following strategies: Support a network of diverse coastal settlements which provides for a broad range of housing types, economic opportunities and services. Identify a clear settlement boundary around coastal settlements to ensure that growth in coastal areas is planned and coastal values protected. Direct residential and other urban development and infrastructure within defined settlement boundaries of existing settlements that are capable of accommodating growth. Avoid linear urban sprawl along the coastal edge and ribbon development within rural landscapes and protect areas between settlements for non-urban use. Avoid development on ridgelines, primary coastal dune systems and low lying coastal areas. Ensure a sustainable water supply, stormwater and sewerage treatment for all development. Minimise the quantity and enhance the quality of storm water discharge from new development into the ocean, bays and estuaries. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 11

12 Local Planning Policy Framework Surf Coast Municipal Strategic Statement. Clause PROFILE AND VISION Key issues and influences impacting the Surf Coast Shire are seen as including: Increasing popularity of the coast and coastal towns as permanent, holiday and tourist destinations. Reconciling coastal growth with the fragile natural environment, traditional coastal town character and relaxed surfing culture. Rapid rate of growth of coastal towns and delivery of necessary infrastructure. High cost of urban land and consequent pressure to develop urban uses in rural areas. Increasing accessibility of the Shire to Geelong and Melbourne. Such influence obviously translates to significant of demand for residential allotments in Torquay and ultimately in the Torquay North area. The Surf Coast Shire Council Plan describes the following vision for the Shire: Surf Coast Shire will be a place of wellbeing, successfully balancing growth, tourism and economic development with the preservation of our natural environment, quality of life and connection to our communities. The council is committed to sustainable development and the key strategic directions for sustainable land use and development with regard to settlement include: To manage population and tourist growth and development in an ecologically sustainable manner. To concentrate urban growth predominantly in the towns of Torquay-Jan Juc and Winchelsea. Maintaining a clear rural-landscape separation between Torquay-Jan Juc and the Armstrong Creek southern growth corridor of Geelong. These strategic directions are clearly identified on the Municipal Land Use Framework Plan. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 12

13 Clause SETTLEMENT, BUILT ENVIRONMENT AND HERITAGE Key issues and influences include: Continuing strong population growth within the coastal towns. Torquay being the only coastal town in the Shire with capacity to accommodate substantial growth. Development pressure and insensitive suburban style development threatening the character of the coastal towns which is valued by both residents and visitors. Insensitive and inappropriate development The objectives and strategies for settlement include: Directing the majority of urban growth in the Shire to Torquay-Jan Juc (and Winchelsea). Designating Torquay-Jan Juc and Winchelsea as the major urban growth centres for the Shire. Other objectives strategies for neighbourhood character and open space and infrastructure include: Encourage a coastal style of urban form within all coastal towns and coastal localities in all developments. To build on the existing transportation system in a manner that reduces car dependence, encourages walking and cycling for local trips, integrates pathways with public transport and public open space and manages the summer tourist / holiday peaks. Ensure the provision of open space in all new subdivisions has particular regard to identifying specific community needs. To facilitate the timely provision of a range of community and recreation facilities to meet the needs of local residents, and to promote community health and cohesion. Make provision for the distribution of social infrastructure within community hubs across townships to meet local needs and ensure accessibility for all. The development of the subject land in the manner proposed on The Dunes development plan will encourage walking and cycling and will take place within a time frame that sees the development of related community and social infrastructure. Some of this infrastructure is in fact under construction. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 13

14 Open Space and Infrastructure Objective and strategies here are to: To build on the existing transportation system in a manner that reduces car dependence, encourages walking and cycling for local trips, integrates pathways with public transport and public open space and manages the summer tourist / holiday peaks. To facilitate the timely provision of a range of community and recreation facilities to meet the needs of local residents, and to promote community health and cohesion. Make provision for the distribution of social infrastructure within community hubs across townships to meet local needs and ensure accessibility for all. Again the development of the subject land in the manner proposed will reduce car dependence and encourage walking and cycling for local trips and makes provision community and recreation facilities. Clause TORQUAY-JAN JUC STRATEGY It is stated in the overview that Torquay is becoming increasingly popular for permanent settlement and that this is resulting in significant population growth. Population growth in Torquay-Jan Juc has been rapid since the mid 1990 s and the resident population is projected to double over the period 2006 to Characteristics of the population and growth include: Decreasing household size, reflecting the attractiveness of the area to retirees and young adults without children. Decreasing proportion of unoccupied dwellings. Increasing demand for community facilities and infrastructure. Significant increase in the cost of housing, with little diversity. Large separate dwellings are over-represented throughout the townships. It is also noted in the overview that the Surf Coast Shire municipal offices are to be relocated to Torquay North and that this is presents an opportunity to co-locate a number of community facilities in this growth area. That relocation is a reality and the benefits of co-location can be seen in Torquay Community and Civic Master Plan and also with the relocation of the neighbourhood retail hub. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 14

15 In considering Settlement and Housing at Clause the key issues include: Making adequate provision for additional residential land, infrastructure and community facilities and services to cope with the sustained rate of rapid growth. Balancing growth and development densities against a community desire to maintain the coastal character of Torquay-Jan Juc whilst also achieving overarching sustainability objectives. Increasing housing diversity and affordability in response to socio-demographic change. There is an objective to accommodate and manage the projected population growth and demographic change of Torquay-Jan Juc in an environmentally sustainable manner that respects and celebrates the distinct surfing identity and coastal character of the town. and strategies include facilitating new residential growth in Torquay North up to South Beach Road. Strategies for Settlement and Housing include: Contain and consolidate urban development within the defined settlement boundary as indicated on Map 1 of Clause Torquay-Jan Juc Framework Map. Preserve the clear delineation between the urban township and the rural landscape of the Thompson Creek valley, afforded by the northern ridgeline. Facilitate new residential growth in Torquay North up to South Beach Road. Encourage innovative medium density housing solutions around the Torquay Town Centre and local activity nodes. Ensure that residential development is guided by the coastal character of Torquay- Jan Juc and assists in the protection or re-establishment of indigenous vegetation and vegetation that filters the appearance of development from public spaces. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 15

16 In considering Infrastructure at Clause the objectives and strategies include: To promote road design that makes a positive contribution to the urban landscape and the coastal character of Torquay-Jan Juc, and enhances walking and cycling, use of public transport and social interaction. To increase the provision and quality of all forms of open space to meet the broad range of needs of the Torquay-Jan Juc community, and to site new open space to ensure its accessibility to all members of the community. Design link and collector roads to present as parkways/avenues that link key destinations, and local streets that present as an extension of the open space system. Design future development to accommodate bus routes, including suitable road widths and connective road networks, and concentration of community infrastructure in nodes. The development of the subject land in the manner proposed on The Dunes development plan will see a local road layout and design that contributes to a desirable urban landscape, provides for linkages to key facilities/destinations and which easily accommodates future bus routes. The Torquay and Jan Juc Structure Plan (2007) and the Torquay North Outline Development Plan (2008) are both reference documents for Clause Development Plan (Schedule 8) 1160 Horseshoe Bend Road 16

17 TORQUAY AND JAN JUC STRUCTURE PLAN The Torquay and Jan-Juc Structure Plan provides the broad strategic direction for future urban growth. Chapter 5 of the Torquay and Jan Juc Structure Plan contains a number of objectives and strategies for Settlement Planning Design & Built Form that are relevant to the development of Torquay North. They include: Objectives To create a planned township that makes efficient use of land in providing opportunities for residential growth and economic development, with well connected neighbourhoods. To achieve a diversity of housing types responsive of the needs of the community in styles that reflect the coastal image and character of the town.. To promote subdivision designs which encourage walking, reduce car dependence and focus on community and shared spaces. Residential Design and Density Future residential estates will be encouraged to achieve a higher density, together with a range of lot sizes to encourage the provision of a diversity of dwellings. Melbourne 2030 suggests an aim of around 15 dwellings per hectare within structure plan areas. For Torquay this will be guided by township character policies. Densities should vary throughout an estate, but for reasons of access and efficiency higher densities will generally be concentrated around activity centres, community infrastructure hubs and active public open space. The higher density nodes will assist in achieving the overall higher density outcome. The boundaries of these higher residential density areas are notional and are intended as a guide, but might typically be within 400 metres of activity centres or community hubs. Innovative medium density housing solutions will be encouraged around activity centres and open space. Community focussed settlement and subdivision design is encouraged to foster a strong sense of community, emphasising pedestrian dominated and resource conservation design and construction. The Dunes has an almost ideal location within the context of the structure plan (and Torquay North) such that future residents will have access to and be adequately provided with community infrastructure. Links to other parts of Torquay will also see them having access to other components of the Torquay township. The Dunes development will integrate with existing development. Environmental Sustainability Subdivision design should ensure that local streets are aligned east-west and north-south wherever possible. North-south streets should be within 20 degrees west and 30 degrees east of true north. East west streets should be within 30 degrees south and 20 degrees north of true east. Where streets are within the acceptable orientation range, rectangular shaped lots are appropriate. These factors have been taken into consideration with the subdivision layout of The Dunes as the layout of the residential component east of the retail hub is clearly based around several east-west streets and all lots are rectangular. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 17

18 TORQUAY NORTH OUTLINE DEVELOPMENT PLAN A greater level of detail is shown in the Torquay North Outline Development Plan adopted by Council in March This revision was undertaken because of the pattern of land ownership and the necessity to integrate future development and the proposal to establish a community civic precinct in the area which is different from the framework plan of the Torquay-Jan Juc Structure Plan The Torquay North Outline Development Plan set out more of the key elements for the proposed development within the actual Torquay North area. The overall Torquay North area was described as follows in Torquay North Outline Development Plan: The land is predominantly cleared, cultivated paddocks, previously used for grazing and cropping (potatoes and cut flowers). Minimal vegetation remains, other than along South Beach Road (within the road reservation) and similarly along Surfcoast Highway. The vegetation along the highway is largely introduced (pine and cypress) with a scattering of native vegetation. The aerial photograph in figure 2 illustrates the relationship of the site to the surrounding area. Briefly it abuts a low density (2ha) residential estate to the north, urban development to its east and south, and to its west is Grasstree Park and the newly developing light/service industrial park. The area is in a number of different individual ownerships and Council has of course subsequently acquired part of the western middle parcel for the development of the community civic precinct. Other factors relevant to planning for The Dunes area are seen as the development of the South Beach Road estate and the Quay Estate with the Quay Estate in particular influencing the approach to achieving connectivity and integration in the Torquay North Outline Development Plan area. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 18

19 The Torquay North Outline Development Plan sees the future development of the land as a means of promoting different forms of housing that might result in higher residential densities being achieved in Torquay in the future. Densities mentioned are15 to 25 dwellings per hectare for medium density housing generally located in and around activity centres / retail facilities and open space and 10 to 15 dwellings per hectare for conventional density housing located further from activity centres. Design responses relating to the design principles of sense of community, enhanced connectivity and energy efficiency and which have implications for future subdivision design include: Subdivision design is to give priority to walking, cycling and public transport, focusing on community and shared spaces. The road network is to be designed to reduce traffic speeds and promote community interaction and pedestrian priority use of the road reserve. It shall comprise a predominantly grid based layout modified as appropriate for topographical and other conditions. Provision is to be made for a Neighbourhood Activity Centre of about 6,300sqm retail floor space. This floor space figure was the result of a recent re-evaluation of economic analysis, commissioned by Council. Public open space contribution is a reserve of ha. (In the case of The Dunes there has been on-going agreements with Council, as a result of the Council s acquisition of land for the community civic precinct.) Local parks are to be generally centred within a loose 800m grid (or within 500m walking distance of all dwellings) and are to be not less than 0.8ha in area. Local parks are to be connected by a safe network of shared pathways, preferably within dedicated open space corridors (which may combine with the stormwater network) or utilising purpose designed minor streets. Open space areas, including parks, linear corridors and the highway tree reservation, are to be fronted by roads to maximise accessibility, surveillance and public connectivity. Subdivision design is to incorporate lot shape and orientation that maximises solar access and coastal sea breeze cooling. Subdivision layout should adopt a grid format, sympathetic to local physical characteristics, that maximises accessibility. Stormwater re-use is to be integrated with subdivision design. While some of these design responses are more appropriate for inclusion into the design of development plans and subdivisions in other ownerships and actual subdivision applications some of them are obviously reflected in The Dunes development plan and in the current Torquay North Outline Development Plan as adopted by Council and which is shown below. The most obvious differences are the relocation of the neighbourhood activity centre and the associated higher density housing. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 19

20 The Dunes responds to the design principles in the Torquay North Outline Development Plan by demonstrating a subdivision layout that: Comprises a grid of local streets to maximise permeability and disperse traffic volumes except on those streets with a higher order function. Provides for pedestrian access and movement from the residential component to local destinations such as the retail hub, the proposed possible school site and the community civic precinct. Provides for appropriate connectivity with the existing and future adjoining residential land. Provides for a mixture of lot sizes and allows for higher density residential development. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 20

21 5. SCHEDULE 8 TO THE DEVELOPMENT PLAN OVERLAY - TORQUAY NORTH RESIDENTIAL PRECINCT The purpose of the development plan overlay at Clause is: To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies. To identify areas which require the form and conditions of future use and development to be shown on a development plan before a permit can be granted to use or develop the land. To exempt an application from notice and review if it is generally in accordance with a development plan. The last section of this purpose is seen as significant because once a development plan is approved for land in the Torquay North Residential Precinct future planning applications for subdivision in accordance with the development plans finally approved will be able to be assessed and determined in a timely manner. Schedule 8 to the Development Plan Overlay applies to the Torquay North Residential Precinct. The schedule states that a Development Plan must provide for and describe: Liveable and Sustainable Communities A comprehensively planned residential subdivision generally in accordance with the Torquay-Jan Juc Structure Plan 2007, but modified to incorporate the Torquay Community and Civic Master Plan and consequential design impacts. Areas or nodes of medium density housing that will achieve a density in the order of 15 dwellings per hectare (exclusive of open space, schools, community facilities, roads, public utilities, drainage reserves and the like) to the satisfaction of the responsible authority. Medium density nodes should be located adjacent to community activity areas, open space areas, and/or within close proximity to community facilities and potential future bus routes. The location for a neighbourhood shopping centre to accommodate up to 1,000 square metres of retail floor area. The location for a primary school. Because of the community civic precinct and the recently adopted Torquay North Outline Development Plan The Dunes Development Plan incorporates only a few features of the Torquay and Jan Juc Structure Plan. It does however of course show the community civic precinct. Aspects of the Torquay and Jan Juc Structure Plan which do carry over to the Overall Development Plan are a collector road link through the site and a link from the site to the south, pedestrian links in local streets through the site and the larger neighbourhood retail hub more centrally located and in conjunction with the civic precinct. Smaller lots and potential medium/higher density housing sites are also shown. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 21

22 Lot Design A lot design that ensures no direct access to lots fronting the Surf Coast Highway. The location of The Dunes is such that there are no lots that would front the Surf Coast Highway. Urban Landscape An archaeological field survey and report and how it informs the layout and land use recommended in the Overall Development Plan. Such a survey has been done and provided to Council and it found no sites of archaeological significance which would influence the layout shown on The Dunes Development Plan. A flora and fauna assessment carried out by a suitably qualified and experienced person/s. The assessment must have regard to the Torquay Jan Juc Structure Plan (2007) and must : o Identify the vegetation communities, the quality of habitat, the actual indigenous flora and fauna species that inhabit the site, threats to the indigenous flora and fauna species including pest plant and animal species; and the conservation status of any threatened flora and fauna species and communities under local, regional, state and national legislation or policies; o Recommend enhancement and protection of remnant vegetation located on the site and takes account of vegetation adjacent the site; and inclusion of these areas, as appropriate, as biolinks traversing through and connecting outside of the development area including along the Deep Creek tributary drainage line, and the provision of a minimum 15m wide vegetation/plantation reserve along the length of the Surf Coast Highway, incorporating a pathway linkage. A flora and fauna survey has also been undertaken and provided to Council and this survey found no areas of significant vegetation and nothing about the site which would influence the layout shown on the The Dunes Development Plan. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 22

23 Access and Mobility Management A road network that is designed to reduce traffic speeds and promote community interaction and use of the road reserve. In particular it shall comprise a predominantly grid based layout modified for topographical and other conditions. (Court bowls should not be provided except where they create a pedestrian linkage to adjoining streets.) The layout shown on the The Dunes Development Plan is clearly a modified grid based layout taking account factors such as the location of the community civic precinct, links to adjoining land and the higher order road through the site which provides a bus route. Any provision to be made for a public transit route from Geelong on or adjacent to the site following consultation with the Department of Infrastructure. The Torquay North Outline Development Plan suggests that provision should be made for a public transport connection from the Armstrong Creek urban growth area to the Torquay North area. Planning for such a connection is still largely at a preliminary stage but what is known is that it is likely that any such a connection would parallel the Surf Coast Highway and therefore not affect or influence the The Dunes Development Plan. Department of Transport recently confirmed that no Transit Corridor is required in the vicinity of The Dunes. Utilities Stormwater systems that provide opportunities for re-use for immediate or future implementation. Use of sustainable lighting technologies as appropriate. The Dunes Development Plan will utilise drainage retarding facilities on adjoining land but drainage detail is best considered the actual subdivision stage. Similarly the matter of sustainable lighting is a matter of detail for future consideration. Site Management A construction management plan which includes among other things: o an implementation strategy for removing and disposing of soil, including measures to ensure the retention and management of topsoil. o measures to minimise the impact of construction on neighbouring properties and uses including schools. o measures to protect council assets, including access roads. These are matters best addressed by permit or construction approval conditions at the actual subdivision stage. Development Plan (Schedule 8) 1160 Horseshoe Bend Road 23