CASEY PLANNING SCHEME AMENDMENT C219

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Robyn Boone
5 years ago
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1 Who is the planning authority? Planning and Environment Act 1987 CASEY PLANNING SCHEME AMENDMENT C219 EXPLANATORY REPORT This amendment has been prepared by the, which is the planning authority for this amendment. The Amendment has been made at the request of Schutz Consulting, on behalf of Leighton Properties and the Kelly Family Land Holdings. Land affected by the Amendment The Amendment applies to approximately 200 hectares of land known as 635 Hall Road Cranbourne West, and 590, 620 and 690 Dandenong-Hastings Road Cranbourne West. It lies within the Cranbourne West Precinct Structure Plan and is bounded to the west by Westernport Highway, to the south by Hall Road, and other land within the Cranbourne West PSP area for urban development as highlighted in Map 1 below. MAP 1: Aerial of the amendment area

2 What the amendment does The Amendment proposes to amend Clause Schedule 1 to replace the Cranbourne West future structure plan to change the applied Commercial 2 Zone with the General Residential Zone in relation to the subject land, apply a 5.9% public open space contribution to the land, and to make consequential amendments to Clause Schedule 12, and the Schedule to Clause The Amendment proposes to: Amend Map 1 to Schedule 1 of Clause 37.07: Cranbourne West Future Urban Structure. Amend Schedule 12 to Clause Development Contributions Plan Overlay. Amend Plan 1 to Clause Subdivision in the Schedule to Clause Amend the Schedule to Clause Replace the Cranbourne West Development Contributions Plan (November 2014) with a new Cranbourne West Development Contributions Plan (August 2015). Replace the Cranbourne West Precinct Structure Plan (May 2012) with a new Cranbourne West Precinct Structure Plan (August 2015). Strategic assessment of the Amendment Why is the Amendment required? The Amendment is required to change the designated use of the land from industrial to residential. The Amendment to the Planning Scheme is justified by strong community feedback in favour of housing on the subject land, and the comprehensive economic and planning analysis prepared by Urbis Pty Ltd (February 2015). In addition, since 2012 there has been consistent rejection of the subject land by large industrial users as a business location. This rejection has mainly been due to the proximity of housing to the subject land and concern that this proximity will inhibit future business operations. Given that the subject land is only 800m wide, buffer requirements significantly reduce the land available for large user industrial development consistent with the PSP s stated intention. There are numerous examples throughout Melbourne where amenity issues arise from the interfacing of residential areas with industry. Whilst these issues can be addressed via curfews on heavy traffic in residential streets or evacuation of residents where, for example, there is a factory fire, these are reactions to a poor outcome that should be avoided through orderly planning. Planning for industrial users should ensure appropriate buffers and the benefits of co-location can be achieved. The comprehensive expert analysis prepared by Urbis Pty Ltd estimates 3,633 hectares of industrial land supply in the south east with 977 hectares of this supply within the City of Casey. This is equal to at least 43 years supply in the region. Assuming even significantly higher consumption rates for industrial land within Casey than has been observed in recent years, the supply in Casey represents at least 65 years worth of supply. Even without the subject land, there is more than sufficient land to provide 100% regional job containment for Casey s forecast population. In addition, whilst other as of right commercial uses such as restrictive retail and offices are permissible under the existing Planning Scheme provisions, the strategic focus for these uses is around Monash University, and in accordance with centre policy set out in Casey s planning scheme. If the 203 hectares of subject land were developed for these other as of right uses, it would erode Council s existing retail and office policies. The current designation of the subject land for industrial use has been driven by a policy vision focussed on job creation and containment within the municipal boundaries of the City

3 of Casey rather than market requirements. This vision dates back to 2002 where the document C21 introduced a concept of setting aside around 250 hectares of industrial land along the Western Port Highway in Cranbourne West to increase job opportunities for local residents. At no stage over the last 13 years has this vision been subject to an economic demand and supply analysis that determines the amount of industrial land specifically required in this location. The focus on job creation and job containment in the s boundaries ignores that there are jobs readily accessible in the Southern Subregion (including in Dandenong South, Carrum, Frankston, Narre Warren). In addition, the survey of the local Cranbourne West community carried out in January 2015 this year by Schutz Consulting in collaboration with KREAB Research, confirmed that out of the 549 residents surveyed, 76% of the residents work within the broader Southern Subregion. With the land zoned for housing, there will still be more than enough employment land within the PSP area to meet the MPA s job creation goals of one job per dwelling. The extensive community consultation carried out by Schutz Consulting in collaboration with KREAB Research (including door knocking, letterbox drops and a community information day) earlier this year evidences that Cranbourne West residents clearly prefer to see more housing than industrial uses on the land. Specifically, written feedback was received from 549 residents and approximately 300 attended the Community Information Day. Of the residents who provided written feedback, 92% supported housing on the subject land. It is evident that residents would prefer to see more housing than industrial uses because they think: It will be safer, with less noise, pollution, and heavy traffic. The amenity of Cranbourne West will be better. More housing will mean more community infrastructure and protection of property values. In addition to the above reasons, the use of the land for housing will deliver significant net community benefits including additional community facilities whilst also providing the critical mass necessary to support a new Government Primary School for residents. The Amendment will result in a good planning outcome by facilitating use of the land to meet forecast demand for housing in the region, deliver additional developer contributions to fund community facilities through a Section 173 Agreement, and generate immediate economic activity, employment and the delivery of important services in the municipality. How does the Amendment implement the objectives of planning in Victoria? The Amendment is considered to implement the objectives of planning in Victoria by providing for the fair, orderly, economic and sustainable use and development of land. The Amendment balances the present and future interests of all Victorians, facilitating the development of housing and generating local employment in accordance with these objectives. In reducing the total area of employment land within the Cranbourne West PSP and increasing the designated residential land in the Cranbourne West PSP area, the Amendment facilitates an outcome that better meets the forecast needs of the municipality as a whole. The use of the land for residential purposes creates an appropriate interface with the existing residential areas in the Cranbourne West PSP area, and will provide additional social infrastructure and public open space thereby improving the overall amenity of the area. How does the Amendment address any environmental, social and economic effects? The Amendment will have no adverse environmental effects. The Amendment will have positive social effects by facilitating use of the land to meet forecast demand for housing in the municipality and contribute to accommodating the south-

4 east region s workforce. It delivers significant net community benefits including additional community facilities and provides the critical mass necessary for an additional Government Primary School for residents. It also resolves the interface issues that have traditionally been experienced from the co-location of housing and industry, thereby improving the safety and amenity of the existing residential areas. The Amendment will have positive economic effects by generating immediate economic activity and employment in the municipality. Does the Amendment address relevant bushfire risk? The Amendment does not increase the bushfire risk by altering land use and development patterns. The Amendment meets the objective and strategies to address Bushfire risk as outlined in the State Planning Policy Framework. The precinct is not subject to a Bushfire Management Overlay, however the majority of the precinct is currently a declared Bushfire Prone Area (BPA). Development in declared BPAs is addressed at the building permit stage. Does the Amendment comply with the requirements of any Minister s Direction applicable to the amendment? The amendment is consistent with the Ministerial Direction on the Form and Content of Planning Schemes under Section 7(5) of the Planning and Environment Act 1987 (Act). The amendment is also consistent with Ministerial Direction No. 11 Strategic Assessment of Amendments under Section 12(2)(a) of the Act in that it is consistent with the following Plan Melbourne objectives, outcomes and directions: Delivering jobs and investment Housing choice and affordability Liveable communities and neighbourhoods Direction 1.5 Plan for jobs closer to where people live Direction 2.1 Understand and plan for expected housing needs Direction 4.4 Plan for social infrastructure These are consistent with the Cranbourne West PSP, which identifies the provision of both employment and residential land supply as important for the precinct to ensure jobs are located close to where people live. The Amendment assists in achieving this by increasing the residential land supply to meet future needs within the Cranbourne West PSP area. This not only provides housing within twenty minutes of key employment nodes in the region, the development of the housing will also generate local employment opportunities in the short term. Increasing the provision of residential land will improve the overall amenity of the area by contributing to the delivery of important social infrastructure through a Section 173 Agreement with Council and the owners of the land, and the provision of public open space. How does the Amendment support or implement the State Planning Policy Framework and any adopted State policy? The Amendment is supported by the State Planning Policy Framework (SPPF). The relevant sections of the SPPF are Clause 11 Settlement, Clause 16 Housing and Clause 19 Infrastructure. The key elements of these policies that relate to the Amendment are: Clause Supply of Urban Land Clause Planning for Growth Areas Clause Housing Choice and Affordability Clause Liveable Communities and Neighbourhoods

5 Clause Location of Residential Development Clause Development contributions plans The Amendment contributes to the ongoing provision of land and supporting infrastructure to ensure sufficient residential land is available to meet forecast demand for housing. The development of the land will generate immediate economic activity and provide local employment opportunities, and the land itself is within twenty minutes of the key employment nodes in the Southern Subregion. The Amendment contributes to creating liveable communities and neighbourhoods by planning for future social infrastructure and facilitating the timely provision of this infrastructure through the implementation of Part C DCP. How does the Amendment support or implement the Local Planning Policy Framework, and specifically the Municipal Strategic Statement? The Amendment is supported by the Local Planning Policy Framework (LPPF). The relevant sections of the Municipal Strategic Statement and the Local Planning Policies are: Clause Key land use themes Clause Casey s framework plan a vision of the future Clause The Urban Fringe Clause Building New Communities Clause Infrastructure Clause Residential Development Policy Clause Infrastructure Policy The MSS outlines the future direction of Casey in terms of five distinct regions and six thematic strategic directions. The Amendment land is within the region described as The Urban Fringe in the MSS, which is characterised by new residential subdivisions in rural settings. The strategic directions applicable to the land are community, employment and infrastructure. In responding to the MSS, the Amendment will foster the development and growth of new residential communities and contribute to the efficient use of residential land so that existing land zoned for this purpose is consumed less quickly. The development of residential land will provide employment opportunities within the municipality, and the Section 173 Agreement between the owners and Council will contribute to the timely delivery of infrastructure to the community. In responding to the Local Planning Policies, the development of the subject land will be in accordance with the revised Cranbourne West PSP. The Cranbourne West PSP identifies the provision of both employment and residential land supply as important for the precinct to ensure jobs are located close to where people live. The residential land within the Cranbourne West PSP is intended to deliver a range of housing types and will complete the existing community of Cranbourne West to create a neighbourhood with a comprehensive range of social infrastructure. Does the Amendment make proper use of the Victoria Planning Provisions? The Amendment makes proper use of the Victoria Planning Provisions by using the appropriate VPP mechanism to change the use of the land. The change of the applied zone to the subject land results in consequential amendments to the Schedule to Clause 52.01, Schedule 12 to Clause and the Schedule to Clause The Amendment does not capture matters that do not specifically relate to the purpose of the Amendment, and it does not make any existing provisions redundant. How does the Amendment address the views of any relevant agency?

6 The Metropolitan Planning Authority, the Department of Education and Training, the Department of Health and Human Services, the Department of Economic Development, Jobs, Transport and Resources, and VicRoads have been informally consulted on the proposal. The views of all relevant agencies will also be sought during the exhibition of the Amendment. Does the Amendment address relevant requirements of the Transport Integration Act 2010? The amendment will not have a significant impact on the transport system, as defined by Section 3 of the Transport Integration Act Resource and administrative costs What impact will the new planning provisions have on the resource and administrative costs of the responsible authority? The amendment will not have an unreasonable impact on the resource and administrative costs of the responsible authority. Where you may inspect this Amendment The Amendment is available for public inspection, free of charge, during office hours at the following places: Customer Service Centre Municipal Offices Magid Drive NARRE WARREN Customer Service Centre Shop 8 (Bendigo Bank building) Amberly Park Shopping Centre 101 Seebeck Drive NARRE WARREN SOUTH Customer Service Centre Cranbourne Park Shopping Centre (opposite Post Office) CRANBOURNE The Amendment can also be inspected free of charge at the Department of Environment, Land, Water and Planning website at Submissions

7 Any person who may be affected by the Amendment may make a submission to the planning authority. Submissions about the Amendment must be received by [insert submissions due date]. A submission must be sent to: Strategic Planning & Environment Department PO Box 1000 Narre Warren VIC 3805 Panel hearing dates In accordance with clause 4(2) of Ministerial Direction No.15 the following panel hearing dates have been set for this amendment: directions hearing: [insert directions hearing date] panel hearing: [insert panel hearing date]

PLANNING SUBMISSION & CLAUSE 56 ASSESSMENT RESIDENTIAL SUBDIVISION OF LAND 1525 POUND ROAD, CLYDE NORTH (LOT 2 PS F, SIENNA PARK ESTATE)

PLANNING SUBMISSION & CLAUSE 56 ASSESSMENT RESIDENTIAL SUBDIVISION OF LAND 1525 POUND ROAD, CLYDE NORTH (LOT 2 PS 327975F, SIENNA PARK ESTATE) DFC (PROJECT MANAGEMENT) PTY LTD (A DENNIS FAMILY CORPORATION