COMP ESTATE Studio D Folio PT2

Planning Overlays

There are some significant overlays on the site including an Floodway, Land Subject to Inundation, Erosion Management, Significant Landscape and has a Heritage Overlay along Remembrance drive.

FO- Flood Overlay

LSIO- Land Subject to Inundation Overlay

ESO- Environmental significance Overlay

EMO- Erosion Management Overlay

DDO- Design Development Overlay

HO- Heritage Overlay

DPO- Development Plan Overlay

(Geocortex Viewer for HTML5 2022)

Icons/ Context

Ballarat Airport

Wendouree Railway Station

Mars Stadium

Health District

Civic Hall

Ballarat Gov Services

Ballarat Railway Station

Kryal Castle

Wildlife Park

Bridge Street Mall

Sovereign Hill

Federation Uni

Her Majesty's Theatre

Art Academy

Arch of Victory

Botanic Gardens

Skipton Rail Trail

Lake Wendouree

BWEZ

Elevation

Here we see an elevation map which shows that the site is fairly flat with a max change in elevation of approximately 40m from the far north west to the east. This elevation change will play a major role with the previous overlays of flood areas, as lower areas are subject to water management issues.

(Ballarat topographic map, elevation, relief 2022)

Whats Nearby

The site is a fair distance away from any amenities, meaning there is a reliance on private vehicular movements to get people around. Mapped are transport options, public spaces, educational facilities, shops, and attractions. There are many more that have been missed, however these are the most frequently used by residents of Ballarat.

Size Comparison

In comparing the site with Melbourne CBD people can closer compare the size of the project. The site is a massive 2 times the Melbourne CBD, showing the sheer size of the site and also the city of Ballarat.

Ballarat Site Melbourne CBD

Lake Federation Resort Masterplan

Development Plan (Stages) Masterplan

Here we see the existing proposal of the site from 2004 showing the development plan in stages and the overall masterplan. An integrated resort compromising residential, commercial, tourism and recreational facilities in a manner to achieve social, environmental and water sustainability.

The comprehensive development zone was created in 2004 for the lake federation resort, but nothing has changed, and its been 18 years therefore i think there is something severely wrong with the zone and its location. The table of uses investigates if a permit is required or not and if a function is prohibited. This list is massive and has a mix of uses from accommodation, mining, railway station, even a cemetery. To add to the failed potential a prohibited use is agriculture which is its current use. In further investigation of this zone i feel there is a need for a change in clause requirements or zoning type to meet the current needs of the community and the area.

Lake Federation Resort Facilities

• 2 Resort Golf Courses, Golf Clubhouses, Golf Driving Range, Golf Academy

• Shopping Center And Retail Village

• Private School

• <3200 Residential Lots

• Recreational Boat Facility

• 2 Hotels

• Tennis Courts

• Sales And Marketing Office

• Lakes

• Railway Station

• Associated Roads, Utility Services, Recreation, Maintenance Facilities.

(Incorporated Documents Planning Scheme Ballarat 2004)

Lake Federation Resort Uses

Permit Not Required

• Accommodation

• B&B

• Child Care Center

• Dwelling

• Education Center

• Function Centre

• Hall

• Home based business

• Informal outdoor recreation

• Library

• Mineral exploration

• Mining

• Office

• Outdoor recreation facility

• Place of worship

• Recreational Boat facility

• Railway station

• Retail premises

• Search for stone

• Service station

• Utility installation

• Any listed use in clause 62.01

Permit Required

• Car wash

• Cemetery

• Crop raising

• Extensive animal husbandry

• Leisure and recreation facility

• Mineral,stone or soil extraction

• Place of assembly

• Transport terminal

Prohibited

• Adult sex product shop

• Agriculture

• Amusement parlor

• Brothel

• Camping and caravan park

• Corrective institution

• Crematorium

• Drive-in theatre

• Extractive industry

• Industry (other than Car wash)

• Manufacturing sales

• Motor racing track

• Motor racing track

• Motor vehicle, boat or caravan sales

• Primary produce sales

• Timber production

• Warehouse

Comprehensive Development Plan

Comprehensive development plan (CDP):

An alternative to a structure plan is a Comprehensive Development Plan. To ensure the future development of strategic sites is undertaken in a coordinated way, the preparation of a Comprehensive Development Plan (CDP) will be required prior to any land rezoning. The plan will address land use, built form, landscaping, transport and access, drainage and other infrastructure requirements to support the delivery of staged development. A CDP is incorporated in the Planning Scheme through the application of a Comprehensive Development Zone (CDZ). CDPs and the CDZ are most commonly applied to large or complex developments. This differs from a structure plan which generally applies a range of planning controls including a mix of zones and overlays.

Must meet requirements of clause 56.

• Compact and walkable neighbourhoods

• Activity center

• Planning for community facilities

• Built environment

• Neighbourhood character

Clause 56: Residential Development

To implement the Municipal Planning Strategy and the Planning Policy Framework. To create liveable and sustainable neighbourhoods and urban places with character and identity.

To achieve residential subdivision outcomes that appropriately respond to the site and its context for:

• Metropolitan Melbourne growth areas.

• Infill sites within established residential areas.

• Regional cities and towns.

To ensure residential subdivision design appropriately provides for

• Policy implementation.

• Liveable and sustainable communities.

• Residential lot design.

• Urban landscape.

• Access and mobility management.

• Integrated water management.

• Site management.

• Utilities.

(@planninginformationservicesvicgov/planning-schemes-portal 2022)

Noise Guidelines

80m from center of railway- building apartments permitted (freight and passengers)

Relates to train timetable (DELWP 2021)

Speed Limits

40km/h

• Activity Centres, including shopping precincts and school zones

• Local streets in built-up (urban and rural) areas

50km/h

• Local streets in built-up (urban and rural) areas where streets are unsigned and use the State ‘built-up area’ default speed limit

• Rural and outer metropolitan town centres with abutting development, low level pedestrian movement and kerbside parking

60km/h

• Most undivided arterial roads in built-up (urban and rural) areas

• Divided arterial roads in built-up (urban and rural) areas with a high number of access points or significant pedestrian or cyclist activity

• Some higher movement classified local streets

(Speed Zones : VicRoads 2021)

Road Networks & Water

As per the Ballarat IWM Report Figure 12 identifies Stormwater distribution pipe and collection pipes on the site.

The Masterplan road network follows a similar path to identified in this report. The report identifies $25.5mil Capital Costs and $0.2mil operating costs over a 50 year lifetime.

(Morgan et al. 2018)

Highway Retail

Large retail outlets that can be placed on a busy road

• Bunnings

• Ikea

• BCF

• Spotlight

• Harvey Norman

• Good Guys

• Spotlight

• Pet Barn/ Pet Stock

CHAPTER

3:

PROBLEMS, VISION, OBJECTIVES, STRATEGIC DIRECTION

Problems

Water Management Issues

Lack of Housing Diversity

Absence of transport Options

Problem 1 is water management. From the photos we can see the issue of water on the surface of paddocks, and the edge of roads. This excess water flow affects the development potential of the site.

There are substantial environmental overlays on the site including a erosion management, land subject to inundation and flood overlays. There are areas of environmental significance nearby which are affected by the water course on the site. I will keep this in mind when exploring problems and solutions for the site.

FO- Flood Overlay

LSIO- Land Subject to Inundation Overlay

ESO- Environmental significance Overlay

EMO- Erosion Management Overlay

DDO- Design Development Overlay

HO- Heritage Overlay

DPO- Development Plan Overlay

(Geocortex Viewer for HTML5 2022)

On the left we see an elevation map which shows that the site is fairly flat with a max change in elevation of approximately 30m from the far north west to the east. This elevation change will play a major role with the previous overlays of flood areas, as lower areas are subject to water management issues the water flow is indicated by the arrow. The map on the right shows that the water table is extremely high for the site with some areas just less than 5m below the surface. From the map we can identify that this is also the case for nearby surrounding areas, some of which are already developed.

(Visualising Victorias Groundwater (VVG) 2013)

Annually Ballarat receives approximately 647mm of rain. This is plotted on the graph monthly. The images were taken August which is one of the wettest months of the year. (Ballarat

climate, averages and extreme weather records - www.farmonlineweather.com.au 2022)

Next up Housing diversity or lack thereof. Most housing is detached family sized dwellings on larger blocks. To the east of the site we have a smaller urban growth zone with houses on 600m2 or smaller blocks, and to the west we have low density residential on large 2000m2+ blocks. How do we find a happy medium and solve the issue of large houses that are unaffordable and unsustainable.

Here we see a context map with housing typologies around ballarat. We can see different materials, block sizes and density including weatherboard and brick older style houses and some architectural designed homes near the lake and new estates. These housing options are un efficient, un affordable and technology has not evolved to accommodate mass growth from the old character of 1850s housing.

Currently the site is zoned as comprehensive development and borders farming zone, low density residential, public parks and recreation, rural living, special use, and urban growth zones. The multitude of different zones means there is not a set type of development in this area creating multiple housing typologies and block sizes.

CDZ-Comprehensive Development Zone

LDRZ-Low Density Residential

FZ-Farming Zone

TZ-Township Zone

PUZ-Public Use Zone

SUZ-Special Use Zone

RLZ-Rural Living Zone

UGZ-Urban Growth Zone

GRZ-General Residential Zone

PCRZ-Public Conservation And Recreation Zone

FZ LDRZ FZ (In Site) RLZ SUZ5 UGZ

CDZ1

CDZ1

RLZ

PPRZ

LDRZ

PCRZ UGZ

SUZ5

FZ

RLZ

LDRZ FZ

SUZ6

PPRZ

TRZ1

(Geocortex Viewer for HTML5 2022) (Google Earth 2022)

FZ

Cardigan Wendouree

Comparing people and dwellings per hectare in cardigan and wendouree we can see how long the housing numbers are for the site and its census area. We can identify that wendouree has 2500% more people and 3800% more housing than cardigan. This means the site has ample opportunity to increase its housing density

Use / Function

The current use is residential on acreage being used as agriculture. The transport consists of roads and a railway line that runs through the North of the site. Possibilities include adding commercial and retail, adding extra transport and changing the residential type to increase density.

Current Possible

Residential Density

Looking at density we can identify that the current site is very low with 0.42 dwellings/ha. The possibilities include densify the area with a mix of low, medium and high densities. This will be done by Eco villages, townhouses, tiny homes, apartments and some small block residential alike the neighboring development of Lucas estate.

13.4% of Victorians live in poverty and ballarat tops that at 14%. Regional Victoria has a higher poverty rate than Melbourne Metropolitan regions.

Only 5% of housing in Ballarat is classed as affordable, which shows a need for housing in one of Victoria’s biggest regional centers. “Everyone deserves a safe place to call home and these new homes in Ballarat will provide just that, allowing people to live a life of stability.”

(Minister for Housing - Danny Pearson)

Lucky the government is realizing that through ‘The Big Housing Build’ which is investing $1.25 billion in regional areas, with a minimum investment guarantee of $80 million for Greater Ballarat, ensuring economic and social benefits are felt in communities across the state. “We are building 305 new homes across Ballarat to support people in need of social and affordable housing. These new developments will deliver homes for families today and for generations to come.” (Member for WendoureeJuliana Addison)

One of the biggest issues with alternative transit methods is the distance between amenities near the site. I have mapped super markets, major transport options, and education near the site. There are minimal options available nearby for people to use methods of travel that are environmentally friendly such as walking, cycling or public transport, thus the reason for so many cars.

The last problems is a lack of transport options. People of cardigan are car dependent with 84% of households owning more than 1 car and we can see why with the changing road conditions and lack of alternative transport methods. But what are the alternatives in ballarat and how heavily are we as a city reliant on cars?

Comparing the percentage of cars per household we can see that the profile of the site has multiple cars to get around per household in comparison to the city of ballarat. But what are the alternatives and how heavily are we reliant on cars?

Cardigan City of Ballarat

Looking at methods of travel to work we can see that 75% of people chose to drive which identifies that there is a lack of alternative transport options,when comparing ballarat and cardigan half use public transit and only a 3rd of people walk or ride a bike.

Cardigan

Ballarat is the only regional area to test the scooter trial over a 12 month term however they are restricted to the main shopping and township areas, thus having reliance on other means of transport outside this area. Could these scooters become a larger part of Ballarat’s transport system?

$1 to unlock scooter then 45c/minute.

Other Hire Options:

Three-day ($25) Weekly ($33)

Monthly ($45)

Parking Stations

1. Stockland Wendouree

2. Mars Stadium

3. Botanical Gardens

4. Lake View

5. Victoria Park

6. City Oval

7. Ballarat Station

8. Gov Hub

9. Armstrong Street

10. Sturt & Dawson Street

11. Sturt & Lydiard Street

12. Sturt & Dawson Street

13. Town Hall

14. Federation University

15. Bridge Mall

16. East Ballarat Shops

17. Eureka Pool and Stockade Museum

18. Ballarat Wildlife Park

19. Sovereign Hill

20. Sebastopol

Shops (How to explore Ballarat on an e-scooter 2021)

A test route to get from the center of the site to the Wendouree Railway Station was mapped to identify possible transport routes and methods and their viability. The fastest route is the car with just 9 minutes of time spent. There is also no sole public transport option unless walking and catching a bus, which uses 1 hour 8 minutes. The shortest route is walking as it cuts of corners, and passes through walking only areas.

“Comp Estate will be a unique area of affordable living servicing the needs of the community longterm and the Commonwealth Games Athletes in 2026 for the games.”

Objectives

Encourage Healthy Lifestyles

Create Connections

Foster a Sustainable Environment

Strategic Directions

Development

• Create a policy (DDO) to regulate built form controls. Develop a staged masterplan to.

• Integrate diverse housing typologies to meet the needs of the com games and future community.

• Develop a plan for the Athletes Village for long term use.

• Create a Schedule to the zone.

Access & Movement

• Develop an active transport priority network.

• Create a compact urban area/ settlement

• Develop a street hierarchy to complement the modern development style of Ballarat

Public Space

• Enhance Landscapes.

• Manage surface flows, stormwater harvesting and water treatment systems.

Implementation Schedule

CHAPTER 4: DEVELOPMENT

I have created a schedule 2 to the Comprehensive development zone noting what is allowable and where. The changes have been made to schedule 1 from the Lake Goldfields Resort to suit my project and the change in lifestyle since the last amendments. These changes are shown in red.

Design Development Overlay (DDO)

Adding a Design development overlay ensures the development follows the requirements set out in the zone schedules and masterplan for the site. It looks at applicable streets, height limits, parking, setbacks, active frontage, passive surveillance and access.

Speed Limits

Current Proposed

Speed limits are currently 100km/h on global roads. As a new road network is being proposed, new limits will apply, such as 60km/h on main roads, 50km/h for local streets and 40km/h for school and activity center zones. This will ensure safety for active transport users.

Existing Road Typologies

There is a range of different road typologies bordering the site. The aim would be to keep these road as main roads with a width of 18m allowing cars to pass with tree plantings to separate the bike and pedestrian paths from the road, adding an element of safety. Currently Draffins and Finchs Road are 12m wide, Dowling and Cuthberts Road are 18m, Blind Creek Road is 24m and Remembrance Drive is 57m.

Currently Remembrance drive from fence to fence is 57m which is a substantial amount of underutilized land. It would be good to get some of it back or create more public uses alongside the Avenue of Honor. This road is also a major highway with 100km speed zones to connect Ballarat with Cardigan and beyond.

Above: Draffins Road

Right: Remembrance Drive

Transport Networks

The proposed Road Typologies include new smaller streets to connect the eco village together and provide access to all users, whilst also housing medium and high traffic streets such as main roads and highways. The road typologies range from 6-24m wide with different uses including vehicular access, bike lanes, pedestrian paths and street planting to encourage a sustainable and lively environment. The street network comprises of irregular grids, curvilinear or loops streets and suburb style networks. This mix enables mid block connections but adds an element of safety throughout smaller streets where traffic is forced to go slower.

Typology

• Irregular Grid

• Curvilinear/ Loop

• Suburban Primary Roads (60km/hr)

• Main Streets

• Highway

• Large block connectors and existing roads

Secondary Roads (50km/hr)

• Small Streets

• Connect Blocks

Tertiary Roads (50km/hr)

• Small Streets (Local Traffic)

• Laneways

Proposed Road Typologies

Highway/ Remembrance Drive

The only highway seen on site is Remembrance Drive which will be downsized on the green space between fences and the road. The existing trees will remain as heritage value to the site. The new road width will be 24m, which is a substantial cut from the street however this space can be made more productive and valuable to the residents and community.

Global Roads

Global roads are 18m wide, featuring a median strip and slightly larger pathways than small streets. The main roads will feature in connecting areas such as activity centers and the existing road structures.

Connector Roads

Connector Roads link global roads, whilst still prioritizing pedestrian and cyclist activity. These are 18m wide.

Small Streets

Small streets are the smallest of the main access routes being streets seen in neighborhood residential areas where cars start to become dependent. These streets are 12m wide, whilst employing separated bike and pedestrian lanes, sheltered from vehicular traffic. These will be the main street typology added to the site.

One Way Streets

One way streets will be used in more built up areas where traffic flow is low. These areas may be seen in the eco village where people use other transport methods and get away from cars. These streets are 7.4m wide allowing trucks and buses to access the space, and harmonize with cyclists also using the road space. The pedestrian and public space is a key focus in theses areas.

Bike & Pedestrian Paths

Bike and pedestrian paths will connect areas that are not accessible to vehicular traffic. These will be boarded with some public open space to allow a welcoming transition between spaces and enable space nearby all homes for people to play off the roads.

Future Railway Station

The existing railway line will be utilized as a transport corridor with a future station proposed for the long term growth of the area.