Transcript Slide 1

Eastern Golf Course
• Koonung Ward
Meeting
• 7 October 2009
Purpose
• Communicate the facts about the sale
and redevelopment of the Eastern
Golf Course (EGC).
• Examine the range of planning
controls that could be applied to
the site.
• Seek feedback from the community
about the most appropriate planning
controls for the site.
• Listen to the community about any
other issues relating to Eastern Golf
Course.
Objective
• EGC is a significant redevelopment
site within Manningham and the
Melbourne metropolitan area.
• Overall objective - to achieve the best
possible outcome that:
– meets the needs of Council and
the community
– is consistent with State
Government planning policies
for urban consolidation.
Background
•
1924 – EGC was established as private golf
course
•
Site has an area of 47 ha (approx) and comprises
3 titles
•
Under Doncaster and Templestowe Planning
Scheme - the site was included in a Special Use
Zone – Schedule 1.
•
As part of the approval of the new Manningham
Planning Scheme the Minister for Planning
advised the rezoning of Eastern Golf Club from a
Special Use Zone to the ‘standard’ adjoining
zone.’
•
29 June 2000 - The site was rezoned to a
Residential 1 Zone.
•
8 March 2007 – The site was rezoned to a
Residential 3 Zone (Amendment C50).
Background
• 17 April 2009 – The EGC advised
Council that the Club would be
relocating to Victoria Road, Yering and
will be vacating the existing site.
• 28 April 2009 - Council resolved to
place Eastern Golf Course
Development Principles on public
exhibition for 2 weeks. 113 submissions
were received.
• 2 June 2009 - Council endorsed the
amended Development Principles.
Background
• The aim of the principles is to:
– ensure that any future development
is responsive to the existing site
characteristics, particularly
environmental and cultural values, while
creating an integrated and sustainable
community.
• 10 June 2009, Council advised the Minister
for Planning of its intention to develop an
Incorporated Plan Overlay (IPO) or other
appropriate planning tool.
Background
• The Minister for Planning stated
‘…The Development Plan Overlay is the most
appropriate mechanism to guide future master
planning of the site. The Residential 3 Zone which
applies to the site is not the right zone for an urban
renewal site, and Council will need to review this when
developing future planning controls..’.
• 26 August 2009 – Council officers met with Urbis to
discuss the EOI process
• 15 September 2009 – Council officers met with DPCD in
relation to the Minister’s recommendation for a
Development Plan Overlay.
Existing Planning Controls
Residential 3 Zone
(applies to entire site)
Mandatory height limit of 9 metres
Heritage Overlay
(applies to entire site)
Identifies Tullamore and the stables as
heritage buildings
A planning permit is required to subdivide,
demolish, construct and carry out works,
externally paint a building and remove,
destroy or lop a tree
Design and Development Plan
Overlay (applies to Doncaster
Road frontage)
Development is to be set back 5 metres from
Doncaster Road to create a consistent built
edge
Special Building Overlay
(exists on the western boundary
near the end of Eastern Ave)
To identify land which may be flood prone
Existing Zoning
• Adjoins Doncaster
Hill
• Adjoins DDO8 11 metres
(three storeys)
Existing Planning Controls
• The club house, ‘Tullamore’ and its stables
are of local historical significance. The
buildings represent a country home in 1887,
demonstrating the lifestyle of successful
professional men and their families in 19
century.
• Neither ‘Tullamore’ nor the stables are
included in the Victorian Heritage Register.
Residential 3 Zone
Characteristics
To provide a variety of dwellings Results in a uniform style of
at a range of densities to meet
development across the site
diverse household needs
to achieve yield.
To limit maximum height of a
dwelling or residential building
Allow educational, recreational,
religious, community and a
limited range of other nonresidential uses in appropriate
locations
Limiting development to 9
metres may not deliver the
best environmental outcome
May be difficult to achieve 20%
public open space
Doesn’t make the most of the
site’s strategic location,
particularly achieving a higher
built form along Doncaster
Road frontage.
Doesn’t maximise the site’s
northern orientation
Residential 1 Zone
Same as Residential 3 Zone
except no height limit
Opportunity for height along
Doncaster Rd
Improved environmental
outcome
Background
Advice received from Ben Telley, General
Manager, Eastern Golf Course (6 October
2009).
• Council’s Development Principles included in
Expression of Interest (EOI) process
• EOI process closed 17 September 2009
• Urbis, Colliers and Club will be undertaking
evaluation
• Have not yet shortlisted
Background
• Anticipated timeframe 3 – 6 months until
preferred purchaser announced ie March
2010
• Planning application for new site to be
submitted to Yarra Ranges over next 2
weeks
• Club indicated commitment to operate and
maintain facility to same standard as
previously
• Membership has stabilised during 2009.
Background
Questions relating to this section
Development Principles
• Development Principles address:
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Flora and Fauna
Public Open Space
Cultural Heritage
Integrated Siting and design
Traffic and Access
Integrated Water Management
Ecologically Sustainable
Development
Conceptual Plan
showing how the
Development Principles
should be interpreted
Development Principles
The guidelines state:
Public Open Space
• ‘Encourage a min area of 20% to be set aside for public open
space to ensure the retention of significant vegetation, cultural
values, water sensitive urban design and protection of faunal
corridors and significant viewlines’.
Access and Traffic Management
• ‘Design a road network that encourages safe and efficient
neighbourhood level traffic and which discourages through
traffic’.
• ‘Ensure safe and efficient access and egress points along
Doncaster Road frontage’.
Development Principles
Traffic and Impact on Infrastructure
• These issues will be considerations as part of any application
for a planning scheme amendment or planning permit. Any
application would need to be accompanied by a detailed traffic
assessment and infrastructure impact assessment (including
service and community) prepared by suitably qualified
professionals.
• Seek views of Vic Roads in relation to traffic management
issues on Doncaster Road.
Development Principles
Questions relating to this section
Development Plan Overlay
• ‘To identify areas which require the form and conditions of future
use and development to be shown on a development plan
• To exempt an application from notice and review if it is generally
in accordance with a development plan’
Comments:
• Provides strategic framework and enables the site to be
designed in an integrated manner addressing design principles,
land use, open space networks and environmental management.
• May be prepared with our without a plan
• Flexible in implementation
• Notification and 3rd party appeal rights are repealed
Incorporated Plan Overlay
•
‘To identify areas which require the form and conditions of future use and
development to be shown on a development plan
•
To exempt an application from notice and review if it is generally in
accordance with a development plan
•
To change an incorporated plan by means of a planning scheme
amendment’
Comments:
• Provides strategic framework and desired development outcomes,
addressing design principles, land use, open space networks and
environmental management
•
Provides community greater input, when changes are proposed
•
Inflexible tool. Requires Planning Scheme amendment for any changes
Planning Scheme Amendment
Process
There are five key stages to the
planning scheme amendment
process.
Authorisation & Preparation
Exhibition
Submission
Panel
Hearing
The amendment process is quite
different from the planning permit
process. Key points of difference
include:
Adoption
Approval
(Minister for Planning)
•Timeframe (12 – 18 months)
• Decision making process
• Right of review
Notification under DPO and IPO
Planning
Control
Notification of
Planning
Scheme
Amendment
Subsequent
Notification
Review of
Council’s
decision
Development
Plan Overlay
(DPO)
Yes
No
Plan needs to be to the
satisfaction of the
Responsible
Authority
Available only to
owners and
developers
Incorporated Plan
Overlay
(IPO)
Yes
Yes
Any change requires a
planning scheme
amendment
Available only to
owners and
developers
Design & Development Overlay
Design & Development Overlay
Issues
‘To identify areas which are
Relates to design and built form
affected by specific requirements
relating to the design and built form Does not provide for strategic
of new development.’
framework to be prepared for the
site
Adhoc - does not allow for
sequencing
Provides community input and
allows for third party appeal rights
Planning Controls
Questions relating to this section
Priority Development Panel
• The Priority Development Panel (PDP) is an advisory committee
established by the Minister for Planning under section 151 of the
Planning and Environment Act.
It is a multi-disciplinary panel of experts with skills and experience in:
– Planning;
– Architecture and Urban design;
– Economics
– Social research
– Transport planning; and
– Engineering.
The PDP is an advisory body, not a decision maker, and provides
independent advice to the Minister for Planning.
Priority Development Panel
• It has been established to:
– identify ways to provide faster approvals processes for
developments of State or regional significance
– work closely with project proponents and local government to
speed up decision - making
– provide expert advice to assist in resolving issues and facilitating
strategic planning outcomes.
• “Priority Development Projects” are defined as projects that:
– Are of State or regional significance; or
– Relate to planning or development of key strategic
redevelopment sites, Transit cities, and Principal or Major Activity
Centres identified in Melbourne 2030.
Priority Development Panel
• Council representatives can be involved with Priority
Development Panel (PDP) but not residents.
• Examples of work involving Priority Development Panel (PDP)
– Pentridge Prison redevelopment, Coburg (present)
– Forges site, Footscray (present)
– Doncaster Hill (past)
– Henley Honda Precinct, Camberwell (past)
– Wheelers Hill Neighbourhood Activity Centre (past)
Options
Option
Advantages
Disadvantages
1. Maintain
status quo
Provides time to work with
EGC and preferred developer
in developing a DPO with an
accompanying plan.
Absence of statutory
controls. Lack of
certainty for Council
and community.
2. Prepare DPO
without a
developer
Provides statutory weight to
the endorsed Development
Principles.
Overlay would need to
be general so as not to
prejudice any future
development of the site.
Lack of certainty to
Council and community.
Options
Option
Advantages
Disadvantages
3. Prepare DPO with
preferred developer
Council is more informed.
Ability to work with
preferred developer.
Lengthy process.
The contract of sale is
expected to be signed in
3 – 6 months with
possession of the EGC
site in July 2013.
4.
a) Prepare draft DPO
b) Refine with
preferred developer
c) Request Minister to
appoint PDP to
review DPO
PDP enables scrutiny from
independent professionals
who have expertise in
dealing with other
strategic urban renewal
sites in Melbourne.
Potential that State
Government policies of
urban consolidation are
given priority over
Council and community
views.
Options
Option
Advantages
Disadvantages
5. Prepare EGC
Local Policy and
amend Clause 52.01
relating to provision
of public open space
Gives statutory weight to
development principles.
Can be later
supplemented by a DPO
or other control
Non-specific
Open to interpretation
Planning Options
Questions relating to this section
Where to from here
• Prepare a report to Council in coming months (October /
November) seeking direction on the planning controls for the
site.
• Arrange a follow up meeting with community once preferred
developer is chosen.