KINGSWOOD DEVELOPMENT PLAN

www.kingswooddingleyvillage.com.au

KINGSWOOD DEVELOPMENT PLAN

Revision 02 - September 2017

KINGSWOOD DEVELOPMENT PLAN | SEPTEMBER 2017

01 Introduction 3

1.1 Components of the Kingswood Development Plan 3

02 Site Analysis 4

2.1 Site Features & Characteristics 4

2.2 Site Context 5

2.3 Public Transport 6

2.4 Topography 6

2.5 Environmental 7

2.6 Hydrology 7

2.7 Planning Context 7

03 Kingswood Development Plan 9

3.1 Urban Design Vision 9

3.2 Concept Plan 10

3.3 Access & Circulation 10

3.4 Built Form 12

3.5 Housing Mix 13

3.6 Affordable Housing 14

3.7 Lots Less Than 300sqm 14

3.8 Mixed Used Precinct 14

3.9 Garden Area Requirements 14

3.10 Building Heights 15

3.11 Building Envelope Plans and Tree Protection Zones 16

3.12 Product Typologies 17

3.13 Staging 19

3.14 Topography 19

3.15 Hydrology 20

3.16 Site Servicing 20

3.17 Acoustics 20

3.18 Open Space & Landscaping 21

3.19 Vegetation Retention & Removal 23

CONTENTS

2

3KINGSWOOD DEVELOPMENT PLAN | SEPTEMBER 2017

The Kingswood Development Plan has been prepared by Tract Consultants Pty Ltd on behalf of AS Residential Property No. 1 Pty Ltd having regard to the requirements of the Development Plan Overlay (Schedule 7) of the Kingston Planning Scheme.

01 INTRODUCTION

1.1 Components of the Kingswood Development PlanThe Kingswood Development Plan (the ‘Development Plan’) provides the following:

• A site analysis of the former Kingswood Golf Course (‘the Site’) incorporating:

• Description of the Site’s features and characteristics, including existing site description, surrounding urban context, public transport, infrastructure, site access, topography and environmental conditions; and

• Planning context

• The Development Plan for the Site, incorporating a series of supporting strategies, layout plans, and relevant information including:

• Urban Design Vision;

• Concept Plan;

• Flora and Fauna;

• Topography;

• Hydrology;

• Open Space and Landscaping;

• Built Form;

• Urban Design Principles;

• Ecologically Sustainable Development;

• Access and Circulation;

• Site Servicing; and

• Acoustics.

To inform the Development Plan, and to ensure that it suitably responds to the physical and broader site context, a number of specialist reports have been completed.

The following specialist reports are provided to support the Development Plan and should be read in conjunction with this document:

• Arboricultural Assessment (Homewood Consulting, January 2016);

• Ecological Assessment & Offset Report (Ecology & Heritage Partners, August 2017);

• Wildlife Strikes Assessment (Ecology & Heritage Partners, February 2016);

• Aircraft & Road Noise Assessment (Wilkinson Murray, February 2016);

• National Airports Safeguarding Framework Assessment (Rehbein Airport Consulting, January 2016);

• Feature Survey Plan (Hellier McFarland, January 2016);

• Civil Servicing Report, Grading Plans, Topography Plan, Cut & Fill Plans (SMEC, August 2017);

• Drainage Strategy (Cardno, August 2017);

• Landscape Master Plan (Tract Consultants, August 2017);

• Traffic Impact Assessment (OneMileGrid, August 2017); and

• Summary of Site Condition and Suitability for Use (Senversa,April 2017).


2.1 Site Features & CharacteristicsThe Site is located at 179-217 Centre Dandenong Road, Dingley Village and comprises thirteen (13) separate land parcels. The Site covers an area of approximately 53.35 hectares.

In particular, the Site:

• Fronts a major arterial road, Centre Dandenong Road, which is on the Principal Public Transport Network and is the major thoroughfare connecting Southland Principal Activity Centre with Springvale Road;

• Is surrounded on multiple interfaces by existing residential development;

• Is close to a Major Activity Centre and Employment Centre and the Dingley Neighbourhood Activity Centre;

• Is within safe walking distance of a number of existing schools, community amenities and facilities;

• Is located within the Urban Growth Boundary;

• Is privately owned and is not available to the general public for use as public open space; and

• Is located adjacent to a previous quarry and landfill.

Scattered vegetation exists across the Site dividing the fairways and along the Site’s various boundaries. Some existing native vegetation has been identified on the Site, including some remnant trees and patches of vegetation. The majority of vegetation has been identified as being planted groups of trees associated with the Site’s use as a golf course.

There are a small number of constructed waterbodies within the Site and a retention waterbody (Melbourne Water) is located on the Site’s north- west boundary (both within and outside of the Site’s boundaries).

The Site is primarily accessed from Centre Dandenong Road and a number of additional secondary service entry points are available from various Site boundaries.

A number of existing public streets cease at the Site’s boundaries. In addition, a number of existing public open spaces immediately abut the Site’s boundaries.

02 SITE ANALYSIS

Existing Feature Plan

Ruja Reserve

Cannery Place Reserve

Coughlan Reserve

Greenswood Close Reserve

Christina Terrace Reserve

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Figure 1 – Aerial Site Plan Figure 2 – Existing Features Plan

Existing Feature Plan--- McClure Road

--- Existing Park Interface

--- Houses adjacent to water storage

--- Centre Dandenong Road

--- Spring Road

--- Boundary houses adjacent to existing trees within site

--- Boundary houses adjacent to water on golf course

--- Existing Trees

--- Existing Water Bodies

--- Existing Street Termination

--- Electrical Kiosk

--- Existing vehicle access

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Figure 3 – Metropolitan Context Plan Figure 4 – Locality Plan

2.2 Site Context The Site is located within the City of Kingston and is within the suburb of Dingley Village.

The Site is approximately:

• 25km south-east of the Melbourne CBD;

• 3.5km from the Westall Station on the Dandenong train line;

• 2km from the Moorabbin Airport which provides an extensive employment opportunity as well as higher order retail services including the Direct Factory Outlet, Costco and the Kingston Plaza retail facilities. The Site is not affected by the Airport Environs Overlay;

• 500m from the Dingley Village, an identified Neighbourhood Activity Centre in the Kingston Planning Scheme. The activity centre comprises a newly expanded supermarket and a range of smaller retail outlets and local services;

• 6km from the Southland Principal Activity Centre and approximately 6km from the Mordialloc Activity Centre. In addition to the Moorabbin Airport, these centres provide regional community retail services, significant commercial areas and employment opportunities; and

• 100m from the Dingley Primary School located immediately adjacent to the south-east corner of the Site. In addition, the Keysborough Primary, Keysborough College and Haileybury schools are located within an approximate 2km radius of the Site.

The Site is well serviced by arterial roads with direct access onto Centre Dandenong Road and Spring Road.

The Site is largely surrounded by conventional density residential uses north, south, east and west. The residential built form in the surrounding area is primarily characterised by one and two storey detached dwellings on lots averaging approximately 600sqm.

Many of the surrounding local streets feature mature trees with the majority of dwellings set back from primary road frontages.

Apart from a small number of private land holdings, a large area of vacant, publically owned land exists on the opposite side of Spring Road to the Site’s north-east. This vacant land was previously used for sand extraction and subsequently used for refuse disposal and is part of the future open space and land use strategy review being undertaken by Council.

The Site is located on the eastern side of Port Phillip Bay, halfway between Melbourne’s CBD and Mornington. Dingley Village is a predominantly residential suburb that also has a large area of Green Wedge land to the north-west of the Site and large areas of open space.

This Site is in close proximity to the employment areas of the Braeside Industrial Precinct and the Moorabbin Airport.

The Site’s north-eastern boundary also directly abuts part of a large area of open space that was previously used as a landfill site.

The Site is located in close proximity to the Dingley Village Activity Centre, which provides for a range of retail opportunities and services to the residents of Dingley Village.

There are a large number of golf courses situated in close proximity to the Site located both within the City of Kingston and surrounding municipalities.

Figure 5 – Urban Growth Boundary Plan


2.3 Public Transport The Site has connectivity to the surrounding area and the CBD via major arterials including the Nepean Highway, Princes Highway, Eastlink and the Monash Freeway, amongst others.

The State Government has also committed $156 million to construct the Dingley Bypass, which is a 6.4km road between Warrigal Road (in Moorabbin) and Westall Road (in Dingley Village). Construction of the Dingley Bypass is complete and has reduced congestion in the area and improved connectivity with the existing lower Dandenong Road. The proposed Mordialloc Bypass is a further critical piece of infrastructure that will open up Dingley Village further to the bayside suburbs as well as to the Melbourne CBD.

Figure 6 – Public Transport Plan

2.4 TopographyThe topography splits the Site into two catchments with the Site, generally falling from north to south.

The Site has been shaped for the golf course, forming the tees, fairways, bunkers, greens and to create a number of waterbodies.

The waterbodies have been used to control and capture flows for use on the golf course for irrigation.

The closest Railway stations are Mordialloc, 7.1km by car to the south west, and Springvale Railway station, 5.9km by car or bus to the north east.

Finally, there are five bus routes that provide access across the local area including:

• Route 811 Dandenong – Brighton via Heatherton Road, Springvale;

• Route 812 Dandenong – Brighton via Parkmore Shopping Centre;

• Route 828 Hampton – Berwick Station via Southland SC. Dandenong;

• Route 705 Mordialloc – Springvale via Braeside, Clayton South; and

• Route 814 Springvale South – Dandenong via Waverley Gardens.

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2.5 Environmental

2.5.1 Trees

A total of 1348 trees or groups of trees were assessed within the grounds; of these:

• 271 trees were assessed ‘High’ retention value.

• They are generally large trees in fair condition with long Useful Life Expectancy (ULE).

• 462 trees were assessed ‘Moderate’ retention value.

• These trees are generally moderate-sized specimens in fair condition, although some large trees may be included with a reduced ULE.

• 615 trees were assessed ‘Low’ retention value.

• They are generally in poor condition, dead or small trees which can easily be replaced within a short timeframe.

2.5.2 Flora

Ninety three flora species (35 indigenous and 58 exotic) were recorded on the Site. No nationally or state significant species were recorded and no suitable habitat is considered to be present due to the highly modified condition of the Site.

No communities listed under the EPBC Act or the FFG Act were recorded within the Site.

2.5.3 Fauna

Seventy fauna species comprising seven mammals (four introduced) 54 birds (six introduced), two reptiles, four frogs and three fish were recorded within the Site.

One species of national significance (Grey-headed Flying-fox) was recorded.

The contains potential breeding and refuge habitat for the nationally significant Growling Grass Frog however, the species was not detected during targeted surveys. Other nationally and state significant species may visit the Site on occasions.

2.5.4 Vegetation

A total of 1.30 hectares of native vegetation was recorded within the study area within the Gippsland Plan bioregion, comprising:

• 0.41 hectares of Plains Grassy Woodland, and

• 0.89 hectares of Damp Sands Herb-rich Woodland.

A total of 34 scattered trees were recorded during the assessment.

2.5.5 Site Contamination

The site history review and inspection identified a number of potential sources of contamination on-site.

Three Type 2 landfills (i.e. putrescible waste filled) were identified within 500m of the site which were recognised as potential off-site sources of contamination..

Targeted Soil Contamination Assessment were undertaken which included 21 targeted soil bores surrounding the existing and former maintenance facility areas and historical building demolition area.

The results of the investigations indicated that the risk posed to human health and the environment was considered to be low and acceptable. Given the low and acceptable reported concentrations, no specific management recommendations were made.

It was concluded that an Environmental Audit Overlay was not warranted.

In order to cater for the risk of the encroachment of gases and ground water from the adjoining Spring Road landfill, two planning overlays have been proposed to address the drilling of bores and construction of basements.

2.6 HydrologyThe Site is currently partially inundated from overflow from an existing Melbourne Water detention basin in events greater than the 2% AEP.

At the downstream end of the Site and external to the site, significant property flooding is experienced along Golfwood Close, Lee Andy Court, Campbell Grove and Timms Crescent. In the 1% AEP event a peak flow of 5.43m3/s is recorded as discharging off the Site with Melbourne Water flood mapping showing that this affects approximately 70 properties downstream of the Site.

2.7 Planning ContextThe Site is zoned General Residential Zone (Schedule 2) and is subject to the Development Plan Overlay (Schedule 7), the Special Building Overlay, the Environmental Significance Overlay, the Vegetation Protection Overlay and the Significant Landscape Overlay.

The redevelopment of the Site has been influenced and guided by the policies and controls of the Kingston Planning Scheme, specifically the Development Plan Overlay (Schedule 7).

The Site is located within the Urban Growth Boundary and is proximate to the existing Dingley Village Activity Centre and other existing community services and infrastructure. The Development Plan will assist in facilitating the efficient and logical redevelopment of the Site.

The redeveloped Site will provide an appropriate diversity of housing stock, additional accessible public open space, off-road pedestrian and cycle paths and the potential for additional commercial and community facilities.

The proposal will support a number of objectives and provisions of Plan Melbourne and the Kingston Planning Scheme primarily as it facilitates the consolidation of residential land uses within the existing growth boundary with access to existing services and infrastructure, thus reducing pressure on growth areas.

The Development Plan responds to the following issues:

• Flora and Fauna;

• Topography;

• Hydrology;

• Open Space and Landscaping;

• Built Form;

• Urban Design Principles;

• Ecologically Sustainable Development;

• Access and Circulation;

• Site Servicing; and

• Acoustics.


Figure 8 – Vegetation Assessment Plan Figure 9 – Tree Assessment Plan Plan Figure 10 – Existing Flooding Plan

8


03 KINGSWOOD DEVELOPMENT PLAN

3.1 Urban Design VisionThe urban design vision for the Site has been formed through careful consideration of the existing environment, cultural features of the Site and with due regard to the surrounding existing residential community.

The vision is:

“The former Kingswood Golf Course will be redeveloped into an exemplary urban renewal project, knitted together by high quality open spaces and streetscapes that seamlessly integrate with the neighbourhood and create a retreat from the bustle of daily life.”

This vision for the development of the Site is informed by a consideration of the future needs of Dingley Village and the wider community in terms of housing diversity and product mix, and the opportunity to enhance the linkages with existing neighbourhoods.

The Concept Plan aims to transform the Site into a new community by providing for places and spaces that create a high quality sustainable living environment for families. There is a focus on the needs of people through greater connectivity of open spaces and access to greater options of dwelling types.

Some key design outcomes of the Concept Plan include the:

• Use the existing features and assets of the Site, including:

• The shape and landscape of the first fairway;

• Retention of key stands of native trees, and other high quality trees; and

• Expand and implement remedial works to ameliorate the inundation issues within and beyond the Site through the enhancement and addition of water bodies.

• Use of the mixed use precinct as a future commercialised community hub ensuring:

• That a connection with the previous use of the Site is maintained;

• The creation of an entry boulevard lies along the first fairway and the retention of high value trees along the western edge of the previous fairway; and

• Connecting the existing community via:

• The provision of places and spaces that extend the existing network of open spaces on the periphery of the Site; and

• The provision of a shared pathway network for cycling, jogging and walking for both new and existing residents that connects existing neighbourhoods with planned facilities external to the Site.

• Creation of distinctive neighbourhoods through:’

• Consistent built form and design themes to define the whole development but also introduce specific elements within each precinct within the masterplan.

• There are four distinct precincts which are influenced by their location within the masterplan and defined by the various site features and elements. These four precincts are:

• Precinct 1 – Fairway The fairway precinct is shaped by the first fairway of the current Kingswood Golf Course. The existing trees along the fairway are retained to create a linear park. This park forms a major part of the entry experience to the estate.

• Precinct 2- Waterview The large waterbody to the north western corner of the site is the main feature of this precinct. The superlots adjacent to the water have been designed to run north-south so views to the water are opened up back to the rest of the precinct. Significant new landscape features will further enhance the aesthetic and recreational features of the lake.

• Precinct 3 – Boulevard Two boulevards, one vehicular and one pedestrian form the framework for this precinct. The north south boulevard has a generous verge where existing trees are retained with additional new planting. The east west pedestrian boulevard links two existing reserves on either side of the site and creates a new pedestrian linkage for the community to walk to the Dingley Village Shopping Centre.

• Precinct 4 – Signature Named after the existing Signature Par 3 Hole 15 of the Kingswood golf course, the precinct retains much of the existing features of course, from the ornamental water body through to the existing trees which frame the hole. This precinct also creates key pedestrian links to the Dingley Village Shopping Centre for the existing community.

• Conserving remnant landscapes by:

• Retaining specifically designated trees for connection with the history of the Site, visual landscape quality and habitat; and

• Complementing these retained trees with the planting of additional vegetation.

• Providing additional public open spaces that are:

• Equitably located throughout the Site and based on passive and family recreation opportunities;

• Located to provide a setting for significant existing landscape and trees; and

• Enhanced by supplementing existing trees with substantial additional plantings.

• Providing efficient and interesting streetscapes by:

• Creating a tree lined boulevard as the main link through the Site (the boulevard is wide enough to accommodate a future bus route subject to the agreement of Public Transport Victoria);

• Creating a coherent secondary street network;

• Create attractive tree lined streets and pathways;

• Ensuring that there is a high degree of permeability throughout the Site; and

• Providing guidelines for the preferred built form outcomes for streetscapes.

• Providing the opportunity for increased diversity in dwelling types to suit changes in demographics and demand.


3.2 Concept Plan The Concept Plan seeks to create ‘villages within a village’ and to use contemporary approaches with regard to community- building, family living and housing diversity.

The design of the Concept Plan balances the pragmatic needs of ameliorating the effects of overland water flow, providing high quality open space to suit a range of uses and users, the retention of a significant number of the existing trees and the need to provide a commercial outcome that addresses changing demographics of the area and living trends.

A key outcome of the Concept Plan is the linking of adjacent neighbourhoods via existing perimeter parks making for a stronger community and access to new amenities within the development for existing residents.

The Concept Plan places a high value on retaining existing high quality trees both as a mature landscape and to provide an ongoing reading of the social history of the site, thereby reinforcing the existing site character. The location of the high quality trees has influenced the location of open spaces and there is an emphasis on retaining groups of trees rather than single specimens, unless of high quality. Trees of high quality and with a ‘useful life greater than 10 years’ rating are to be retained around the edges of the site to act as a visual buffer to the existing residential neighbourhoods.

Given the overland water flow issues throughout the sandbelt areas of Melbourne, the Concept Plan has incorporated a series of water retention and retarding basins into the development.

The design of these basins is based on hydraulic modelling and in consultation with Melbourne Water. The resultant system will not only address the issues for the Site, but will also address some of the downstream and off-site inundation issues. The location of these water basins is critical to their successful operation and is therefore a key design driver for the Masterplan.

In most cases, the water bodies have been combined with wetlands, boardwalks and open spaces providing an enhanced and active public realm experience and an attractive visual landscape

A major tree lined boulevard provides the entry experience into the site and links north and south. The boulevard is planned to follow the first fairway as defined by the trees that line this fairway.

There are no other formal access points to the Site with the exception of a single access to a dwelling from Spring Road and a set of gates in the north-west corner of the site to McClure Road.

Tootal Road and Marcus Road provide the north-south connections around the larger block in which the Site sits.

A network of shared paths links through the Site for walking, jogging and cycling. These paths are designed in such a manner that they are not always aligned with roadways. This approach provides a safe and attractive way of navigating through the Site and beyond.

The remainder of the street network is composed of tree lined streets that include for footpaths, verges and parallel parking. Within the network hierarchy are narrower laneways that may be provided within superlots that serve mid-density narrower lot dwellings allow for the creation of attractive streetscapes that are unencumbered by garages.

The Site will include a connective road network that will consist of three primary connections to the external road network and two secondary connections.

• Access to Centre Dandenong Road is proposed from a new set of traffic signals which will be the main access to the site leading to a Boulevard Collector Road through the centre of the site. In addition, a secondary exit only to Centre Dandenong Road is proposed from the community use. Two access points are proposed to Spring Road comprising a new roundabout at McClure Road with the collector road, and a typical T-intersection with a new local street.

• Two lower order connections which will be the extension of existing local roads at Wolbers Road and Toorak Drive.

The road network has been designed to include a main collector road that will link each of the proposed primary access points supplemented by access streets that will serve dwellings and road cross sections have been designed to allow for the traffic function expected for each road whilst maintaining pedestrian amenity, and reducing vehicle speeds.

A strong and highly connective pedestrian network is proposed as part of the development linking existing green spaces through the site and beyond.

The proposed road network and associated green links will improve the amenity for existing residents providing linkages that are currently not available.

The road splits at a large central open space featuring retained trees and landscape and has a strong visual amenity.

The boulevard acts as a green spine and vistas open up from this main road into the open spaces and streets beyond. The width of the boulevard can accommodate a bus route when the need is determined into the future. Due to its central location within the Site, the boulevard provides a high degree of legibility in terms of way finding around the site.

The main access is off Centre Dandenong Road and central to the Site boundary. It is close to the existing entry point and will be signalised as part of the project outcomes. There are a number of bus routes along Centre Dandenong Road with stops located conveniently to the site. Other access points are at a newly formed roundabout on the intersection of McClure Road and Spring Road and further along Spring Road.

A secondary road sysems creates efficient blocks of land that can be sub-divided a number of ways to provide for the anticipated diversity of allotments, future flexibility and a high level of pedestrian permeability throughout the site.

Additional road access points are proposed at Wolbers Road and Toorak Drive where there are already facilities to make these connections. Activating these links will increase access opportunities and permeability without unreasonably affecting traffic movements.

The boundary conditions around the site vary from major and secondary road frontages, park frontages, water body frontages as well as a variety of residential interfaces.

As the Site is surrounded by existing residences, care has been taken to plan for an appropriate interface and integration of built forms though building heights and setbacks and the retention of quality trees as a landscape and visual buffer.

3.3 Access & CirculationAccess to the Site is available from three points to Centre Dandenong Road.

These access points provide entry to a maintenance shed towards the north western end of the site, the main car parking area and clubhouse generally central to the site frontage and another maintenance access to the south eastern end of the Centre Dandenong Road frontage.

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Figure 11 – Development Concept Plan Figure 12 – Road Access Plan

Road Network & Access Plan

--- Site Boundary

--- Left Out

--- Collector Road

--- Access Road Network

--- Pedestrian Access Point

--- Uncontrolled Access Point

--- Roundabout

--- Signalised Intersection

--- Mixed Use Precinct

--- Potential Access Point

--- Active Street Level 2

Ruja Reserve


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Development Plan Boundary

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Mixed Use Precinct

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Drainage network

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Signalised Intersection

Maximum 2 Storey Interface

Local Street Access

Primary Road Network

Pedestrian/Cycle Connection

High Value Trees

High Value Patches of Vegetation DRAFT


3.4 Built FormThe Concept Plan has placed a high premium on built form outcomes and attractive streetscapes. It is intended that there will a mix of sub-divided lots and built form outcomes across the Site.

For instance, the developer may choose to partner with a builder to build out a group of allotments to deliver a particular outcome. Other lots will be delivered through the offerings of volume builders or land only buyers, but delivered in accordance with the agreed design guidelines.

The overall intent is to provide a diversity of allotments that suit a wide range of product options on the market.

Streetscape character will include the following principles:

• Use varied street setbacks to facilitate efficient use of lots and appropriate streetscape response. Minimum setback of 3.0m (5.5m to a garage);

• Create visual interest through articulation of forms to avoid visual bulk;

• Use built form diversity to create variance and interest in the streetscapes;

• Design for equitable access measures;

• Corner lots should address both frontages, particularly when fronting open space;

• Designs should integrate with the slope of the land;

• Designs should include for privacy measures and opportunities for passive surveillance; and

• Use tree protection zones on specific high value trees.

Building designs will include the following principles:

• Building height and setbacks to conform to the City of Kingston Planning Scheme;

• Designs should be contemporary in style and have regard to the development of adjoining sites;

• Orientation and siting should reflect passive design principles;

• The size of each dwelling needs to have regard to site coverage and site permeability;

• Private open space to take advantage of northern orientation;

• Designs should minimise overlooking and overshadowing;

• Integrate service equipment mounted at ground level or on roofs and screen from view;

• Step built form to provide a transitional scale at the rear of properties adjacent existing dwelling interfaces;

• Create articulation of the built form at upper levels; and

• Create visual interest through colour, textures, materials and fenestration.

Buildings must also have regard to relevant building envelopes (where applicable) and the need for a 5m setback from all boundaries shared within an existing dwelling (3.5m setback for proposed attached dwellings).

In addition to the principles outlined above, the built form within the superlots outlined in the masterplan would respond and integrate with:

• Opposite and nearby dwellings by:

• Adhering to the same built form principles outlined in the Design Guidelines for the specific precinct the superlot is located within;

• Providing a minimum 5 meter rear or side boundary setback to existing residential dwellings on neighbouring sites;

• Open space and retained vegetation by:

• Having no crossovers to individual dwellings when directly adjacent to open space, providing a pedestrian only interface;

• Creating passive surveillance through balconies and windows on ground level;

• Ensuring the privacy of the residents through adequate setback and landscape features;

• Utilising complementary landscape elements within front yards directly opening onto open space.

It is envisioned that a majority of dwellings in the superlots will be mid-density housing – townhouses and narrow fronted Terrace house models. These will be a mix of front and rear loaded product in two and three storey configurations.

12


Figure 13 – Housing Density Plan

Density Plan

--- Low Density Lots

--- Medium Density Lots

--- Mixed Use Precinct

--- Site Boundary

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3.5 Housing MixThe Concept Plan provides for a broad range of housing types and allotment sizes. The precise lot mix and housing types will be subject to detailed design and market demand and therefore an element of change over time. In today’s prevailing demographic and demand context, 760 lots are contemplated; however, infrastructure provision has been made for up to 1,000 lots should 1,000 lots be warranted by a change in the prevailing demographic and demand context.

Research confirms there is demand for a greater diversity of dwelling types, particularly aimed to accommodate single person and aging households in the 65+ cohort. Demand is generated by these household types largely due to the lack of diversity in the existing housing stock and the 65+ cohort growing at the fastest rate.

A key generator for the Concept Plan is to provide a large number of stand-alone housing allotments for 3, 4 and 5 bedroom houses. These allotments will be located around the perimeter interfaces of the site and strategically located within other precincts.

Added to this traditional housing type will be smaller lot sizes that create an entry price point for 1, 2 and 3 bedroom houses through the introduction of townhouses and narrow fronted terrace houses of 2-3 stories. The denser options will be located in areas where there is high amenity and closer to the bus routes on Centre Dandenong Road.

Residential housing types will be varied throughout the site but include:

• Medium-Density housing – Townhouses and narrow fronted Terrace house models

• Low Density Detached and Semi-detached Housing – range of allotment sizes from approximately 300sqm-500sqm.


3.8 Mixed Used PrecinctA permit for land use within the ‘mixed use precinct’ as shown in the Concept Plan at section 5 of this Schedule, can only be granted for permissible purposes pursuant to the land use controls of the General Residential Zone.

A permit for medium density, multi-dwellings or residential buildings may be permitted in the land identified as ‘superlots’ as shown in the Concept Plan at section 4 of Schedule 7 to the Development Plan Overlay.

The following uses are encouraged within the ‘mixed use precinct’:

• Child care centre (including Kindergarten)

• Residential aged care facility

• Retirement village

• Food and drink premises (including Convenience restaurant, Restaurant, and Take away food premises)

• Medical centre

The following uses are discouraged within the ‘mixed use precinct’:

• Service station

• Car wash

• Convenience restaurant

• Place of assembly (other than Place of worship)

Built form should comply with the following design principles:

• A maximum building height of 11 metres (3 storeys),

• A 10 metre landscape buffer along the eastern boundary,

• Ensure that the built form address both the Centre Dandenong Road frontage as well as the waterbody to the north,

• Create a sense of entry and arrival at the entry to the development from Centre Dandenong Road, and

• Is complementary to the principles outlined in the Design Guidelines, especially the ones for Precinct 1 – Fairway.

3.9 Garden Area RequirementsWithin the Kingswood Development Plan, the design team is seeking to introduce a wide variety of lot sizes and configurations to generate and promote dwelling diversity, that responds to local conditions, maximising their amenity, and to create products at different price points to help address the issue of housing affordability.

The development seeks a variation to the Kingston Planning Scheme, Clause 32.08-3, for lots 300 sq.m and under. The proposed table with the minimum percentage of land that must be set aside for the garden areas is setout below:

The reasons for introducing the variation to the Garden Area Requirement is as follows:

• The lots are positioned on or adjacent to large reserves with plenty of visual and recreational amenity; the sense of space and separation between built form, an ‘open garden character’ envisioned under the new garden area guidelines are thus achieved.

• The lots are designed to accommodate dwellings with living on the first floor. These dwellings maximise the amenity of their location, increase dwelling diversity and improve affordability;

• As the living area is on the first floor with the private open space being in the form of a generous deck overlooking green spaces; ground floor garden area is confined to a front yard only.

• A majority of these lots will have lot specific dwellings types as they are much smaller than typical lot sizes in a typical greenfield subdivision.

• The lot specific dwelling types are more efficient in space usage which again leads to a sense of space and separation between dwellings through the use of courtyards, etc.

By arranging the smaller lots so they are either directly adjacent or close to open spaces and areas with greater public amenity, the open garden character contemplated under the garden area requirement is being achieved.

Lot Size Minimum Garden Area

Under 151 square metres 15%

151 - 300 square metres 20%

3.6 Affordable HousingNo longer required – TBC by Council

3.7 Lots Less Than 300sqmAny permit for subdivision that allows the creation of a lot less than 300 square metres must contain the following conditions:

• Prior to the certification of the plan of subdivision for the relevant stage, a plan must be submitted for approval to the satisfaction of the Responsible Authority. The plan must identify the lots that will include a restriction on title allowing the use of the provisions of the Small Lot Housing Code as reflected in the approved Design Guidelines; and

• The plan of subdivision submitted for certification must identify whether type A or type B of the Small Lot Housing Code applies to each lot to the satisfaction of the Responsible Authority.

14


3.10 Building Heights• A maximum building height of 11m (3 storeys) is to be permitted

across the site in accordance with the requirements of the General Residential Zone (Schedule 2). However, where a new residential lot immediately abuts an existing residential lot on the periphery of the site, a maximum building height of 9m (2 storeys) is to be enforced.

Figure 14 – Building Heights Plan

ScaleRevision

CkdBy DescriptionDateRev. CLIENT DKO Architecture (Vic.) Pty LtdSuite 2/112 New Quay PromenadeDocklands, VIC 3008T +61 3 8601 [email protected]: 61413783636 Drawn By

Project Address Drawing Name

Town Planning

© DKO Architecture (VIC) Pty LtdExcept as allowed under copyright act, no part of thisdrawing may be reproduced or otherwise dealt withwithout written permission of DKO Architecture.

Drawing SeriesProject Number

Kingswood GCProject Name

Masterplan Option 8 -Indicative MD Superlots

Checked By

11101

Date

Drawing Number TP 035

Builder/Contractor shall verify job dimensions before anyjob commencesFigured dimensions take precedence over drawings andjob dimensions.All shop drawings shall be submitted to theArchitect/Consultant, and manufacture shall notcommence prior to return of inspected shop drawings bythe Architect/Consultant

179 Centre Dandenong Road, Dingley Village,VIC, 3172,

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1:2000@A1; 1:4000@A3B

Area (sq.m) %

< 1000 m² 6362.47 1.19%

> 1000 m² 52425.48 9.83%

TOTAL PASSIVE UNENCUMBERED 58787.95 11.02%

Existing Vegetation 5701.85 1.07%

Permanent Retarding Basin 23859.02 4.47%

Dry Retarding Basin (Unusable) 8858.76 1.66%

Dry Retarding Basin (Usable): < 1 in 10 Year Flooding 6279.23 1.18%

Dry Retarding Basin (Usable): > 1 in 10 Year Flooding 6865.87 1.29%

TOTAL ENCUMBERED 51564.73 9.67%TOTAL OPEN SPACE 110352.68 20.69%

LANEWAY 6089.6 1.14%

ROADS 122508.63 22.97%

SUPERLOT 294479.93 55.20%

DEVELOPABLE SUB TOTAL 423078.16 79.31%

533,430.84 100.00%

Masterplan Option 8 - Areas Schedule

Open Space Plan - Land Area Schedule

Encumbered Open Space

Unencumbered Passive Open Space

Indicative LayoutSubject to future planning application



Indicative LayoutSubject to future

planning application


planningapplication

Subject to futureplanning application

2 STOREY MAXIMUM (9 METRES)

LEGEND

EVERYWHERE ELSE 3 STOREY MAXIMUM(11 METRES)

DATECHKD APPROVDRWNREVPROJECT_DRG NO 00 26.07.2017NCNCBC0317-0701-00_D003-00ISPT Kingswood Golf Course

Building Height Plan


3.11 Building Envelope Plans and Tree Protection Zones• Where a new residential lot immediately abuts an existing

residential lot on the periphery of the site, a three dimension building envelope plan is to be prepared demonstrating appropriate setbacks and height limitations in accordance with Section 3.8 and the approved Design Guidelines.

• Where a new residential lot is proposed to contain a retained tree, an appropriate tree protection zone is to be prepared.

Figure 15 – Tree Protection Zone Plan

ScaleRevision

CkdBy DescriptionDateRev. CLIENT DKO Architecture (Vic.) Pty LtdSuite 2/112 New Quay PromenadeDocklands, VIC 3008T +61 3 8601 [email protected]: 61413783636 Drawn By

Project Address Drawing Name

Town Planning

© DKO Architecture (VIC) Pty LtdExcept as allowed under copyright act, no part of thisdrawing may be reproduced or otherwise dealt withwithout written permission of DKO Architecture.

Drawing SeriesProject Number

Kingswood GCProject Name

Masterplan Option 8 -Indicative MD Superlots

Checked By

11101

Date

Drawing Number TP 035

Builder/Contractor shall verify job dimensions before anyjob commencesFigured dimensions take precedence over drawings andjob dimensions.All shop drawings shall be submitted to theArchitect/Consultant, and manufacture shall notcommence prior to return of inspected shop drawings bythe Architect/Consultant

179 Centre Dandenong Road, Dingley Village,VIC, 3172,

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1:2000@A1; 1:4000@A3B

Area (sq.m) %

< 1000 m² 6362.47 1.19%

> 1000 m² 52425.48 9.83%

TOTAL PASSIVE UNENCUMBERED 58787.95 11.02%

Existing Vegetation 5701.85 1.07%

Permanent Retarding Basin 23859.02 4.47%

Dry Retarding Basin (Unusable) 8858.76 1.66%

Dry Retarding Basin (Usable): < 1 in 10 Year Flooding 6279.23 1.18%

Dry Retarding Basin (Usable): > 1 in 10 Year Flooding 6865.87 1.29%

TOTAL ENCUMBERED 51564.73 9.67%TOTAL OPEN SPACE 110352.68 20.69%

LANEWAY 6089.6 1.14%

ROADS 122508.63 22.97%

SUPERLOT 294479.93 55.20%

DEVELOPABLE SUB TOTAL 423078.16 79.31%

533,430.84 100.00%

Masterplan Option 8 - Areas Schedule

Open Space Plan - Land Area Schedule

Encumbered Open Space

Unencumbered Passive Open Space





planning application


planningapplication

Subject to futureplanning application

LOTS WITH BUILDING ENVELOPES

LEGEND

LOTS WITH TREE PROTECTION ZONES

DATECHKD APPROVDRWNREVPROJECT_DRG NO 26.07.201700 NCNCBC0317-0701-00_D004-00ISPT Kingswood Golf Course

Building Envelope /Tree Protection Plan

16


Deep Lots• Frontages range from 12.5m to 16m, , 435m2 - 560m2

• Two storey

• Front, rear and side gardens

• Detached dwelling

• Retained quality trees at rear of property

• Deep lot provides some flexibility

• Options for orientation, north and east

• Front setback can vary

• Deeper rear setback to upper level

Figure 16 – Typical Lot Diagram Figure 17 – Deep Lots Diagram Figure 18 – Corner Lots Diagram

Corner Lots• Dual frontages range from 8.5m to 16m minimum, 238m2 - 560m2

• Two storey

• Semi-attached and attached dwellings

• Options for front door address

• Garages can be zero lotted

• Front, side and rear garden options

• Maximised allotment efficiency

• Options for orientation, north or east



3.12 Product Typologies

Typical Lots• Frontages range from 8.5m to 14m, 238m2 - 448m2

• Two storey

• Semi-attached and attached dwellings

• Garages can be zero lotted

• Front, side and rear garden options


• Options for orientation, north or east




Four-Pacs• Shared access and multi-use forecourt, , 256m2 minimum

• Two storey

• Options for orientation


• Front (or rear) and side garden options

• Minimises cross-overs

• Multiple options for address

• Dwellings may be either attached or detached

Figure 19 – Four-pacs Diagram

Narrow Lot• Frontages range from 4.5m - 6m, 90m2 - 168m2

• Height up to 3 storeys

• Rear car access from laneway

• Front and courtyard gardens

• No cross-overs off access street


• Reduced front setback

Bookend Duplex• Frontages 12m, 200m2 minimum

• Two storeys

• Attached duplex dwelling

• Options for orientation

• Front and rear garden options


• Shared cross-over


Figure 20 – Narrow Lot Diagram Figure 21 – Bookend Duplex Diagram

18


3.13 StagingThe development will be staged over a number of years. There will be four broad precincts divided into a series of stages with the first stage designated along the Centre Dandenong Road frontage.

The precincts create a sense of a “village within a village’ and create diversity of expression and ambience throughout the site.

The principles for the staged development of Kingswood will provide for:

• Safe and secure construction access to be established in the early stages of works from both Centre Dandenong Rd and Spring Rd..

• A visible estate identity to be stablished on Centre Dandenong Rd to facilitate sales and marketing activities.

• The sequencing of the major infrastructure to be constructed as per the demands being created from the new residential lots.

• The responsible management of outlet conditions. Due to the over and above requirement for drainage controls for the site that also serve external catchments, there are several large treatments required and the staging brings these assets online in a manner that will meet the outlet conditions.

• The responsible management of site conditions to ensure the environmental control measures specified in the construction management plan are satisfied; i.e. soil erosion and dust suppression. Earthworks for the site to be staged such that material to be cut can be placed as fill so as to avoid the need to created large stockpiles.

These proposed stage sizes, boundaries, densities and sequencing will be reviewed during the life of the development and may be adjusted in response to servicing requirements and market or economic demands.

Ecologically Sustainable Development

The project as a whole will follow the UDIA’s ‘EnviroDevelopment’ national sustainability rating tool (National Technical Standards Version 2).

EnviroDevelopment is a scientifically-based assessment scheme that independently reviews development projects and awards certification to those that achieve outstanding performance across four or more of the following elements:

• Ecosystems,

• Waste,

• Energy,

• Materials,

• Water, and

• Community.

The project is committed to achieving a minimum of four of these elements, however, all six elements are being actively pursued under the ‘Residential Subdivision’ development type for projects containing less than 1,500 dwellings. Further, the individual houses will be designed to meet a 6 star ‘FirstRate’ house energy rating. As an accredited NatHERS software, this FirstRate rating will also contribute to achieving the EnviroDevelopment ‘Energy’ leaf.

3.14 TopographyThe existing use as a golf course has seen the Site shaped to suit the tees, fairways and greens. This results in a number of local high and low points. The Site will be regraded where required to provide for the roadways and lots together with the shaping for drainage treatments.

The range for the depth of cut or fill is considered minor.

• Fill between 0 to 2m

• Cut between 0 to 2m

The grading undertaken has provided a balance between cut and fill so as to avoid the need to either remove material from the Site or import additional site fill.

Preliminary road gradings have been undertaken to confirm that the road grades are within acceptable standards and the gap flows for drainage can be contained with the use of the roads as overland flow paths.


3.15 HydrologyAs part of the conditions set by Melbourne Water in consenting to the redevelopment of the Site, the future development must contain all discharge offsite to less than 3.3m3/s. This discharge rate is the estimated capacity of the downstream drainage network and will provide 1% AEP protection for properties downstream of the site.

In order to meet the conditions set by Melbourne Water, the redeveloped Site will require 62,000m3 of storage, in addition to the existing basin, to be provided onsite.

This will take the following form:

• Increasing the existing Melbourne Water Retarding Basin to 20,000m3

• An 18,000m3 retarding basin incorporating a water quality wetland

• A 2,800m3 retarding basin incorporating a water quality wetland

• A 22,000m3 “dry” retarding basin which has a small area dedicated to frequent flooding (events less than the 10% AEP) with majority only impacted in rare flood events.

If the Site was only required to detain for increases in impervious areas as part of its redevelopment, then approximately 10,000m3 would be required. However, the 62,000m3 of storage is required to address current storm water issues affecting approximately 70 properties downstream of the site.

3.16 Site ServicingDrainage will be constructed within the roadway to convey minor storm events and pipes will be sized to ensure that gap flow conveyed within the roadways meet the standards for the velocity depth ratio.

The development will be required to meet current standards for the control of stormwater for the hydraulic discharge and to meet best practice for stormwater quality under clause 56.07 of the Victorian Planning Provisions.

Modelling of the flows to achieve this will be required and a number of treatments included within the design for the drainage in order to meet the standards. All designs will be forwarded to relevant authorities for approval. Measures such as Wetlands/Basins and pollutant traps are proposed for the development providing the necessary controls.

No recycled water is available from South East Water for this Site and the Site is not mandated for the supply of recycled water.

There is currently a stormwater harvesting system being used by the golf course which uses both storage dams and recharge of the aquifer to store water for reuse on the golf course.

The system will be decommissioned as part of the redevelopment of the Site.

The Site has ready access to all other services, including reticulated water, power, gas and sewer.

3.17 AcousticsKingston Planning Scheme includes the Moorabbin Airport Environs Policy (MAEP) and the Airport Environs Overlay (AEO). The MEAP references

“any approved Australian Noise Exposure Forecast (ANEF) as contained in the appropriate airport strategy or master plan for the airport” and also explicitly requires consideration of the 1998 ANEF for Moorabbin Airport. The AEO is based on the 1998 ANEF.

Of importance is the fact that the site is wholly outside the Airport Environs Overlay extents and is wholly outside the ANEF 20.

Given the characteristics of the noise at this site, the following outcomes are proposed:

A mandatory requirement for all dwellings to be constructed to achieve the internal noise level set out in Table 3 of Australian Standard 2021, and

All future residents are to be provided with information confirming the proximity of the Moorabin Airport and the fact that overhead flights occur

20


RUJA RESERVE

CHRISTINA TERRACE RESERVE

NEWBRIDGE CLOSE RESERVE

WYNDARA CRESENT RESERVE

GREENWOOD CLOSE RESERVE

COUGHLAN RESERVE

CANNERY PLACE RESERVE

DINGLEY PRIMARY SCHOOL

NEIGHBOURHOOD CENTRE & LIBRARY

NOTE: ALL PLANS PRELIMINARY ONLY. FURTHER DETAIL TO BE PROVIDED AS PART OF FUTUREPLANNING PERMIT APPLICATION

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Landscape Masterplan

MAJOR GREENLINK

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SOUTH-WEST RESERVE

NORTHERN RESERVE

CENTRAL RESERVE

SOUTH-EAST RESERVE

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POCKET PARK

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DATECHKDDRWNREVPROJ_DRG NOKingswood Landscape

01.08.2017ML AW0110040200

SCALE 1:2000 (A1)

3.18 Open Space & LandscapingOf equal importance to a quality outcome is the network of open spaces within the Site. These open spaces have been designed to link with existing open spaces in the adjacent neighbourhoods.

A minimum of 20% passive open space will be provided on site comprising:• 14% encumbered and unencumbered open space that

will be vested in Council and;

• 6% encumbered land in the form of permanent retarding basins that will be vested in Melbourne Water.

The opportunity to link into existing perimeter parks creates greater pedestrian permeability through the site and will benefit both the existing and new residents. The open spaces have been strategically located to ensure that a high proportion of existing trees are retained and that the spaces are equitably distributed throughout the development.

Open space areas will include encumbered land such as designated remnant tree areas and retarding basins. In general there is a focus on passive recreation however the central park has larger kick-about spaces and facilities for family activities. The central park does have a role as a retarding basin and in a 1:10 rain event parts of the reserve will flood. However, as part of the overall inundation mitigation system, it is designed to drain quickly and key areas of the reserve will not be flooded.

Some of the open spaces have large water bodies and the edges of these water bodies are accessible as part of the path network and boardwalk treatments. As part of the Concept Plan strategy, existing and proposed open spaces are located an equitable distance from all dwellings. This strategy allows for recreational opportunities for all age groups as well as places for community gathering.

Residential landscaping within the Site will be designed to complement the contemporary built form, will provide an integrated design outcome and will contribute to a cohesive environment within the existing setting.

In keeping with the native landscape character of the Site and more eclectic plantings within the established Dingley Village, a diverse plant palette with a range of indigenous, native and exotic plants will be utilised to provide design flexibility and a contemporary design response.

Figure 22 – Landscape Masterplan

Where appropriate, indigenous plantings will be utilised in the public realm and encouraged in residential design guidelines for use in front and rear gardens . ASRP1 has registered to use the UDIA Enviro Development Guidelines and while these apply more broadly to the public realm, they still provide the framework for the guidelines that apply to the residential landscapes at Kingswood.

Some of the key landscaping principles are:• To create a sustainable and cohesive landscape

outcome that responds to the character and ecology of the site and contributes to the overall amenity and appearance of the Kingswood residential community

• To create landscape treatments that are; creative, dry- tolerant, functional and low- maintenance to suit active lifestyles

• To provide linkages and connectivity to the surrounding neighbourhood through the establishment of green links

• To provide path connectivity around water bodies and wetlands where this can physically be provided

• To provide opportunities for the establishment shade trees and appropriate screening.

• To achieve a contemporary landscape outcome to the front of all homes that is reflective of the quality and character of the built-form

• To define individual boundaries from the streetscape or public realm

• To minimise the area of hardstand (eg. driveways and paving) and maximise the amount of soft landscape (eg. garden beds, turf and permeable surfaces)

In relation to the landscaping of declared arterial roads, a mix of large clean-trunked native trees will be planted to the collector to provide amenity, habitat and shade to the streetscape. Trees will be planted in an irregular copse pattern and take advantage of proposed outstands to provide greater shade to the streetscape.

The development proposes a series of water bodies and wetlands as part of Melbourne Water’s conditional requirements to manage all stormwater on site. In the south-west pocket, it is proposed to create a new expansive wetland to assist in the detention and treatment of stormwater.


The Reserve forms part of a wider landscape scheme that includes the adjacent boulevard planting and ‘Major Greenlink’ that seeks to retain the golf course character upon entry from Centre Dandenong Road.

The first fairway contains several high value trees and copses of tea tree. The development proposes to retain much of this fairway in a generously-proportioned linear park – approximately 450m long and 20-50m wide. Together with the South-west, Central New shared pathways link to the proposed Central and Northern Reserves, allowing one to walk or cycle from Centre Dandenong Road to McClure Road off-road with only 3 minor street crossings. An off-shoot shared path heads west, connecting to Christina Terrace Reserve and the neighbourhood beyond. All pathways would be carefully sited and constructed to ensure tree health is protected at all times.

At the heart of the proposed development is a large multi-purpose parkland. Subject to future detailed design, it is envisaged that the park would contain broad open lawn areas for informal ball games, junior and senior play areas, picnic facilities, and plazas. The large grass fields double as temporary detention basins as part of the wider stormwater mitigation scheme. These areas are designed to hold water for a short time only during a 1:10 flood event or greater (refer Hydrologist’s report). The topography of the park would vary to allow for proper engineering function, visual interest, and to retain several significant patches of habitat and individual trees. Shared pathways would connect the park to the ‘Major Greenlink’, Northern Reserve, and boulevard cycle paths.

The development proposes a series of extended and additional water bodies/wetlands as part of Melbourne Water’s conditional requirements to manage all stormwater on site.

Along the north-west boundary, it is proposed to approximately double the size of the existing detention basin and create a water-focussed park that provides a range of passive recreation opportunities. Subject to future detailed design, these may include: boardwalk and shared pathways, viewing platforms, picnic areas, lawns, and a small nature-based play area. Existing high value trees and habitat patches are proposed to be retained and integrated into the new parkland setting.

The length of the linkage is approximately 500m and links several small neighbourhoods together. Walking and cycling links are proposed to McClure Road, Christina Terrace, and to the new Central Reserve located on the other side of the boulevard. A large stand of existing Sugar Gums has now been incorporated in to this reserve.

The development proposes a series of extended and additional water bodies/wetlands as part of Melbourne Water’s conditional requirements to manage all stormwater on site. In the south-east pocket, it is proposed to expand the existing ornamental pond into a larger wetland to assist in the detention and treatment of stormwater.

The reserve provides high visual amenity to both existing and future residents fronting it. Subject to future detailed design, features for passive recreation may include: shared pathways, picnic areas, lawns, and a small play space. The water body/wetland will be shaped around high value existing trees, positioning them as the central focal point.

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3.19 Vegetation Retention & RemovalEstablished trees within the Site are a defining feature of the landscape and are a tangible link to the past and present.

Retention of existing trees is at the heart of the proposed redevelopment, in recognition of the outstanding amenity they provide: habitat for local fauna, screening and softening, shading, and visual interest.

The project arborist, Homewood Consulting, has surveyed all trees within the Site and assigned retention values of ‘low’, ‘medium’, and ‘high’.

These values take into account an assessment of the tree’s health, structure, useful life expectancy, landscape contribution, and individual significance. The project ecologist, Ecology & Heritage Partners, has identified and assessed the quality of native habitat patches and native scattered trees.

The various design disciplines - urban design, landscape architecture, engineering, and traffic - have considered the Aboriculture and Ecology reports and have worked collaboratively to meaningfully integrate existing trees into the proposed development. Priority has been given to trees of ‘high’ and ‘moderate’ aboricultural value and native scattered trees.

These are retained in public open space where possible, as well as in road reserves, lots, and along the Site boundaries. Trees with ‘low’ value have not been considered for retention due to poor health, structure, and useful life expectancy.

A significant number of new trees (> 2,300 approx.) will be installed in new open spaces and streetscapes to offset trees to be removed.

Four pockets of vegetation with a high aesthetic value have been identified by Council and illustrated on the Concept Plan provided in section 3.2 of this report.

Vegetation is to be retained and protected in accordance with the requirements of the following clauses of the Kingston Planning Scheme:

Clause 42.01 (Environmental Significance Overlay – Schedule 3),

Clause 42.02 (Vegetation Protection Overlay – Schedule 3),

Clause 42.03 (Significant Landscape Overlay – Schedule 1), and

Clause 52.17 (Native Vegetation).

Tree Protection Zones are to be provided within all residential lots that are proposed to retain a tree(s).

www.kingswooddingleyvillage.com.au Revision 02 - September 2017

Documents

KINGSWOOD DEVELOPMENT PLAN