Sth Gippsland NDS Boards Masterpage Working D · Precinct A Precinct C Precinct D Adams Creek Precinct E Precinct F Precinct G Precinct H Precinct B PRIMARY SCHOOL PONY CLUB POST

Precinct APrecinct A

Precinct CPrecinct C

Precinct DPrecinct D

Adams Creek

Adams Creek

Precinct EPrecinct E Precinct FPrecinct F

Precinct GPrecinct G

Precinct H

Precinct APrecinct A

Precinct BPrecinct B

Precinct CPrecinct C

Precinct DPrecinct D

Precinct EPrecinct E Precinct FPrecinct F

Precinct GPrecinct G

Precinct H

PRIMARY SCHOOLPRIMARY SCHOOL

PONY CLUBPONY CLUB

POST OFFICEPOST OFFICE

HALLHALL

TOBY’S PADDOCKTOBY’S PADDOCK

GENERAL STOREGENERAL STORE

RAILWAY BUILDINGRAILWAY BUILDING

RECREATION RESERVERECREATION RESERVE

SPEEDWAYSPEEDWAY

CEMETERYCEMETERY

CFACFA

LEGEND

Precinct Boundaries

Railway Line

Public Open Space*

Lots within 400m of Public Open Space

Key Service/Building

Gateway into Nyora

Environmental Issues

Flood Prone Land(18% Annual Exceedance Probability^)

Flood Prone Land(1% Annual Exceedance Probability^)

Vegetation

Giant Gippsland Earthworm Patches

Road Surface:

Sealed

Unsealed

Unmade Road Reserve

*Public Open Space refers to publicly accessible land set aside for sport, recreation and community purposes and may include parklands, sporting fields, playgrounds, bushland and built areas such as civic squares, plazas or skate parks.

^Annual Exceedance Probability is the likelihood that a given rainfall total accumulated over a given duration will be exceeded in any one year. For example, a one-hundred-year flood is a flood event that has a 1% probability of occurring in any given year. The 100-year flood is also referred to as the 1% flood, since its annual exceedance probability is 1%. For river systems, the 100-year flood is generally expressed as a flowrate.

LOCAL CONTEXTNyora is located approximately 100km from Melbourne. It is within easy reach of Cranbourne and Pakenham.

GROWTHPredictions suggest the population in Nyora could grow by 30-90 people per year, depending on the growth scenario.

▪ Installation of the sewerage system

▪ Proximity to Melbourne, Cranbourne and Pakenham, and other regional employment centres

▪ Subdivision and development potential due to sewer connections

▪ Rural township character making it an attractive place for a “tree change”

DEVELOPMENTThere is a need to decide what minimum lot sizes may be created in the existing residential areas to accommodate some growth.

RAILWAY LANDWe need to talk about what will happen to the railway land, which is Crown land owned by VicTrack, and the heritage railway buildings.

STORMWATERThere are stormwater and drainage issues across the town that already need to be addressed.

SERVICESCommunity services and retail are needed in the town centre, for its current and future population.

DRIVERS FOR CHANGE

As the population grows, more housing will be needed.

ISSUES AND OPPORTUNITIES

EXISTING CONDITIONS

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MITCHELL STREETMITCHELL STREET

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LANG LANG-POOWONG ROAD


LANG LANG-NYORA ROAD

LANG LANG-NYORA ROAD

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GLOVERS ROAD

GLOVERS ROAD

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WATTS ROADWATTS ROAD

GRUNDY ROAD

GRUNDY ROAD

BERRYS ROAD

BERRYS ROAD

HEN

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ENRY

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HEWSON STREETHEWSON STREET

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PRECINCT FPRECINCT F

PRECINCT DPRECINCT D

PRECINCT EPRECINCT E

PRECINCT APRECINCT A

PRECINCT BPRECINCT BPRECINCT CPRECINCT C

PRECINCT HPRECINCT H

PRECINCT GPRECINCT G

The growth area in Precinct F proposed to the north east is known locally as the Wallace Watson land. The Planning Scheme Amendment to rezone this land is currently with the Planning Minister for determina on. The plan above is an indica ve layout which shows how residen al development in the Precinct F land could be laid out in future.

The above plan illustrates the focus of the Nyora Development Strategy. Community input is of par cular importance for the areas in darker green. The strategy will provide more detailed guidance for these areas. Guidance will also be provided for precincts C and D, though growth in these areas is expected much further in the future. Precincts G and H are not expected to experience addi onal growth.

OVERALL STRATEGY MAP

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Precinct A

Precinct B

Precinct C

Precinct D

Precinct E Precinct F

Precinct G

Precinct H

PRIMARY SCHOOL

PONY CLUB

POST OFFICE

HALL

TOBY’S PADDOCK

GENERAL STORE

RAILWAY BUILDING

RECREATION RESERVE

SPEEDWAY

CEMETERY

CFA

LEGEND

Precinct Boundary

Flood Prone Land (5 Year ARI)

Flood Prone Land (100 Year ARI)

Road Surface

Railway Line

Public Open Space (POS)


Opportunities

Possible Linear Park - New public open space, constructed waterway for stormwater issues, and movement corridor

Railway corridor

Improved connections

Pedestrian link

Framework areas:

Town centre reconfiguration (Precinct A)

Transition area (Precinct B & E)

Short to medium term growth area (Precinct F)

Long term growth area (Precinct C & D)

Rural lifestyle (Precinct G & H)OVERALL STRATEGY MAP




GRAYDEN STREETGRAYDEN STREET

WALTERS ROADWALTERS ROAD

LANG LANG-POOWONG ROADLANG LANG-POOWONG ROAD

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GRUNDY AVENUE

GRUNDY AVENUE

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GRUNDY AVENUE

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MITCHELL STREET

MITCHELL STREET


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STER

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PATM

AN D

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HEWSON STREETHEWSON STREET GRUNDY AVENUE

GRUNDY AVENUE

Post OfficePost Office

Primary SchoolPrimary School

HallHall

Toby’s PaddockToby’s Paddock

General StoreGeneral Store

Railway BuildingRailway Building

Recreation ReserveRecreation Reserve

SpeedwaySpeedway

CFACFA

LEGEND

Proposed new town centre boundary

Streetscape improvements:

New main street focus

New pedestrian/shared links

Improved junction/intersection layout

Other improvements:

Building frontages

Stormwater/drainage management

Land Uses:

Community

Formal green space

Retail anchor (e.g. supermarket)

Small scale retail space

Train Station reuse

Concept 1: Parallel Main Streets

OPTIONS FOR THE TOWN

CENTRE’S GROWTH

Concept 2: Junction Focus

Create parallel main streets by consolida ng the town centre. Shops will be encouraged to locate alongside new community uses in close proximity to each other on a new street to the south of Mitchell Street.

Create a new focus around the redefi ned junc on of Davis Street, Mitchell Street, and Grundy Avenue. New development on vacant land, opposite Toby’s Paddock, will strengthen the town centre’s ac vity and vibrancy.

Henley Street will become the new main street, with the Nyora Hall, part of a new development of community uses and retail space. The sta on building, with addi onal parking, will be reused for the community.

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Concept 3: Henley Street Spine

LEGEND

Watts Road Industrial Area


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LEGEND

Precinct Boundary

Land covered by an existing Development Plan Overlay (DPO5)

Precincts B and C

Other precincts

Existing roads (sealed)

Existing roads (unsealed)

New connections:

Main connector street

New local street

New shared path along linear park

Local Features:

Vegetation

Giant Gippsland Earthworm habitat

Parks and waterways:

Existing parks

New linear park and constructed waterway

Possible future residential development approach:

Township density transition area

Lower density transition area

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WaterwayHouseHouse

Front GardenLinear Park Linear Park

Shar

edPa

th

Verg

e

Front Garden Swale Buffer BufferStreet

Foot

path

Foot

path

Precinct B has the poten al to become a more densely developed area through subdivision, due to the “General Residen al Zone” status of the planning regula ons that apply to the area.

Moving forward, new development should incorporate features of the exis ng “rural township” feel. This could include open, low or no front fencing; generous front yards with large tree plan ngs, and “light” construc on materials such as mber. Views to the surrounding landscape features of rolling hills and farmland should be preserved, where possible.

RURAL TOWNSHIP NEIGHBOURHOOD CHARACTER

SAMPLE SECTION: OPTION FOR THE LINEAR PARK

The main planning controls that apply in precinct B are theGeneral Residen al Zone 1 and the Development PlanOverlay - Schedule 5 (DPO5). This allows urban residen aldevelopment subject to a group of neighbours preparing adevelopment plan for approval by Council. Thedevelopment plan needs to apply to a logical land unitbounded by roads or the boundaries of the DPO5 area.The Future Nyora project seeks to assist property ownerswith the prepara on of development plans in the area andensure orderly development. The DPO5 requiresconsidera on of drainage, parks, environment, buildingdesign and off -site infrastructure.

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A d a m s C r ee k

WALTERS ROAD

WALTERS ROAD

PRIMARY SCHOOL

PONY CLUB

TOBY’S PADDOCK

RAILWAY BUILDING

RECREATION RESERVE

LEGEND

Precinct boundary

Precincts D, E and F

Other Precincts

Existing roads

Railway line

Watercourse


New connections:

Improved Connections

Pedestrian Link

New shared path

Constraints to subdivision (larger lots):

Vegetation

Giant Gippsland Earthworm habitat

Public open space (parks):

Existing public open space

New public open space (proposed)

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This diagram shows a good example of the four exis ng large lots in Precinct E, which individually could not all subdivide to their maximum poten al. The central street provides access to the majority of lots and helps to improve linkages across Nyora, while providing each new lot with an address to the street.

DESIRED SUBDIVISION OF PRECINCT E

POTENTIAL POOR QUALITY SUBDIVISION OF PRECINCT E

This diagram is an example of how subdivision is o en achieved, known as a “ba leaxe” subdivision. Four exis ng lots have been subdivided, with new development provided on new lots behind exis ng houses. Lots at the rear of these subdivisions do not face the street and the lot design creates nega ve impacts as these long driveways become mini cul-de-sacs. Pedestrian movement is diffi cult and car-dependence is increased. Rear lots are tradi onally worth less than similar proper es that face the street.

Documents

Sth Gippsland NDS Boards Masterpage Working D · Precinct A Precinct C Precinct D Adams Creek Precinct E Precinct F Precinct G Precinct H Precinct B PRIMARY SCHOOL PONY CLUB POST