Lara West - planning.vic.gov.au · PARCEL B PARCEL E PARCEL A PARCEL C PARCEL D m/h BACCHUS MARSH...

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Detailed Site Analysis PlanLara Lakes

ref.: 3410470Pdate: 13 Feb 2012

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planning & urban designmelbourne - tel 9869 0800

© sm urban pty ltdabn 99 124 206 819

trading as smec urban

please note:This plan is based on preliminary information

only and may be subject to change as a result of formal Council/Authority advice, detailed site

investigations and confirmation by survey

Scale: 1:5,000m @ A11:10,000m @ A3

LEGENDSubject siteBus routeBike linkIntersection improvementWind movementView linesExisting open spaceExisting low density residentialCreek ReserveLand subject to inundation(LSIO)Water bodyWater courseTransmission easementSewer Pump StationContours (1m intervals)Existing Gas EasementExisting Road NetworkArterial RoadMGI Pipe Road Crossings OptionsPower line InterfacePower line buffer (400m)Rural Interface Rural Residential InterfaceFuture Conventional Residential InterfaceMGI PipelineHeight restricted area

RevisionC 13/02/2012 TM / 14/02/2012Changes to layers for presentation

Date Description Checked

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Lara WestPrecinct Structure Plan

BACCHUS MARSH ROAD

Existing 60m Road Reserve Proposed 12m fronting Road Reserve

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Bacchus Marsh Road Cross SectionLara West Precinct Structure Plan

ref.: 3410470Pdate: 17 Oct 2012

rev.: Ddrawn: RL

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please note:This plan is based on preliminary information only and

may be subject to change as a result of formal Council/Authority advice, detailed site investigations

and confirmation by survey

planning & urban design melbourne - tel 9869 0800

© smec australia pty ltd abn 47 065 475 149


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Revision Date Description CheckedD 1710/2012 JJ / 17/10/2012Paths to abut Property Boundary

C 4/10/2012 JJ / 4/10/2012Package Revision C

WINDERMERE ROAD

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Windermere Road Cross SectionLara West Precinct Structure Plan

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Figure D-3: Bacchus Marsh Road Cross SectionFigure D-1: O’Hallorans Road Cross Section - Connector Road Category 4

Figure D-2: Patullos Road Cross Section - Connector Road Category 4 Figure D-4: Windermere Road Cross Section

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Patullos Road Cross SectionLara West Precinct Structure Plan

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Figure E-2: Connector Street - Level 1 with Bus

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Collector Street - Level 1 with Bus Cross SectionLara West Precinct Structure Plan

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© smec australia pty ltdabn 47 065 475 149


Scale: 1:150 @ A4Revision Date Description CheckedE 11/04/2013 MG / 11/04/2013Traffic lane widened

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Figure E-4: Access Street

Figure E-5: Access Place

Figure E-3: Connector Street - Level 2

Figure E-6: Collector Street Level 1 with Gas Easement

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Revision Date Description CheckedE 11/04/2013 MG / 11/04/20137M bus clearance zone and one row of tree planting in the central median


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Collector Street - Level 1 Cross Section with Gas EasementLara West Precinct Structure Plan

ref.: 3410470Pdate: 18 April 2013








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Revision Date Description CheckedE 18/04/2013 MG / 25/01/2013Road reserve width change, shared path location and depth of the pipe

D 25/01/2013 MG / 25/01/2013Connector Street Level 1 with Gas Easement


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Plan 18: Utilities

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Future Urban Structure PlanLara West Precinct Structure Plan







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rev.: Ydrawn: LS

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RevisionY 2409/2013 Changes to sewer alignment, moved onto drainage.

Date Description CheckedJJ

JJY 03/09/2013 Changes requested by Council; indicative drainage, removed road West of gateway.

LEGENDPrecinct Structure Plan AreaExisting Urban AreaExisting Rural AreaExisting Rural Living AreaFuture Manzeene AveResidential AreaArterial Road (Category 1)Major Council RoadConnector Street - Level 1Connector Street - Level 1 with BusConnector Street - Level 2Connector Street - Level 4Access StreetEncumbered Land Gas EasementGas Pipeline Measurement Length220kw Overhead Transmission Line800mm Melbourne - Geelong Water Infrastructure PipelineMain SewerSewer Rising MainSewerage Pump StationTrunck Water MainsPossible Connections

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4.7 Utilities and Energy4.7.1 Objectives: Utilities and EnergyThe objectives for the provision of utilities as an essential part of the development of LWP are:

• to ensure all land is serviced appropriately including the supply to all developed lots to the satisfaction of the relevant authority of:

- a potable water supply;

- reticulated sewerage;

- gas;

- underground electricity (except for infrastructure to support cables with a voltage greater than 66kv, sub-stations and the Powercore Australia power lines); and

- telecommunications (including fibre to the lot);

• to encourage relevant authorities to work toward the undergrounding of existing electricity services; and

• to facilitate innovative, sustainable and energy efficient approaches to the provision of such servicing.

4.7.2 Implementation: Utilities and EnergyThe objectives for the provision of utilities are met by implementation of all of the following.

• Plan 5: Lara West Future Urban Structure;

• Plan 18: Utilities;

• Plan 19: Integrated Water Management;

• Figure A: APA Gas Easement and Pipeline (indicative cross section)

The exact location of physical infrastructure and staging of development will be determined by proponents of development at the planning permit stage and will be implemented through appropriate permit conditions. To ensure efficient service provision is closely alligned to trunk infrastructure, development sequencing should generally proceed from east (O’Hallorans Road) to west (Bacchus Marsh Road).

4.7.3 Planning and Design Guidelines: Utilities and EnergyThe following planning and design guidelines for utilities and energy must be met.

• Permits for the subdivision of land into lots must include a condition requiring the installation of infrastructure to the satisfaction of the responsible authority (Refer to Table 5);

• Development must retain and protect existing easements within the LWP. These assets are to be provided within a designated reserve or road reserve to the satisfaction of the relevant authority;

• Any development (including roads, earthworks, landscaping, wetlands etc) within 60 metres of the powerline transmission easement must be referred to SPI Powernet for approval prior to the commencement of any works on site;

• Any permit application for the use, development or subdivision of land within the “Gas Pipeline Measurement Length” as shown on Plan 4 or in the Lara West Precinct Structure Plan, must be referred to the Minister administrating the Pipeline Act 2005 for consideration and its advice taken into account in the decision.

Table 5: Responsible Service AuthoritiesService Responsible Authority

Water Barwon Water

Sewerage Barwon Water

Gas APA GasNet, SP Power Net

Electricity Powercor

Telecommunications Telstra

Note: National Broadband Network Co. will install fibre into new developments. Developers are responsilbe for designing and installing pit and pipe infrastructure to NBN Co’s specifications and NBN Co. will be responsible for designing and installing fibre infrastructure.

Plan 19: Integrated Water Management

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Future Urban Structure PlanLara West Precinct Structure Plan







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RevisionX 22/08/2013 Changes as per panel report - revision number changed to match

CAD revision number

Date Description CheckedJJ

JJY 03/09/2013 Changes requested by Council; indicative drainage, removed road West of gateway.

LEGENDPrecinct Structure Plan AreaExisting Urban AreaExisting Rural AreaExisting Rural Living AreaFuture Manzeene AveResidential AreaArterial Road (Category 1)Major Council RoadConnector Street - Level 1Connector Street - Level 1 with BusConnector Street - Level 2Connector Street - Level 4Access StreetEncumbered Land Gas EasementGas Pipeline Measurement LengthFlood Boundary for Existing Conditions (Q100)Encumbered Drainage Reserve (flood boundary for post development Q100)Retardation/ Water Quality TreatmentAreas5 year ARI PipesNative Vegetation Conservation AreasPotential Drainage Treatment LocationContours (0.25m intervals)Possible Connections

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4.8 Integrated Water Management4.8.1 Objectives: Integrated Water ManagementThe objectives for the provision of drainage and floodplain management as an essential part of the development of LWP are:

• to ensure appropriate floodplain management in LWP and beyond;

• to protect and/or enhance downstream environments including recognised social, environmental and economic values, by managing appropriately the quality and quantity of stormwater runoff;

• to integrate appropriately stormwater systems into the natural and built environments whilst optimising the potential uses of drainage corridors;

• to ensure the peak stormwater discharge from developed catchments is not greater than peak discharges from the same catchment subject to existing conditions; and

• to avoid impervious surfaces and piped drainage systems that are directly connected to waterways.

4.8.2 Implementation: Integrated Water ManagementThe objectives for drainage and floodplain management are met by implementation of all of the following:

• Plan 5: Lara West Future Urban Structure; and

• Plan 19: Integrated Water Management.

4.8.3 Planning and Design Guidelines: Integrated Water ManagementThe following planning and design guidelines for Integrated Water Management must be met:

• Development must meet stormwater quality best practice guidelines;

• Development including subdivision within the Q100 flood event (existing and proposed) (refer to Plan 19) must be designed to satisfy the requirements of the Corangamite Catchment Management Authority (CCMA), including any interim flood mitigation works, to the satisfaction of the Responsible Authority;

• The minimum surface gradient on all lots to allow for appropriate drainage must be 1:150 (0.67 per cent);

• The minimum finished surface level (excluding access driveways and paths) on all lots must be 300 millimetres above the Q100 flood event;

• The minimum floor level on all buildings must be 300 millimetres above the Q100 flood event;

• Underground drainage must cater for the flood event as specified in the drainage strategy endorsed by CoGG for LWP;

• Lara West central drainage area must be restored as a stream corridor with a meandering creek alignment including linear retardation, water quality treatment 'trains', billabongs and such;

• Piped and open drains, water quality treatment trains and end-of-line retardation, must be provided to the satisfaction of the responsible authority in the south major drainage system (located generally within the depression on the south boundary of LWP);

• Piped and open drains, water quality treatment trains and end-of-line retardation must be provided to the satisfaction of the responsible authority in the east major drainage system within LWP;

• A functional design of the south east WLRB catchment drainage must be determined from detailed field survey and must include design of basin, pipelines and outfall type and capacity;

• Outfall works to Hovell’s Creek must be contained within road reserves and within easements created and appropriately sized to accommodate an approved design including maintenance access;

• Local retardation basins, overland flow paths, water quality treatment trains and stream interface / outlet works, must be provided to the satisfaction of the responsible authority on relevant land parcels in accordance with the stormwater management strategy for LWP, as approved by the relevant drainage authority; and

• Wetlands and a treated stormwater storage basin must be provided to the satisfaction of the responsible authority adjacent to the central wetland area.

The following planning and design guidelines should be met:

• Use of fit for purpose water is encouraged in development; and

• Stormwater re-use for irrigation of major sports fields should be considered where appropriate.

Table 6: Drainage and Floodplain Management AuthoritiesManagement Item Relevant Authority

Drainage CoGG

Floodplain and Waterway Management

Corangamite Catchment Management Authority

5 Precinct Infrastructure Plan5.1 IntroductionThis Precinct Infrastructure Plan (refer Table 7: Infrastructure Required in Lara West Precinct) summarises the infrastructure required to ensure the appropriate development of LWP generally in accordance with the LWSP. The infrastructure is to be provided through a number of mechanisms including:

• land development works and / or full funding by developers (individually or jointly in some cases);

• development contributions (community infrastructure levy and development infrastructure levy);

• utility service provider works and / or funding;

• capital works and / or funding by the Australian Government, State Government, CoGG and other agencies and non-Government organisations; and

• grants funding available from a variety of sources.

Table 7: Infrastructure Required in Lara West Precinct

5.1.1 Land Development Works by DevelopersAs part of land development works, new development by a developer must provide and fully fund the cost of delivering the following infrastructure on or where abutting or related to the land:

• land and construction of roads including related culverts, intersection works and traffic management measures for all category B to D roads and streets;

• landscaping of all category B to D roads and streets;

• local walking / cycling paths along category B to D roads and streets in accordance with the relevant road cross-sections;

• unencumbered land equal to 10 per cent of the net developable area for public open space, to be located as specified on Plan 5 or cash-in-lieu to the equivalent value, all subject to equalisation;

• local infrastructure as required by utility service providers including water, sewerage, electricity, gas and telecommunications; and

• all drainage system and flood mitigation works.

5.1.2 Development Contributions PlanA development contribution plan (DCP) has been prepared for LWP in conjunction with this LWPSP. The LWDCP is an incorporated document in the Scheme.

5.2 Infrastructure and Services required outside LWP to support development of LWPSPThe infrastructure and services outside the LWP required to be provided by developers or through the LWDCP to support the development include:

• upgrade works to Elcho Road / Patullos Road / O’Hallorans Road intersection;

• drainage to Hovells Creek;

• shared path continuation east along Patullos Road; and

• upgrade of Bacchus Marsh Road and Windermere Road.

5.3 Project Co-ordinationA number of projects can be grouped as, if delivered together or in a co-ordinated way, they have potential to deliver significant benefits to the community beyond the benefits of each project if delivered separately.

Examples of the projects that could be grouped for co-ordinated delivery include:

• the schools and community facilities of the NAC or LAC; and

• combinations of sub-projects that make up the regional active open space;

5.4 Delivery and MonitoringCoGG will monitor the implementation of the Precinct Infrastructure Plan.

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Table 7: Infrastructure Required in Lara West Precinct

No. Infrastructure Item Works Comments Funding Responsibility

TRAFFIC - as per OBT report

Intersection Works

1 Bacchus Marsh Rd, intersection with Windermere Rd construction pavement widening/turning lane, as per OBT functional design DCP (DIL)

2 Bacchus Marsh Rd, intersection with West Gateway construction pavement widening/turning lane, as per OBT functional design Developer

3 Bacchus Marsh Rd, intersection with main E-W road construction pavement widening/turning lane, as per OBT functional design DCP (DIL)

4 Bacchus Marsh Rd, intersection with Patullos Rd construction pavement widening/turning lane, as per OBT functional design DCP (DIL)

5 Windermere Rd, intersection with Goulburn Park Dve construction pavement widening/turning lane, as per OBT functional design Developer

6 Windermere Rd, intersection with new internal roads construction pavement widening/turning lane, as per OBT functional design Developer

7 Windermere Rd, intersection with O’Hallorans Rd construction pavement widening/turning lane, as per OBT functional design DCP (DIL)

8 Windermere Rd, intersection with Kees Rd construction pavement widening/turning lane, as per OBT functional design DCP (DIL)

9 O’Hallorans Rd, intersection with Patullos & Elcho Rds construction & land signalised intersection treatment DCP (DIL)

10 Patullos Rd, intersection with new internal roads construction Developer

11 NAC intersection signals construction signalised intersection DCP (DIL), if required

Roads Works

12 O’Hallorans Rd construction Developer, shared cost b/w LWGA &

Manzeene Ave developments

13 Patullos Rd, West (B-Marsh to O’Hallorans Rd) construction upgrade connector road, 12.7m pavement Developer

14 Patullos Rd, East (O’Hallorans to Forest Rd) construction upgrade widen existing pavement as per 2002 Lara Traffic Study report for

Council. No bikes lanes as covered by item 21

DCP (DIL)

15 West Gateway Rd construction upgrade when West Gateway area is developed Developer

16 Goulburn Park Rd construction upgrade when West Gateway area is developed Developer

17 Kees Rd construction upgrade scope TBC, and consideration of Manzeene Ave works Developer

18 Connector & Local roads construction constructed to Council standards Developer

19 Connector road waterway crossings construction constructed to Council standards Developer

20 Service/fronting roads construction constructed to Council standards Developer

21 Patullos Rd East, Shared Path construction O’Hallorans to Forest Rd, within existing road reserve DCP (DIL)

PUBLIC TRANSPORT

22 Bus Service DOT

23 Bus Stops construction within LWGA Developer

No. Infrastructure Item Works Comments Funding Responsibility

DRAINAGE WORKS - as per Neil Craigie report

24 Waterways land & construction inclusive of shared paths Developer

25 Retarding Basins land & construction excluding West Gateway RB land Developer

26 Wetlands Treatments land & construction Developer

COMMUNITY FACILITIES - as per ASR report

27 East Multipurpose CC land & construction on 1.25ha site DCP (DIL)

28 West Multipurpose CC land & construction on 1.2ha site, if Youth Space and Civic & Cultural Centre included. DCP (DIL)

29 Govt primary school land & construction on 3.5ha site DEECD

30 P10-P12 secondary college land & construction on 5.5ha site DEECD

31 Possible non-Govt primary school land & construction on 3.0ha site. If not required then to be developed as residential Private

32 Library construction to be located in existing township DCP (CIL)

33 Civic & Cultural Centre construction located within West CC. Alternate location could be P10-P12 school site

or within existing township

Council / DEECD

RECREATION FACILITIES - as per ASR report

34 2 x sports ovals construction located on DOS site DCP (DIL)

35 1 x sports oval construction located on P10-P12 School site DEECD

36 2 x netball courts construction located on DOS site DCP (DIL)

37 Pavilion construction located on DOS site, with shared use for netball and sports grounds DCP (CIL)

38 Passive area construction located on DOS site, includes paths, landscaping & other improvements DCP (DIL)

39 District playground construction located on DOS site, including play equipment DCP (DIL)

40 3 court indoor stadium construction located adjacent to secondary school site DCP (DIL) and Council / DEECD

41 Neighbourhood parks construction including play equipment Developer

42 Transmission easement, Landscaping construction Developer

43 Transmission easement, Shared Path construction Developer

BIODIVERSITY

44 Conservation areas construction for protection of existing native veg. areas Developer

UTILITIES - as per SMEC report

45 Potable Water construction Barwon Water

46 Sewerage construction including 2 x sewer pump stations Barwon Water

47 Electricity construction Power Cor

48 Gas construction SP Aus Net

49 Telecommunications construction NBN Co or other provider

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6 Other Information6.1 Glossary of TermsActive public open space Land set aside for the specific purpose of active recreation, including playing fields and courts and their

associated buildings and infrastructure.

Bulk earthworks The general shaping of land to levels suitable as a base for the construction of ovals and other planned recreation activities.

Co-location Locating land uses adjoining each other or very nearby to enable complementary programs, activities and services and shared use of resources and facilities.

Community facilities Infrastructure provided by government or non-government organisations for accommodating a range of community support services, programs and activities. This includes facilities for education and learning (such as childcare, pre-schools, government and non-government primary and secondary schools, universities, adult learning centres), health and community services (such as maternal and child health, hospitals, aged care, doctors, dentists, family and youth services, specialist health services); community (such as civic centres, libraries, neighbourhood houses), arts and culture (such as galleries, museums, performance space), sport, recreation and leisure (such as public open space, swimming pools and other recreation), justice (such as law courts), voluntary and faith (such as places of worship) and emergency services (such as police, fire and ambulance stations).

Conventional Density Housing Housing with average density of 10 to 15 dwellings per net developable hectare.Developer The proponent for the proposed development of land or the planning permit applicant for a proposed

new land use or development.

Development Includes:

a) the construction or exterior alteration or exterior decoration of a building; and

b) the demolition or removal of a building or works; and

c) the construction or carrying out of works; and

d) the subdivision or consolidation of land, including buildings or airspace; and

e) the placing or relocation of a building or works on land; and

f) the construction or putting up for display of signs or hoardings;

Development Contributions Plan Document that sets out the contributions expected from each individual landowner to fund infrastructure and services. Refer to Part 3B of the Planning and Environment Act 1987.

Equalisation - unencumbered land for public open space

Each property owner in LWP must provide land or cash-in-lieu equal to 10 per cent of the net developable area of LWP, at a pro-rata rate equivalent to the net developable area of that property. Plan 7 and the land use budget in section 3.2 of this LWPSP provide jointly the relevant details for each property. A property with greater than 10 per cent unencumbered public open space will receive compensation for the value of the land above 10 per cent. A property with less than 10 per cent unencumbered public open space will be required to pay cash-in-lieu equal to the value of the land less than 10 per cent.

Encumbered public open space Land for public open space that is constrained for development purposes by easements for electricity transmission lines, sewers or gas, by retarding basins or wetlands, by landfill and by habitat conservation areas. This land may be used for a range of activities including walking / cycling trails and active recreation.

Structure Plan Lara Structure Plan 2011.Frontage The road alignment at the front of a lot. If a lot abuts two or more roads, the one to which the building

or proposed building has its main pedestrian entry.

Gross residential density Gross residential density means the number of dwellings per hectare of land excluding encumbered land, arterial roads and other roads with four or more lanes.

Linear public open space network Corridors of public open space such as along waterways that link nodes of public open space or other activity areas or community facilities.

Native Vegetation Precinct Plan A plan relating to native vegetation within LWP that must be implemented in conjunction with the LWPSP. The LWNVPP is incorporated into the Scheme and listed in the schedule to Clause 52.16.

Medium density housing Housing with an average density of 16 to 30 dwellings per net developable hectare.

Net development area Total amount of land within LWP that is made available for development of housing and employment buildings, including lots, local and connector streets. Total LWP area minus community facilities, schools and educational facilities and open space, arterial roads and encumbered land. Small local parks defined at subdivision stage are included in the net developable area. Net developable area may be expressed in terms of hectare units (that is, net developable hectare (NDHa)).

Net residential area As for net developable area but excludes neighbourhood activity centres, non-government schools and other existing or permitted non-residential land uses (such as golf course sites). Net residential area may be expressed in terms of hectare units (that is, net residential hectare (NRHa)).

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Passive public open space Public open space that is set aside for parks, gardens, linear corridors, habitat conservation, natural systems, nature reserves, public squares and community gardens that are made available for passive recreation, play and unstructured physical activity including walking, cycling, hiking, revitalisation, contemplation and enjoying nature.

Q10 flood event In relation to land, is the area that may be flooded by the Hovell Creek topping its banks in a rainfall event that has a 10 per cent chance statistically of occurring in any year or, looking at it another way, is the area that statistically would be affected by such a flood on a once in 10 years average return interval.

Q100 flood event In relation to land, is the area that may be flooded by the Hovell Creek topping its banks in a rainfall event that has a 1 per cent chance statistically of occurring in any year or, looking at it another way, is the area that statistically would be affected by such a flood on a once in 100 years average return interval.

Scheme Greater Geelong Planning SchemeWater Sensitive Urban Design A sustainable water management approach that aims to provide water-quality treatment, flood

management to reduce the pollution carried to our waterways and more sustainable urban landscapes. Key principles include minimising water resistant areas; recharging natural groundwater aquifers (where appropriate) by increasing the amount of rain absorbed into the ground; encouraging onsite re-use of rain; encouraging on-site treatment to improve water quality and remove pollution and using temporary rainfall storage (retarding basins / wetlands) to reduce the load on drains and improve landscape viability.

6.2 Referenced DocumentsLara Lakes Heritage Due Dilligence Study and Implications for Development (October, 2011) prepared by Andrew Long and Associates Pty Ltd;

Lara West Growth Area Community Infrastructure Assessment (May, 2012)prepared by ASR Research Pty Ltd;

Lara West Native Vegetation Precinct Plan (June, 2012) prepared by Brett Lane and Associated Pty Ltd;

Lara West Activity Centre Assessment (June, 2012) prepared by Essential Economics Pty Ltd;

Assessment of the Adequacy of Land Supply at Lara (June, 2012) prepared by Spade Consultants Pty Ltd;

Lara West Surface Water Management Strategy (June, 2012) prepared by Neil M Craigie Pty Ltd;

Phase 1 Environmental Site Assessment (July, 2011) prepared by SMEC Pty Ltd;

Lara West Infrastruture Services Report (March, 2012) prepared by SMEC Urban Pty Ltd;

Lara West Transport Assessment (June, 2012) prepared by O’Brian Traffic Pty Ltd;

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Lara West - planning.vic.gov.au · PARCEL B PARCEL E PARCEL A PARCEL C PARCEL D m/h BACCHUS MARSH...

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