Eastern Golf Course Koonung Ward Meeting 7 October 2009

Purpose Communicate the facts about the sale and redevelopment of the Eastern Golf Course (EGC). Examine the range of planning controls that could be applied to the site. Seek feedback from the community about the most appropriate planning controls for the site. Listen to the community about any other issues relating to Eastern Golf Course.

Objective EGC is a significant redevelopment site within Manningham and the Melbourne metropolitan area. Overall objective - to achieve the best possible outcome that: –meets the needs of Council and the community –is consistent with State Government planning policies for urban consolidation.

Background 1924 – EGC was established as private golf course Site has an area of 47 ha (approx) and comprises 3 titles Under Doncaster and Templestowe Planning Scheme - the site was included in a Special Use Zone – Schedule 1. As part of the approval of the new Manningham Planning Scheme the Minister for Planning advised the rezoning of Eastern Golf Club from a Special Use Zone to the ‘standard’ adjoining zone.’ 29 June The site was rezoned to a Residential 1 Zone. 8 March 2007 – The site was rezoned to a Residential 3 Zone (Amendment C50).

Background 17 April 2009 – The EGC advised Council that the Club would be relocating to Victoria Road, Yering and will be vacating the existing site. 28 April Council resolved to place Eastern Golf Course Development Principles on public exhibition for 2 weeks. 113 submissions were received. 2 June Council endorsed the amended Development Principles. 10 June Council advised the Minister for Planning that it had endorsed the amended Development Principles and advised that they would be used as a basis for developing an Incorporated Plan Overlay (IPO) or other appropriate planning tool as advised by DPCD.

Background The aim of the principles is to: –ensure that any future development is responsive to the existing site characteristics, particularly environmental and cultural values, while creating an integrated and sustainable community. 10 June 2009, Council advised the Minister for Planning of its intention to develop an Incorporated Plan Overlay (IPO) or other appropriate planning tool.

Background The Minister for Planning stated ‘…The Development Plan Overlay is the most appropriate mechanism to guide future master planning of the site. The Residential 3 Zone which applies to the site is not the right zone for an urban renewal site, and Council will need to review this when developing future planning controls..’. 26 August 2009 – Council officers met with Urbis to discuss the EOI process 15 September 2009 – Council officers met with DPCD in relation to the Minister’s recommendation for a Development Plan Overlay.

Existing Planning Controls Residential 3 Zone (applies to entire site) Mandatory height limit of 9 metres Heritage Overlay (applies to entire site) Identifies Tullamore and the stables as heritage buildings A planning permit is required to subdivide, demolish, construct and carry out works, externally paint a building and remove, destroy or lop a tree Design and Development Plan Overlay (applies to Doncaster Road frontage) Development is to be set back 5 metres from Doncaster Road to create a consistent built edge Special Building Overlay (exists on the western boundary near the end of Eastern Ave) To identify land which may be flood prone

Adjoins Doncaster Hill Adjoins DDO metres (three storeys) Existing Zoning

Existing Planning Controls The club house, ‘Tullamore’ and its stables are of local historical significance. The buildings represent a country home in 1887, demonstrating the lifestyle of successful professional men and their families in 19 century. Neither ‘Tullamore’ nor the stables are included in the Victorian Heritage Register.

Residential 3 ZoneCharacteristics To provide a variety of dwellings at a range of densities to meet diverse household needs To limit maximum height of a dwelling or residential building Allow educational, recreational, religious, community and a limited range of other non- residential uses in appropriate locations Results in a uniform style of development across the site to achieve yield. Limiting development to 9 metres may not deliver the best environmental outcome May be difficult to achieve 20% public open space Doesn’t make the most of the site’s strategic location, particularly achieving a higher built form along Doncaster Road frontage. Doesn’t maximise the site’s northern orientation Residential 1 Zone Same as Residential 3 Zone except no height limit Opportunity for height along Doncaster Rd Improved environmental outcome

Background Advice received from Ben Telley, General Manager, Eastern Golf Course (6 October 2009). Council’s Development Principles included in Expression of Interest (EOI) process EOI process closed 17 September 2009 Urbis, Colliers and Club will be undertaking evaluation Have not yet shortlisted

Background Anticipated timeframe 3 – 6 months until preferred purchaser announced ie March 2010 Planning application for new site to be submitted to Yarra Ranges over next 2 weeks Club indicated commitment to operate and maintain facility to same standard as previously Membership has stabilised during 2009.

Background Questions relating to this section

Development Principles Development Principles address:  Flora and Fauna  Public Open Space  Cultural Heritage  Integrated Siting and design  Traffic and Access  Integrated Water Management  Ecologically Sustainable Development

Conceptual Plan showing how the Development Principles should be interpreted

Development Principles The guidelines state: Public Open Space ‘Encourage a min area of 20% to be set aside for public open space to ensure the retention of significant vegetation, cultural values, water sensitive urban design and protection of faunal corridors and significant viewlines’. Access and Traffic Management ‘Design a road network that encourages safe and efficient neighbourhood level traffic and which discourages through traffic’. ‘Ensure safe and efficient access and egress points along Doncaster Road frontage’.

Development Principles Traffic and Impact on Infrastructure These issues will be considerations as part of any application for a planning scheme amendment or planning permit. Any application would need to be accompanied by a detailed traffic assessment and infrastructure impact assessment (including service and community) prepared by suitably qualified professionals. Seek views of Vic Roads in relation to traffic management issues on Doncaster Road.

Development Principles Questions relating to this section

Development Plan Overlay ‘To identify areas which require the form and conditions of future use and development to be shown on a development plan To exempt an application from notice and review if it is generally in accordance with a development plan’ Comments: Provides strategic framework and enables the site to be designed in an integrated manner addressing design principles, land use, open space networks and environmental management. May be prepared with our without a plan Flexible in implementation Notification and 3 rd party appeal rights are repealed

Incorporated Plan Overlay ‘To identify areas which require the form and conditions of future use and development to be shown on a development plan To exempt an application from notice and review if it is generally in accordance with a development plan To change an incorporated plan by means of a planning scheme amendment’ Comments: Provides strategic framework and desired development outcomes, addressing design principles, land use, open space networks and environmental management Provides community greater input, when changes are proposed Inflexible tool. Requires Planning Scheme amendment for any changes

Planning Scheme Amendment Process There are five key stages to the planning scheme amendment process. The amendment process is quite different from the planning permit process. Key points of difference include: Timeframe (12 – 18 months) Decision making process Right of review Authorisation & Preparation Exhibition Submission Adoption Approval (Minister for Planning) Panel Hearing

Notification under DPO and IPO Planning Control Notification of Planning Scheme Amendment Subsequent Notification Review of Council’s decision Development Plan Overlay (DPO) YesNo Plan needs to be to the satisfaction of the Responsible Authority Available only to owners and developers Incorporated Plan Overlay (IPO) Yes Any change requires a planning scheme amendment Available only to owners and developers

Design & Development Overlay Issues ‘To identify areas which are affected by specific requirements relating to the design and built form of new development.’ Relates to design and built form Does not provide for strategic framework to be prepared for the site Adhoc - does not allow for sequencing Provides community input and allows for third party appeal rights

Planning Controls Questions relating to this section

Priority Development Panel The Priority Development Panel (PDP) is an advisory committee established by the Minister for Planning under section 151 of the Planning and Environment Act. It is a multi-disciplinary panel of experts with skills and experience in: Planning and Environment Act. –Planning; –Architecture and Urban design; –Economics –Social research –Transport planning; and –Engineering. The PDP is an advisory body, not a decision maker, and provides independent advice to the Minister for Planning.

Priority Development Panel It has been established to: –identify ways to provide faster approvals processes for developments of State or regional significance –work closely with project proponents and local government to speed up decision - making –provide expert advice to assist in resolving issues and facilitating strategic planning outcomes. “Priority Development Projects” are defined as projects that: –Are of State or regional significance; or –Relate to planning or development of key strategic redevelopment sites, Transit cities, and Principal or Major Activity Centres identified in Melbourne 2030.

Priority Development Panel Council representatives can be involved with Priority Development Panel (PDP) but not residents. Examples of work involving Priority Development Panel (PDP) –Pentridge Prison redevelopment, Coburg (present) –Forges site, Footscray (present) –Doncaster Hill (past) –Henley Honda Precinct, Camberwell (past) –Wheelers Hill Neighbourhood Activity Centre (past)

Options OptionAdvantagesDisadvantages 1.Maintain status quo Provides time to work with EGC and preferred developer in developing a DPO with an accompanying plan. Absence of statutory controls. Lack of certainty for Council and community. 2.Prepare DPO without a developer Provides statutory weight to the endorsed Development Principles. Overlay would need to be general so as not to prejudice any future development of the site. Lack of certainty to Council and community.

Options OptionAdvantagesDisadvantages 3. Prepare DPO with preferred developer Council is more informed. Ability to work with preferred developer. Lengthy process. The contract of sale is expected to be signed in 3 – 6 months with possession of the EGC site in July a)Prepare draft DPO b)Refine with preferred developer c) Request Minister to appoint PDP to review DPO PDP enables scrutiny from independent professionals who have expertise in dealing with other strategic urban renewal sites in Melbourne. Potential that State Government policies of urban consolidation are given priority over Council and community views.

Options OptionAdvantagesDisadvantages 5. Prepare EGC Local Policy and amend Clause relating to provision of public open space Gives statutory weight to development principles. Can be later supplemented by a DPO or other control Non-specific Open to interpretation

Planning Options Questions relating to this section

Where to from here Prepare a report to Council in coming months (October / November) seeking direction on the planning controls for the site. Arrange a follow up meeting with community once preferred developer is chosen.