GLEBE HILL SITE DEVELOPMENT PLAN
AsamendedMay2013
PARCELS 1- 4, 14GLEBE HILL WEST
2
CONTENTS
1. Application 5
2. AimsoftheGlebeHillSiteDevelopmentPlan 5
3. SiteDevelopmentPlanStructure 5
4. Precincts 6
5. Developmentoverlays 13
6. Circulationandtrafficenvironment 18
7. Infrastructure 19
8. Staging 19
APPENDICES A. GlebeHillOutlineDevelopmentPlanMap 22
B. PlansforSubdivision 23
[Cover–PrecinctPlan,Figure2.page7]
3
FIGURES
Figure1 Planningarea,GlebeHillSiteDevelopmentPlan 4 Associatedplanningdocuments
Figure2 Precinctplan 7
Figure3 Precinctsandsubdivision 9
Figure4 Indicativedevelopmentofparks,conservationarea 11 andlocalcentre
Figure5 Deleted
Figure6 DevelopmentOverlaysonPrivateLotsPlan 14
Figure7 Indicativedevelopment,lotsadjacenttoparks 16
Figure9 RoadHierachy 20 Plan,indicativedevelopmentofroads,streetsandplaces andtypicalsections
Figure10 Staging 21
4
SITE DEVELOPMENT PLAN PARCELS 1-4,14
Figure1PLANNING AREAS
EXTENT OF ASSOCIATED PLANNING DOCUMENTS
ExtentofGlebeHillOutlineDevelopmentPlan
ASiteDevelopmentPlanapplies
ParcelsareasidentifiedintheGlebeHillOutlineDevelopmentPlan,referAppendixA.
SDP forParcels 6-8,
10a - 12
Site Development Plan (SDP) for Parcels 1-4, 14
SDP forParcel 9-10
5
1. APPLICATIONTheGlebeHillSiteDevelopmentPlan(Parcels1-4,14)formspartoftheClarencePlanningScheme2007.
DevelopmentandlandusewithintheParcels1-4,14PlanningArea(Refer,Figure1)istobeconsistentwiththeGlebeHillSiteDevelopmentPlan,includingessentialinfrastructure,amenityandconservationworks,subdivision,landmanagementandsomeaspectsofdevelopmentandoccupationoflots.
ThissitedevelopmentplanoverridestheprovisionsoftheClarencePlanningScheme2007totheextentofanyinconsistency.WheretheSiteDevelopmentPlanissilenttheprovisionsoftheClarencePlanningScheme2007apply.
2. AIMS OF THE GLEBE HILL SITE DEVELOPMENT PLAN(a) ToprovidecleardirectionfordevelopmentonGlebeHillabovePassRoadandMerindahStreet;
(b) TofacilitatedevelopmentandlanduseonGlebeHillconsistentwithconservationofnaturalsystemsandlandscapevaluesofGlebeHill,associatedlowerslopesandtheClarencePlainsRivulet;
(c) Tofacilitatedevelopmentundertakeninaccordancewithbestpracticeforefficientuseofresourcesandofinfrastructure;pedestrianfriendlyresidentialareasincludingacentralareadetailedforpedestrianconvenience;and,responsiblehazardminimisation;
(d) Toprovideeffectivephysical,circulationandusagelinksbetweenClarendonVale-Rokeby,CityofClarencesuburbsontheeasternsideoftheMeehanRangeandGreaterNorthWest.
3. SITE DEVELOPMENT PLAN STRUCTURE
3.1 ZonesThisSiteDevelopmentPlanassumesthattheapplicablezonesforthelandthesubjectofthisSiteDevelopmentPlanareasidentifiedintheOutlineDevelopmentPlanatAppendixA.
3.2 PrecinctsAllowablelandusesaredeterminedbyreferencetoPrecinctswhichareanadditionallevelofcontroltothezonesintheClarencePlanningScheme2007.GenerallylandusesanddevelopmentwithineachprecinctareasspecifiedinSection4oftheSiteDevelopmentPlan.
3.3 Development overlaysWhereanoverlayappliestoalot,specificrequirementsguideorcontrolhowdevelopmentwillbecarriedout.Theoverlayrequirementsareanadditionallevelofcontroltothezonesandprecincts.
3.4 Provisions of services, roads and open spaceRequirementsareaslaidoutSections6-7ofthisSiteDevelopmentPlan.
3.5 StagingItisproposedtointegratesubdivisionintheareaoftheParcels1-4,14areawithsubdivisionofParcels6-12,referSection8.
6
4. PRECINCTSTheprecinctinwhichalotislocateddetermineswhatthelandcanbeusedforandcontrolssomeaspectsofdevelopment.Landusesanddevelopmentcanbespecifiedintwodifferentways.
4.1 Acceptable Solutions for Use and Development (Permitted)WhereaproposeduseordevelopmentisconsistentwithanyotherplanningrequirementsinthisSiteDevelopmentPlanincludinganyrelevantoverlays(ReferSection5)andtherelevantrequirementsoftheScheme,itistobetreatedinaccordancewithclause3.1.7oftheSchemeandapprovedsubjecttoreasonableconditions.TheAcceptableSolutionscontainedinthisSiteDevelopmentPlanareinadditiontothepermissibleusesanddevelopmentinthePlanningScheme.
4.2 Performance Criteria (Discretionary)TheperformancecriteriaallowsCounciltoapproveapplicationsforlandusesanddevelopmentthatdonotmeettheAcceptableSolutions.IfCouncildeterminesthattheapplicationcomplieswiththeintentofthatprecinctornominatedperformancecriteriaanapplicationmaybeapproved,subjecttoreasonableconditionsinaccordancewithclause3.1.8BoftheScheme.TheperformancecriteriaareinadditiontothediscretionaryusesanddevelopmentintheScheme.WhereCouncildeterminesthatanapplicationisnotconsistentwiththeintentforthatprecinctorperformancecriteriatheapplicationmayberefused.
4.3 Deleted
7
LocalCentreResidentialFormspartofParcel4
ResidentialFormspartofParcel4andParcel1
GlebeHillParkandIncidentialOpenSpacesParcel1,2,2a,2b,2c,2dand2e
Figure2GLEBE HILL SITE DEVELOPMENT PLAN
ReservoirParcel3
PRECINCT PLAN
8
4.4 Deleted
4.5 Local Centre Residential Precincts (formspartofParcel4)
Intent
Areasuitableforindependentelderlyandotherhouseholdswantingtolimitwalkinganddriving,locatedinthemidandoutersectionsoftheLocalCentreorareasalongtheparkmoresuitableforhigherdensities.
Acceptable Solutions (Permitted) Performance Criteria (Discretionary)
4.5.1 Retirement Villagewhichmeanslandcontainingmorethen2dwellingsusedoroccupiedbytheelderlyandmayincludecommunalbuildingsandfacilities.
Otherusesconsistentwithresidentialusebyindependentelderlypeopleandothers.
4.5.2 SubdivisionconsistentwithproposedsubdivisionplanatAppendixB1.
Subdivision toprovideforsmalllotsof400m2-750m2abletoaccommodatemultipledwellingsupto2units;Subdivision toprovideforlotsgreaterthan400m2upto1875m2abletoaccommodatemultipledwellingsinexcessof2unitsprovidedthatnomorethan5unitsareaccessedfromoneentrance
4.5.3 Parking inlocationsshownintheparkinfigure4.RefertoGlebeHillParkandIncidentalOpenSpacePrecinct;
PublicpurposeparkingwhichcouncildeterminescontributestotheurbancharacterandmicroclimateoftheLocalCentre;
4.6 Residential precincts (formspartofParcel1and4)
Intent
Developmentsuitableforstandarddensityresidential,inpedestrianfriendlyroadandopenspacesetting.
Acceptable Solutions (Permitted) Performance Criteria (Discretionary)
4.6.1 SubdivisionconsistentwithproposedsubdivisionplanatAppendixB1.
Nil.
4.6.2 Buildings consistentwithanyOverlaythatapplytothatlot,referFigure6andFigure7.
Buildings ofanalternativedesignthatmeetstheintentoftheResidentialPrecinctandtheintentoftherelevantOverlays.
4.7 Glebe Hill Park and incidental open space (Parcel1,2a,2b,2c,2d,and2e)
Intent
ToprovideapedestrianfriendlyPublicOpenSpace.ToprovidealocalmeetingareaandgardenwithintheLocalCentre.Potentialhazardsminimisedbyviewsinfrompassingtrafficandadjacenthouses.TofunctionasamodestwaterharvestingandwatertreatmentcomponentaspartofacompositeGlebeHillsurfacewaterstrategyforthewholeofthewestfaceofGlebeHill.
Acceptable Solutions (Permitted) Performance Criteria (Discretionary)
4.7.1 Public Recreation,andPublic UtilitiesinaccordancewithFigure4.
Otherusesconsistentwithaccepteduseandcomplementingthemintermsofsecurityandmicroclimate.
Figur
e 3GL
EBE
HILL
SIT
E DE
VELO
PMEN
T PL
ANSU
BD
IVIS
ION
CO
NSI
STEN
T W
ITH
PR
ECIN
CT
(Par
cels
4, 2a
, 2b,
2c, 2
d, 2e
and 1
)
Gle
be H
ill Bu
shla
nd P
arkw
ay
Resid
entia
l
Loca
l Cen
tre R
esid
entia
l
Inci
den
tal O
pen
Spac
e
9
Rese
rvoi
r
10
4.7.2 Public Access Parklands and GardensGenerallyinaccordancewithFigure4.
Public Access Parklands and Gardens whichprovide:• comfortablemicroclimateinallseasons;• Definedplayareas,limitedopenareasportfacilities;• Pathsprovidingconvenientpedestriannetworkwhich
linkspartsofUpperGlebeHillstotheLocalCentre.
4.7.3 Surface water conditioning works whichmeansapipedstormwatercollectionsystemthatmitigatesagainstnegativeenvironmentaleffectsonthedownstreamwatercourse,wheretheworksalsocreateaparkwaylandscapefeatureanddetailconsistentwithminimisinghazard.
Nil
4.7.4 Parking inlocationareashowninFigure4tobeshadedbytreesinsummer,beattractivetolookatwithmidtonepaving,preferablyporous.
Public purpose parking whichcouncildeterminescontributiontourbancharacterandmicroclimateoftheLocalCentre
4.8 Glebe Hill Bushland Parkway (Parcel2)
Intent
ToprovideapedestrianfriendlyPublicOpenSpace.Toprovideaccessibleopenspacetoenjoyviewsandappreciatenaturalvalues.Potentialhazardsminimisedbyviewsinfrompassingtrafficandadjacenthouses.TofunctionasamodestwaterharvestingandwatertreatmentcomponentaspartofacompositeGlebeHillsurfacewaterstrategyforthewholeofthewestfaceofGlebeHill.
Acceptable Solutions (Permitted) Performance Criteria (Discretionary)
4.8.1 Public RecreationandBushland Management whichmeansworksconsistentwithconservationofbio-diversityvaluesandbushlandrehabilitation,including:groundworks,collectionofseedsandpropagationmaterial,seeding,planting,mulching,watering,weedandwasteremovalandappropriateworkstoreducefirehazard(notethisworksmayrequireseparateapprovalsfromotherauthorities)orallworksundertakeninaccordancewithaBushlandManagementPlanacceptedbyCouncil.
Otherusesconsistentwithaccepteduseandcomplementingthemintermsofsecurityandmicroclimate.
4.8.2 Public Access Bushland within a Conservation Management Regime• Walkingtrailsandpathsprovidingconvenientpedestriannetwork
whichlinkspartsofUpperGlebeHillstotheLocalCentre;• Firehazardreductionwork;• Interpretationsigns;• BushlandconservationworksconsistentwithaBushland
ManagementPlanacceptedbyCouncilforthisland.
Public Access Bushland within a Conservation Management Regime:• Otheractivitiesordevelopment
consistentwithconservation,enjoymentbythepublicandmanagementoffirerisk;
• Definedplayareas,limitedopenareasportfacilities.
4.8.3 Surface water conditioning works thatcreateaparkwaylandscapefeatureanddetailconsistentwithminimisinghazard.
Nil.
Figur
e 4IN
DIC
ATIV
E D
EVEL
OPM
ENT
OF
PAR
KS
Cons
erva
tion a
nd lo
cal c
entre
refe
r also
App
end
ix B1
RESE
RVO
IRPA
THS
IN B
USHL
AN
D
PARK
GLE
BE H
ILL
BUSH
LAN
D P
ARK
WA
YG
LEBE
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ON
SERV
ATIO
N P
REC
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KS T
O P
ARK
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ITIES
PATH
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T EN
TRY
Wal
kway
to lo
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GLE
BE H
ILL
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LOC
AL
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TRE
Ad
jace
nt to
or g
ood
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estri
an lin
ks to
Gle
be H
ill Lin
ear P
ark
and
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ilitie
s
Gra
vel t
rack
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es4W
D a
cces
s to
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rvoi
r
Wal
kway
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cid
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k
Link
to C
lare
nce
Plai
ns
Rivu
let L
inea
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k re
fer
Gle
be H
ill O
utlin
e D
evel
opm
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Loca
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ar P
arki
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11
12
Figure 5 deleted.
4.9 Residential and land conservation precinct (Parcel1)
ThislandincludesthesummitofGlebeHill-tobeprotectedaspublicspaceforenvironmentalandrecreationalpurposes,withintheLandscapeandSkylineConservationzone.ItalsoincludesthelowersouthernslopeofGlebeHillwhichincludespotentialforresidentialdevelopmentandpublicaccesstoGlebeHillconservationareaandBushlandParkway,inaccordancewiththeapprovedsubdivisionlayout(seeAppendixB1).
Intent
EffectiveconservationofthreatenedspeciesontheGlebeHillachievedbypublicaccessconservationarea.Residentialuselimitedtolowerslopes;conservationandfirehazardtobemanaged.
Acceptable Solutions (Permitted) Performance Criteria (Discretionary)
4.9.1 FirezonestobedeterminedinconsultationwiththeThreatenedSpeciesUnit.
Nil
4.9.2 SubdivisionconsistantwithproposedsubdivisionplanatAppendixB1.
Nil
4.9.3 Buildingsconsistentwithanyoverlaythatapplytothatlot,referFigure6andFigure7.
Nil
4.9.4 Landmanagementinaccordancewiththevegetationmanagementandbushfiremanagementplans.
Nil
13
5. DEVELOPMENT OVERLAYSOverlaysapplyasoutlinedinFigure6.
5.1 Lots adjacent to Eastern Outlet, Pass Road or the entry from Pass RoadLotsalongsidemajorroadscanbeexperiencedasnoisyenvironments.GenerallychangesinlevelwillscreenresidentsofGlebeHillfromnoisefromthefuturefreewayanddistanceminimisesnoisefromtheexistingRokebyRoad.
TheDepartmentofInfrastructure,EnergyandResourcesrequiresthatthereislimitedaccessfromthesubdivisionontoadjacentroads,commonlythisleadstoa‘fencedfreeway’appearanceandlimitedsurveillanceoffreeway.
Intent
Ensurenoiseabatementforlotsadjacenttomajorroadsandtodosoinwayscompatiblewithretainingoptionsfornaturalventilationofresidences.EncourageattractivevisualpresentationofindividualresidencesandtheemergingsuburbwhenviewedfromadjacentarterialroadsandtheentryintoGlebeHill.
Acceptable Solutions (Permitted) Performance Criteria (Discretionary)
5.1.1 SetbackResidential Developmentistobesetback10mfromboundarywithEasternOutlet,(RokebyByPass)PassRoadorentryfromPassRoad.
AlllotstobecreatedwithaPartVagreementrequiringinstallationandmaintenanceofafenceorhedgeoralternativeboundarytreatment.
AlternativemeasurestoattenuatenoiseassessedbyCouncilasconsistentwithresponsibleuseofexistinginfrastructurecapacity.
AlternativevisualpresentationassessedbyCouncilasprovidingadequateprivacyandanappearancecomparableacceptabledevelopment.
5.1.2 Fence setin3mfromboundarytoroadandunfencedareaplantedwithtreesandshrubs(thedeveloperistoplantatleast3shrubsortreesinthearea3metresfromtheboundarywiththeroad)togiveascreen.Fencetoprovideaccessformaintenanceandtobeofapresentation(non-utilitarian)appearance,lapped,cappedorwithuppersectionoflatticeorgrowingarmatureforshrubs.Fencespermittedto2100mmwhereareaabove1800mmheightprovidedforclimbersorplanting;OR,
5.1.3 Hedge adensefastgrowinglowflammabilityhedgeonarmature-toreach1800mmwithin3years.
Ove
rlay
5.1:
Lot
s Ad
jace
nt to
futu
re E
aste
rn
Out
let,
Pass
Roa
d o
r the
ent
ry fr
om P
ass R
oad
Lots
whe
re o
verla
y ap
plie
s: 3
7-38
; 43-
51, 6
3; 1
98-1
99;
201;
Lot
s 1-8
in S
tage
22
Ove
rlay
5.2:
Lo
ts A
dja
cent
to G
lebe
Hill
Park
, Inc
iden
tal
Park
way
s and
Wal
ks, o
r ad
jace
nt to
Gle
be H
illLo
ts w
here
ove
rlay
appl
ies:
98;
100
-103
; 121
-124
; 127
-130
; 140
-141
; 143
-1
44; 1
53-1
58; 1
67-1
69; 2
22-2
23; 2
32-2
34; 2
37-2
39; 2
45-2
47; 2
54; 2
58-2
59;
263-
264;
272
-275
; 278
-284
; 400
; 402
-403
; 406
-408
; Lot
s 18-
25, 2
7 an
d 3
2 in
Sta
ge 2
2
Ove
rlay
5.5:
Ha
zard
Min
imiza
tion
App
lies o
n lo
ts a
dja
cent
to n
atur
al b
ush
land
onl
y
Lots
whe
re o
verla
y ap
plie
s: 9
8; 1
00-1
03; 2
33-2
34; 2
37-
238;
18-
27, 3
2; 2
74-2
84; 4
00-4
02;
Ove
rlay
5.4:
So
uth
slopi
ng lo
tsLo
ts w
here
ove
rlay
appl
ies:
78-
123;
400
-408
; Lot
s 1-8
, 12,
26
-30
in S
tage
22.
Figur
e 6GL
EBE
HILL
SIT
E DE
VELO
PMEN
T PL
ANO
VER
LAYS
ON
PR
IVAT
E LO
TS P
LAN
Ele
vate
d a
reas
Lot
s whe
re o
verla
y ap
plie
s: 9
8-10
3; 1
10-1
23; 2
28-
246
; 261
-263
; 268
-287
; 400
-408
;
Ove
rlay
5.3:
Mid
slope
s and
mor
e el
evat
ed lo
tsLo
ts w
here
ove
rlay
appl
ies:
71-9
7; 1
24-1
33; 1
38-1
47;
178;
191
-195
; 220
-227
; 247
-260
; 264
-267
; 288
-292
; Lot
s 18
-27
and
30-
32 in
Sta
ge 2
2
(Not
e: A
ddit
iona
l or
alt
erna
tive
are
as o
f pa
rks,
ope
n sp
aces
or
wal
kway
s m
ay b
e de
sign
ated
dur
ing
the
deta
iled
des
ign
stag
e of
su
bdiv
isio
n an
d th
is o
verl
ay w
ill
be a
ppli
cabl
e to
lot
s ad
jace
nt
to a
ny f
utur
e pa
rks,
ope
n sp
ace
or i
ncid
enta
l w
alkw
ays)
14
15
5.2 Lots adjacent to the Glebe Hill Park, Incidental Parkways and Walks or adjacent to the Glebe Hill Bushland Parkway (Upper), and Glebe Hill Conservation Precinct
Areasofparklandorwalkwayscanbedangerousandisolatedifthereislittleinformalsurveillancewhichcandiscouragelegitimateuse.Whileparksandwalkwayshavebeenlocatedtoprovideinformalsurveillancefromroads,overlookingfromadjacenthousesandgardensisdesirable.Thisneedstobeprovidedinawaythatdoesnotmaketheresidencesmorevulnerabletotheft.
Intent
Provideinformalsurveillanceoftheparkland.Providesecurityforownersadjacenttoparkland.Provideanattractivepresentationaddresstotheparkland.
Acceptable Solutions (Permitted) Performance Criteria (Discretionary)
5.2.1 DevelopmentconsistentwithFigure7,demonstrating:Overviewing secondstoreywindowsprovidedclosetoandorientedtooverlooktheparkoropenspace.AND
OverviewingAlternativewaytoprovideoverviewingoftheparkwithoutprovidingviewsintotheresidencefromthepark.
5.2.2 Front garden appearance tobothroadfrontageboundaryandtowardsthepark.Yards elevatedaboveadjacentparklandoropenspace1350mmheightinsideand1800mmoutside.
Fence or wallAlternativefenceprovidingabalanceofsurveillance,privacyandpresentation.
5.2.3 Fence or wall Presentation(non-utilitarian)appearance;paling,cappedorwithuppersectionoflatticeorgrowingarmatureforshrubs.Fencespermittedto2100mmwhereareaabove1800mmheightprovidedforclimbersofplanting.Lockabledoororgatetothepark.WallsfacebrickorrenderedwithplantedordecorateduppersectionAND
5.2.4 Private open space provideadequateprivatespacearea,inaccordancewiththescheme
5.2.5 GlazingwindowsandanyotherglazingandfencingarerequiredtobeconsistentwithcurrentTasmanianguidelinesforpreventionofbirdstrike.
Nil
16
CG Courtyard / garden private outdoor areas
DC Drying court
DC
DC
DC
CG CGCG
CG
CGCG
CG DC
CG
STRE
ET F
RON
TAG
E
PARK
FRO
NTA
GE
TYPICAL SECTIONS
Street frontage
Parkfrontage
Figure7INDICATIVE DEVELOPMENT, LOTS ADJACENT TO PARKS
17
5.3 Midslopes and more elevated lotsTheselotsarepotentiallyvisuallyprominent.Theycouldcontributetoanappearanceofamoretreedarea.Controlsgenerallyreflectvisualprominenceplusconsistencyinapplyingtoadjacentproperties.
Intent
GentlevisualtransitiontoMeehanRangebushlandlandscapetothewestincludingtheconservedbushlandinboththeBushlandParkandadjacenttotheGlebeHillConservationPrecinct.
Acceptable Solutions (Permitted) Performance Criteria (Discretionary)
5.3.1 Visiblesurfacesofhouses inmidslopeareaiewallsandroofstobefinishedinnaturalcoloursinmidtoneshadesordarker.
Othermeansofreducingvisualprominenceincludingadditionaluseofshading,breakingthevisiblesurfaceintosmallerareas,coloursandtones.
5.3.2 Housesinelevatedarea(referFigure6overlay)tohavemid-darktonedsurfacesonwallsandroofsandshadedwalls.
5.3.4 Inbothareasalandscapeplanisrequiredtoaccompanyanyapplicationshowingsomevegetationsimilarincolourtonativebushscreeningwallswithnotationsshowingretentionofviewsandsunlightfromwindows,balconiesanddeckshasbeenconsidered.
5.4 South sloping lots
Intent
Ensureadequatesunlightforpassivethermalcomfortperformanceoftheresidencesonsouthslopinglots.
Acceptable Solutions (Permitted) Performance Criteria (Discretionary)
5.4.1 PartVagreementontitlerequiringanyhouseconstructed,renovatedorextendedtohavethermalperformanceconsistentwith5starperformanceunderNatHERSand4hoursofsunlightintolivingareasonJune23andshadingoflivingareasduringsummer.
BuildingdesignswiththermalandsolarperformanceassessedbyCouncilasconsistentwithintentofthisoverlay.
5.5 Hazard Minimisation
Intent
Buildingdesignandlandmanagementtobeconsistentwithcurrentbestpracticetominimisefirehazard.
Acceptable Solutions (Permitted) Performance Criteria (Discretionary)
5.5.1 Subdivision. PartVagreementontitlesrequiringlevelofmanagementoftheareabetweentheresidenceandtheadjacentbushlandareatobeconsistentwithTFSGuidelinesforBuildinginBushfireProneAreasasinterpretedforslopeandmanagementofparklandbytheTFS.
Landscapeplanaccompanyingbuildingapplicationtoshowvegetationdensityandprofileconsistentwithsatisfactoryperformanceasassessedbymodelforbushfireattackattheslope,consideringlevelofBuildingConstructionProtectionoftheproposedresidencebushfireSAANowherethemodellingisdonebyoracceptabletotheTasmanianFireService.
5.5.2 LandscapeplanaccompanyingbuildingapplicationtoshowultimatevegetationdensityandprofileconsistentwithTFSrequirements
18
6. CIRCULATION AND TRAFFIC ENVIRONMENTAhierarchyofroadtypeswasestablishedwithreferencetoTasCORDbutwithmoreexplicitemphasisonapedestrianfriendlylocalareaandtobeconsistentwiththecurrentrequirementforlegalrequirementthatalllocalstreetstobe50kphandthebestpracticerequirementthatdriverspeedsare40-30kph.
TheGlebeHilldesigndevelopmenthasbeenunderpinnedbytheexplicitintentionofcreatingalowtrafficspeedenvironment,signpostedat50kphbutwithroaddesigncuesfordrivingspeedsof40kphonconnectorsand30onlocalstreets.Allowingforabusrouteprovidesthestructurefortheroadsystem.Thepedestriansystemwasbasedonlinkagesthroughthelinearparktothelocalcentre.
6.1 Connection to Pass Road
Intent
TobreakroadspeedasdriversapproachentryintothesubdivisionandprovideassafeaspracticalapedestrianlinkfromGlebeHilltotheparkwayalongClarencePlainsRivulet(10,11,12).
Acceptable Solutions (Permitted) Performance Criteria (Discretionary)
6.1.1 RoundaboutandsliplaneonPassRoad. AlternativeconnectionwhichslowstrafficandisacceptabletoCouncilandDIER.
6.1.2 DividedroadentryintoGlebeHill,overthresholdateachendandtreesusedtoexaggerateperspective.
AlternativeentryconfigurationwhichslowstrafficandisacceptabletoCouncilandDIER.
6.1.3 Provisionforareducedservicebus-stopatPassRoadentrytoGlebeHill.
Nil
6.2 Bus route
Intent
Toprovideforabus-servicewhileprovidingdrivercuesforlowtrafficenvironment
Acceptable Solutions (Permitted) Performance Criteria (Discretionary)
6.2.1 Road11mwideandbusstopsset1mintonaturestrip.
AlternativeconnectionwhichslowstrafficandisacceptabletoMetro,CouncilandDIER.
6.2.2 Pedestrianrefugesalongbusroute. AlternativeentryconfigurationwhichslowstrafficandisacceptabletoCouncilandDIER.
6.2.3 Generallyinaccordancewithfigure9. Locationofroutetoallowfor400mmaximumwalktothebusroute.
6.2.4 Provisionforareducedservicebus-stopatPassRoadentrytoGlebeHill.
Nil.
6.3 Road hierarchy
Intent
Toprovideforareadilyunderstoodtieroftrafficcues.Toprovidereadyaccessformaintenancetoservices.Toprovideopportunitiesforstreettreesandlandscapeincidentstosupportsstreetsbeingpedestrianfriendly.Sightlinestobeconsistentwithsafetyofvehiclepedestrianinteractionsandprovideinformalsurveillanceofnaturestripstodiscourageopportunisticcrime.
Acceptable Solutions (Permitted) Performance Criteria (Discretionary)
6.3.1 RoadhierarchygenerallyinaccordancewithFigure9.
AlternativeroadhierarchywhichslowstrafficandisacceptabletoMetro,CouncilandDIER.
19
6.4 Pedestrian Routes
Intent
Toprovideanetworkofpedestrianroutesthatencouragespeopletowalkandasignificantareawithgradesandpedestrianroutessuitableforlessmobileresidentstogotoshopsandpark.
Acceptable Solutions (Permitted) Performance Criteria (Discretionary)
6.4.1 Centralparkwaycrossedbypathstolinktoadjacentstreets.
Lessdirectroutesprovidedtomakealargeportionoftheparkaccessibleforlessmobilepeople.
6.4.2 Pathstobegenerallylocatedwithviewsintothepathfrompassingtraffic.
Strongalternativesurveillanceprovidedbyoverviewingfromadjacentresidences.
6.4.3 Pedestrianparkwaycrossingofmainroad,definedateachendbypedestrianrefugesandbendfordrivers.
AlternativedetailacceptabletoCouncil.
7. INFRASTRUCTUREInfrastructureprovisionwasassessedearlyinthedesignoftheGlebeHillsubdivision.
8. STAGINGSubdivisionwithintheareaoftheGlebeHillSiteDevelopmentPlanistobeintegratedwithsubdivisionoftheGrangeRoadEastarea,totakeadvantageofexistingwatercapacityupto70mcontour.
Intent
Orderlydevelopmentconsistentwithresponsibleuseofexistingwatercapability.
Acceptable Solutions (Permitted) Performance Criteria (Discretionary)
8.1 StaginggenerallyinaccordancewithFigure10,ProposedStaging.
AnalternativestagingassessedbyCouncilasconsistentwithresponsibleuseofexistinginfrastructurecapacity.
Figur
e 9GL
EBE
HILL
SIT
E DE
VELO
PMEN
T PL
AN
Figu
re 9
b IN
DIC
ATIV
E IN
TERP
RETA
TION
Figur
e 9a
PLA
N
TYPI
CA
L LO
CA
L C
OLL
ECTO
R C
ROSS
SEC
TIO
N
TYPI
CA
L LO
CA
L C
OLL
ECTO
R - A
S B
US
BAY
1.30
m2.
10m
0.60
0.60
m1.
30
18.0
0m W
IDE
LOC
AL
CO
LLEC
TOR
FOO
TPAT
HPA
RKIN
G
6.50
m W
IDE
CO
LLEC
TOR
ROA
D
c/L OF ROAD
STO
RMW
ATER
AN
D S
EWER
BA
RRIE
RK
ERB
ROLL
OV
ERK
ERB
FOO
TPAT
H
EXIS
TIN
G S
URF
AC
E
WAT
ER, H
YD
ROA
ND
TEL
STRA
.
2.05
2.50
0.60
0.60
1.30
1.30
6.50
m W
IDE
CO
LLEC
TOR
ROA
D
c/L OF ROAD
1.35
FOO
TPAT
HB
US
BAY
STO
RMW
ATER
AN
D S
EWER
ROLL
OV
ERK
ERB
BA
RRIE
RK
ERB
FOO
TPAT
H
EXIS
TIN
G S
URF
AC
E
WAT
ER, H
YD
ROA
ND
TEL
STRA
.2.
00
18.0
0m W
IDE
LOC
AL
CO
LLEC
TOR
TYPI
CA
L LO
CA
L C
OLL
ECTO
R C
ROSS
SEC
TIO
N
TYPI
CA
L LO
CA
L C
OLL
ECTO
R - A
S B
US
BAY
1.30
m2.
10m
0.60
0.60
m1.
30
18.0
0m W
IDE
LOC
AL
CO
LLEC
TOR
FOO
TPAT
HPA
RKIN
G
6.50
m W
IDE
CO
LLEC
TOR
ROA
D
c/L OF ROAD
STO
RMW
ATER
AN
D S
EWER
BA
RRIE
RK
ERB
ROLL
OV
ERK
ERB
FOO
TPAT
H
EXIS
TIN
G S
URF
AC
E
WAT
ER, H
YD
ROA
ND
TEL
STRA
.
2.05
2.50
0.60
0.60
1.30
1.30
6.50
m W
IDE
CO
LLEC
TOR
ROA
D
c/L OF ROAD
1.35
FOO
TPAT
HB
US
BAY
STO
RMW
ATER
AN
D S
EWER
ROLL
OV
ERK
ERB
BA
RRIE
RK
ERB
FOO
TPAT
H
EXIS
TIN
G S
URF
AC
E
WAT
ER, H
YD
ROA
ND
TEL
STRA
.2.
00
18.0
0m W
IDE
LOC
AL
CO
LLEC
TOR
TYPI
CA
L A
CC
ESS
STRE
ET C
ROSS
SEC
TIO
N
TYPI
CA
L A
CC
ESS
PLA
CE
CRO
SS S
ECTI
ON
c/L OF ROAD
EXIS
TIN
G S
URF
AC
E
2.10
m0.
600.
60m
1.30
15.0
0m W
IDE
AC
CES
S ST
REET
PARK
ING
5.50
m W
IDE
CA
RRIA
GEW
AY
STO
RMW
ATER
AN
D S
EWER
BA
RRIE
RK
ERB
ROLL
OV
ERK
ERB
FOO
TPAT
H
WAT
ER, H
YD
ROA
ND
TEL
STRA
.
c/L OF ROAD
EXIS
TIN
G S
URF
AC
E
2.10
m
12.0
0m W
IDE
AC
CES
S PL
AC
E
PARK
ING
3.5m
WID
E
STO
RMW
ATER
WAT
ER, H
YD
ROA
ND
TEL
STR
A.
AC
CES
S ST
REET
2.05
ON
E SI
DE
ON
LY
SEW
ER
2.00
TYPI
CA
L A
CC
ESS
STRE
ET C
ROSS
SEC
TIO
N
TYPI
CA
L A
CC
ESS
PLA
CE
CRO
SS S
ECTI
ON
c/L OF ROAD
EXIS
TIN
G S
URF
AC
E
2.10
m0.
600.
60m
1.30
15.0
0m W
IDE
AC
CES
S ST
REET
PARK
ING
5.50
m W
IDE
CA
RRIA
GEW
AY
STO
RMW
ATER
AN
D S
EWER
BA
RRIE
RK
ERB
ROLL
OV
ERK
ERB
FOO
TPAT
H
WAT
ER, H
YD
ROA
ND
TEL
STRA
.
c/L OF ROAD
EXIS
TIN
G S
URF
AC
E
2.10
m
12.0
0m W
IDE
AC
CES
S PL
AC
E
PARK
ING
3.5m
WID
E
STO
RMW
ATER
WAT
ER, H
YD
ROA
ND
TEL
STR
A.
AC
CES
S ST
REET
2.05
ON
E SI
DE
ON
LY
SEW
ER
2.00
Figur
e 9c
20
RO
AD
HIE
RA
CH
Y
Figur
e 10
21
App
endi
x A
Parce
lFu
nctio
nEs
timate
d Yiel
d1
Resid
entia
l and
Pub
lic op
en S
pace
37 (a
ppro
x 37 h
ouse
holds
)
2, 2a
, 2b,
2c, 2
d, 2e
Publi
c Ope
n Spa
ce
3Re
servo
ir Site
4Re
siden
tial
260 l
ots (a
ppro
x 302
poten
tial h
ouse
holds
)
6, 6a
Resid
entia
l60
lots
+ 49
lots
(app
rox 1
18 po
tentia
l hou
seho
lds)
7Re
siden
tial
52 lo
ts (a
ppro
x 52 p
otenti
al ho
useh
olds)
8 Re
siden
tial
32 lo
ts (a
ppro
x 41 p
otenti
al ho
useh
olds)
9Re
siden
tial
97 lo
ts (a
ppro
x 120
poten
tial h
ouse
holds
)
10, 1
0a, 1
1, 12
Publi
c Ope
n Spa
ce22
App
endi
x A
App
endi
x B
1
23