SCHEDULE 2 TO THE DEVELOPMENT PLAN OVERLAY Shown on the planning scheme map as DPO2 WAVERLEY GOLF COURSE, LYSTERFIELD VALLEY 1.0 Conditions and requirements for permits A permit to use and develop the land for a 27 hole golf course with an ancillary clubhouse, bowling green, maintenance facilities, car parking and landscaping must include at least the following conditions: Vehicle access to and from Glenfern Road can only be used for emergency vehicles and golf course maintenance vehicles. No building may extend outside the building envelope shown on the Building Envelope Plan approved as part of the development plan. The actions and strategies identified in the Environmental Management Plan that forms part of an approved development plan, including in particular improvements to the Monbulk Creek and environs, must be implemented in accordance with an approved program and thereafter maintained to the satisfaction of the responsible authority. A legal agreement must be entered into between Melbourne Water and the owner of the land to provide for the preparation of an Environmental Management Plan for the Monbulk Creek and environs. The agreement must also provide for the implementation of the plan and the on-going maintenance of improvements undertaken in accordance with the plan. The golf course and the car parking areas and access ways shown on an approved development plan must be constructed to the satisfaction of the responsible authority before the use of the clubhouse commences. Arrangements for safe access to the land from Lysterfield Road must be constructed to the satisfaction of the responsible authority before the use of the golf course and clubhouse commences. The landscaping shown on an approved development plan must be installed and maintained to the satisfaction of the responsible authority. Changes to the precise wording of the conditions in any permit to reflect these requirements may be appropriate. 2.0 Requirements for development plan A development plan must provide for the use and development of the land for a 27 hole golf course and bowling green with ancillary clubhouse, maintenance facilities and associated car parking in a landscaped setting that protects and enhances the open rural landscape character of the Lysterfield Valley and improves the environmental qualities of the Monbulk Creek. A development plan must be generally in accordance with the Overall Development Plan October 2002 prepared by Pacific Coast Design Pty Ltd and Coomes Consulting Group Pty Ltd. A development plan must be informed by a detailed analysis of the features of the land and surrounding context. A development plan must show or include the following matters to the satisfaction of the responsible authority: DEVELOPMENT PLAN OVERLAY - SCHEDULE 2 PAGE 1 OF 5
The proposed use and development of each part of the land including, in particular, the layout of the golf course and the location of the clubhouse, car parking areas (permanent and overspill), internal access ways, bowling green, maintenance facilities and maintenance tracks for the golf course. Appropriate interface treatments along boundaries with the Salesian land, the Peterson land, the Bond land and other privately owned land, Lysterfield Road and Glenfern Road. A permanent area for car parking capable of accommodating at least 250 cars. The car parking area should be landscaped and the use of a permeable surface for at least part of the car park area to reduce run-off is encouraged. An area for overspill car parking capable of accommodating 250 cars. A building envelope plan for all buildings. The clubhouse building must be located generally in the position shown on the Overall Development Plan October 2002 and must occupy a building envelope that is no more than 65 metres by 25 metres. The height of the clubhouse must not be more than 9 metres above existing ground level. Indicative elevations of the clubhouse building, showing dimensions, colours and materials. An archaeological assessment of the land and a strategy to implement any recommendations. A flora and fauna assessment of the land and a strategy to implement any recommendations. A tree retention plan with appropriate Tree Protection Zones. A servicing strategy providing for reticulated sewerage and water supply. A drainage, flooding and storm water management strategy that addresses the opportunities to manage flows into the Monbulk Creek, to improve the quality of water discharged from the land into the Monbulk Creek and to collect rain water for landscape irrigation. A grading plan that shows the proposed changes in levels required to develop the golf course and facilities. The plan must demonstrate that the cut and fill batters do not exceed 4 metres and that they are appropriately stabilised by a retaining wall or other device including vegetation cover where appropriate to avoid landslip. Arrangements for safe and efficient access to the land from Lysterfield Road to the satisfaction of VicRoads and in consultation with Knox City Council. The owner must meet all the costs of providing access to the land from Lysterfield Road. Vehicle access to and from Glenfern Road to be limited to emergency vehicles and golf course maintenance vehicles only. A statement describing how the development plan addresses the Significant Landscape Overlay that applies to all of the land, the Land Subject to Inundation Overlay that applies to part of the land and the Erosion Management Overlay that applies to part of the land. The location, design and purpose of all proposed water bodies and wetlands. Details of any directional signage external to the land. Details of the rehabilitation and improvements to the Monbulk Creek and environs as set out in the requirements for the Environmental Management Plan to be prepared in accordance with this schedule. The location and width of new landscaped areas along the Monbulk Creek. The width of the landscaped areas must be at least 20 metres measured from the top of the bank. There must be no more than three creek crossings for golf maintenance vehicles and DEVELOPMENT PLAN OVERLAY - SCHEDULE 2 PAGE 2 OF 5
pedestrians. The crossings must be on elevated structures that avoid contact with the water in the creek. There must be no more than four fairway playovers and these must be carefully designed and controlled to avoid damage to the creek environs resulting from golfers retrieving golf balls. A landscape concept plan showing retained trees, areas of new planting and planting themes and species for different parts of the land, fence details, screening proposed around maintenance facilities and car parking areas, an outdoor lighting strategy, the staging of the landscaping and the maintenance regime. A statement describing the environmental features of the proposed development to address energy efficiency, reduction in potable water use, stormwater and run-off management and quality control, waste minimisation, and the prevention of litter and sediment being discharged into the Monbulk Creek. Details of the proposed staging and timing of the development. The fully landscaped golf course must be established on the land before the clubhouse and other facilities on the land are made available for use. An Environmental Management Plan (EMP) must be prepared as part of a development plan. The EMP must be in at least two conceptual parts. Part 1 must identify and respond to the environmental features of the overall development and Part 2 must identify and respond to the environmental features of the Monbulk Creek and environs. Part 2 must include a Monbulk Creek Management Plan that identifies the improvements proposed to the creek and environs. The EMP must address the construction phase of the development and the post construction / on-going operation and management phase. An implementation plan must also be prepared for each part and stage of the EMP. The EMP must: Identify potential risks to the environment. Describe how the proposed development will be constructed and managed to minimise these risks. Identify the environmental objectives and implementation plan for the overall development including energy efficiency, waste minimisation, reduction in potable water use, stormwater and run-off management and quality control, and the prevention of litter and sediment being discharged into the Monbulk Creek. Identify the environmental objectives and implementation plan for the rehabilitation of the Monbulk Creek and environs as described in a Monbulk Creek Management Plan. The EMP for the Monbulk Creek and environs must be prepared in consultation with Melbourne Water, the EPA, the Australian Platypus Conservancy, the Upper Yarra and Dandenongs Environmental Council Inc and other stakeholders at the direction of the responsible authority. Identify actions to protect sites of archaeological significance. Identify actions to protect retained trees. Identify actions to be taken during the construction phase of the development to avoid adverse impacts on the Monbulk Creek and environs. Potential impacts include works within the creek environs and increased sediment load and litter in stormwater and run-off discharging to the creek. The EMP should implement the appropriate practices described in the EPA publication Protecting Stormwater Quality for Building Construction Sites. Identify actions to be taken to avoid impacts on the Monbulk Creek and environs following completion of construction, once the golf course and facilities are operating. Strategies to protect the flood plain of the creek and to control the quality of stormwater discharged to the creek must be addressed as well as golf course management practices to avoid fertilisers and pesticides used on the golf course from entering the creek. DEVELOPMENT PLAN OVERLAY - SCHEDULE 2 PAGE 3 OF 5
Identify the strategy to rehabilitate the Monbulk Creek and environs and enhance the flora and fauna habitat values in accordance with a Monbulk Creek Management Plan. The Management Plan must be approved by Melbourne Water. The plan must: Describe the flood characteristics of the creek. Provide for the removal of willows and other environmental weeds and exotic vegetation in accordance with a staged program. Include the landscape strategy and revegetation program, identifying the selected indigenous species and the staging of new plantings to create an improved habitat corridor along both sides of the creek that is at least 20m wide measured from the top of the bank. Include the location and design of changes, if any, to the alignment and the profile of the creek including the construction of pools and riffle beds to enhance the habitat for platypus. Describe the design and management of creek crossovers for golf course maintenance vehicles and pedestrians only and fairway playovers. Limit the opportunity for access along the creek, except at designated crossovers. Include a formal agreement between Melbourne Water and the owner of the land in respect of the landscaping and rehabilitation program along the Monbulk Creek and on-going management and implementation. Identify water sensitive urban design features including on-site collection and treatment of stormwater and run-off and litter traps in the design of access roads, car parking areas and over-land flow paths to the Monbulk Creek. Describe the management techniques to be used in the construction and ongoing maintenance of the golf course tees, greens and fairways to minimise the use of fertilisers, pesticides and other chemicals and avoid contaminated runoff entering the Monbulk Creek. Describe a program to monitor the water quality of the Monbulk Creek and appropriate action to achieve compliance with the objectives of the Environmental Management Plan. A Construction Management Plan must be prepared as part of a development plan. The Construction Management Plan must: Be prepared in consultation with the EPA and Melbourne Water. Provide details of access to the site. Provide hours of construction activity. Provide details of a stormwater and run-off management strategy to be implemented during construction to avoid sediment, litter, chemicals and so on being discharged to the Monbulk Creek. Include a management plan for the Monbulk Creek and environs during construction. In particular, the stockpiling of soil in the creek environs and the tipping of soil into the creek and any damage to the banks must be avoided. Implement the practices described in the EPA publication Protecting Stormwater Quality for Building Construction Sites. Include appropriate techniques for dust control. Address waste minimisation, recycling and management on-site. Provide details to avoid dirt from construction works being deposited on roads external to the site. Provide for appropriate fuel storage, spill prevention and clean-up measures. DEVELOPMENT PLAN OVERLAY - SCHEDULE 2 PAGE 4 OF 5
Provide for the protection of retained trees, using appropriate fencing. Include a water quality monitoring program for the Monbulk Creek, to the satisfaction of Melbourne Water. Describe on-site management including incident notification, emergency response procedures, complaint recording, investigation and response, and staff training. A development plan must demonstrate how the following objectives will be met: The development is to protect and enhance the open rural landscape character of the Lysterfield Valley. The clubhouse and any other building is to be designed and located to merge into the landscape and not be prominent or intrusive when viewed from Glenfern Road and Lysterfield Road. The external materials selected, including the roof materials, are to be non-reflective and the colours are to be dark earth coloured tones such as dark slate, dark green or similar. Light ochres, white and reds are not to be used. The visual impact of the car parking areas is to be minimised. Appropriate landscaping is required and the use of a permeable surface material to allow rainwater infiltration over part of the car park area is encouraged. The amenity impacts (light spill, noise, odour and so on) on the adjoining and nearby properties are to be minimised. The development is to improve the habitat and environmental quality of the Monbulk Creek and environs. This will involve development and implementation of a management plan that addresses weed and exotic vegetation removal, bank rehabilitation and new planting with appropriate indigenous species that will encourage platypus and other native animals and birds to use the habitat corridor. Where creek crossings and fairway play-overs are required, planting should comprise indigenous grasses, sedges and other low growing species to provide continuity with other sections of the habitat corridor along the creek. The established plantations of exotic conifers along the main vehicle entrance from Lysterfield Road and any other trees identified on the tree retention plan are to be retained. Landscaping along the Glenfern Road and Lysterfield Road frontages using locally indigenous species is to be provided, with gaps to provide views onto the land from these roads. New vegetation is encouraged to be locally indigenous species, sourced from plants of local provenance. Landscaping along the golf course fairways is to create an open woodland effect rather than dense stands of trees and lower shrubs. DEVELOPMENT PLAN OVERLAY - SCHEDULE 2 PAGE 5 OF 5