Amendment C110 Reference Document - Nyora Development Strategy 2016

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FUTURE NYORA NYORA DEVELOPMENT STRATEGY

FINAL REPORT JULY 2016 SOUTH GIPPSLAND SHIRE COUNCIL


SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

PROJECT CONTROL Status

Version

Checked PM

Checked PD

Date released

Draft Strategy

1

BH

JLR

11/04/2016

Draft Strategy

2

BH

JLR

06/05/2016

Final Strategy

1

BH

JLR

17/06/2016

Final Strategy

2

PH

JLR

15/07/2016

© Planisphere 2016. This Publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act 1968. Updated 24 October 2016 ii

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

CONTENTS 1 FUTURE NYORA

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5.3 Long-Term Growth Areas (Precincts C & D)

1.1 Introduction

2

5.4 Low Density with Incremental Change Area (Precinct E)

1.2 Vision

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5.5 Nyora at 5,000 (Precinct E)

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1.3 Nyora Today

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5.6 Short to Medium Term Growth Area (Precinct F)

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1.4 Population & Housing

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5.7 Low Density & Rural Lifestyle Areas (Precinct G & H

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1.5 Future Directions

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2 PLANNING & INFRASTRUCTURE ASSESSMENT

6 IMPLEMENTATION

67

91

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6.1 Strategic Implementation Plan

92

2.1 Planning & Development

18

GLOSSARY

100

2.2 Infrastructure Assessment

22

APPENDICES

3 NYORA MASTERPLAN

41

A

Infrastructure Table & Cost Estimates

42

B

Draft Town Centre Design & Development Overlay

47

C Design Guidelines

48

D Traffic Impact Assessment Report

57

E

Stormwater Management Plan & Report

5.1 Town Centre (Precinct A)

58

F

Property & Economic Report

5.2 Density Transition Area (Precinct B)

62

3.1 How Will Growth Be Managed?

4 TOWN CENTRE MASTERPLAN 4.1 Town Centre Masterplan

5 PRECINCT PLANNING

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

LIST OF FIGURES

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Figure 1. Regional Context

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Figure 20. Precinct C Plan

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Figure 2. Existing Planning Zones & Overlays

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Figure 21. Precinct D Plan

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Figure 3. Existing Open Space & Landscape Features

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Figure 22. Precinct E Plan

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Figure 4. Lots Identified by the Heritage Study

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Figure 23. Future (Very Long Term) Precinct E Concept Plan

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Figure 5. Development Typology & Staging Plan

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Figure 24. Stage 1 – Conceptual Lot Design for Precinct E (2,550-3,750 sqm lots)

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Figure 6. Existing Movement & Access to Open Space

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Figure 25. Stage 2 – Conceptual Lot Design for Precinct E (2,550-3,750 sqm lots)

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Figure 7. Proposed Movement Network

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Figure 26. Stage 3 – Conceptual Lot Design for Precinct E (750 sqm lots)

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Figure 8. Proposed Road Hierarchy

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Figure 27. Precinct F Plan

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Figure 9. Proposed Footpath & shared Path Network

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Figure 28. Precinct G Plan

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Figure 10. Existing Stormwater Flows

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Figure 29. Precinct H Plan

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Figure 11. Proposed Stormwater Management Plan

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Figure 30. Proposed Precinct Planning Controls

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Figure 12. Open Space Network Plan

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Figure 31. Infrastructure Reference Map - All Precincts

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Figure 13. Framework Plan

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Figure 32. Infrastructure Reference Map - Precinct A

109

Figure 14. Draft Town Centre Masterplan

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Figure 33. Infrastructure Reference Map - Precincts B & C

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Figure 15. Mitchell Street Concept Image

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Figure 34. Infrastructure Reference Map - Precincts D, E & F

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Figure 16. Davis Street Concept Image

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Figure 35. Infrastructure Reference Map - Precincts G & H

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Figure 17. Nyora Community Park Concept Image

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Figure 36. Precinct A Staging Plan

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Figure 18. Precinct A Plan & Nyora Community Park Design Concept

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Figure 37. Precinct B Staging Plan

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Figure 19. Precinct B Plan

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Figure 38. Precinct C Staging Plan

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

Figure 39. Precinct D Staging Plan

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Table 13. Precinct C & D Infrastructure Priorities

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Figure 40. Precinct E Staging Plan

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Table 14. Precinct E Land Budget

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Figure 41. Precinct F Staging Plan

119

Table 15. Precinct E Infrastructure Priorities

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Figure 42. Precinct G Staging Plan

120

Table 16. Precinct F Land Budget

81

Figure 43. Precinct H Staging Plan

121

Table 17. Precinct F Infrastructure Priorities

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Figure 44. DDO12 Map: Long Term Subdivision Concept

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Table 18. Precinct G Land Budget

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Table 19. Precinct H Land Budget

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Table 20. Infrastructure requirements & Priorities

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Table 21. Precinct planning controls

97

Table 22. Proposed infrastructure works

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Table 23. Proposed Infrastructure Cost Estimates

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LIST OF TABLES Table 1. Demographic Profile

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Table 2. Population Growth Scenarios

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Table 3. Animal Keeping Local Law Subclause (1)

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Table 4. Residential Change Overview

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Table 5. Possible Future Daily Traffic Generation

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Table 6. Township-Wide Infrastructure Priorities

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Table 7. Precinct A Land Budget

58

Table 8. Precinct A Infrastructure Priorities

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Table 9. Precinct B Land Budget

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Table 10. Precinct B Infrastructure Priorities

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Table 11. Precinct C Land Budget

67

Table 12. Precinct D Land Budget

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

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FUTURE NYORA

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

1.1

INTRODUCTION

Nyora is a township on the cusp of considerable change. As the closest township to Melbourne’s Urban Growth Boundary within South Gippsland Shire, it offers a desirable peri-urban lifestyle in close proximity to major service centres and beautiful natural attractions. Although the demand for residential development has been modest to date, the expansion of the metropolitan area and upgrades to road and rail infrastructure are improving the accessibility of the township. In addition, the recent installation of reticulated sewerage has resolved a long-standing barrier to further development within the township itself. Nyora is strategically placed for residents to travel to work to nearby regional centres such as Pakenham and Cranbourne. Located within 100km of Melbourne, the picturesque township may also establish a significant commuting population in the future.

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At present, residents of Nyora rely on nearby townships, such as Loch, Poowong, Lang Lang and Koo Wee Rup, for commercial services and many community facilities. Major retail outlets are further afield, with the majority shopping within Cardinia Shire. The larger towns within the South Gippsland Region – Korumburra, Leongatha and Wonthaggi – also support a variety of retail, entertainment and service needs. Residents of Nyora value its rural township character and attractive vistas, with wellvegetated horizons and undulating topography. This agriculturally productive area also boasts diverse flora and fauna, including the Giant Gippsland Earthworm, Lace Monitors, Southern Brown Bandicoots and Gippsland Burrowing Cray. According to the Gippsland Regional Growth Plan (2014) Nyora plays a critical role in the provision of resources to the State. Areas to the west of Nyora have some of Victoria’s best sand resources and the economic

importance of these is recognised in the Municipal Profile of the South Gippsland Planning Scheme.

this needs to be regarded as a very long-term prospect.

The recent provision of reticulated sewerage has created the potential for substantial growth, although it is difficult to predict the likely rate of change. The challenge to be addressed by this strategy is how to manage growth in a way that maintains the valued rural character of Nyora, while creating opportunities to improve services, infrastructure and retail opportunities. Although there are no plans in the foreseeable future to re-open the South Gippsland railway line for passenger services, this potential needs to be recognised as townships in South Gippsland develop and populations increase. Any such proposal would be led by V/Line, VicTrack and Public Transport Victoria (PTV) in conjunction with Council and other stakeholders. The reopening of Nyora Railway Station would be a significant opportunity for the town, however

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Figure 1.

REGIONAL CONTEXT

COMPETING TOWNSHIP (Distance in km / Time in minutes) to Nyora DANDENONG (70.6km / 54 mins)

CRANBOURNE (49.4km / 38 mins)

PAKENHAM (43.5km / 32 mins) DROUIN WARRAGUL

KOO WEE RUP (25.8km / 20 mins)

LANG LANG (13.8km / 10 mins) NYORA POOWONG (9.6km / 8 mins)

LOCH (6.6km / 6 mins) KORUMBURRA (19.5km / 14 mins) LEONGATHA (33.8km / 28 mins)

SOUTH GIPPSLAND

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

PROJECT PURPOSE The need for the Nyora Development Strategy was identified in the Nyora Structure Plan (2011, updated 2013) (the ‘NSP’). The structure plan recognises that the township is predicted to experience substantial growth over the medium term. In addition, there are a number of township improvements that are needed by the existing population. These include better drainage, improved community facilities,

road upgrades, town centre enhancements, and pedestrian and bicycle linkages. While the expected population growth will increase the urgency of these improvements, it may also open up new opportunities to fund them. Given Nyora’s current and future challenges, this strategy will help manage the orderly planning, development and infrastructure provision in response to predicted population growth.

APPROACH South Gippsland Shire Council commissioned a multidisciplinary team lead by Planisphere to prepare a Development Strategy for Nyora. The consultant team comprises: ▪▪ Planisphere - Project Management, Town Planning, Urban Design and Landscape Architecture, and Community Consultation ▪▪ Urban Enterprise - Property Economics, Tourism Planning, and Economic Development

▪▪ Engeny - Water and Environmental Services ▪▪ Traffix Group - Traffic and Transport This project is being undertaken in four key stages: 1. Strategic Investigations 2. Draft Strategy 3. Exhibition 4. Final Development Strategy This report is a product of Stage 2 and has been prepared for public exhibition and comment.

Planning and Urban Design Investigation (This background report)

+

Draft Nyora Development Strategy

+

Public Exhibition & Council Review

=

Final Nyora Development Strategy

Infrastructure Investigations (Property and economics, drainage and traffic)

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

1.2

VISION

The Nyora Community Plan (October 2010) developed a five year vision for Nyora based on community aspirations for the township. This vision was referenced in the Nyora Structure Plan (2013) and has guided the preparation of this Draft Development Strategy.

COMMUNITY & OPEN SPACE

ENVIRONMENT & WATER

To be supportive of people of all ages; providing quality health, education, recreation, leisure and social facilities and opportunities for personal development.

To retain Nyora’s rural lifestyle by protecting valuable farming land and the natural environment, providing for sensitive and appropriate development at the interface with rural land.

ECONOMY & INFRASTRUCTURE To ensure provision of infrastructure such as sewerage, drainage, water, electricity, gas, access roads, etc. to support Nyora’s growth and prosperity.

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MOVEMENT NETWORK To have comprehensive transport options for both public and business use linking nearby towns and larger towns and cities.

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

1.3

NYORA TODAY

Nyora and the surrounding farmland area currently has 1,332 people living in 450 households, with an average household size of 2.8 people. Its proximity to Pakenham, Cranbourne and Leongatha means it has the potential to accommodate a growing population in future years as demand for residential development in semi-rural areas within commuting distance of employment centres increases. The map opposite shows existing zones and overlays, loosely demonstrating the way development is currently laid out across the Nyora Township. Existing services in central Nyora comprise a post office and general store on Mitchell Street, a community hall on Henley Street, an op shop in the former railway building and Nyora Primary School on Grundy Avenue. A pharmacy has also recently opened in the town centre. Visiting Maternal and Child Health Services are delivered at Nyora Primary School and immunisation

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services are provided at the Nyora Community Centre. There is also an existing Mobile Library Service, which operates on a fortnightly basis. The Mobile Library can provide sufficient services and facilities until the population reaches 2,500 people. Nyora Community Park, the Recreation Reserve and the Pony Club are the key areas of public open space. The Recreation Reserve also supports a Men’s Shed and a variety of sporting clubs. The majority of residents live within walking distance of an area of public open space (see Figure 6). The Nyora Speedway, located on Grundy Avenue, runs races every two months. A mobile library stop next to Nyora Community Park is visited on the second Saturday of every month. A railway running through the centre of Nyora was constructed in the late 19th century. Regular rail services ceased in the 1990s and until recently a volunteer-run tourist train operated between

Nyora and Leongatha. The railway land is largely undeveloped, with the exception of Nyora Community Park. The major road entrances to Nyora are from the south-west (Lang Lang-Poowong Road), east (Nyora-Poowong Road) and north (Yannathan Road). These roads intersect just to the north of the railway line in close proximity to the town centre and the industrial area. While this enhances the visibility and accessibility of commercial activities, it also means that heavy vehicles must pass right through the centre of town along Davis Street. As Nyora is a relatively low-density township, it has a sparse street network. A number of key streets are unsealed, the provision of kerb, channel and drainage is limited, and there are no footpaths beyond the town centre. Nyora, Loch and Poowong form a cluster of townships within approximately 10 minutes drive of each other. This close proximity allows the towns to provide

complementary services to each other. While this Development Strategy recognises that population growth will require new services to be provided in Nyora in the future, it does not duplicate services that are already provided within the cluster. The landscape in South Gippsland is gently undulating and the mild climate lends itself to green hills with dark stands of remnant vegetation. Such scenic qualities make Nyora a particularly attractive place to live. The town centre itself is relatively flat, while the surrounding residential areas undulate, particularly to the south and east, creating opportunities for panoramic views across the hills. As illustrated by Figure 3, Nyora is extensively vegetated, particularly in the sparsely developed areas and along low-lying land. A number of vegetation corridors exist and it will be important that future development is designed to protect significant patches of vegetation and, ideally, provide open space connections between them.

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Figure 2.

EXISTING PLANNING ZONES & OVERLAYS

Precinct D FZ

LEGEND RDZ2

Precinct Boundary

FZ

Railway Line

Planning Zones

LDRZ

Commercial 1 Zone (C1Z) Farming Zone (FZ)

PUZ6

General Residential Zone, schedule 1 (GRZ1)

Precinct F

Precinct E

Industrial 3 Zone (1N3Z)

GRZ1

LDRZ

Low Density Residential Zone (LDRZ) Public Park and Recreation Zone (PPRZ)

IN3Z IN3Z

Precinct A

FZ

Public Use Zone, scheudle 2 (PUZ2)

PUZ4 PUZ4

Public Use Zone, scheudle 3 (PUZ3) PPRZ

C1Z

FZ

PUZ3 PUZ1

Public Use Zone, scheudle 1 (PUZ1)

Public Use Zone, scheudle 4 (PUZ4, Transport)

C1Z

Precinct G PPRZ

PUZ2 GRZ1

PPRZ

Precinct C

Public Use Zone, scheudle 5 (PUZ5) Public Use Zone, scheudle 6 (PUZ6)

LDRZ

Road Zone, Category 1 (RDZ1) Road Zone, Category 2 (RDZ2)

GRZ1

Precinct B

Rural Living Zone (RLZ)

RDZ1 GRZ1 PUZ5

PUZ1

Planning Overlays Development Plan Overlay (DPO) Heritage Overlay (HO) Road Closure Overlay (RXO)

RLZ

0

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Precinct H

500m

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

1.4

POPULATION & HOUSING

DEMOGRAPHIC PROFILE The Nyora Community Infrastructure Plan (2014) compares key demographic statistics for Nyora with the South Gippsland Shire as a whole. The plan presents the following

Table 1.

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data about Nyora’s current demographics (based on 2011 Census data). Notably, the adjoining Cardinia Shire had the second-highest population growth in Victoria in 2012, at 5.2%.

DEMOGRAPHIC PROFILE NYORA

SOUTH GIPPSLAND

KEY FACTS

Total population (persons)

1,332

27,800

Just under 5% of South Gippsland residents live in Nyora.

Average household size (persons per household)

2.8

2.4

Nyora’s households are generally larger than the Shire as a whole.

Older adults (percentage aged 35-70)

53%

47%

Nyora has a higher proportion of older adults than South Gippsland

Seniors (percentage aged over 75)

3.4%

6.6%

... a lower proportion of seniors

Young adults (percentage aged 20-35)

22.8%

28.5%

... and young adults.

Couples with children

175

Year 12 completion (or equivalent)

23.9%

13% of households were ‘couples with children’; and the average family size was two children. 33.1%

People in Nyora have fewer tertiary qualifications than the Shire as a whole.

EMPLOYMENT PROFILE The Nyora Community Infrastructure Plan includes the following commentary on the employment profile of Nyora residents: ▪▪ 97.1% of the population (660 people aged over 15 years at the time of the 2011 Census) are employed and 3.2% (21 people) are unemployed. ▪▪ More people in Nyora work full time (59%) than in South Gippsland (55%) and less people work part time (30%) than in South Gippsland (39%); ▪▪ The majority of residents in South Gippsland West statistical local area (SLA) work within the area 1,668 (43%); ▪▪ A survey of Nyora residents undertaken during October 2013 found that respondents (n=159) worked in 44 different towns or suburbs. The most common locations for work were Nyora (21) and Dandenong (21). Many residents work in Melbourne (18) and

the eastern suburbs (18), Korumburra (17), Leongatha (12), Pakenham (12) and Cranbourne (10). According to ABS 2011 Census data on employment by industry and occupation, compared with Regional Victorian averages: ▪▪ A greater proportion of Nyora residents are employed as Technicians and Trade workers and machinery operators and drivers (35%, compared with 22% across regional Victoria); ▪▪ A lower proportion of Nyora residents are employed as Managers or Professionals (21%, compared with 32% across regional Victoria); and ▪▪ A greater proportion of Nyora residents are employed in “industrial” sectors such as manufacturing, construction, wholesale trade and transport, postal and warehousing (45%, compared with 26% across regional Victoria).

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

POPULATION GROWTH SCENARIOS

Finally, the ‘high’ growth scenario would involve increases of 87 people and 31 dwellings per year.

Three population growth scenarios have been prepared to help plan for the future development of Nyora:

Population growth will be driven by a range of external factors: ▪▪ Improved transport connections to Melbourne

▪▪ Low growth: 2.5% per year

▪▪ Proximity of the South-Eastern growth corridor

▪▪ Medium growth: 4.0% per year ▪▪ High growth: 6.5% per year.

▪▪ Affordable housing

The ‘low’ growth scenario would see the population grow by 33 people each year, requiring 12 additional dwellings annually.

▪▪ Proposed residential development in the north-east edge of the town.

If growth is slightly faster, the ‘medium’ scenario would see an increase of 53 people and 19 dwellings per year.

Table 2.

POPULATION GROWTH SCENARIOS*

GROWTH LEVEL

PERCENTAGE INCREASE

PEOPLE

HOUSES

2036 POPULATION

POPULATION CHANGE

Low

2.5%

33

12

2,126

+938

Medium

4.0%

53

19

2,644

+1,749

High

6.5%

87

31

3,776

+3,705

*This data has been taken from the Urban Enterpris “Summary of Population Growth Scenarios in the Catchment table, included in the Nyora Development Strategy Economic Property Issues and Opportunities report (April 2016). For more information, refer to Appendix F. Nyora Community Park © 2016

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Figure 3.

Precinct D

EXISTING OPEN SPACE & LANDSCAPE FEATURES

LEGEND Precinct Boundaries Former Railway Line AD AM

Properties SC

Waterway

R

K EE

Water Area (Including Seasonal) Public Open Space (e.g. Parks)*

PONY CLUB

Vegetation^

Precinct F

Precinct E

Giant Gippsland Earthworm Habitat * 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.

Precinct A

RAILWAY BUILDING NYORA COMMUNITY PARK

POST OFFICE

GENERAL STORE NYORA COMMUNITY CENTRE

Precinct G

CFA PRIMARY SCHOOL RECREATION RESERVE

Precinct C

^ Vegetation cover shown on this plan comprises State Government Ecological Vegetation Classes (EVC) data and tree density data. Further work is required to determine the vegetation condition and confirm native vegetation cover. Preparation of Development Plans for new subdivision should include biodiversity assessments to identify significant or remnant native vegetation to be protected as development occurs.

SPEEDWAY

Precinct B

CEMETERY

G

LAN

G LAN

ORA - NY

RD

0

10

Precinct H

500m

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

ANIMAL KEEPING AND LOCAL LAWS

Clause 46 of the South Gippsland Shire Council’s General Local Law States:

There were a number of concerns raised by the community during consultation that the strategy would impact on the ability to keep horses and other animals in Nyora. These concerns appear to have been raised solely by residents of Precinct E, which is zoned Low Density Residential.

46. Keeping Animals

At present the South Gippsland Shire Council’s local law requires a permit for keeping animals such as horses, cattle and goats on most land within Nyora’s township (land zoned General Residential, Low Density Residential, Commercial 1 and Industrial 3). The regulations are different for land zoned Farming or Rural Living (e.g. Eagle Rise, Anna Cl, Carlisle Cl), where local law permits are not required (although planning permits may be for uses such as intensive animal husbandry).

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(1) An owner or occupier of a property must not, without a permit, keep or allow to be kept any more in number for each kind of animal than as set out in the following table [Table 3]:

Table 3.

(2) Subclause (1) does not apply where a planning permit has been obtained for land used for the purposes of an animal shelter, animal boarding, animal breeding or animal keeping. Local law permits are issued for one year and are subject to an annual renewal process. The 2015/2016 Keeping Livestock in Township Zones fee is $110.70.

ANIMAL KEEPING LOCAL LAW SUBCLAUSE (1)

TYPE OF ANIMAL

MAXIMUM NO. OF ANIMALS ALLOWED IN RESIDENTIAL, MIXED USE, COMMERCIAL, TOWNSHIP & INDUSTRIAL ZONES AS DEFINED IN THE RELEVANT PLANNING SCHEME

Horses / donkeys

None

N/A

Cattle

None

N/A

Sheep

None

N/A

Goats

None

N/A

Not Permitted

Not Permitted

None

N/A

Pigs Other

MAXIMUM NO. OF ANIMALS ALLOWED IN RURAL CONSERVATION & RURAL LIVING ZONES AS DEFINED IN THE RELEVANT PLANNING SCHEME

A permit may also be refused if there are complaints against an animal owner. These are considered on merit. As development occurs in Nyora the likelihood of complaints could be expected to increase. Many people in Nyora keep a range of animals, particularly horses. In response to concerns that people find it more difficult to keep animals like horses in Precinct E (zoned Low Density Residential), Council is considering making changes to the local law. Community consultation will be undertaken before any changes to the local law are made.

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

HERITAGE BUILDINGS & SITES Heritage buildings are an important part of Nyora’s character and identity. A number of properties have been identified in the South Gippsland Heritage Study (2004) as being significant. Landowners will be encouraged to support voluntary inclusion of their properties in the Heritage Overlay to ensure their protection. The map [opposite] shows properties that have been identified as having potential heritage significance. Places classified as Local 1 are most significant, followed by Local 2, then Local 3. Council will not apply heritage protection to these properties without consultation and the consent of the land owners. 12

Former railway buildings

General Store, Mitchell Street

Former butcher, Mitchell Street

Uniting Church, corner of Mitchell Street and Henley Street Š 2016

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Figure 4. Precinct D

LOTS IDENTIFIED BY THE HERITAGE STUDY

LEGEND Precincts Precinct Boundaries Former Railway Line

LOCAL HERITAGE DESIGNATION (SIGNIFICANCE) The South Gippsland Heritage Study identifies a number of buildings and open spaces (e.g. public reserves / parks) as having local heritage significance. In Nyora, the Heritage Overlay (HO) has only been applied to the former railway buildings.

PONY CLUB

Precinct F

Precinct E

Existing Heritage Overlay Local 1 (Most significant) Local 2 Local 3

Precinct A NYORA COMMUNITY PARK

Precinct G

Precinct C RECREATION RESERVE

SPEEDWAY

Precinct B

CEMETERY

GL

ANG

LAN

D

RA R

NYO

Precinct H 0

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250

500m

500m

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

1.5

FUTURE DIRECTIONS

Background research, technical analysis and community feedback have identified a number of key priorities to be addressed by the Nyora Development Strategy. These priorities are dealt with in detail in the remaining chapters.

PLANNING & URBAN DESIGN ▪▪ Consolidate the town structure and define a distinctive town centre. ▪▪ Resolve the future use of the VicTrack land to enhance the town structure. ▪▪ Define a rural township built form and landscape character to inform future growth. ▪▪ Identify land for local retail, services and facilities in the short, medium and long term to facilitate economic development. ▪▪ Establish a logical street hierarchy that is accessible to all users.

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▪▪ Identify areas required to accommodate residential development for the short, medium and long term growth projections. ▪▪ Provide open space connections to link residential precincts.

PROPERTY & ECONOMIC ▪▪ Identify sites available in the short and medium term for the required additional nonresidential floor space; this could include assistance in identifying sites for small businesses and medical services. ▪▪ Facilitate the establishment of new, or relocated, locallyoriented service businesses by assisting with the identification of possible sites. ▪▪ Determine a schedule of developer contributions, or consider special charge schemes, to be allocated towards priority civil and community infrastructure projects.

STORMWATER MANAGEMENT

MOVEMENT

▪▪ Propose drainage and Water Sensitive Urban Design (WSUD) features and maintenance schemes that can accommodate the impact of projected population growth on drainage and flooding.

▪▪ Identify priorities for new road and path connections within precinct to enable future growth.

▪▪ Develop planning tools for specific areas to prohibit or manage development in flood prone areas. ▪▪ Manage stormwater using techniques that are best practice in water quality, drainage, and flood mitigation. ▪▪ Provide stormwater management strategies and WSUD that provides environmental, public amenity, safety, and other benefits to the community.

▪▪ Determine a clearer road network hierarchy. ▪▪ Identify priority roads and intersections to be upgraded based on: -- Importance in the movement hierarchy -- Safety/speed concerns and compliance -- Anticipated growth in volume -- Sealing requirements. ▪▪ Investigate a second northsouth crossing of the former railway for pedestrians and cyclists (subject to VicTrack approval). ▪▪ Identify priority roads to have higher amenity for pedestrians and cyclists. ▪▪ Identify locations for the provision of on and off street parking.

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

ENVIRONMENT ▪▪ Undertake further investigation of the extent and quality of existing vegetation. ▪▪ Protect significant vegetation through the development plan process for Precinct B. ▪▪ Retain key vegetation remnants and identify bio-links in future development. ▪▪ Evaluate and protect roadside vegetation. ▪▪ Protect Adam’s Creek as a waterway and increase vegetation to cover the recommended 30% cover in the landscape.

A meeting of the local CFA (Image courtesy Brett Hume, 2016) © 2016

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PLANNING & INFRASTRUCTURE ASSESSMENT

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

2.1

PLANNING & DEVELOPMENT

PRECINCTS

PRECINCT A

The introduction of reticulated sewerage and recent rezonings have set the foundation for significant population growth in Nyora over the next 15-20 years.

Precinct A covers the town centre. It includes land in the Commercial 1, General Residential and Public Use Zones. This precinct contains the majority of smaller lots in the township, a high proportion of which are developed and connected to reticulated sewerage.

For the purposes of future planning, the Development Strategy divides Nyora into 8 precincts, each of which has different characteristics and growth potential. Development is expected to occur in opportunistic ways in existing residential and rural lifestyle areas (Precincts A, B, E, G and H), while the remaining precincts are likely to undergo managed change that is developer-driven (Precincts C, D and F). Figure 5 shows the recommended development staging and type of growth for each of the identified precincts. The provision, location and design of public open space will undertaken in accordance with the State government Precinct Structure Planning Guidelines and Clause 56.02 (Urban Landscape) of the Planning Scheme. 18

The town centre currently lacks: coherence in its layout, buildings suited for commercial purposes and a retail anchor, such as a supermarket. Existing retail opportunities are very limited and are not well located to attract new retail investment. A number of residential properties exist in the commercially zoned area. Community services such as healthcare and early years facilities are lacking. Commercial development opportunities will be available within the Commercial 1 Zone (C1Z) area and through the redevelopment and consolidation of residential properties in the town centre.

The fragmented nature of ownership and lots in the Town Centre means that for an anchor site such as a supermarket, to be created, several lots will need to be consolidated.

on larger lots. In order to coordinate development and infrastructure provision across this largely fragmented precinct, a Development Plan Overlay applies to the majority of the precinct.

The development of retail floor space will be driven gradually by floorspace demand arising from population growth in other precincts.

Further subdivision is not to be permitted until a development plan for a logical land unit (e.g. area east of Davis Street or area between Henley Street and Walters Road) has been approved by Council. This allows for a staged development approach and for landowners to work together if they wish to redevelop a land unit.

Development within the residential area of the Town Centre is expected to be incremental and at an urban density. It will create opportunities for people to live in close proximity to services.

PRECINCT B This precinct surrounds the town centre on the southern side of the railway reservation. It is primarily zoned General Residential 1, although the precinct also contains public assets, such as the Primary School, Recreation Reserve and Speedway. The availability of reticulated sewerage will create the potential for significant development

Development in this precinct will occur incrementally at an urban density which takes advantage of the close proximity to the emerging town centre, education facilities and the Recreation Reserve.

PRECINCTS C & D These precincts represent long to very-long term growth fronts which will be delayed until Precincts B and F are substantially developed.

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

As part of the development process, the precincts will need to be provided with movement and open space linkages to the respective adjoining precincts and will be developed at an urban density.

PRECINCT E This precinct is located to the north of the railway reserve and is largely zoned Low Density Residential. An area of Industrial 3 Zone also exists directly opposite the railway reservation, providing an important economic asset for the township. Many of the Low Density Residential Zone lots in this precinct are well in excess of the minimum lot size permissible in the zone (4,000m2 without sewer / 2,000m2 with sewer), creating the potential for further subdivision. Guidelines for building design and land uses within the industrial precinct will be required to ensure that industrial activity does not diminish the amenity of

the surrounding residential area; and that low density residential subdivision is managed carefully. Development in this precinct is likely to occur in an incremental manner at low density.

PRECINCT F Amendment C97 has resulted in 50ha of land in this precinct being rezoned from the Farming Zone to the General Residential Zone. This is the first stage of a significant residential subdivision, which will comprise approximately 700 lots when the precinct is fully developed.

be approved for each stage of subdivision.

PRECINCT G Like Precinct E, this area is currently zoned Low Density Residential, although it has been developed much more recently. Development potential in this precinct is somewhat lower than Precinct E because the lots are generally smaller and the subdivision pattern more complex. The precinct has been identified as an area of limited growth, where

further subdivision is discouraged.

PRECINCT H Precinct H is a Rural Living Zone (RLZ) immediately to the south of Nyora. The RLZ limits subdivision in Precinct H to a minimum area of 1 hectare. Given the existing lot sizes in Precinct H, the precinct is subdivided to its maximum potential under the zone. The majority of lots have been developed. Accordingly, very limited growth will occur in this precinct.

The development of this land is likely to represent the largest and most efficiently developed growth front in Nyora for the short to medium term. Development is proposed at an urban density and development controls require the provision of open space including a sports field. Amendment C97 also applied a Development Plan Overlay (DPO) across the land. The DPO requires a development plan to Hewson Street

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

NYORA’S RURAL TOWNSHIP CHARACTER As Nyora grows, some areas will experience more change in the way they look and feel than others. Density transition areas are likely to change the most in terms of character or the way they look and feel. When smaller lots are created there may be less space for large trees, for example, which are a strong feature in many parts of Nyora. Other elements that contribute to the rural township feel of Nyora are: ▪▪ Large gaps between houses ▪▪ Wide streets, often with narrow bitumen and very wide ‘nature strips’ ▪▪ Sometimes unmade roads with no kerbs ▪▪ Adjustments for topography such as ‘stepping’ a new dwelling down a hill rather than undertaking large cut and fill or visually prominent design solutions 20

▪▪ Urban-style development found only (if at all) in part of the main street(s) ▪▪ Visibility to surrounding landscape from within settlements

Table 4.

RESIDENTIAL CHANGE OVERVIEW

PRECINCT

STAGING

GROWTH TYPE

CURRENT ZONE

FUTURE LOT SIZE + ZONE

DEGREE OF CHANGE

Precinct A

Short to long

Incremental

General Residential Zone (GRZ)

GRZ

Moderate to high

General Residential Zone (GRZ)

GRZ

▪▪ Very low density built form in some areas ▪▪ Highly visible and prevalent vegetation. The elements above can be managed and translated using design guidelines that can facilitate new development while helping developers and residents to protect important visual features such as trees and a feeling of space are preserved. The recommended design guidelines are found in Appendix B.

Precinct B

Incremental

750sqm average

Precincts C and D

Long to very long

Developer driven

Farming Zone (FZ)

GRZ

Precinct E

Short to long

Incremental

Low Density Residential Zone (LDRZ)

LDRZ

Developer driven

Farming Zone (FZ)

GRZ

Medium to long term

Limited potential

Low Density Residential Zone (LDRZ)

LDRZ

Long term

Very limited

RLZ

RLZ

Precinct F

Precinct G

Note: The Table 4 (opposite) refers to the target dwellings per hectare (dph) rate for State policy in a General Residential Zone as 15 dph. In Nyora, the southern block on Mitchell Street between Davis and Henley Street has a rate of approximately 10 (9.34) dph.

Short to long

15 dwellings per hectare as per State planning policy

Precinct H

Short to long

Moderate to high

High

750sqm average Low

2,000sqm minimum High

750sqm average Low

4,000sqm minimum Very Low

1ha minimum

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Figure 5. Precinct D

DEVELOPMENT TYPOLOGY & STAGING PLAN

LEGEND Precinct Boundaries Former Railway Line Town Centre Town Centre - Residential Developer Driven Long-Term Urban Density

PONY CLUB

Urban

Precinct F

Precinct E

Incremental Urban Transition Area Limited Potential Low Density

Precinct A

Very Limited

RAILWAY BUILDING NYORA COMMUNITY PARK

POST OFFICE

Rural Living

GENERAL STORE NYORA COMMUNITY CENTRE

Precinct G

CFA PRIMARY SCHOOL RECREATION RESERVE

Precinct C

SPEEDWAY

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

2.2

INFRASTRUCTURE ASSESSMENT

This section summarises priorities for movement, stormwater management (drainage) and community infrastructure in Nyora. These issues have been addressed in the Town Centre Masterplan at Chapter 4 and the Precinct Plans in Chapter 5.

MOVEMENT A number of unsealed roads and unmade roads exist across the township. In particular, a lack of pedestrian and shared paths limits residents’ ability to walk and cycle from residential areas into the town centre. The following observations have been derived from preliminary traffic analysis and input from community consultation.

FOOTPATHS: ▪▪ Movement networks are often fragmented or inaccessible other than by car, and do not consider desire lines for human movement. ▪▪ Connections between

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Precincts E and G and the town centre are lacking and there is no footpath along Lang LangPoowong Road. ▪▪ There is only a small section of footpath at the northern end of Davis Street but children walk to school from southern parts of the township up Davis Street (a busy road that is a key route for sand and cattle trucks and the V/Line bus). ▪▪ There is no footpath on the northern side of Grundy Avenue to the Primary School and Recreation Reserve though there is one on the southern side. ▪▪ The town centre has few footpaths (refer to Figure 6 for the extent of existing footpaths: Existing Movement Network).

ROADS: ▪▪ The street hierarchy is poorly defined and rudimentary and the street layout is not adequate for growth.

▪▪ There are few east-west road connections through the residential areas and some north-south connections are poorly configured. ▪▪ A number of existing roads are unsealed and lack kerb and channel, particularly in Precincts A, B and E. ▪▪ The railway reserve provides a barrier to north-south movement. There is only one north-south through traffic route within the township. ▪▪ There is a lack of formalised car parking and parking areas are poorly designed or in disrepair. This may become a bigger issue into the future as the population grows. ▪▪ The layout of the Mitchell Street and Davis Street intersection is irregular and is poor for eastwest vehicle movements and pedestrians. ▪▪ The Davis Street/Lang LangPoowong/Forster Road intersection is an unsignalised cross-intersection with some

history of crashes and no footpaths or pedestrian refuges. The intersection requires improvements to manage increased traffic volumes. ▪▪ Davis Street is the primary truck route through the town. The existing geometry of intersections encourages vehicles including trucks to travel at speed through the township. ▪▪ Grundy Avenue accommodates some heavy vehicle traffic to the Speedway. ▪▪ Cornishs Road is not connected between Davis Street and Grundy Avenue. ▪▪ Long term connections to Precincts C and D will be required. ▪▪ There are few east-west connections able to support quick travel times for emergency vehicles throughout the township.

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

TRAFFIC IMPACT ASSESSMENT

will require a future east-west connector road between Walters Road and Davis Street.

The following sections present specific areas where existing and future traffic impacts should be addressed by infrastructure upgrades.

MITCHELL STREET/DAVIS STREET/GRUNDY AVENUE

WALTERS ROAD AND HENLEY STREET Walters Road and Henley Street are expected to experience an increase in traffic volumes. These roads provide connection with the Lang Lang Poowong Road to the south. Traffic volume is expected to increase along both of these roads as a result of future subdivision and densification within Precincts A and B. There is also an opportunity to upgrade the intersections of each of these roads with the Lang Lang Poowong Road. Of these two, the Walters Road intersection is the priority for upgrade due to sight line deficiencies. Future growth in Precinct B

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This intersection is unusual in its configuration and currently has the highest traffic volume in Nyora, which will increase with development. Reconfiguration of this intersection should be further investigated as a possible roundabout, to improve vehicle accessibility to Mitchell Street and Grundy Avenue. Safer pedestrian/bicycle crossing points can be incorporated as appropriately located pedestrian refuges located away from the complicated intersection.

DAVIS STREET/HEWSON STREET As commercial development increases in Davis Street in the long-term there may be a need to upgrade the Hewson Street/ Davis Street intersection. If a supermarket develops in the

preferred location, the importance of the intersection will increase. Due to the existing width of Davis Street in that location, the upgrade may be achieved through appropriate line-marking at the intersection.

DAVIS STREET/ WATTS ROAD/ LANG LANG POOWONG ROAD/ FORSTER ROAD

FOOTPATHS Footpaths and shared paths were identified as insufficient across the town. Future new development areas, should include footpaths on all new roads on at least one side, and consider bicycle lanes where appropriate for the overall circulation in the town.

TOWN CENTRE CAR PARKING

This intersection is the most critical intersection in considering future growth within Nyora due to its proximity to Precinct F and its irregular geometry.

Future growth, particularly in the town centre will need increased car parking provision, although this is not currently an issue in the town centre.

This unsignalised intersection presents as a cross intersection but due to traffic volumes on the VicRoads main roads, it acts as a T-intersection. Accordingly, some turning movements are unnecessarily complex.

Note: A detailed table of the upgrade of unmade road reserves is included in Section 3.1 of the Traffix Group “Background and Issues Report”.

A roundabout should be further investigated as the preferred alternative to accommodate predicted future traffic volumes, with due consideration for safe pedestrian and cyclist movements.

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Figure 6.

EXISTING MOVEMENT & ACCESS TO OPEN SPACE

Precinct D

LEGEND Precincts Precinct Boundaries Former Railway Line Industrial Area Abutting Town Centre

EXISTING PUBLIC OPEN SPACE & ACCESS

PONY CLUB

Public Open Space 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. Lots within 400m of Public Open Space

Precinct F

Precinct E

Precinct A

RAILWAY BUILDING NYORA COMMUNITY PARK

POST OFFICE

EXISTING MOVEMENT NETWORK

GENERAL STORE

NYORA COMMUNITY CENTRE

Unsealed Roads

Precinct G

CFA

Unmade Roads (Not open to traffic)

PRIMARY SCHOOL

Sealed Roads RECREATION RESERVE

Precinct C

Sealed VicRoads-Managed Road SPEEDWAY

Footpath (Sealed only)

Precinct B

CEMETERY

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Precinct H

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

TRAFFIC VOLUMES MODELLING In order to determine the required upgrades for roads across Nyora and establish the best location for footpaths and shared paths, traffic modelling has been prepared by Traffix Group. The modelling has been based on a high growth scenario for Nyora, which assumes the maximum development potential for each Precinct.

The plan on the following page shows the existing daily traffic volumes compared with the predicted additional daily volumes across Nyora’s road network. It is important to remember that these figures show an increase based on the high growth rate scenario for Nyora in the very long-term and where maximum development potential has been achieved. The modelling incorporates the following assumptions:

The figures show the number of cars likely to be added into the road network in the very longterm. This includes the likely trips that would occur on new east-west links in Precinct B, and connections to and through Precincts C, D and F where residential development may occur in the short (Precinct F) to very long-term (Precincts C and D).

▪▪ No growth in Industry Areas (the IN3Z land on Watts Road)

The maximum development or capacity potential for each Precinct (in terms of “net developable area” and “gross lot yield”) have been included in Chapter 5.

▪▪ Davis Street

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▪▪ All traffic generated by Town Centre will be internal trips from within Nyora, no trips to/ from external areas. The traffic modelling concluded that the roads with the greatest predicted long-term daily volumes in Nyora are: ▪▪ Lang Lang – Poowong Road ▪▪ Yannathan Road.

order road with a single lane in each direction. Accordingly, the existing Davis Street carriageway is considered sufficient from a capacity point of view. This is similarly the case for other higher order roads in Nyora including Lang-Lang Poowong Road and Yannathan Road.

township. The former two are controlled by VicRoads, the latter by Council. The road section that is predicted to carry the highest traffic volume in the long-term is Davis Street (near the railway line) with a daily volume of approximately 7,300 vehicles. This daily traffic volume is considered to be well below the capacity limit for a higher

Table 5.

POSSIBLE FUTURE DAILY TRAFFIC GENERATION

PRECINCT

NO. RESIDENTIAL LOTS

DAILY RATE*

DAILY TRAFFIC GENERATION

Precinct A (East)

31

6

186

Precinct A (West)

67

6

402

Precinct B (East)

74

6

444

Precinct B (West)

279

6

1674

Precinct C

486

6

2916

Precinct D

142

6

852

Precinct E (East)

99

6

594

Precinct E (West)

39

6

234

Precinct F

924

6

5544

Precinct G

17

6

102

Precinct H

No change

NA

NA

These roads currently experience the highest traffic volumes in the 25


Figure 7. Precinct D

PROPOSED MOVEMENT NETWORK

LEGEND Precincts Precinct Boundaries Existing Main Roads Existing VicRoads-Managed Main Roads Existing Sealed Roads Former Railway Line

PONY CLUB

Precinct F

Precinct E

PROPOSED MOVEMENT NETWORK Proposed Sealed Roads Future East-West Connections Required (Indicative location only) Roads to be Maintained in Current Condition

Precinct A

Proposed Intersection Upgrade Potential Intersection Improvements (Long-term as development occurs)

Precinct G

Road Connection for Emergency Vehicle Access Only

PRIMARY SCHOOL RECREATION RESERVE

Precinct C

SPEEDWAY

Precinct B

CEMETERY

G LAN

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250

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Figure 8.

PROPOSED ROAD HIERARCHY

Precinct D

LEGEND Precincts Precinct Boundaries Former Railway Line

PROPOSED ROAD HIERARCHY Roads shown in Precincts B are indicative only and the final location of the roads will require further work with Council based on Development Plans as landowners or developers start to subdivide logical land units in the area.

PONY CLUB

Precinct F

Precinct E

VicRoads-Managed Main Roads Council-Managed Main Roads Connector Roads

Precinct A

Access Roads (Local Streets) Very Long-Term Connections Road connections shown in Precincts C and D are very long-term and the location is indicative only; final location will be determined as development in Precinct B occurs, and after land in C and D is rezoned for residential (very long-term).

Precinct G PRIMARY SCHOOL RECREATION RESERVE

Precinct C

SPEEDWAY

Precinct B

CEMETERY

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250

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

INTERSECTIONS The intersections that are predicted to accommodate the greatest daily increase in traffic volumes are the following, located either side of the existing railway crossing: ▪▪ Davis Street / Lang LangPoowong Road / Watts Road / Forster Drive ▪▪ Davis Street / Mitchell Street / Grundy Avenue. As a result of the proposed Town Centre Masterplan (discussed later in this strategy), which identifies supermarket and car park access via Hewson Street, the Davis Street/Hewson Street intersection will have increased importance and accommodate higher traffic volumes. This intersection will need improvements to accommodate increased traffic and also heavy vehicles associated with deliveries. Traffix Group has prepared concept intersection layouts for proposed improvements at each of these three intersections, as outlined under the following headings. 28

DAVIS STREET / LANG LANGPOOWONG ROAD / WATTS ROAD / FORSTER DRIVE A concept roundabout layout has been prepared to replace the existing unsignalised crossintersection. The roundabout has been designed to accommodate B-double truck turning movements between all exits (except Forster Drive which is a local street and has been designed to accommodate large service trucks such as waste vehicles). This is important when considering that Davis Street and Lang LangPoowong Road are VicRoads approved B-double routes whilst Yannathan Road is conditionally approved for B-doubles. The concept roundabout layout includes a single lane on each approach and a single circulating lane. This roundabout layout will be more than sufficient from a capacity point of view to accommodate the predicted ultimate traffic volumes. Furthermore, the existing single

railway crossing for Nyora is considered to be sufficient in a capacity sense and therefore a second railway crossing is not necessary. In any case, a second crossing is unlikely to be approved even though the rail line is currently closed.

DAVIS STREET / MITCHELL STREET / GRUNDY AVENUE A concept roundabout layout has been prepared to replace the existing unsignalised crossintersection. The roundabout has been designed to accommodate B-double truck movements in a north-south direction given that Davis Street is an approved B-double route. Furthermore, the roundabout has been designed to accommodate 12.5m long rigid truck movements to/from Mitchell Street and Grundy Avenue.

from a capacity point of view to accommodate the predicted ultimate traffic volumes.

DAVIS STREET / HEWSON STREET Hewson Street will become the primary access to the town centre car park and loading areas. The potential ultimate large supermarket will potentially have deliveries undertaken by 19m semi-trailers. Accordingly, the concept layout for this intersection has been prepared to accommodate 19m semi-trailer movements between Davis Street and Hewson Street. The existing carriageway width of Davis Street is sufficient for line marking of two (2) southbound traffic lanes which provides for a southbound vehicle to pass a vehicle that is waiting to turn right into Hewson Street.

The concept roundabout layout includes a single lane on each approach and a single circulating lane. This roundabout layout will be more than sufficient

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

OTHER ROADS AND INTERSECTIONS For the remaining roads within Nyora, the predicted ultimate volumes warrant nothing more than an access street cross-section given that daily volumes are less than 3,000 vehicles. A new key east-west route is proposed in the southern part of Nyora (predominantly in Precinct B), which will provide improved connectivity and access opportunities for the township. This proposed road will allow east-west traffic to spread across a number of roads reducing ultimate traffic volumes through the town centre along Mitchell Street and Hewson Street. Walters Road (at the south end near Lang Lang-Poowong Road) is predicted to carry approximately 1,000 vehicles per day. This growth in traffic is primarily due to the long-term development of Precinct C. This level of traffic warrants sealing Walters Road and also potential improvements (albeit minor) at the Walters Road/Lang Lang-Poowong Road intersection. © 2016

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It is noted that under a scenario where Precinct C was developed with a connection to Lang LangPoowong Road at the south, this would result in much lower traffic volumes along Walters Road than predicted in the traffic modelling. Similar to the above, increased traffic volumes at the south end of Henley Street also warrant sealing of this road and potential minor intersection improvements at its intersection with Lang LangPoowong Road. A proposed upgrade is shown at the intersection of Grayden Street and Yannathan Road (refer to Figure 7). If this road is sealed in the very long-term (subject to more intensive development in Precinct E), investigations will be undertaken to ensure any crossing is constructed to Council and VicRoads safety standards, as required. At Cornishs Road, traffic management measures will be put in place to ensure access from Lang Lang-Nyora Road to Grundy Avenue is only available to emergency vehicles, pedestrians

and cyclists. This will increase safety and access for emergency vehicles travelling from the west to service Nyora, while ensuring the road does not become a thoroughfare for heavy vehicles accessing Grundy Avenue and the Nyora Speedway.

INTERSECTION CONCEPT DESIGNS Preliminary intersection upgrade designs for the town centre have been prepared fo the purposes of this strategy (refer to Appendix D, Traffic Impact Assessment Report). These are conceptual and may not represent the final design. Rather, then provide an indication as to how roundabouts may be used at the intersections. Given the long term nature of the proposed upgrades and the possibility for other options to arise in time as design solutions change (e.g. channelised right turn, splitter islands for ‘T’ intersection), the solution for these intersections will be considered in detail at a later date in consultation with VicRoads and adjacent landowners.

CONSTRUCTION OF EXISTING ROAD RESERVES As part of the proposed road network, Grayden Street and Cornishs Road are proposed to become access roads. These existing reserves are part of Nyora’s road network, but are currently not constructed. Following consultation discussions, it was determined that Cornishs Road would be opened for emergency services, pedestrian and cyclist access only. This new link will improve access for emergency vehicle travelling from the west to access residential areas in the east of Nyora. In the very long-term, if Precinct E develops long the scenario included at Chapter 5 (very longterm scenario), Grayden Street may need to be connected to contribute to the street network to service residential development in that location. Any sealing of this road would be accompanied by investigations about whether intersection upgrades would be required to Yannathan Road; as discussed above. 29


Figure 9.

PROPOSED FOOTPATH & SHARED PATH NETWORK

Precinct D

LEGEND Properties Public Open Space (e.g. parks) Precinct Boundaries Former Railway Line

PROPOSED PATH NETWORK For proposed implementation timing please refer to the relevant Precinct Plan in Chapters 4 and 5 of this report.

PONY CLUB

Precinct F

Precinct E

Footpath - One Side Footpath - Both Sides Footpath - One Side (new long-term connections)

Precinct A

Shared Path - One Side Foot and Shared Path (including Multi-Purpose Trail) - Both Sides Shared path provides a connection for pedestrian and cyclists

NYORA COMMUNITY PARK NYORA COMMUNITY CENTRE

Precinct C

CFA

Precinct G

Multi-Purpose Trail

PRIMARY SCHOOL RECREATION RESERVE

Existing Footpath

SPEEDWAY

‘Shared Path and Footpath - Both Sides’ and ‘Shared Path - One Side’ locations are concept only and may be subject to change as development occurs within Precincts A, B, E and F, especially where new through roads are proposed to be created.

Precinct B

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

STORMWATER & DRAINAGE There are a number of areas in Nyora where stormwater drainage issues regularly occur. Figure 10 shows the 18% and 1% Annual Exceedance Probability (AEP) for drainage issues arising in Nyora (AEP is the likelihood that a storm event will recur in any given year). For new development to occur, existing drainage issues need to be dealt with in the short to medium-term. As population and urban-style development in Nyora increases, stormwater management will become an increasingly urgent issue. The development potential of existing lots that are subject to stormwater issues will be reduced until drainage can be improved. Without stormwater management, development uptake in existing areas may be slower, meaning the potential for new development (particularly in Precinct B and the DPO5 area) to contribute to other infrastructure improvements across the township will be reduced. © 2016

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The South Gippsland Shire Council has adopted the Infrastructure Design Manual (IDM) requirements for new developments. The IDM seeks to standardise Council requirements for the design and development of municipal infrastructure such as roads and drainage mechanisms. The requirements of the IDM will form the basis of drainage solutions in Nyora, particularly for addressing drainage issues using Water Sensitive Urban Design (WSUD) or temporary detention techniques. Other options could be ‘end of line’ treatments (such as manmade wetlands) or treatment of major/minor flows using ‘in-road’ or piped options.

residents have decided to optout of voluntary connections which may slow uptake for lot redevelopment. However, the system allows residents to pay to connect in future if they do seek to develop. ▪▪ There are a number of open waterways and roadside drains in the township and these are often found in poor repair. ▪▪ There are no formal retarding basins located within the Nyora township area.

▪▪ The existing open channel drainage system has limited capacity to accommodate the increased overland flow caused by significant growth. ▪▪ Creation of a revised drainage system may be difficult in the context of legal issues regarding drainage outlet permissions, downstream impacts to landowners, increased pollution from urban stormwater runoff, and modified rainfall patterns associated with climate change.

Key issues identified in the preliminary analysis are: ▪▪ There are existing deficiencies with drainage and stormwater infrastructure meaning residents have ongoing issues with stormwater on their properties. ▪▪ There remain unsewered residential areas where Follett Drive 31


Figure 10. EXISTING STORMWATER FLOWS

Precinct D

LEGEND Precincts Precinct Boundaries Former Railway Line

A AD

Public Open Space (e.g. Parks) 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. Flood-Prone Land (18% AEP)

MS E CR

PONY CLUB

EK

Precinct F

Precinct E

AEP (Annual Exceedance Probability) refers to the likelihood of a flood event happening in any given year. Flood-Prone Land (1% AEP)

Precinct A NYORA COMMUNITY PARK

Precinct G

Precinct C RECREATION RESERVE

SPEEDWAY

Precinct B

CEMETERY

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

STORMWATER MODELLING As part of this study, stormwater modelling and a stormwater management plan have been prepared for the Nyora township. The modelling considers existing flood-prone land which is calculated based on the likelihood of a flood event happening in any given year (this is known as Annual Exceedance Probability or ‘AEP’). A flood event may involve the overland flow of water, and many residents who attended community meetings commented that their land may often be very wet or retain water after a large rain event. In order for more development to occur in Nyora, stormwater and drainage will need to be managed. New development introduces more hard surfaces into an area which lessens the potential for water to soak, and increases the need to manage the water using piped or open drainage systems.

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The stormwater modelling has identified areas of piped or open drainage for each precinct, and shows where likely retarding basins are needed at the end of the stormwater management system. As identified in the stormwater modelling, there are numerous existing properties in Nyora which already need better stormwater management systems. The following are key findings and recommendations from the stormwater investigations: ▪▪ Some lots will continue to have back-of-lot drainage (in the lower density and rural residential areas) ▪▪ Constructed drainage solutions will be needed where large changes will occur as a result of development ▪▪ New masterplanned areas such as Precinct F will need to prepare their own drainage schemes including major and minor drainage systems ▪▪ End of line retarding basins will be used in the masterplanned areas

▪▪ On site stormwater detention will be needed in precincts A, B, E and in the Rural Living Zone (RLZ) and Low Density Residential Zone (LDRZ) areas. ▪▪ S torm water quality is proposed to be managed by a combined end of line and distributed street scale system of bioretention and sedimentation basins in precincts A, B, C, D and F and by on-lot WSUD such as rainwater tanks and vegetated swales where infill development occurs in the low density residential and rural living precincts. Gross pollutant traps are proposed at 3 locations to intercept flows discharging from the commercial and industrial areas in precincts A and E respectively.

The plan on the following page shows the proposed stormwater management strategy for Nyora. An outline of the specific proposed stormwater management techniques for each precinct has been included in Appendix E of this report.

FARM DAMS A number of dams exist on properties that are likely to be developed over time. Due to the potential hazard associated with these dams in an urban environment, each will need to be decommissioned as development progressively occurs.

▪▪ Waterway corridors and land for easements (containing piped drainage, for example) are identified for biodiversity and system management/ maintenance.

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

FURTHER WORK As part of the public exhibition of this Strategy, the draft version was sent to a number of authorities for review. A detailed discussion about community and authority feedback has been included in the Engagement Report. As a result of feedback received, the Stormwater Management Plan has been updated from the last version of the report, and new candidate (e.g. indicative) retarding basins are now shown on the Stormwater Management Plan at Figure 11. Similar to the Traffic Impact Assessment (Appendix D), the Stormwater Management Plan provides preliminary information for Council to undertake further detailed work in future, as development occurs. For more information about the proposed stormwater management techniques, refer to Appendix E. Melbourne Water have advised that existing waterways should be protected using a setback

distance of between 20-60m from waterways such as Adams Creek. Future development will need to address both drainage management issues identified in the Stormwater Management Plan, and ecological considerations such as the Giant Gippsland Earthworm habitats, existing remnant native vegetation, waterway and habitat corridors will need to be considered for protection and enhancement when locating and implementing new infrastructure. In addition to the above, ownership arrangements (e.g. retarding basins on VicTrack land as shown in Figure 11) will need to be explored in further detail. At present, the northern part of the former railway land does play a role in temporary detention of water in a flood event (i.e. storm or heavy rain - refer to Figure 10). Formalisation of this as part of the town centre and Precinct E stormwater management will need to be assessed in further detail.

View east from Eagle Rise 34

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Figure 11. PROPOSED STORMWATER MANAGEMENT PLAN

Precinct D

LEGEND

Precincts Precinct Boundaries

Former Railway Line Public Open Space (e.g. Parks) 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.

A AD

MS E CR

PONY CLUB

EK

Precinct F

Precinct E

PROPOSED STORMWATER MANAGEMENT PLAN Waterway Corridor

Constructed Waterway

Precinct A

Retarding Basin

NYORA COMMUNITY PARK

Bio-Retention Basin Sedimentation Basin

Precinct G Precinct C

Point Pipe (New Pipe or Upgrade)

RECREATION RESERVE

SPEEDWAY

Precinct B

CEMETERY

GL

ANG

LAN

D

RA R

NYO

Precinct H 0

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500m

500m

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

PRECINCT-BASED ISSUES AND OPPORTUNITIES PRECINCT A – TOWN CENTRE The station area could be utilised to construct a detention storage to provide attenuation for development flows from the catchment located approximately east of Henley Street that discharges north across the railway. Depending on the future development plan for this area, the detention storage could be underground or an above ground retarding basin. There is potential that the storage could be sized to attenuate existing catchment flows to provide some flood relief for properties on the north side of the railway. There is also potential that a storage located here could be utilised for stormwater harvesting. Back of kerb bioretention basins and tree pits could be utilised on Mitchell Street to provide water quality treatment.

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Drainage system upgrades on Henley Street and Mitchell Street to service future development should be designed in accordance with the Infrastructure Design Manual (IDM). Council should consider upgrading the existing pipe drainage system on these streets to mitigate existing flooding, in accordance with the objectives of their drainage upgrade program. Water quality treatment for the catchment draining south west could be provided by an end of line wetland located in Precinct C or vegetated swales, bioretention basins and tree pits depending on the development timing of the Precinct C development. Rainwater harvesting opportunities to be considered as part of redevelopment strategy to contribute towards the water quality objectives in this area.

PRECINCT B – NYORA CENTRAL Future road alignments or a drainage corridor should be aligned to convey the two main overland flow paths if possible. Main trunk drains should be sized to convey the future 18% AEP fully developed flow and located under the main overland flow paths. Preferred water quality treatment and flow control is by end of line wetland and retarding basin located in Precinct C. However given precinct is likely to be developed after Precinct B locations for vegetation swales and bioretention basins adjacent to road sides and within public open spaces should be considered.

PRECINCT C – NYORA WEST Future major and minor drainage system will service development area. Water quality treatment by end of line wetland could potentially be used to treat flows from the upstream precinct areas. A waterway corridor with appropriate buffers around existing waterway should be established. Opportunities for stormwater and rainwater harvesting could be sought.

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

COMMUNITY INFRASTRUCTURE & OPEN SPACE The Nyora Community Infrastructure Plan (2014) provides a detailed analysis of future needs. This structure plan identifies opportunities to implement the recommendations of the plan. Nyora has limited community infrastructure for a township of its size, although much of the town has access to public open space. Existing assets comprise: ▪▪ Nyora Community Park (informally known as Toby’s Paddock) ▪▪ The Pony Club ▪▪ Nyora Recreation Reserve (including the Speedway and the Men’s Shed) ▪▪ Public open space in Precinct G ▪▪ Nyora Community Centre (including regular immunisation services) ▪▪ Nyora Primary School (including regular maternal and child healthcare visits) © 2016

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▪▪ Country Fire Authority ▪▪ Post Office. In the long-term, as population grows, there will be a need to expand Nyora Primary School and provide an integrated children’s centre. The preferred model would be to co-locate the integrated children’s centre with the Primary School. Council has already identified the need for a Community Hub with an area of 1,400sqm (shown on the Town Centre Masterplan in Chapter 3), which could include a library. A pharmacy has recently opened at the former Nyora Pub site (corner Davis Street and Grundy Avenue), which will provide an additional service and retail anchor. As shown on the Existing Movement Network plan (Figure 6), there are a number of areas in Nyora that do not have access to public open space (e.g. parks) within a five-minute walk (approximately 400m).

Difficulty in accessing public open space is compounded by a lack of safe pedestrian connections around the town centre and other precincts. This means that even lots within a 400m radius of open space may not have direct or safe walking links to access open space despite appearing to be within walking distance of a park. There is potential, as population grows, to upgrade existing public open space areas, particularly the Recreation Reserve and Nyora Community Park. There will also be a need to deliver new public open space in Precincts B, C, D, E and F, as new development occurs.

STRUCTURE PLANNING GUIDELINES The State Government provides guidelines and standards when planning for new population and development. Key standards relevant to the planning for public open space have been used when preparing the Future Nyora Strategy and include:

▪▪ Provide a network of quality, well-distributed, multifunctional and cost effective open space, ▪▪ Catering for a broad range of users that includes: -- Local parks within 400m safe walking distance of at least 95% of all dwellings; -- Active open space within 1 kilometre of 95% of all dwellings; -- Linear parks and trails, most often along waterways, but also linked to vegetation corridors and road reserves within 1 kilometre of 95% of all dwellings. ▪▪ Including approximately 10% of the net developable area as total public open space, 6% of which is active open space. The location and design of public open space generally should be: ▪▪ Of an appropriate size, i.e. sufficient to incorporate two football/cricket ovals, but small enough to enable regular spacing of active open space provision across the precinct 37


SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

(This configuration would generally require at least 8 hectares); ▪▪ Appropriate for its intended open space use in terms of quality and orientation; ▪▪ Located on flat land (which can be cost-effectively graded); ▪▪ Located with access to, or making provision for, a recycled or alternative sustainable water supply; ▪▪ Designed to achieve sharing of space between sports; and ▪▪ Linked to pedestrian and cycle paths. The location of new areas of public open space in the Transition and Growth precincts (B, C, D and F) will be determined in greater detail as Development Plans are prepared by developers or landowners in future.

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RECREATION TRAILS There is potential for a new multipurpose recreation trail to be developed around the northern half of Nyora, making use of the existing trail as shown in the map opposite. The rail corridor reserve represents an opportunity for additional open space in Nyora. However, any planning for this land must consider the potential for the rail to begin operation again in the future (including for freight).

EDUCATION As the population grows, it is likely that there will be increased demand for the primary school as well as childcare, occasional care, more playgroup services, after school care and day care. These services will be especially important where residents in Nyora may seek work in other centres, both within South Gippsland Shire and further afield.

A local netball game; CFA members in action; spectators at a football game (Recreation Reserve); and laying a wreath at a local memorial service (images courtesy Brett Hume, 2016).

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Figure 12. OPEN SPACE NETWORK PLAN

Precinct D

LEGEND Precincts Precinct Boundaries Former Railway Line Existing Public Open Space (e.g. Parks)* 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.

PONY CLUB

Precinct F

Precinct E

PROPOSED OPEN SPACE NETWORK

Location of sports field for Precinct F to be determined

Proposed Public Open Space Public Open Space Shown in indicative locations only. Possible Future Rail Trail

Precinct A

Possible East-West Shared Path

NYORA COMMUNITY PARK

Possible Multi-Use Recreation Trail Facilities Upgrades

Precinct G

Precinct C

RECREATION RESERVE

Precinct B

CEMETERY

NG G LA

ORA - NY

RD

LAN

0

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Precinct H

250

500m

500m

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3

NYORA MASTERPLAN

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

3.1

HOW WILL GROWTH BE MANAGED?

VISION AND STRATEGIC FRAMEWORK

OBJECTIVES

In the future, Nyora will maintain its rural township character while accommodating a larger population in a variety of housing types and lot sizes. The town centre will have a vibrant and rural main street feel.

▪▪ Manage residential growth and settlement.

Residents and visitors will have improved access to public open space and a connected network of roads and paths to get around the township. Where possible, drainage issues will be solved by using water sensitive urban design techniques that will add to the open space network. Traffic safety will be managed by improvements to the Mitchell/ Davis Street and Davis St/ Lang Lang-Poowong Road intersections.

PLANNING AND URBAN DESIGN

▪▪ Deliver housing diversity and land supply. ▪▪ Preserve the rural township character by developing built form and landscape guidelines for new development and subdivision. ▪▪ Protect and enhance native flora and fauna including habitat links. ▪▪ Develop a coherent and wellstructured town centre that sets the scene to become the activity hub of the township. ▪▪ Attract commercial and retail investment in the town centre. ▪▪ Resolve the use of the former railway land to improve the town structure. ▪▪ Manage industrial land uses in the Watts Road precinct.

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▪▪ Determine a schedule of developer contributions, or consider special charge schemes, to be allocated towards priority civil and community infrastructure projects. ▪▪ Discourage multi-dwelling developments unless kerb and channel and drainage management infrastructure is implemented.

INFRASTRUCTURE ▪▪ Address existing and future infrastructure deficits (footpaths, road surfaces and drainage). ▪▪ Deliver community services and facilities including a Community Hub. ▪▪ Provide sufficient and welllocated public open space and public open space networks. ▪▪ Define a street hierarchy, for all road users, to guide infrastructure investment based on: -- Importance in the movement hierarchy

-- Safety/speed concerns and compliance -- Anticipated growth in volume -- Sealing requirements. ▪▪ Resolve stormwater and drainage issues on public and private land that can cater for a growing population. ▪▪ Form agreements with Melbourne Water or South Gippsland Water as development plans are prepared to confirm stormwater treatment and flood retarding and mitigation measures. ▪▪ Develop planning tools for specific areas to prohibit or manage development in flood prone areas. ▪▪ Identify priority roads to have higher amenity for pedestrians and cyclists. ▪▪ Plan for a potential rail trail route in conjunction with VicTrack, which manages the land. Any planning must consider the potential of the railway operating again in the very long-term. © 2016

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Figure 13. FRAMEWORK PLAN LEGEND

Precinct D

Precinct Boundaries Existing Road / Road Reserve Former Railway Line Public Open Space (e.g. Parks) Key Service/Building

OPPORTUNITIES

Precinct E PONY CLUB

Possible Multi-Purpose Trail

Cranbourne

Precinct F

50km

Possible Rail Trail Route

Final location of Retarding Basins &

Intersection Upgrades

Sports Field to be determined

Long-Term Intersection Improvements Proposed Sealed Roads Precinct A

Proposed New Roads (Indicative location only) Proposed Drainage Management

NYORA COMMUNITY PARK POST OFFICE

Main Traffic Route (Davis St)

GENERAL STORE

Precinct G

COMMUNITY CENTRE

Main Street Railway (VicTrack) Land

PRIMARY SCHOOL

Precinct C

RECREATION RESERVE

Precinct B

Possible Retarding Basin Locations

SPEEDWAY

FRAMEWORK AREAS Town Centre (Precinct A) Community Facilities & Town Centre Expansion Area

CEMETERY

Transition Area (Precinct B)

D

RA R

NG

G LA

LAN

O - NY

Leongatha 35km

Short-/Medium-Term Growth Area (Precinct F) Long-Term Growth Area (Precinct C & D) Rural Lifestyle (Precinct G & H)

0

Rural Lifestyle & Potential for Very Long-Term Urban Transition Area (Precinct E)

500m

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Precinct H

Location of public open space for Precincts B, C, D and F to be determined as development occurs. 43


SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

Table 6.

TOWNSHIP-WIDE INFRASTRUCTURE PRIORITIES

CATEGORY

WORKS

PHASING

COMMENCEMENT

MECHANISM / APPROVAL AUTHORITY

FUNDING

Main Road Improvements

Lang Lang - Poowong Road / Precinct F Entrance

Development of Precinct F

Short Term

VicRoads and planning permit(s)

Developer

Lang Lang - Poowong Road / Davis Street Intersection

Development of Precinct F

Short Term

VicRoads

Precinct F Section 173

Shared Path - Precinct F to Grundy Avenue

Development of Precinct F

Short Term

Council Capital Works

Precinct F Section 173

Davis Street / Mitchell Street Intersection

Development of supermarket

Long Term

VicRoads and planning permit

Supermarket Section 173 / Developer Contributions

Street tree planting on major roads and at entrances

Quick win

Short Term

Council Capital Works/ Vic Roads

Council / Grant Opportunity

Bike lanes on main streets

Opportunistic

Short Term

Council Capital Works/ Vic Roads

Council / Developer Contributions

Town Improvements

Railway Reservation

Community Infrastructure

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Shared paths

Opportunistic

Short Term

Council Capital Works

Council / Developer Contributions

Restore Railway Station

Funding Driven

Medium Term

Vic Track

VicTrack / Grant Opportunity

North-south shared path (Yannathan to Henley)

Quick win

Short Term

Vic Track

VicTrack / Grant Opportunity

Stormwater management

Main road improvements

Short Term

Vic Track

VicTrack / Capital Works Budget as part of road improvements

Nyora Community Park / Playground / Skatepark Upgrades

Demand / Funding driven

Medium Term

Council Parks & Gardens

Capital Works Budget / Grant Opportunities

Rail trail

Regional initiative

Long Term

Council

Tourism-related Grant Opportunities

Recreation Reserve improvements

Funding Driven

Medium Term

Council

Capital Works Budget / Developer Contributions / POS Contributions

Primary School expansion

Demand driven

Medium Term

State

Education Department

Integrated children’s centre

With Primary School

Medium Term

Council

Capital Works Budget / Infrastructure Contributions Plan

Community Hub

Demand / Funding Driven

Long Term

Council

Capital Works Budget / Infrastructure Contributions Plan

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

PLANNING & DESIGN & INFRASTRUCTURE RECOMMENDATIONS The opportunities and proposed infrastructure shown on the Framework Plan, above (Figure 13) are explored in more detail in the following chapters of this report. There are a number of detailed investigations (e.g. environmental) that will need to be addressed in greater detail as development occurs. Reference is made to these items in the relevant Precinct sections - Chapter 2 and Chapter 5. The following figures relate to specific items of proposed infrastructure or future strategic direction: ▪▪ Proposed Movement Network (Figure 7) ▪▪ Proposed Road Hierarchy (Figure 8) ▪▪ Proposed Footpath and Shared Path Network (Figure 9)

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▪▪ Proposed Stormwater Management Plan (Figure 11) ▪▪ Proposed Open Space Network Plan (Figure 12). In addition to the above, individual Precinct Plans in Chapter 5 illustrate specific infrastructure items proposed on a precinct-byprecinct basis. Those plans show the following: ▪▪ Proposed road seal (existing road reserves) ▪▪ Proposed kerb and channel ▪▪ Indicative (possible) location of new roads, to be determined as development occurs ▪▪ Indicative (possible) intersection upgrades and new roundabouts, to be determined as development occurs with final designs to be further investigated by Council subject to additional landowner and stakeholder input ▪▪ Proposed location of street tree planting ▪▪ Proposed location of new footpaths and shared paths.

As the population grows in Nyora and more detailed planning commences to implement this Strategy, the recommendations from this document will be further assessed and revised for implementation. Landowners and residents will have a chance to be involved again at the detailed design and implementation phase. Further work needing to be done includes: ▪▪ Detailed assessment of waterway health (e.g. Adams Creek) and establishment of a riparian zone to protect local creeks and vegetation in the waterway corridors, as relevant ▪▪ Detailed assessment about the quality, extent and condition of existing native vegetation, including on roadsides, to determine areas of significance that should be protected and enhanced

▪▪ Identification, given the flora and fauna assessments above, of possible habitat links for protection ▪▪ Identification of new areas of open space, based on the open space requirement for each precinct outlined in the Chapter 5 Precinct Plans, and Council’s existing policies for the siting and design of open space (e.g. parks). The Framework Plan (Figure 13) shown overarching principles and the location of key opportunities for Nyora’s future. It illustrates the vision and objectives which are responded to in the following chapters of this report, as detailed here.

▪▪ Detailed assessment of new development with regard to the Giant Gippsland Earthworm habitat and other native species of fauna that should be protected 45


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4

TOWN CENTRE MASTERPLAN

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

4.1

TOWN CENTRE MASTERPLAN

VISION The Town Centre will be a vibrant hub and focal point of Nyora. It will contain the primary retail, service and community facilities in a compact form, to enable easy walkability. Car parking will be provided close to the town centre, to ensure ease of access, and streetscape improvements will add to the area’s distinct image and attractiveness.

TOWN CENTRE MASTER PLAN The town centre master plan shows in detail the sites, approximate land area and the possible configuration of key buildings and civic spaces. It is informed by predicted demand and population growth. The plan has the following features: ▪▪ The town centre core shown in Figure 14 reflects the likely direction of commercial development expansion towards Davis Street and

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Mitchell Street and includes the centrally located railway land and recreation areas as the civic focus. ▪▪ Mitchell Street will be reinforced as the main street with a clear and definable civic character, and Davis Street as the primary through town route. Pedestrian and cycle movement east-west across this street will also be facilitated through crossings. Hewson Street will have more importance as a functional entry point to the parking for the supermarket. ▪▪ Traffic and transport improvements in the town centre will include a roundabout at the corner of Mitchell Street and Davis Street. The proposed roundabout at Mitchell Street and Davis Street will need to accommodate semitrailers travelling north-south along Davis Street and service vehicles from other streets. The design will minimise impacts on Nyora Community Park as a result of the intersection upgrade and include

space for pedestrian-priority (e.g. zebra crossings or raised zebra) crossings over the main roads. In this location, a roundabout is considered to be the safest option (with narrower crossing widths for pedestrians than a signalised intersection and compared to current conditions) and the most appropriate for vehicle access/ traffic control. A roundabout will also slow traffic speeds through the town centre. The plan introduces a new northsouth pedestrian and cyclist link connecting Mitchell Street the Nyora Community Park to the future supermarket site. The proposed north-south link across the railway will be subject to further change if the railway were to begin operation again. The laneway behind the Mitchell Street will be upgraded as an important service route, allowing one-way traffic movement from Davis Street and Hewson Streets, and left turns out. Widening of this laneway to accommodate one way traffic, can be achieved through development of the proposed supermarket site and use

of design objectives to establish setbacks in the town centre Design and Development Overlay (DDO). The proposed laneway will be funded through developer contributions and in conjunction with the future supermarket development. Mitchell Street will continue to be the primary civic destination where essential services are located and where a sense of arrival is communicated. This will be an important walking and cycling route and a place to experience Nyora’s character and heritage Railway building. Henley Street will focus on community activities connecting the community centre, existing church and a future community hub at the corner of Hewson Street. A community hub is proposed to be located adjacent to the existing community centre. The proposed building area is 1400m2, and there is sufficient area surrounding to accommodate parking and landscape. A small recreation space is also identified next to the hub.

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Figure 14. DRAFT TOWN CENTRE MASTERPLAN LEGEND Former Railway Line ON STRE

ET PARA

Existing Commercial Zone (C1Z)

LLEL PA

RKING

BOTH SI D

Existing Built Form

ES

Public Open Space (e.g. parks) 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. Road Network

MITCHEL

L ST

POST OFFICE

GENERA L STORE

Proposed Bus Stop Upgrade NYORA HALL

COMMUN ITY HUB CAR PA RK 45 SPAC ES

PRECINCT STRUCTURE PLAN POTENT IA LONG-T L ER CAR PA M RK 90 SPAC ES

COMMUN ITY HUB 900m 2

Proposed Built form- Short to medium term EXPAN SUPERM DED ARKE 3,800m 2 T

CFA

SHORT -TERM CAR PA SUPERMARKE RK: 90 SPACES T COMMER

HEWSO

N ST

SUPERM ARKET 1,000m 2

CIAL/M

EDICAL

Proposed Built form- Potential long-term expansion

DAVIS ST

HENLE

Y ST

Community Use

Proposed Community Hub Open Space Proposed Car park

POTENT IA LONG-T L ER CAR PA M RK 80 SPAC ES

Car park Access COMMER

CIAL/M

Pedestrian Link

EDICAL

Vehicular Access Footpath Shared Path Landscaped Setback Active Frontage

0

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50

100m

100m

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

COMMERCIAL DEVELOPMENT Retail floorspace within the town centre will need room to grow as the population of Nyora and surrounding areas increases, supported regionally by Loch and Poowong. Ideally, an increased population will eventually accommodate a supermarket, community centre building, and other retail uses in the town centre. The siting of these is critical for the long term viability of the centre, and it is important that retail and community buildings are in close proximity. An indicative location for these commercial services has been shown on the Town Centre Masterplan. The ultimate location of these services, including the supermarket, may differ from that shown on the plans. The location shown demonstrates the land area that will be needed for a large supermarket to be developed, including the area of car parking required.

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If a small supermarket is attracted to develop in Nyora, the delivery timing of a full-scale supermarket would be delayed. According to economic and feasibility investigations undertaken in earlier stages of this study, some sites may already be able to accommodate a small local supermarket (for example, 1A Grundy Avenue or the former pub site, although this is currently being used for a pharmacy). However, neither of these sites is large enough to accommodate a full-line supermarket, meaning a developer seeking to contruct a full-scale supermarket may need to investigate the purchase and consolidation of existing lots in the town centre. There is also a possibility that a proposal for a larger supermarket is undertaken prematurely, effectively leap-frogging the construction of a smaller supermarket. To cater for this potential it would be ideal to have an area specified for a larger supermarket within the town centre and supported

by planning policy, to avoid undesirable development of a supermarket outside the town centre. This would fracture opportunities for a lively and busy town centre hub in Nyora. The supermarket entrance and parking should be positioned so as to be a part of the town centre, facilitating multiple visits to stores from one trip. If the supermarket were to be separated from the remainder of the town centre it is likely to be detrimental to the health of the rest of the retail environment, rather than supporting it. In the medium to long term, a supermarket with high visibility from Davis Street, will become the retail anchor of the town centre. The size of the proposed site shown o n the masterplan reflects a supermarket appropriate for a medium to high growth scenario. The plan identifies both a shortterm site for a small supermarket fronting Davis Street, and a future larger format site fronting Hewson Street, with speciality services to screen the building bulk. This plan

allows for the small supermarket to be reused as demand grows. The eventual development of a supermarket will be based upon the population to support it. Feasibility research has found that a small supermarket (400sqm) could be feasible in the medium term (10 years) based on medium population growth (2,173 people by 2026) and a larger supermarket with a floor area of 2,000sqm could be viable under a high growth scenario (5,174 people by 2036). The analysis shows that the catchment is unlikely to support a full line supermarket in the next 10 – 20 years. The proposed site would accommodate a staged development of a small supermarket in the short term with enough room to accommodate parking, servicing and a future large format supermarket. To ensure the proposed commercial precinct is not compromised by incremental residential development it is recommended that the residential

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

zoned land in the Davis Street, Hewson Street, Henley Street area be rezoned Commercial 1 as a priority action. This should occur in combination with the implementation of overlay controls to guide outcomes discussed in the strategy. To the west, the proposed community centre will act as a community focus, drawing people for a variety of activities and functions. Locating it close to shops and facilities encourages ‘spin-off’ visits to these areas, adding to the vitality and economic prosperity of the township. To the east of Davis Street, the former hotel building is a landmark on the main through route, and presents an opportunity for supporting uses such as a medical/health or restaurant/ café uses. Parking and access are challenging for this site and would need to be provided on Grundy Street. Land on the eastern side of Davis Street, opposite the former hotel

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and facing the Recreation Reserve, is currently zoned Commercial 1. Development of this site for retail purposes should be discouraged as it would draw pedestrian movements across Davis Street. Consideration should be given to rezoning this land to facilitate medium density housing given its excellent proximity to the town centre.

URBAN DESIGN The Nyora town centre has a country town feel where its buildings and landscape reflect a low density and historic character. These are valued features that should be built upon in the future layout and built form development. The VicTrack land, which includes Nyora Community Park, is an underutilised, centrally located land area and could be an improved town asset for recreation, community facilities and gathering space for locals and visitors. The former railway building, currently used as the

op-shop, could be renovated while its history is protected (by an existing Heritage Overlay), while also providing a location for community uses. The transport interest in this land is to be protected in the long term but VicTrack supports its utilisation for temporary uses such as this. The buildings, landscape and civic spaces on Mitchell Street could be clearly defined to express the town character. Public space and landscape improvements such as street trees would enhance its continuity and presence, as would the introduction of shared paths, expanded footpaths and more defined car parking. To protect the rural character of the township, building heights should not exceed a maximum of two storeys. Davis Street, while providing the primary transport link, needs improved crossings to knit the eastern sections of the town with the primary school and recreation reserve. Similar to Mitchell Street, Davis Street would benefit from

street trees and footpath upgrades or expansion of the footpath network further south and linking to Grundy Avenue, to improve the sense of arrival and provision for walking and cycling locally. The east side of Davis Street in particular will require active frontages to create an attractive entry to the Town Centre and encourage people to walk around the Town Centre. Within the town centre there is sufficient land to accommodate commercial growth over time. This will include supporting retail along Mitchell Street that can be accommodated within the existing building character, which features moderately scaled buildings with pitched roofs and awnings projecting onto the street. Larger format buildings such as a small to medium supermarket will need to be carefully managed to maintain the Main Street character. Siting, landscape and building setbacks of large format buildings will need to be defined so that they activate Davis Street, screen parking and effectively manage 51


SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

the possible negative impact of service bays. Whilst overall there is sufficient commercially zoned land in the Town Centre, the identified supermarket site is considered to be the most suitable site for a supermarket and as such would need to be rezoned to the Commercial 1 Zone. It is also noted that the Commercial 1 Zone does also permit dwellings to be constructed.

STREETSCAPE CONCEPT DESIGN The streetscape concept reflects the role of Mitchell Street as the main civic spine and the focus of the township. The Nyora Community Park is a locally significant public space within a prominent location in the town centre. As the population grows in future, park upgrades and improvements (including to the skatepark and playground) will be required to serve the larger community and retain the importance of this open space for residents. 52

The streetscape concept is combined with the town centre park design and has the following features: ▪▪ A clear streetscape geometry reflecting the frontages of properties along Mitchell Street. ▪▪ Three rows of street trees are introduced to provide a clear main street character with continuity of species and shade. The rows consist of each side of the road and cycle lane. Trees are identified at 15m intervals with space for car parking in between. ▪▪ Footpaths along the southern Mitchell Street frontage are extended to be 2.8m wide. Footpaths connect directly into the east west links across Davis Street. ▪▪ A shared path is located on the northern side of Mitchell Street between rows of trees. This 3m wide path would connect to the shared path network and could link to a future rail trail.

park, including more street trees along existing paths through the park, will enhance the open space by attracting more people to stop in an attractive setting. Shelter and seating could allow the park to become a civic gathering or even open air event/market space. ▪▪ North-south pathways across the railway land, across a defined crossing on Mitchell Street and through a pedestrian laneway to the proposed supermarket site will define direct walking routes where there are currently barriers. ▪▪ V/line bus stops relocated to a more central location and passengers’ drop-off will be located in a safer and more convenient meeting place. The proposed Nyora Community Park concept design is included in the “Precinct A” plan, in Chapter 5 (see Figure 18).

TOWN CENTRE CONCEPT IMAGES The imagery over the following pages shows how the proposed policies may influence development in Nyora’s town centre in future. The following views are shown: ▪▪ View along Mitchell Street looking west ▪▪ View along Davis Street looking south towards proposed supermarket site ▪▪ View of the Nyora Community Park from Davis Street, looking west. These images show a possible long-term future for Nyora’s town centre, and are intended to help show how the town centre might look as development progresses following proposed design objectives and guidelines.

▪▪ Upgrades to the community

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

Figure 15. MITCHELL STREET CONCEPT IMAGE

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The Mitchell Street Concept Image shows implementation of a shared pedestrian and cycling path along the Nyora Community Park, street trees along both sides of the road, and parallel car parking along the shop fronts. The footpath has

been widened to allow outdoor cafe/dining opportunities. Kerb and channel and piped drainage is shown along the road. As suggested in the town centre design objectives, buildings have been shown with a maximum

of two storeys, and the upper level has been set further back to preserve the feeling of openness as a pedestrian at street level.

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

Figure 16. DAVIS STREET CONCEPT IMAGE

54

This is a view looking south down Davis Street, just south of the existing Nyora Pub site. Shops in the right-hand-side of the image show active frontages. This strip between the laneway and Mitchell Street could, in the

very long-term, become a strip for small-scale retail or cafe/ restaurants. The image shows a new supermarket on Davis Street. A shared pedestrian and cyclist park has been provided across the road, connecting the southern part

of Precinct B to Grundy Avenue as a key pedestrian route to the Primary School. Street trees are also shown along Davis Street.

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

Figure 17. NYORA COMMUNITY PARK CONCEPT IMAGE

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This image shows the upgraded Nyora Community Park concept. A new roundabout at the Davis Street / Mitchell Street / Grundy Avenue intersection is shown on the left of the above image.

Extensive footpath links to the town centre and tree plantings are also shown in this concept image.

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5

PRECINCT PLANNING

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5.1

TOWN CENTRE (PRECINCT A)

VISION As outlined in Chapter 4, the Town Centre will be a vibrant hub and focal point of Nyora. It will contain the primary retail, service and community facilities in a compact form, to enable easy walkability. Car parking will be provided close to the town centre, to ensure ease of access, and streetscape improvements will add to the area’s distinct image and attractiveness.

LAND BUDGET The town centre will undergo ad hoc changes and the timing of development will be dependent on population growth and the attraction of a major retailer.

The residential land in Precinct A that surrounds the commercial centre will provide opportunities for residential intensification (potentially including higher density unit style development), increasing the immediate catchment for local businesses. A precinct-wide Land Budget for the General Residential Zone in the town centre has been developed to assist in planning for infrastructure requirements and to understand the maximum capacity dwelling yield (shown in the table below). It is emphasised that this represents the optimal capacity and is unlikely to be fully realisable.

Table 7.

PRECINCT A LAND BUDGET

Total Area of Titles

SQM

HA

%

121,344

12.34

100

0

0

0

0

0

0

121,344

12.34

100

Encumbered Land ▪▪

Land covered by significant vegetation

Public Open Space ▪▪

Unencumbered and encumbered (i.e. includes drainage works, waterways and creeks)

Net developable area* Lot yield Existing lots

72 lots

Residential land zoned General Residential Zone (GRZ1) within Precinct A.

Gross lot yield

170 lots

Assumes an average 15 dwellings per hectare density, 19m wide road reserves 0% open space provision assumed given proximity to Nyora Community Park.

The long-term role of retail opportunities on Mitchell Street will be for small business and shops, such as local businesses, medical centre, office uses in existing dwellings and specialty shops serving local customers not as reliant on passing trade (e.g. antiques, craft stores, cafés). 58

SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

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Figure 18. PRECINCT A PLAN & NYORA COMMUNITY PARK DESIGN CONCEPT

LEGEND

Precinct A Public Open Space (e.g. Parks) Former Railway Line Existing Street Trees

PROPOSED INFRASTRUCTURE REQUIREMENTS Seal/Kerb and Channel - Existing Road Kerb and channel drainage proposed throughout where new roads are to be sealed WALTE R

S RD

RAILWAY STATION

LANG LA

NG-POOW

NYORA COMMUNITY PARK

Kerb and Channel

ONG RD

Footpath Shared Path

MITCH

PREFERRED BUS STOP LOCATION

ELL S

T

Traffic Management Works

PREFERRED BUS STOP LOCATION

Facilities Upgrades (When sufficient funding is accumulated) Street Tree Planting

Nyora Community Park Upgrade Proposed Pedestrian Crossing Point Proposed Vegetation

DY

UN

ON ST

GR

COMMUNITY HUB

HEWS

E AV

Refer to Proposed Storm-water Management Plan (Engeny, 2016) for detailed drainage and storm-water management infrastructure requirements.

Proposed path network is indicative and final implementation will be determined as development occurs © 2016

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RECOMMENDED PROPOSED INFRASTRUCTURE FUNDING MODEL Final funding approach will need to be determined as development occurs and as opportunities for infrastructure provision arise. Expected funding sources are development contributions, special charge schemes and government funding.

DAVIS ST

ST HENLE Y

WALTERS RD

REC RESERVE

0

0

200m

100

200m

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

INFRASTRUCTURE REQUIREMENTS & PRIORITIES The proposed footpath and shared path upgrades from other precincts will terminate or pass through the town centre. It is important that footpaths are rolled out to coincide with development in other precincts and that the delivery of infrastructure in the town centre is also upgraded on an appropriate timescale as population increases.

Table 8.

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Some infrastructure upgrades will be delayed until commercial demand increases (e.g. footpath connections beyond the core town centre) but will be important links once retail in the town centre becomes more viable.

Where footpaths are to be provided or upgraded, the following are priorities:

Drainage and movement are key priorities that will support the future viability of Nyora.

▪▪ Davis Street: footpath (to improve pedestrian safety)

Stormwater management for the town centre will be dealt with using water sensitive urban design techniques and should be timed to coincide with road upgrades.

▪▪ Mitchell Street: expanded footpath in key commercial area (to enable footpath trading)

▪▪ Grundy Avenue: shared path (to improve pedestrian safety to the Primary School and the Recreation Reserve)

PRECINCT A INFRASTRUCTURE PRIORITIES

CATEGORY

WORKS

PHASING

COMMENCEMENT

MECHANISM / APPROVAL AUTHORITY

FUNDING

Town Centre Improvements

Bus Stop Upgrades

Quick win

Short Term

Council Capital Works / Public Transport Victoria

Capital Works Budget / Public Transport Victoria

Kerb and Channel / Piped Drains / Footpaths

Commercial development

Medium Term

Council Capital Works

Town Centre Special Charge Scheme / Developer Contributions

Footpath widening / Streetscape Works

Commercial development

Medium Term

Council Capital Works

Capital Works Budget / Grant Opportunities

▪▪ Henley Street, Hewson Street and Mitchell Street: footpath (so people can walk around the town centre and between key retail spaces) ▪▪ Walters Road: footpath (to connect residential area to town centre). As shown in the town centre masterplan, street trees are proposed along both sides of main roads around the town centre, to beautify the area and provide a sense of arrival. It is recommended that the bus stops be relocated and upgraded within the town centre to more convenient locations, per the masterplan. Traffic and parking modelling has resulted in an estimated a total of 376 car spaces for the town centre precinct. This includes off street car parking identified on the Masterplan as well as on-street car spaces along Mitchell, Henley and Hewson Streets.

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

The estimated number of on-street spaces assumes parallel parking along both sides of Mitchell Street and Henley Street (except where there is existing 90 degree parking) and on one side of Hewson Street. The potential long-term town centre car parking demand is calculated as 366 spaces, which is exceeded by the total identified car parking provision for 376 spaces. The Traffic Impact Assessment Report confirms that sufficient car parking has been identified for the potential long-term town centre outcome. As the population increases, upgrades to Nyora Community Park, playground in the railway reserve, and the railway reservation will be achievable. The community hub and upgrades to the Railway Station building will be dependent on population growth, but will be a priority once this occurs.

STRATEGY The following development strategies will guide implementation and decisionmaking across Nyora as it grows. These strategies highlight short- to long-term goals and techniques for achieving the desired design and infrastructure outcomes Nyora needs now and into the future. ▪▪ Consolidate the town centre by encouraging new retail and community uses to locate in close proximity to each other and existing shops. ▪▪ Provide adequate car parking to ensure ease of access for shoppers and town centre visitors. ▪▪ Investigate all options to improve north - south accessibility across the VicTrack land. ▪▪ Develop built form guidelines for new development to define and reflect the key elements of the town character. ▪▪ Investigate options for intersection improvements

that will assist in better access to the town centre. (i.e. Davis Street / Watts Road / Lang Lang-Poowong Road / Forster Road and Mitchell Street / Davis Street / Grundy Avenue junctions).

In order to implement the proposed upgrade, relevant stakeholders will need to be engaged, including for public assets such as the town hall and the Nyora Community Park.

▪▪ Design flood retention and management methods to enable creation of usable public spaces. ▪▪ Develop a consistent suite of footpath and streetscape treatments and furniture to be implemented over time, providing a clear image and cohesive feel to the town centre, and utilising water sensitive urban design techniques where feasible. ▪▪ Resolve with VicTrack the future medium- to longterm use of vacant land, the station building, and the Nyora Community Park. ▪▪ Encourage the development of vacant and underutilised land in the town centre by landowner liaison and clear guidelines for future use. Bus stop on Davis Street looking south

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5.2

DENSITY TRANSITION AREA (PRECINCT B)

VISION The traditional residential area of Nyora, immediately to the south of the town centre, will provide a variety of housing types that are in close walking distance to a range of businesses and services. The area will be ideally suited for families, first home buyers and older people looking to stay in town. Design guidelines and streetscape treatments will ensure that the precinct retains a ‘rural township’ feel. A key feature of the area will be access to a ‘green corridor’ that will provide opportunities for access to the wider open space network.

DEVELOPMENT POTENTIAL Precinct B is an existing residential area, zoned General Residential Zone. A Development Plan Overlay (DPO) applies to part of the

62

precinct. The area affected by the DPO has the largest lot sizes and therefore the greatest subdivision potential. The DPO is designed to ensure coordinated development as individual landowners or groups of landowners decide to subdivide. It is anticipated that incremental residential growth will occur, in an urban style (i.e. typically residential). Existing subdivision patterns and the established nature of the residential area mean growth in Precinct B is likely to occur opportunistically over time, as landowners or developers decide to subdivide their existing lots. This may result in fragmented patterns of new development and will require careful coordination of road and drainage infrastructure improvements. There are currently 80 lots in Precinct B, with 30 lots in the DPO area and 50 lots in the area not covered by the DPO. A precinct-wide Land Budget has been developed for Precinct B to assist in planning for infrastructure requirements and to understand its maximum potential dwelling

yield (shown in the table below). It is emphasised that the maximum dwelling yield assumes that all land is subdivided. This is an unlikely scenario due to the fragmented subdivision and ownership pattern of the precinct, but it is important that infrastructure planning takes this potential into account. In the very long-term, as Precinct B develops and Precinct C comes

Table 9.

onto line, Walters Road will become a key north-south route through Precinct B. Connections to Precinct C may be constructed from Walters Road and as a result the intersection at Walters Road to Lang Lang-Nyora Road may need to be upgraded in the very long-term to accommodate greater traffic at this location.

PRECINCT B LAND BUDGET

Total Area of Titles

SQM

HA

%

490,656

49.66

100

31,785

3.18

6.48

45,887

4.59

9.35

425,238

42,53

86.67

Encumbered Land ▪▪

Land covered by significant vegetation

Public Open Space ▪▪

Unencumbered and encumbered (i.e. includes drainage works, waterways and creeks)

Net developable area* Lot yield Existing lots

80 lots

Includes land within and outside the DPO

Gross lot yield

320 lots

Assumes an average lot size of 750sqm, 19m wide road reserves, and a 10% public open space.

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Figure 19. PRECINCT B PLAN LEGEND Precinct B Public Open Space (e.g. Parks) Former Railway Line

PROPOSED INFRASTRUCTURE REQUIREMENTS Seal/Kerb and Channel - Existing Road Kerb and channel drainage proposed throughout where new roads are to be sealed New Road Connections Proposed new road connections shown in indicative location only. Final location will be determined as development occurs. Kerb and Channel

HEWS

ON ST

UN

GR

Essential New Road Connection

DY

PRIMARY SCHOOL & KINDERGARTEN

E AV

Refer to Proposed Storm-water Plan for more information - Drainage Trunk required in this approximate location Footpath

Intersection Upgrade (Very long-term)

DAVIS ST

ST

Shared Path HENLEY

WALTERS RD

REC RESERVE

Facilities Upgrades (When sufficient funding accumulated) CORN

NG

LA

LA

N

G-N

D

AR

R YO

ISHS

Street Tree Planting

RD

Emergency Vehicle Access Only BE RR YS

New areas of public open space (e.g. parks) will need to be provided as development occurs in Precinct B. Their location will be determined as part of the development plan process, with input from Council. Refer to the Precinct B strategies section of the report for more information Proposed path network is indicative and final implementation will be determined as development occurs © 2016

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RD

Refer to Proposed Storm-water Management Plan (Engeny, 2016) for detailed drainage and storm-water management infrastructure requirements. RECOMMENDED PROPOSED INFRASTRUCTURE FUNDING MODEL Final funding approach will need to be determined as development occurs and development plans are prepared. Expected funding sources are development contributions, special charge schemes and 0 300m government funding.

0

200

400m

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

Precinct B has been identified as a density transition area where the availability of reticulated sewerage enables the development of smaller lots than have traditionally been created in the township. These lots will have excellent access to the town centre and will therefore suit residents looking for lower-maintenance properties with easy access to shops and services. Stormwater management is already an issue for Precinct B. Drainage and stormwater investigations have revealed that there is an existing need for a retention basin to service Precinct B and that drainage improvements are required to prevent flooding, particularly in the lowest lying areas to the west of the precinct. While drainage improvements can be expanded over time, it is likely that a stormwater trunk main will be necessary before any significant subdivision can occur within the DPO area. The existing DPO enables staging of development through development plans for logical land 64

units, as opposed to requiring one plan for the overall precinct. As such, a landowner, developer or a coalition of landowners may prepare land unit Development Plans, which will need to be consistent with the strategic directions for Nyora. While this Strategy will provide the underpinning framework for the plan, additional investigations will be required to enable the design to be refined taking into account issues such as drainage requirements, traffic impacts, and environmental values. The essential east-west links shown on the plan overleaf are indicative. During the Development Plan process, more road connections with footpaths and street trees will be required to improve walkability and connectivity. In the short- to long-term (depending on the pace of new subdivision and development), the key road and path infrastructure priorities for Precinct B are:

▪▪ Creating a new east-west link with a footpath on one side and a shared path on one side. This has the potential to eventually extend from Walters Road in the west to Grundy Avenue in the east. ▪▪ Creating new access streets with footpaths on both sides, including additional east-west connections in the DPO area. ▪▪ Connecting Cornishs Road between Davis Street and Henrys Road. Access to this connection will be for emergency vehicles, cyclists and pedestrians only. As development occurs and development plans are prepared, new areas of public open space (e.g. parks) will need to be provided in Precinct B, as follows: ▪▪ West of Walters Road in association with the waterway corridor ▪▪ Between Walters Road and Henley Street on flatter land that is easily accessible by road and foot

▪▪ Between Henley Street and Davis Street on flatter land that is easily accessible by road and foot ▪▪ East of Davis Street on higher ground. In the medium- to long-term, Berrys Road (abutting the GRZ), Henley Street, Hewson Street (between Walters Road and Henley Street) and Walters Road (between Hewson Street and Poowong Road) will need to be sealed to accommodate increased traffic. Kerb and channel, piped drainage and footpaths should be constructed at the time the roads are sealed. Shared paths should be provided on one side of Henley Street and Walters Streets. The east-west links will take longer to establish due to the incremental nature of development. The main east-west link between Davis Street and Walters Road should include a shared path on one side. Eventually this will connect all the way through to Grundy Avenue, to provide safe access to the Primary School and Recreation Reserve.

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

Avenues of street trees are proposed to create a sense of arrival to the town, create attractive avenues, and enhance the township character. In order to provide sufficient time for the trees to establish they should be installed in the short term along key existing roads and then progressively as new road are created. In Precinct B the priority areas for planting are: ▪▪ Hewson Street ▪▪ Lang Lang-Nyora Road ▪▪ New access (main) streets in Precinct B ▪▪ New east-west road through Precinct B and linking to Precinct C. Areas of public open space will be created in accordance with the Development Plan.

Table 10.

PRECINCT B INFRASTRUCTURE PRIORITIES

CATEGORY

WORKS

PHASING

COMMENCEMENT

MECHANISM / APPROVAL AUTHORITY

FUNDING

Transition Area

Drainage trunk main no. 1 / Easement

Precede development in northern part of the Precinct

Short Term

Council Capital Works / Developer Contributions

Council / Melbourne Water*

New access streets / Drainage / Footpaths / Encumbered Open Space

Developer-led

Short Term

Planning permit(s)

Developer / Developer Contributions

Existing road sealing / Kerb and Channel / Footpaths

Traffic demand / Funding Driven

Medium Term

Development Plan

Precinct B Special Charge Scheme

Drainage trunk main no. 2 / Easement

Precede development in southern part of the Precinct

Medium Term

Council Capital Works / Developer Contributions

Council / Melbourne Water*

East-west shared path

Completion of link

Long Term

Council Capital Works

Council / Developer Contributions

Retarding basin

Development of Precinct B

Long Term

Council Capital Works

Council / Developer Contributions

*Melbourne Water funding contribution subject to preparation and implementation of a Development Services Scheme for drainage management.

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

66

▪▪ Identify appropriate locations for additional North-South road connections.

Other proposed community facility improvements in Precinct B will include an expansion of the Primary School, inclusion of an integrated children’s centre on the school site and upgrades to the Recreation Reserve. These improvements will be needed in the medium- to long-term as population increases. Expansion to the Primary School will be contingent on enrolment numbers and advocacy from Council to the State Government as the need emerges.

STRATEGY

The layout of Precinct B will also need to accommodate long-term future connections into Precinct C. These connections will include the sealing of Walters Road to provide a north-south connection on the west of the township; and new direct east-west links that will complete the green corridor through the south. The green corridor will serve open space, shared path, environmental, and waterway management roles and support the integration of Precincts B and C.

▪▪ Design the east-west corridor to serve multiple purposes: stormwater management; recreation; habitat retention; and movement.

▪▪ Consult with land owners to confirm funding mechanisms, which could include special charge schemes (requiring 70% property owner support) or a Section 173 Agreement to ensure that the costs of infrastructure improvements (e.g. road sealing) are apportioned in an equitable and transparent manner.

▪▪ Provide additional east-west connections through Precinct B to support efficient and equitable subdivision and development across multiple land holdings.

▪▪ Encourage medium density and aged care development in close proximity to the town centre where commercial and community services are readily accessible.

▪▪ Identify long-term street connections to Precinct C to the west.

▪▪ Introduce design and development guidelines into the South Gippsland Planning Scheme to ensure that

The following strategies outline how change should be managed and infrastructure implemented across Precinct B into the future: ▪▪ Define an east-west corridor as a key strategic element of Nyora’s future development. The corridor would eventually link the long-term western growth area right through to the proposed development front to the north of the Lang Lang-Poowong Road.

▪▪ Ensure that the design of open space, road alignments, new lots and building envelopes protect significant vegetation, large canopy trees and Giant Gippsland Earthworm habitat.

future development achieves population growth without undermining the valued rural lifestyle character of Nyora. ▪▪ Encourage logical street layouts that allow for appropriate connections and walkability. Therefore, cul-de-sac street layouts should be minimised. ▪▪ Require approved Development Plans to address potential sites of Aboriginal cultural heritage sensitivity and biodiversity protection. Given that there are a number of relevant stakeholders in the precinct, such as the Recreation Reserve Management Committee, there will need to be ongoing consultation to achieve these strategies.

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5.3

LONG-TERM GROWTH AREAS (PRECINCTS C & D)

VISION The areas to the north-west and west of Nyora will provide longterm residential development opportunities with strong linkages to the established areas of the township. Delineation of these areas will provide certainty for community members and landowners. This will assist in protecting productive agriculture, residential amenity, and habitat. The Nyora Development Strategy includes precinct plans that will provide a foundation for further detailed investigations and design work that will be required when existing development precincts are nearing completion.

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DEVELOPMENT POTENTIAL Precincts C and D are long-term growth areas. Change in these areas will eventually occur in an urban style, but these growth areas should not be rezoned until significant development has occurred in Precincts F and B. Similar to Precinct F, subdivision and development in Precincts C and D will be greenfield (the land is currently Farming Zone), staged according to a Development Plan, and developer-driven. There are currently 3 lots in Precinct C and 2 lots in Precinct D. Precinct-wide Land Budgets have been developed to assist in planning for infrastructure requirements and to understand the maximum capacity dwelling yield (shown in the table opposite). It is emphasised that the maximum capacity shown is a theoretical exercise and the actual yield may be reduced by site constraints identified during the detailed design phase.

Table 11.

PRECINCT C LAND BUDGET

Total Area of Titles

SQM

HA

%

527,488

52.49

100

3,425

0.34

0.6

52,402

5.24

9.9

471,621

47.62

89.4

Encumbered Land ▪▪

Land covered by significant vegetation

▪▪

Unencumbered and encumbered (i.e. includes drainage works, waterways and creeks)

Net developable area* Lot yield Existing lots

3 lots

Farming Zone

Gross lot yield

489 lots

Assumes an average lot size of 750sqm, 19m wide road reserves, and a 10% public open space.

Table 12.

PRECINCT D LAND BUDGET

Total Area of Titles

SQM

HA

%

154,459

15.46

100

Encumbered Land ▪▪

Land covered by significant vegetation

0

0

0

▪▪

Unencumbered and encumbered (i.e. includes drainage works, waterways and creeks)

15,455

1.5

10

139,094

14

90

Net developable area* Lot yield Existing lots

2 lots

Farming Zone

Gross lot yield

144 lots

Assumes an average lot size of 750sqm, 19m wide road reserves, and a 10% public open space. 67


WA LT

ERS

Figure 20. PRECINCT C PLAN

RD

LEGEND Precinct C Former Railway Line

PROPOSED INFRASTRUCTURE REQUIREMENTS

MITCH

ELL ST

Seal - Existing Road Kerb and channel drainage proposed throughout where new roads are to be sealed New Road Connections Proposed new road connections shown in indicative location only. Final location will be determined as development occurs. Kerb and Channel Piped Option or WSUD Option; depending on preference

HEWSO

N ST

WALTERS RD

Footpath Shared Path Street Tree Planting Indicative Location of Public Open Space (POS) Refer to Proposed Storm-water Management Plan (Engeny, 2016) for detailed drainage and storm-water management infrastructure requirements. RECOMMENDED PROPOSED INFRASTRUCTURE FUNDING MODEL Final funding approach will need to be determined as development occurs and a development plan is prepared. Development contributions are the main funding source expected for this precinct.

0 300m

68

Future road layout to be determined by Development Plan Proposed path network is indicative and final implementation will be determined as development occurs

0

100

200m Š 2016

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Future road layout to be determined by Development Plan Proposed path network is indicative and final implementation will be determined as development occurs

Figure 21. PRECINCT D PLAN LEGEND Precinct D

YL HA

PROPOSED INFRASTRUCTURE REQUIREMENTS

S EN

New Road Connections Proposed new road connections shown in indicative location only. Final location will be determined as development occurs.

RD

Footpath Multi-Purpose Trail Street Tree Planting

GLOV

ERS R

Refer to Proposed Storm-water Management Plan (Engeny, 2016) for detailed drainage and storm-water management infrastructure requirements. D

YANNATHA

N RD

RECOMMENDED PROPOSED INFRASTRUCTURE FUNDING MODEL Final funding approach will need to be determined as development occurs and a development plan is prepared. Development Contributions are the main funding source expected for this precinct.

0 300m

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50

100m

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

Precincts C and D have been identified as long-term growth areas where lots created will be similar to urban style development with an average lot size of approximately 750sqm. Because Precincts C and D will be urban style, strong path connections to adjoining precincts and the township will be very important. This will mean that the development of adjoining areas, such as Precinct B, will need to make provision for movement and open space connections. Precinct C provides a suitable location for the construction of a stormwater retarding basin to

Table 13.

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service the needs of Precinct B. This would be dependent on negotiation with the land owners as part of the preparation of a Development Plan for Precinct B. All new roads will be constructed to an urban standard, with a sealed pavement, kerb and channel and piped drainage. New access streets to Precincts C and D and new connector streets to Precinct D should have street trees and footpaths on both sides, in keeping with the urban style of development proposed. The primary east-west connection to Precinct C should provide a direct link to Precinct B and include a

shared path on one side, with a footpath on the other side. Traffic management will be required at major intersections for Precinct C connector streets. As Precinct C grows, an integrated drainage plan will be needed, considering a whole of development scenario. This will be actioned through negotiations with landowners as part of the preparation of a Development Plan. Adjacent to Precinct D, street tree planting could be undertaken in the short term in order to delineate the town entrance. In the longer term footpaths should be constructed on both sides to

improve connectivity to the town centre. A staged approach to subdivision and development is proposed. Once development in Precincts B and F progresses, public open space will be developed in Precincts C and D. It is recommended that a DPO similar to the Precinct F DPO be prepared to logically manage and guide development and the delivery of open space and infrastructure in these precincts.

PRECINCT C & D INFRASTRUCTURE PRIORITIES

CATEGORY

WORKS

PHASING

COMMENCEMENT

APPROVAL AUTHORITY

FUNDING

Long Term Growth Precincts

New connector roads / Access streets / Open space / Drainage / Shared paths

Developer-led

Long Term

Developer

Developer / Section 173

Yannathan Road / Precinct F & D Intersection

Developer-led

Long Term

Developer

Developer / Section 173

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

STRATEGY The following strategies outline how change should be managed and infrastructure implemented across Precincts C and D into the future: Design precincts around creek line linear parks that link into the wider town network.

▪▪ Design subdivision layouts and lots to take advantage of expansive views to the surrounding countryside.

▪▪ Identify strong connection points to established precincts utilising both street and open space networks. ▪▪ Ensure that planning for adjoining precincts includes the creation of access and open space linkages to long-term growth areas. ▪▪ Provide for a variety of lot sizes and housing types. Density should be greatest adjacent to the town centre with a gradual transition to larger properties at rural interfaces. ▪▪ Provide ‘very long-term’ road connection points at the rural interface to land outside the township boundary in the design of new subdivisions. View into Precinct C from Walters Road © 2016

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

5.4

LOW DENSITY WITH INCREMENTAL CHANGE AREA (PRECINCT E)

VISION The established low density and rural lifestyle areas of Nyora will continue to provide a high level of amenity characterised by larger lot sizes. The availability of sewerage will create some limited opportunities for further subdivision and development. These opportunities are likely to be taken up incrementally, meaning that change will be relatively modest in the short to medium term. Development guidelines will ensure that new development avoids the creation of battleaxe blocks and complicated access arrangements. Over time, improved linkages to adjoining developments will be implemented to provide access to retail, community and recreational areas. Drainage improvements will be prioritised to address localised flooding issues. In the very long-term and subject to rezoning, the proximity of 72

Precinct E to the town centre may create an opportunity for residents to subdivide their land down to urban densities.

DEVELOPMENT POTENTIAL Precinct E should be regarded as an incremental change area. The style of development in this location is low density. Precinct E is an established large lot, low density residential area and the degree of change should be limited over the short- to long-term to preserve the rural lifestyle character and avoid over-burdening existing infrastructure. The availability of reticulated sewerage will create new opportunities for subdivision within the Low Density Residential Zone; however due to the large minimum lot sizes that apply subdivision is likely to occur in a dispersed and sporadic manner. There are currently 92 lots in Precinct E. Precinct-wide Land Budgets have been developed for

the precincts, to assist in planning for infrastructure requirements and to understand their maximum capacity (shown in the table below). It is emphasised that the maximum capacity assumes that all land is subdivided and that this is a highly unlikely scenario due to the fragmented ownership pattern.

Table 14.

PRECINCT E LAND BUDGET

Total Area of Titles

SQM

HA

%

633,521

63.35

100

38,377

3.84

6.06

43,358

43.36

6.84

551,785

55.18

87.1

Encumbered Land ▪▪

Land covered by significant vegetation

Public Open Space ▪▪

Unencumbered and encumbered (i.e. includes drainage works, waterways and creeks)

Net developable area* Lot yield Existing lots

92 lots

A 2,000sqm minimum lot size applies where sewerage connection is provided.

Gross lot yield

230 lots

Assumes an average lot size of 2,000sqm, 19m wide road reserves. Pony Club treated as existing open space, no new open space required for Precinct E.

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Figure 22. PRECINCT E PLAN LEGEND Precinct E Public Open Space (e.g. Parks) Former Railway Line

PROPOSED INFRASTRUCTURE REQUIREMENTS Seal - Existing Road Kerb and channel drainage proposed throughout where new roads are to be sealed Kerb and Channel Footpath Shared Path

Street Tree Planting

RD

PONY CLUB

Traffic Management Works

YANNATH AN

PATMAN DR

Multi-Purpose Trail

Long-Term Intersection Improvements New Road Connections (long-term) Proposed new road connections shown in indicative location only. Final location will be determined as development occurs. Refer to Proposed Storm-water Management Plan (Engeny, 2016) for detailed drainage and storm-water management infrastructure requirements. RECOMMENDED PROPOSED INFRASTRUCTURE FUNDING MODEL Final funding approach will need to be determined as development occurs and development plans are prepared. Expected funding sources are development contributions, special charge schemes and government funding.

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30

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

Precinct E has been identified as an incremental change area. The land budget calculations above assume the retention of the current minimum lot size of 0.2ha (2,000sqm), which applies by default in the Low Density Residential Zone (LDRZ) where lots are connected to reticulated sewerage. The provision of reticulated sewerage has created subdivision potential that did not previously exist within the Precinct. Drainage and movement are the key priorities that will support the future viability of Precinct E. Current infrastructure standards in these precincts are considered to be appropriate and consistent with their rural lifestyle character. Drainage problems exist in parts of Precinct E, but these have the potential to be addressed through incremental rather than systemic improvements. To manage stormwater, it is proposed that Yannathan Road and Watts Road (abutting industrial areas) have piped drainage. These roads would also need kerb and channel.

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The sealing of gravel roads should be a long term objective, depending on resident demand. The installation of kerb and channel and piped drainage is considered unnecessary provided the minimum lot size is not reduced below 2,000sqm. To avoid the creation of battleaxe lots, new access streets should be created. These should be sealed and serviced with swale drainage consistent with the existing network. New footpaths (on one side of the road) and shared paths may be needed in the medium- to longterm in Precinct E, to improve pedestrian and cyclist mobility in these areas. The delivery of this infrastructure will be dependent on liaison between Council and landowners to determine the priority of connections. To maximise connections it is recommended that design guidelines be developed to discourage the creation of inefficient, poor amenity battle-axe style subdivision. Where new paths are to be provided, the following

sections are recommended: ▪▪ Forster Road - footpath ▪▪ Grayden Street - footpath ▪▪ Hatchs Road – shared path (to provide a connection to Davis Street path) ▪▪ Hogans Road - footpath ▪▪ Patman Drive - footpath ▪▪ Watts Road (abutting Industrial zone) – shared path

Grayden Street / Yannathan Road intersection. For Watts Road abutting the industrial zone, and Yannathan Road, street trees should be provided on both sides to beautify the town entrance and the industrial area. This could be undertaken in the short term in order to provide time for the trees to mature.

▪▪ Watts Road (abutting Low Density Residential Zone) footpath ▪▪ Yannathan Road – shared path (to provide a connection to the Town Centre). In the long term, depending on the delivery of Precinct F, new pedestrian and shared path connections should be provided between Precincts E and F. There is an opportunity for an additional east-west link by upgrading Grayden Street in the very long term, depending on the rate of development. This may also require the upgrading of the

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

Table 15.

PRECINCT E INFRASTRUCTURE PRIORITIES

CATEGORY

WORKS

PHASING

COMMENCEMENT

APPROVAL AUTHORITY

FUNDING

Low Density Precincts

Drainage improvements in Hatchs Road

Parallel with Precinct F

Medium Term

Council

Council / Precinct E Special Charge Scheme / S173

Sealing / Footpath (one side) / Shared path

Resident demand driven

Medium Term

Council

Precinct E Special Charge Schemes / S173

STRATEGY The following strategies outline how change should be managed and infrastructure implemented across Precinct E into the future:

sensitivity. This could be achieved by including sensitive areas in public open space or by specifying lot sizes that address water management and ecological issues/features.

▪▪ Set clear principles for subdivision resulting in high quality linked streets with houses fronting and avoiding battleaxe cul-de-sac style development.

▪▪ Encourage coordination of subdivision proposals between land owners in order to optimise access and layout arrangements and shared infrastructure costs.

▪▪ Encourage subdivision design that respects the habitat of the Giant Gippsland Earthworm, low-lying flood-prone areas, areas of significant native vegetation and areas of Aboriginal cultural heritage

▪▪ Maintain the ‘country town’ character by implementing guidelines that encourage the planting of indigenous trees within nature strips and on private property.

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▪▪ Ensure that land uses within the industrial precinct are compatible with adjoining low density residential development. ▪▪ Implement public realm improvements and design guidelines to improve the appearance of the industrial area and manage the interface with the low density residential area. ▪▪ Identify opportunities to improve vehicular and pedestrian accessibility between precincts, particularly to the town centre. Investigate

the construction of unmade road reserves for this purpose. ▪▪ Work with the developer of Precinct F to manage stormwater flows within the boundaries of the precinct to better mitigate against downstream flood events. ▪▪ Investigate opportunities to address existing localised flooding issues, improve stormwater quality, and enhance recreation corridors. ▪▪ Engage with relevant authorities such as the EPA as required.

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

5.5

NYORA AT 5,000 (PRECINCT E)

As highlighted in the ‘Vision’ section for Precinct E above (see Section 5.4), there is potential for Precinct E to become a more urban-style residential precinct in the very long-term. Transitioning to an urban density (e.g. 750sqm lots sizes similar to the current proposal in Precinct F) would create the need for more traffic and stormwater management than is currently proposed for Precinct E. As such, the diagrams included in this section are conceptual only, and the Strategy does not include a full assessment of how the transition to urban density would be managed. This work will need to be done in the future once Nyora’s population has grown significantly (e.g. towards 5,000 people as the heading suggests). Such change may be as far off as Nyora in 2060. A Design and Development Overlay in Precinct E can manage development now to facilitate higher density residential development in the very longterm. 76

Planning controls needed to manage Precinct E’s transition to urban residential (e.g. with average lot sizes of 750sqm) would require rezoning to the GRZ and application of an overlay such as the Development Contributions Plan Overlay (DCPO) to ensure design objectives, street layouts and infrastructure funding could be collected as new development occurred. Again, this work would need to be undertaken over the long-term. Subdivision and new development can already occur in Precinct E, however the minimum lot size is between 2,000-4,000sqm in the LDRZ. Design and development guidelines and objectives that are recommended for implementation under this draft Strategy will help to create a situation where good street layouts can be implemented in a long-term urban development in Precinct E that mean people can easily walk around and connect to the town centre.

CONCEPTUAL LOT LAYOUT Figure 23 shows how subdivision with lot sizes at 750sqm may be implemented across Precinct E. In some areas, larger lot sizes would still be required to manage interfaces between land uses, such as between the Watts Road industrial area, adjacent to farmland to the west, and adjacent to the Pony Club area of public open space. Development in these interface areas would be managed as follows: ▪▪ IN3Z (Industrial Area): A transition area should be established using larger lot sizes adjacent to Industrial Area. The Industrial Area is an important asset to the local economy and larger lots around the periphery can act as a buffer to protect industry. ▪▪ Precinct F Interface: Long-term (>20 years) subdivision with lot sizes to 750m2 - 1,875sqm, would require new east-west streets to avoid battleaxe

blocks. These could connect to future development to the east, or be configured as cul-desacs. ▪▪ The links shown to Precinct F are indicative for very long-term and as development occurs, development plans will need to consider links across Hatchs Road. ▪▪ Transition between Precincts E and F: depending on the way development in Precinct F progresses, the northern interface between Precincts E and F will need careful planning to ensure these areas are wellconnected. ▪▪ Farmland Interface: Larger lot sizes could be maintained in this area to create a transition between higher density residential and existing farmland. ▪▪ Public Open Space (Pony Club) Interface: Land adjacent to the Pony Club presents an opportunity to have an interface and good connection with open space using design

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

guidelines (e.g. low or visually permeable rear fencing, to encourage passive surveillance of open space). ▪▪ As shown in the indicative subdivision plan (Figure 23), a minimum 20m setback for development is recommended around waterway corridor along Adam’s Creek as Precinct E develops. The setback is intended to protect the riparian zone (the riverbanks and waterway) and will help protect the river health, biodiversity and native vegetation along the Creek. The 20m setback from each side of the river will also create space for recreation. This type of approach to waterway protection is recommended by Melbourne Water’s guidelines for greenfield development (e.g. new development). The guidelines set out minimum standard setback widths to be applied depending on the size of the waterway and other factors; 20m, 30m or 50m are the standard distances. Patman Drive © 2016

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77


PRECINCT E Figure 23. FUTURE (VERY CONCEPTUAL SUBDIVISION PATTERN FOR SMALLER LOT SIZESLONG (750m2TERM) - 1, 875m2 ) PRECINCT E CONCEPT PLAN LEGEND Precinct E Surrounding Precincts Existing Industrial Area Industrial Zone Transition Area Public Open Space (POS) PATMAN DR

Adam’s Creek with 40m riparian protection buffer Interface with Open Space Transition from Precinct E to F PONY CLUB

Pedestrian Links Possible Very Long-Term Connections Interface with Precinct F - Long-term (20yrs+) subdivision to 750m2 - 1,875m2 Interface with Farmland - Larger lot sizes

RATIONALE Where possible, the roads have been located/shared equally, over existing property boundaries LOT SIZE Typical Lot Size - 750 Larger Lot Size - 1,700 - 1, 875

0

78

75m

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

SUBDIVISION CONCEPTS FOR SUBDIVISION IN PRECINCT E (FOR DISCUSSION PURPOSES) As highlighted in the ‘Vision’, Figure 24, Figure 25 and Figure 26 show how subdivision occurring in Precinct E today can be designed to ensure that higher densities could be achieved, and new streets could be well located in the future. The diagrams represent the following principles: ▪▪ Avoid battleaxe subdivision where possible. ▪▪ Where battleaxe subdivision cannot be avoided, locate driveways on side boundaries between lots to create opportunities for new roads in the long-term. ▪▪ Where two battleaxe subdivisions are to occur on existing neighbouring

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properties, locate the driveways along a common boundary to create opportunities for new roads in the long-term). ▪▪ In the long-term, locate new roads so that they are shared equally over existing property boundaries.

Figure 24. STAGE 1 – CONCEPTUAL LOT DESIGN FOR PRECINCT E (2,550-3,750 SQM LOTS) PRECINCT E CONCEPTUAL SUBDIVISION PATTERN FOR SMALLER LOT SIZES (FIRST STAGE 2,550m2 - 3,570m2)

LEGEND Existing Subdivisons New Subdivisions Access to Lot

▪▪ Permeable rear fencing, to encourage passive surveillance of open space).

0

30

60m

In the early stages of this concept, individual lots may subdivide using a “battleaxe” layout (with driveway down the side). This type of subdivision can currently occur in the Precinct E, with a minimum lot size of 2,000sqm in the LDRZ if connected to sewer. This subdivision allows for the creation of one additional lot.

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

Figure 25. STAGE 2 – CONCEPTUAL LOT DESIGN FOR PRECINCT E (2,550-3,750 SQM LOTS)

Figure 26. STAGE 3 – CONCEPTUAL LOT DESIGN FOR PRECINCT E (750 SQM LOTS)

PRECINCT E

PRECINCT E

CONCEPTUAL SUBDIVISION PATTERN FOR SMALLER LOT SIZES (SECOND STAGE 2,550m2 - 3,570m2)

CONCEPTUAL SUBDIVISION PATTERN FOR SMALLER LOT SIZES (FINAL STAGE 750m2)

LEGEND

LEGEND

Existing Subdivisons

Existing Subdivisons

New Subdivisions

New Subdivisions

Access to Lot

Access to Lot

Future Connections

0

30

60m

In the middle stages of this concept, properties adjacent to the original landowner also start to subdivide their land. In this example, battleaxe driveways for all four new lots have been deliberately located on the outermost boundaries to allow for the eventual creation of new streets in future. This stage shows creation of four additional lots, with four properties being subdivided into two lots each. All lots are still designed with vehicle entry points on and houses fronting the original streets. In this scenario, lot sizes shown have an area ranging from approximately 2,500sqm to 3,750sqm. 80

0

30

60m

In the final stage of this concept, the lots created in Stage 1 and 2 are subdivided down to ‘urban’ residential lot sizes of around 750sqm. The location of driveways created by subdivision in the last two stages means these corridors can be turned into roads more easily and are already aligned. New lots can be oriented to front the original roads, while others can be oriented to face the new road connections. The creation of new road connections will also improve walkability around the Precinct. This layout shows a total of 32 lots, or an increase in 28 lots from the starting point of this concept. © 2016

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

5.6

SHORT TO MEDIUM TERM GROWTH AREA (PRECINCT F)

VISION The short-to-medium term development of Nyora’s northeastern precinct will transform Nyora, stimulating the property market and bringing new residents to the township. A feature of the development will be the creation of new linkages and open space areas that will eventually connect to the established areas of the township.

DEVELOPMENT POTENTIAL Part of Precinct F has recently been rezoned from the Farming Zone to the GRZ1. The proposed development for the site will be urban style with typical residential lot sizes around 750sqm. The greenfield development of this site is likely to commence in the short-term. Subdivision and development in Precinct F will be developer-driven and change will be substantial.

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The developer-driven change in Precinct F will be progressively managed through masterplanning as the land is subject to a Development Plan Overlay (DPO). The first stage is limited to no more than 200 residential lots. Streets, parks, waterways and other infrastructure will be laid out and a particular design/style chosen before development and subdivision starts. Indicative layouts have already been circulated by the developer, similar to the layout shown in the Precinct Plan, overleaf. The DPO that applies to Precinct F requires specific infrastructure to be provided by the developer, including a new public open space reserve containing sports fields. The DPO also requires lots along the southern and western boundaries of Precinct F to be greater than 800sqm. There are currently 3 large lots in Precinct F. A precinct-wide Land Budget has been developed to assist in planning for infrastructure requirements and to understand

the maximum capacity dwelling yield. It is emphasised that the maximum capacity shown below is a theoretical exercise and provides for more development than is currently proposed by the developer.

Table 16.

PRECINCT F LAND BUDGET

Total Area of Titles

SQM

HA

%

1,033,848

103.85

100

40,395

4.04

3.9

99,245

9.93

9.6

893,400

89.34

86.5

Encumbered Land ▪▪

Land covered by significant vegetation

Public Open Space ▪▪

Unencumbered and encumbered (i.e. includes drainage works, waterways and creeks)

Net developable area*

*Assumes average lot size of 750sqm, 19m road reserve width and 10% public open space.

Lot yield Existing lots

3 lots

Farming Zone

Gross lot yield

927 lots

Assumes an average lot size of 750sqm, 19m wide road reserves, and a 10% public open space.

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Figure 27. PRECINCT F PLAN LEGEND Precinct F Public Open Space (e.g. Parks) Former Railway Line

PROPOSED INFRASTRUCTURE REQUIREMENTS Footpath Shared Path Multi-Purpose Trail

HOGANS RD

Traffic Management Works Street Tree Planting ROAD

RD

Storm-water Management (e.g. Retarding Basin)

HATCHS

FORSTER

YANNATH AN

RD

Intersection Upgrade (Very long-term)

Refer to Proposed Storm-water Management Plan (Engeny, 2016) for detailed drainage and storm-water management infrastructure requirements. RECOMMENDED PROPOSED INFRASTRUCTURE FUNDING MODEL Final funding approach will need to be determined as development occurs and a development plan is prepared. Development contributions are the main funding source expected for this precinct.

LANG LA NG

-POOW

ONG R D

0

400m

The Precinct F subdivision / street layout shown below is indicative only and will be determined as part of Development Plan 82

Proposed path network is indicative and final implementation will be determined as development occurs Footpath locations will be determined as part of the Development Plan in Precinct F

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400m © 2016

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

Table 17.

PRECINCT F INFRASTRUCTURE PRIORITIES

CATEGORY

WORKS

PHASING

COMMENCEMENT

MECHANISM / APPROVAL AUTHORITY

FUNDING

Short Term Growth (Precinct F)

New connector roads / Access streets / Open space / Drainage / Shared paths

Developer-led

Short Term

Developer

Developer / Precinct F Section 173

Main Road Improvements

Lang Lang Poowong Road / Precinct F Entrance

Development of Precinct F

Short Term

VicRoads

Developer

Lang Lang Poowong Road / Davis Street Intersection

Development of Precinct F

Short Term

VicRoads

Precinct F Section 173

Shared Path Precinct F to Grundy Avenue

Development of Precinct F

Short Term

Council

Precinct F Section 173 / Developer Contributions

Yannathan Road / Precinct F & D Intersection

Developer-led

Long Term

Developer

Developer / Section 173

Long Term Growth Precincts

Precinct F has been identified as a growth area where development will be logical and staged by the developer. Development of Precinct F will have a critical role in contributing to Nyora’s population growth, and resulting ability to provide services and facilities on a shorter timescale. Linking Precinct F to the rest of the township by pedestrian and shared paths will be important to connect established areas to the new development. New access streets shown on the indicative development plan will need to be delivered by the developer in the shortto medium-term and will be constructed as development occurs. All internal streets will be constructed to urban standards, with kerb and channel, piped drainage and footpaths. The proposed open space network includes retarding basins and areas for passive and active recreation. It will form part of

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

an open space linkage that will ultimately connect with the Follett Drive parks, rail trail, Recreation Reserve, and the proposed eastwest green link through Precinct B. As the natural northern boundary to Precinct F, Glovers Road will not be sealed, enabling significant and well-established vegetation to be preserved in that area. As the primary entrance to Precinct F will be from Lang Lang-Poowong Road, the creation of safe pedestrian connections will be a priority. A shared path is proposed along the north side of the road from the entrance of the new estate to Davis Street and south to Grundy Avenue. This will provide a safe pedestrian and bicycle connection to enable access to the town centre, Primary School and Recreation Reserve. It is also recommended that street trees be provided on both sides of the road in this location to improve the town entrance.

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Due to the increased traffic likely to be generated by the development, it is also recommended that the intersection of Lang LangPoowong Road be upgraded; and that the 60km/h speed limit be extended further east. The construction of intersection works will provide an opportunity to address stormwater management requirements on the northern side of the railway reserve.

STRATEGY The following strategies outline how change should be managed and infrastructure implemented across Precinct F into the future: ▪▪ As part of the Development Plan preparation process, discuss the potential to enlarge the wetland and retarding basin, to cater for fully developed flows and treatment requirements from Precinct G. This could be undertaken in combination with an upgrade of the culvert capacity under the Lang Lang – Poowong Road to alleviate flooding and increase the developable land in this location. ▪▪ Work with the developer to address design issues, particularly to improve connections to established areas and better manage stormwater flows.

▪▪ Design open spaces and waterway treatments so that they integrate seamlessly with the adjoining precincts and create access and biodiversity corridors across the town (see also proposals for Precincts B and C). ▪▪ Ensure that new open space does not duplicate existing services in the township. ▪▪ Ensure that the development of the precinct is staged and coordinated to coincide with the provision of new community services and physical infrastructure improvements. ▪▪ Carefully target the expenditure of developer contributions to achieve the timely provision of infrastructure improvements and augmentation. ▪▪ Encourage the developer to communicate with local residents as part of the landsales process.

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

5.7

LOW DENSITY & RURAL LIFESTYLE AREAS (PRECINCT G & H

VISION The established low density and rural lifestyle areas of Nyora will continue to provide a high level of amenity characterised by larger lot sizes. The availability of sewerage will create some limited opportunities for further subdivision and development. These opportunities are likely to be taken up incrementally, meaning that change will be relatively modest. Development guidelines will ensure that new development avoids the creation of battleaxe blocks and complicated access arrangements. Over time improved linkages to adjoining developments will be implemented to provide access to retail, community and recreational areas.

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DEVELOPMENT POTENTIAL Precincts G and H should be treated as limited change areas. The style of development in these locations is low density (Precinct G), and rural living (Precinct H). They are established large lot, low density residential areas and the degree of change should be limited to preserve the rural lifestyle character and avoid over-burdening existing infrastructure. The availability of reticulated sewerage will create new opportunities for subdivision within the Low Density Residential Zone; however due to the large minimum lot sizes that apply subdivision is likely to occur in a dispersed and sporadic manner. There are currently 44 lots in Precinct G and 54 lots in Precinct H. Precinct-wide Land Budgets have been developed for the precincts, to assist in planning for infrastructure requirements and to understand their maximum capacity (shown in the table

opposite). It is emphasised that the maximum capacity assumes that all land is subdivided and that this is a highly unlikely scenario due to the fragmented ownership pattern.

housing around the Speedway, which limits the number of residents affected by amenity impacts, such as noise from the Speedway.

As there is limited development potential in Precinct G & H, this will create a buffer of lower density

Table 18.

PRECINCT G LAND BUDGET SQM

HA

%

Existing lots

44 lots

Gross lot yield

61 lots

Total Area of Titles

352,833

35.28

100

49,470

4.95

14

19,503

1.95

5.5

283,861

28,39

80.5

Encumbered Land ▪▪

Land covered by significant vegetation

Public Open Space ▪▪

Unencumbered and encumbered (i.e. includes drainage works, waterways and creeks)

Net developable area* Lot yield Existing lots

44 lots

A 2,000sqm minimum lot size applies where sewerage connection is provided.

Gross lot yield

61 lots

Assumes an average lot size of 4,000sqm, 17m wide road reserves. Due to existing areas of public open space, no additional open space has been included for Precinct G.

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

Table 19.

PRECINCT H LAND BUDGET

Total Area of Titles

SQM

HA

%

623,949

62.40

100

256,049

26.50

42.5

0

0

0

358,900

35.89

57.5

Encumbered Land ▪▪

Land covered by significant vegetation

Public Open Space ▪▪

Unencumbered and encumbered (i.e. includes drainage works, waterways and creeks)

Net developable area* Lot yield Existing lots

54 lots

A 1 ha minimum lot size applies.

Gross lot yield

33 lots

No additional subdivision potential exists.

View from Cornishs Road 86

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Figure 28. PRECINCT G PLAN LEGEND Precinct G Public Open Space (e.g. Parks) Former Railway Line

PROPOSED INFRASTRUCTURE REQUIREMENTS Footpath Shared Path Multi-Purpose Trail Street Tree Planting Refer to Proposed Storm-water Management Plan (Engeny, 2016) for detailed drainage and storm-water management infrastructure requirements. RECOMMENDED PROPOSED INFRASTRUCTURE FUNDING MODEL Final funding approach will need to be determined as development occurs and development plans are prepared. Expected funding sources are development contributions (Lang Lang Poowong Road only) and special charge schemes.

0 200m

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0

100

200m

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Figure 29. PRECINCT H PLAN LEGEND Precinct H Public Open Space (e.g. Parks) Former Railway Line BE

RR YS

RD

PROPOSED INFRASTRUCTURE REQUIREMENTS Seal - Existing Road Kerb and channel drainage proposed throughout where new roads are to be sealed Kerb and Channel Footpath Multi-Purpose Trail

Refer to Proposed Storm-water Management Plan (Engeny, 2016) for detailed drainage and storm-water management infrastructure requirements. RECOMMENDED PROPOSED INFRASTRUCTURE FUNDING MODEL Final funding approach will need to be determined as development occurs and development plans are prepared. A special charge scheme is proposed to fund the sealing of Berry’s Rd.

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Proposed path network is indicative and final implementation will be determined as development occurs

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

The introduction of reticulated sewerage has also created the potential for further subdivision in Precinct G. However, this Precinct is relatively recently established and has a curvilinear subdivision pattern. In order to avoid further fragmentation of this Precinct it is recommended that the Schedule to the Low Density Residential Zone be modified to raise the minimum lot size to 4,000sqm. This is consistent with the minimum that applied before reticulated sewerage was installed. Precinct G should therefore be regarded as a minimal change area. The same classification should apply to Precinct H, where the land has already been subdivided to its maximum potential under the provisions of the Rural Living Zone. No change is recommended to the provisions that apply in Precinct H. Current infrastructure standards in these precincts are considered to be appropriate and consistent with their rural lifestyle character. The installation of kerb and channel and piped drainage is considered unnecessary provided

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STRATEGY

the minimum lot size is not reduced below 2,000sqm. To avoid the creation of battleaxe lots, alternative access should be considered. These should be sealed and serviced with swale drainage consistent with the existing network.

The following strategies outline how change should be managed and infrastructure implemented across Precincts G and H into the future:

New footpaths (on one side of the road) and shared paths may be needed in the medium- to longterm in Precinct G, to improve pedestrian and cyclist mobility in the area. The delivery of this infrastructure will be dependent on liaison between Council and landowners to determine the priority of connections. Where new paths are to be provided, the following sections are recommended: ▪▪ Follett Drive - footpath ▪▪ Ian Court – footpath.

Table 20.

▪▪ Investigate further guidelines to set clear principles for subdivision resulting in high quality linked streets as per the design guidelines shown in Appendix B. ▪▪ Avoid battleaxe and cul-de-sac style development. ▪▪ Encourage subdivision design that respects the habitat of the Giant Gippsland Earthworm, low-lying flood-prone areas and areas of significant native vegetation. This could be achieved by including sensitive areas in public open space

or by specifying lot sizes that address water management and ecological issues/features. ▪▪ Maintain the ‘country town’ character by developing guidelines that encourage the planting of indigenous trees within nature strips and on private property. ▪▪ Identify opportunities to improve vehicular and pedestrian accessibility between precincts, particularly to the town centre. Investigate the construction of unmade road reserves for this purpose. ▪▪ Investigate opportunities to address existing localised flooding issues, improve stormwater quality, and enhance recreation corridors.

INFRASTRUCTURE REQUIREMENTS & PRIORITIES

CATEGORY

WORKS

PHASING

COMMENCEMENT

APPROVAL AUTHORITY

FUNDING

Low Density Precincts

Sealing / Footpath (one side) / Shared path

Resident demand driven

Medium Term

Council

Precinct G & H Special Charge Schemes / S173

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6

IMPLEMENTATION

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

6.1

STRATEGIC IMPLEMENTATION PLAN

This section outlines the strategic implementation recommendations for the Future Nyora Strategy, as follows: ▪▪ Infrastructure funding for specific items ▪▪ Funding models for items to be paid for through special charge schemes and Council rates revenue ▪▪ Proposed infrastructure works (Table 22, including implementation timing recommendations) ▪▪ Proposed planning precinct controls (refer to Figure 30 and Table 21). For detailed infrastructure cost estimates and a table of proposed infrastructure requirements per street/item, refer to Appendix A.

INFRASTRUCTURE FUNDING The development of Nyora will require careful planning to make sure that physical and social infrastructure meets the needs of a growing and changing population. New development will also provide funds and additional demand to fix a number of existing road and drainage issues. Future infrastructure requirements for Nyora fall into four categories: 1. Items needed to address existing problems, or improve amenity and safety (e.g. sealing of unsealed roads, dealing with flooding, providing footpaths and shared paths); 2. Items needed to service new development (e.g. roads, footpaths, open spaces) 3. Improvements to existing infrastructure that will be needed to deal with a bigger population (e.g. road widening, installation of kerb and channel)

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4. General township improvements that will benefit both existing and new residents and businesses (e.g. street trees, park and main street improvements).

Most of these items will need to be funded through Special Charge Scheme and general rates. South Gippsland Shire has a policy which outlines when a special charge scheme could be undertaken:

The table overleaf provides an overview of expected infrastructure requirements, timing and funding. Each infrastructure item is categorised as outlined above.

▪▪ If Council contributes a third (33.33%) or more of the cost of the Scheme without the support of affected property owners; or

All of these initiatives will require funding. This strategy provides guidance about how items will be funded, who will contribute to them, what they are likely to cost, and in what order they will be needed. As the Strategy is a long-term plan some assumptions will need to be made, and flexibility built in, because implementation will involve multiple parties and funding is likely to become available gradually over time. (1) Items needed to address existing problems, or improve amenity and safety

▪▪ If there is a minimum of 70% of property owner support in writing to contribute financially to the works Scheme. Council would need land owner support for this method of funding to be successful. Council’s (2014) Special Charge Scheme Policy is available on the Shire’s website. (2) Items needed to service new development Developers will be expected to provide infrastructure on their land that is required for their development.

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

(3) Improvements to existing infrastructure that will be needed to deal with a bigger population Council can collect development contributions for external infrastructure through legal (Section 173) agreements and development contribution plans (DCPs). These mechanisms provide for contributions to be collected towards the delivery of new infrastructure such as roads, intersections, drainage works, community facilities and open space. They cannot fund the entire cost, so the balance will need to be paid for by Council and, in some cases, other authorities such as VicRoads or Melbourne Water. The draft Strategy proposes the introduction of Development Contribution Plan Overlays to collect funds for these types of items. At the time of writing the State-wide developer contributions system is being reviewed, so this recommendation will be reassessed before the Strategy is finalised in order to ensure that this is the best approach to take in Nyora.

(4) General township improvements that will benefit both existing and new residents and businesses. Township improvements that are not directly linked to demand arising from new development will require funding from a combination of sources. Funding sources may include general rates, developer contributions, Federal or State Government grants, or contributions from authorities such as VicRoads, VicTrack, Melbourne Water and the Education Department. This strategy provides direction about funding mechanisms and sources. Funding arrangements will need to be finalised prior to the completion of detailed planning arrangements, such as development plans. Consultation with stakeholders, particularly landowners, will be essential as part of these processes.

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

RECOMMENDED PLANNING CONTROLS A number of planning controls (zones and overlays) are proposed to help realise the recommendations and opportunities arising from this Strategy. The proposed controls for each Precinct are illustrated in Table 21 and Figure 30, on this and the following page. The proposed controls are: ▪▪ Expansion of the Commercial 1 Zone (C1Z) in the town centre to include the potential supermarket site ▪▪ Design and Development Overlays (DDO) for the town centre and Precinct E ▪▪ Development Contributions Plan Overlay (DCPO) for Precincts B, C, D, and remaining Farming Zone (FZ) parts of Precinct F ▪▪ Amendments to the Low Density Residential Zone schedule for minimum lot sizes in Precinct E and G.

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EXPANSION OF THE COMMERCIAL 1 ZONE (C1Z) In preparing the economic input to this Strategy, Urban Enterprise (UE) considered potential sites for a full line supermarket in Nyora to meet medium to long term residential demand. Although a full scale supermarket may not be economically viable at present, significant population growth is expected to lead to demand for a supermarket in the next 5-10 years, and a full line supermarket within 20 years. Given the fragmented nature of land (e.g. residential lot sizes in different ownerships) in the central core of Nyora, it is important to identify a suitable site or area early in the planning process for a supermarket, to mitigate the risk of an out of centre proposal and to strategically plan for a consolidated, walkable and economically integrated town centre in the future. The starting point for analysis undertaken by Urban Enterprise was to seek large sites within

or adjacent to the existing Commercial 1 Zone in order to ensure that the development of a consolidated long term town centre is facilitated. Six potential areas were identified and assessed for potential accommodation of a large supermarket. Criteria guiding the assessment process included: ▪▪ Land ownership pattern: private ownership and minimum number of properties/ owners preferred to maximise efficiency of site assembly and development; ▪▪ Size: large sites with a combined area of at least 1ha are required to accommodate a full-line supermarket and associated parking; and ▪▪ Access: sites abutting a road zone are preferred for full line supermarkets to enable ready customer and loading access. Sites identified within the existing Commercial 1 Zone generally did not provide sufficient area for a full scale supermarket and would

require substantial site assembly across multiple smaller lots in fragmented ownership. For example, land in the C1Z along Mitchell Street is in multiple ownerships and would require significant site assembly. Approximately 8 parcels would need to be assembled by a developer, all of which are currently occupied dwellings. The Mitchell Street area is considered to be an appropriate location and property layout to continue to support smaller retailers and commercial or health uses over time which capitalise on existing on street parking and the amenity of the open space and heritage buildings opposite (e.g.. café, medical, health practitioner, office, recreation). The C1Z land to the east of Davis Street was also considered, however the combined land area of these parcels is not sufficient to support a full line supermarket and would require complex road realignment if the northern parcel was to be incorporated.

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Figure 30. PROPOSED PRECINCT PLANNING CONTROLS

Precinct D GRZ1 DCPO

LEGEND No Planning Zone / Overlay Change Proposed GRZ1

Precinct Boundary Former Railway Line

Proposed Planning Zones*

Precinct E

Commercial 1 Zone (C1Z)

DDO

Precinct E

General Residential Zone, schedule 1 (GRZ1)

Precinct F

Low Density Residential Zone (LDRZ) (Proposed update to schedule specifying minimum lot size 4,000sqm)

DDO

GRZ1

Development Contributions Plan Overlay (DCPO)

Precinct A

Design and Development Overlay (DDO)

C1Z DDO

Precinct C

Precinct G

GRZ1 DCPO

Proposed Planning Overlays

Precinct B

*New areas of public open space in the proposed General Residential Zone 1 (GRZ1) may also need to be appropriately rezoned when a Planning Scheme amendment occurs

Precinct H RLZ

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It is understood that a permit application has been lodged for a pharmacy on the former hotel site. The hotel also presents a future business / hospitality opportunity in an established landmark building. These sites are well positioned to accommodate future retail and commercial uses in mid-sized premises, and may provide a suitable site (e.g.. south of the hotel) for a small supermarket to meet short to medium term demand for food and groceries. Based on the lack of opportunity to support development of a full line supermarket in the existing Commercial 1 Zone, it is considered necessary to identify an alternative location, preferably adjacent to the existing zoned area. The analysis found that the best option would be immediately to the south of the C1Z, encompassing four large residential parcels which have a combined area of approximately 1.3ha. These parcels contain significant areas of unimproved land, and with the exception of the

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north-eastern parcel, contain low value improvements. Development of this area in the medium term for a mid to large supermarket would present the opportunity to consolidate all retail floorspace and ancillary commercial uses in a contiguous area bounded by Henley Street to the west, Mitchell Street and the rail reserve to the north, Hewson Street to the south and Grundy Avenue to the east. In regional towns, supermarkets generally anchor the commercial role of the centre and attract visitation and pedestrian activity to and within the town. Co-location of the future supermarket with the existing retailers and the potential future community hub is an important consideration for long term planning of the Nyora town centre.

DESIGN & DEVELOPMENT OVERLAY (DDO) Two Design and Development Overlays (DDO) are proposed for Nyora. A DDO is used to achieve design objectives, such as “maintaining a rural township feel” or “retaining and enhancing a sense of openness”. The first DDO, proposed for the town centre, has been crafted to require a planning permit for new development, to ensure the desired outcomes for a vibrant, well-designed and recognisable town centre for current and future residents. Draft design guidelines for future development in Nyora, as well as a draft town centre DDO, are included in Appendix B and Appendix C of this Strategy. A second DDO is recommended for Precinct E. It will be triggered only when subdivision is proposed. A copy of the draft DDO for Precinct E is also included in Appendix C of this report.

DEVELOPMENT CONTRIBUTIONS PLAN OVERLAY (DCPO) For areas that are expected to undergo significant development over a period of time, Council has a number of options to fund offsite infrastructure. The most appropriate mechanism will depend on the development setting of the area, particularly the number of landowners involved and the proposed rate, density and scale of development. For areas that are in single ownership, a section 173 agreement is usually the simplest and most effective agreement to fund off-site infrastructure, and can be applied to areas at the time of rezoning. For other areas that are in multiple ownership, a Development Contributions Plan (DCP) can be used to apportion the cost of offsite infrastructure across all owners and developers. The DCP system is currently under review, and a new Infrastructure Contributions Plan (ICP) system is proposed to come into effect in the near

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

future. ICPs are expected to be available to regional Councils for designated urban growth areas, with levies capped at a certain per hectare rate and contributions able to be used on a set of “allowable” off-site infrastructure items. The mechanism selected should be tailored to the development setting at hand. The use of an ICP – once the new system is introduced – could be a valuable tool for Council to fund infrastructure in the future. Council should monitor the final content of the proposed system and consider whether the details of the scheme are relevant to the Nyora context.

LOW DENSITY RESIDENTIAL ZONE (LDRZ) In Precincts E and G, the minimum lot sizes are the most effective means of achieving the vision and strategies outlined for those Precincts. In Precinct E, it is proposed to retain the minimum lot size at 2,000sqm to allow residents

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to take advantage of the sewer being connected in Nyora and subdivide their land. A lot size of 2,000sqm will only be achievable if reticulated sewer is connected to those lots. Due to the proximity of Precinct E to the town centre, it is anticipated, in the very long-term (e.g. in more than 30 years’ time) that this area may become a more urban-style Precinct. More discussion about the potential for Precinct E to be developed in the very long-term is included as a discussion section in Chapter 5 of this Strategy. In Precinct G, it is proposed to set the minimum lot size at 4,000sqm. This will ensure the concept of a very low density, rural subdivision will be maintained into the future. As Precinct G is located on the edge of the township, this approach is recommended to maintain a transition between more urban-style development towards the town centre, and the farming areas around the township.

Table 21.

PRECINCT PLANNING CONTROLS

The following table highlights the planning controls that are proposed to help manage and facilitate change, as relevant, across Nyora. Where new zones or overlays are proposed, these have been shown in the plan at left (Proposed Precinct Planning Controls). PRECINCT

EXISTING CONTROLS

PROPOSED CONTROLS

COMMENCEMENT

Precinct A

C1Z

Extend C1Z to include supermarket precinct

Short- to medium-term

GRZ

Town Centre DDO Precinct B

GRZ

Precinct C

FZ

Nil

Short- to medium-term

GRZ

Long-term

DPO5

DCPO Precinct D

FZ

GRZ

Precinct E

LDRZ

LDRZ – Minimum lot size 2,000sqm

Precinct F

FZ

GRZ

Long-term

DCPO Short- to long-term

DDO

DCPO

Immediate (Amendment C97 approved by the Minister for Planning)

Precinct G

LDRZ

LDRZ – Minimum lot size 4,000sqm

Short- to long-term

Precinct H

RLZ

Nil

N/A

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Table 22.

PROPOSED INFRASTRUCTURE WORKS

The following table provides a summary of proposed infrastructure works. Additional details are provided in Appendix A. INFRASTRUCTURE TYPE Short Term Growth (Precinct F)

Main Road Improvements

Transition Area

Town Centre Improvements

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FUNDING CATEGORY 2

WORKS

PHASING

COMMENCEMENT

MECHANISM / APPROVAL AUTHORITY

FUNDING SOURCES

New connector roads / Access streets /Drainage

Developer-led

Short Term

Planning permit(s)

Developer

2

Open space

Developer-led

Short Term

Planning permit(s)

Public Open Space Contributions

2

Shared paths within precinct

Developer-led

Short Term

Planning permit(s)

Developer

3

Lang Lang - Poowong Road / Precinct F Entrance

Development of Precinct F

Short Term

VicRoads and planning permit(s)

Developer

3

Lang Lang - Poowong Road / Davis Street Intersection

Development of Precinct F

Short Term

VicRoads

Precinct F Section 173

3

Shared Path - Precinct F to Grundy Avenue

Development of Precinct F

Short Term

Council Capital Works

Precinct F Section 173

3

Davis Street / Mitchell Street Intersection

Development of supermarket

Long Term

VicRoads and planning permit VicRoads / Supermarket Section 173

3

Drainage trunk main no. 1 / Easement

Precede development in north

Short Term

Council Capital Works

Council / Melbourne Water

2

New access streets / Drainage / Footpaths

Developer-led

Short Term

Planning permit(s)

Developer / Developer Contributions

2

Open Space

Developer-led

Short Term

Planning permit(s)

Public Open Space Contributions

3

Existing road sealing / Kerb and Channel / Footpaths

Traffic demand / Funding Driven

Medium Term

Development Plan

Precinct B Special Charge Scheme / Developer Contributions

2

Drainage trunk main no. 2 / Easement

Precede development in south

Medium Term

Council Capital Works

Council / Melbourne Water

2

East-west shared path

Completion of link

Long Term

Council Capital Works

Council / Developer Contributions

2

Retarding basin

Development of Precinct B

Long Term

Council Capital Works

Council / Developer Contributions

4

Bus Stop Upgrades

Quick win

Short Term

Council Capital Works / Public Transport Victoria

Capital Works Budget / Public Transport Victoria

3

Kerb and Channel / Piped Drains / Footpaths

Commercial development

Medium Term

Council Capital Works

Town Centre Special Charge Scheme / Developer Contributions

4

Footpath widening / Streetscape Works

Commercial development

Medium Term

Council Capital Works

Capital Works Budget / Grant Opportunities

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INFRASTRUCTURE TYPE Town Improvements

Railway Reservation

Community Infrastructure

Low Density Precincts

Long Term Growth Precincts

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FUNDING CATEGORY

WORKS

PHASING

COMMENCEMENT

MECHANISM / APPROVAL AUTHORITY

FUNDING SOURCES

4

Street tree planting on major roads and at entrances

Quick win

Short Term

Council Capital Works/ Vic Roads

Council / Grant Opportunity

4

Bike lanes on main streets

Quick win

Short Term

Council Capital Works/ Vic Roads

Council / Vic Roads

3

Shared paths

Opportunistic

Short Term

Council Capital Works

Council / Developer Contributions

4

Restore Railway Station

Funding Driven

Medium Term

Vic Track

Vic Track / Grant Opportunity

4

North-south shared path (Yannathan to Henley)

Quick win

Short Term

Vic Track

Vic Track / Grant Opportunity

1

Stormwater management

Main road improvements

Short Term

Vic Track

Vic Track / Vic Roads as part of road improvements

4

Nyora Community Park / Playground / Skatepark Upgrades

Demand / Funding driven

Medium Term

Council Parks & Gardens

Capital Works Budget / Grant Opportunities

4

Rail trail

Regional initiative

Long Term

Council

Tourism-related grant opportunities

3

Recreation Reserve improvements

Funding Driven

Medium Term

Council

Capital Works Budget / Developer Contributions / POS Contributions

3

Primary School expansion

Demand driven

Medium Term

State

Education Department

3

Integrated Children’s Centre

With Primary School

Medium Term

Council Capital Works

Capital Works Budget / Developer Contributions

3

Community Hub

Demand / Funding Driven

Long Term

Council Capital Works

Capital Works Budget / Developer Contributions

1

Drainage improvements in Hatchs Road

Parallel with Precinct F

Medium Term

Council

Council / Precinct E Special Charge Scheme

1

Sealing / Footpath (one side) / Shared path

Resident demand driven

Medium Term

Council

Precinct E, G & H Special Charge Schemes

2

New connector roads / Access streets / Drainage

Developer-led

Long Term

Planning Permit(s)

Developer

2

Open space

Developer-led

Long Term

Planning Permit(s)

Public Open Space Contributions

2

Shared paths

Developer-led

Long Term

Planning Permit(s)

Developer Contributions

2

Yannathan Road / Precinct F & D Intersections

Developer-led

Long Term

Planning Permit(s)

Developer

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GLOSSARY TIMEFRAMES The time-frames referred to in the strategy are approximate as they depend on a range of factors including the rate of growth and development and success of funding arrangements. The definitions below provide an approximate definition.

SHORT-TERM Between now and 7 years

MEDIUM-TERM Between 7 and 15 years

LONG-TERM Between 15 and 30 years

VERY LONG-TERM More than 30 years. Initiatives planned for the very long-term are dependent on the rate of population growth and property development over the medium to long-term.

PLANNING & INFRASTRUCTURE TERMS DRAINAGE Drainage broadly refers to the system of pipes, open drains and stormwater management techniques used across the township. Further information about stormwater management is included in Appendix E (the Stormwater Management Plan).

ECOLOGICAL VEGETATION CLASSES (EVC) The standard for classifying vegetation types in Victoria. Each EVC includes a collection of floristic communities (i.e. lower level in the classification) that occur across a biogeographic range, and although differing in species, have similar habitat and ecological processes operating.

FINE GRAIN Fine grain streetscapes have closely spaced buildings and streets and narrow frontages. This improves the experience for pedestrians as there are no long stretches of building frontages. A fine grain street system generally has parallel streets that are spaced no more than 80-100 metres from each other.

KERB AND CHANNEL A concrete or stone structure located at the edge of a road designed to provide road drainage, and as a barrier to prevent vehicles from leaving the carriageway.

LOCAL PLANNING POLICY FRAMEWORK (LPPF) Sets the local and municipal strategic policy context. It consists of the Municipal Strategic Statement and specific local planning policies.

MUNICIPAL STRATEGIC STATEMENT (MSS)

should show how it supports and implements the SPPF. The SPPF and MSS together provide the strategic basis for the application of zones, overlays and particular provisions in the planning scheme.

OVERLAYS Planning scheme controls that apply to address a particular issue such as environmental, landscape, heritage and flooding. These requirements operate in addition to those provided by the land’s zoning.

PLANNING SCHEME A statutory document which sets out objectives, policies and provisions for the use, development and protection of land in the area to which it applies (for example, each municipal council area in Victoria). A planning scheme regulates the use and development of land through planning provisions to achieve those objectives and policies.

The MSS established the strategic framework for the municipality and 100

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STATE PLANNING POLICY FRAMEWORK (SPPF) Comprises general principles for land use and development in Victoria. It sets visions, objectives, strategies and decision guidelines that must be taken into consideration by local Councils when making a planning decision.

SWALE A water sensitive urban design drainage element consisting of a low tract of land, normally along a roadside, that slows and captures stormwater runoff and allows for natural rainwater infiltration into the ground.

ZONES Relates to a particular use and is associated with a specific purpose such as residential, commercial or industrial. Each zone has policy guidelines that outlines planning permit requirements, application requirements and decision guidelines. All land is covered by a zone in Victoria.

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A

Appendix A INFRASTRUCTURE TABLE, TIMING & COST ESTIMATES

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INFRASTRUCTURE TABLE KEY PRECINCT

A2

ROAD NAME / ITEM

LOCATION

INTERSECTIONS ROAD SEAL Upgrade Required? Existing road (m)

Existing surface

$ Proposed seal (m) Cost

PRECINCT A 1 Precinct A 2 Precinct A

Community Park Unsealed Road Davis St

Existing Path within Nyora Community Park Between Mitchell St and Lang Lang-Poowong Rd

272.3721279 Unsealed 300.9013915 Sealed

3 Precinct A 4 Precinct A 5 Precinct A

Grundy Av Henley St Henley Street

Between Davis St and School Between Hewson St and Mitchell St Proposed Crossing over Railway Land Linking Henley to Yannathan

266.0215402 Sealed 187.1106508 Sealed 182.1048873 Unmade Road Reserve

0 $ 0 $ 0 $

6 Precinct A 7 Precinct A 8 Precinct A

Lang Lang - Poowong Rd Mitchell St Mitchell St

From Forster Dr and adjacent to Community Park Between Henley St and Davis St Between Walters Rd and Henley St

95.82784787 Sealed 259.9483441 Sealed 287.008784 Sealed

0 $ 0 $ 0 $

9 Precinct A 10 Precinct A 11 Precinct A PRECINCT B 12 Precinct B 13 Precinct B 14 Precinct B 15 Precinct B 16 Precinct B 17 Precinct B 18 Precinct B 19 Precinct B 20 Precinct B 21 Precinct B 22 Precinct B PRECINCT C 23 Precinct C PRECINCT D 24 Precinct D PRECINCT E 25 Precinct E 26 Precinct E 27 Precinct E 28 Precinct E 29 Precinct E 30 Precinct E 31 Precinct E

Unnamed Laneway Walters Rd Walters Rd

Between Walters Rd and Davis St North of Mitchell Street in Precinct A Between Laneway and Mitchell St

539.2397726 Unsealed 233.8060188 Unsealed 88.20519722 Sealed

Berrys Rd Cornishs Rd Davis St Grundy Ave Henley St Henley St Henrys Rd Hewson St Lang Lang - Poowong Rd Walters Rd Walters Rd

Adjacent to GRZ1 Emergency Access Only Between Lang Lang-Nyora Rd and Hewson St Cornishs Rd to School Between Lang Lang-Nyora Rd and Hewson St Northern Sealed Section In GRZ1 and Precinct B Between Walters Rd and Davis St West from Davis Street Between Lang Lang-Nyora Rd and Hewson St Between Hewson and Laneway

107.4600562 459.1336962 375.9073914 347.800459 527.1120988 25.41835978 75.13335955 530.8438397 1015.362485 676.0068862 120.4184325

Walters Rd

Northern Boundary of Precinct C, West of Precinct B

611.6152972 Unmade Road Reserve

Yes

Yes

Yes

Unsealed Unsealed Sealed Sealed Unsealed Sealed Sealed Sealed Sealed Unsealed Sealed

539.2397726 $ 0 $ 0 $

539.2397726 0 0 1769.712737 107.4600562 459.1336962 0 0 527.1120988 0 0 0 0 676.0068862 0 611.6152972 611.6152972 0 0 1309.790636 0 122.5082251 239.1780249 203.042637 0 338.0893769 0

800.00 KERB & CHANNEL Proposed kerb & channel (m) 431,391.82 -

$ Cost

451,613.91 60,180.28

-

532.0430804 $ 374.2213017 $ 0 $

53,204.31 37,422.13 -

266.0215402 93.8536066 0

-

191.6556957 $ 519.8966882 $ 574.0175679 $

19,165.57 51,989.67 57,401.76

117.3 259.9483441 0

107,847.95 46,761.20 17,641.04 573,865.44 21,492.01 91,826.74 69,560.09 105,422.42 5,083.67 15,026.67 106,168.77 135,201.38 24,083.69 265,789.85 -

0 0 0

$ 431,391.82 $ $ $ 1,415,770.19 $ 85,968.04 $ 367,306.96 $ $ $ 421,689.68 $ $ $ $ $ 540,805.51 $ $ 489,292.24 $ 489,292.24 $ $ $ 1,047,832.51 $ $ 98,006.58 $ 191,342.42 $ 162,434.11 $ $ 270,471.50 $ -

1078.479545 467.6120375 176.4103944 5738.654376 214.9201125 918.2673925 0 695.600918 1054.224198 50.83671957 150.2667191 1061.687679 0 1352.013772 240.8368649 0 0 0 0 2657.898521 0 0 0 0 0 0 0

$ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $

Heylens Rd

Northern Boundary Precinct D

479.0662369 Sealed

Between Lang Lang-Poowong Rd and Hogans Rd Unsealed section on west connecting to Patman Dr Unmade section on west of Yannathan Rd Between Forster Dr and Yannathan Rd Between Lang-Lang-Poowond Rd and Hogans Rd Between Patman Dr and Yannathan Rd Between Follett Dr and Forster Rd, Shared Path is Recreation Loop

654.6943093 122.5082251 239.1780249 203.042637 661.6971088 338.0893769 579.7666526

32 Precinct E

Patman Dr

Section intersecting Adams Creek towards northern end of Patman Dr

170.0806619 Unmade Road Reserve

33 Precinct E

Patman Dr

Southern Section connecting to Watts Rd and finishing at Pony Club

406.9723719 Unsealed

406.9723719 $

34 Precinct E 35 Precinct E

Watts Rd Watts Rd

West of Patman Dr Section east of Yannathan Rd connecting to Lang Lang-Poowong Rd

191.7523069 Unsealed 458.767478 Sealed

0 $ 0 $

-

0 $ 917.5349559 $

36 Precinct E 37 Precinct E 38 Precinct E PRECINCT F 39 Precinct F

Watts Rd Yannathan Rd Yannathan Rd

Watts Rd near corner of Patman Dr Between Hogans Rd and Watts Rd Connection to Watts Rd

88.22637552 Unsealed 681.5656326 Sealed 100.3897743 Unsealed

Glovers Rd

468.0476112 Unsealed

$ $ $ $ $

-

176.452751 1363.131265 200.7795486 0 0

40 Precinct F

Glovers Rd

Eastern Section Connecting to Lang Lang-Poowong Road, For MultiPurpose Loop North of Precinct F (Unmade Section), For Multi-Purpose Loop

0 0 0 0 0

351.9745338 Unmade Road Reserve

0 $

-

Yes Yes

0 $

N f p

4516.139094 $ 0 $ 601.802783 $

Forster Dr Grayden St Grayden St Grayden St Hatchs Rd Hogans Rd Lang Lang - Poowong Rd

Sealed Unsealed Unmade Road Reserve Unsealed Sealed Unsealed Sealed

100.00 FOOTPATHS Existing Path (m)

325,577.90

0 179.99233

0 0 0 99.58026403 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

0 $

-

0

0 $

-

0

91,753.50

0 0

$ 17,645.28 $ 136,313.13 $ 20,077.95 $ © 2016 $ -

0 0 0

Logo is at twice0the$size for the footer -

0

0


SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

NEL &

$ Cost

100.00 FOOTPATHS Existing Path (m)

9094 $ 0 $ 2783 $

451,613.91 60,180.28

0804 $ 3017 $ 0 $

6957 $ 6882 $ 5679 $

9545 0375 3944 4376 1125 3925 0 0918 4198 1957 7191 7679 0 3772 8649 0 0 0 0 8521 0 0 0 0 0 0 0

$ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $

New paths footpaths proposed

$ Cost

Proposed footpath (m)

NOTES Archive_Key

185,591.14 32,684.66 14,509.09

0 1

1667.128643 $ 0 $ 300.9013915 $

300,083.16 54,162.25

0 2

0 43

$ $

85,971.83

$ $ $

557,495.06 85,971.83 Part Davis Street existing footpath length covers both sides of street

15 86

53,204.31 37,422.13 -

266.0215402 93.8536066 0

0 1 0

0 $ 93.25704423 $ 0 $

11,190.85 -

1 1 1

266.0215402 $ 187.1106508 $ 182.1048873 $

47,883.88 33,679.92 32,778.88

0 2 0

0 27 0

$ $ $

53,460.19 -

$ $ $

Kerb and channel one side only; Footpath existing on one site 53,460.19 Footpath existing at northern end of Henley St -

48 53 104

19,165.57 51,989.67 57,401.76

117.3 259.9483441 0

0 0 1

0 $ 0 $ 287.008784 $

34,441.05

1 1 1

95.82784787 $ 259.9483441 $ 287.008784 $

17,249.01 46,790.70 51,661.58

2 2 2

14 37 41

$

27,379.39

$ $ $

27,379.39 185,677.39 Footpath existing on one side 205,006.27 Footpath to be implemented on both sides (one shared, one footpath)

14 64 13

107,847.95 46,761.20 17,641.04 573,865.44 21,492.01 91,826.74 69,560.09 105,422.42 5,083.67 15,026.67 106,168.77 135,201.38 24,083.69 265,789.85 -

0 0 0

1 1 0

0 0 0

1 1 1 0 0 0 0 1 0 0 0

0

0

0

0

0 0 0 0 0 0 0

1 1 1 1 1 1 0

0 0 0 0 0 0 2

0 0 0 0 0 0 54 0 0 0 0 76 145 0 0 0 0 0 0 0 0 0 0 0 0 0 83

$ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $

107,402.11 151,669.67 290,103.57 165,647.62

$ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $

549,175.35 107,402.11 151,669.67 290,103.57 545,347.40 165,647.62 This shared path could be provided by funds raised in development of Precinct F -

19 80 70

0 0 0 99.58026403 0 0 0 0 0 0 0

15,876.94 451,148.21 82,644.07 67,663.33 62,604.08 94,880.18 121,681.24 21,675.32 378,084.28 104,358.00

539.2397726 233.8060188 0 1473.344984 107.4600562 459.1336962 375.9073914 0 0 0 0 530.8438397 0 0 0 0 0 0 0 2626.182054 654.6943093 122.5082251 239.1780249 203.042637 661.6971088 338.0893769 0

$ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $

0

0 $

0 $

-

0

1

406.9723719 $

91,753.50

0 0

0 0

0 $ 0 $

17,645.28 136,313.13 20,077.95 -

0 0 0

0 0 0

0 $

$ 5,000.00 $ 2,000.00 No. trees Mature street Street tree Total ($) (m/14) trees ($) saplings ($)

1546.592809 $ 272.3721279 $ 120.9090615 $

0

$ $ $ $ $

180.00 STREET TREES Sides required

1 1

-

2751 1265 5486 0 0

$ Cost

0 179.99233

0 $

0 $ 9559 $

120.00 SHARED PATHS New shared paths Proposed shared proposed path (m)

-

0

© 2016

0

Logo is at twice the size 0 for the footer 0

0 0 0 482.9377476 0

$ $ $ $ $

0 $

64,708.77 28,056.72 176,801.40 12,895.21 55,096.04 45,108.89 63,701.26 315,141.85 78,563.32 14,700.99 28,701.36 24,365.12 79,403.65 40,570.73 48,836.68 57,952.53 -

1 0 1 1 1 1 0 0 0 0 1 1 0 0 0 0 0 0 0 0 1

0 0 88.20519722 2506.378964 0 459.1336962 375.9073914 347.800459 527.1120988 0 0 0 0 676.0068862 120.4184325 0 0 0 0 2100.46822 0 0 0 0 0 0 579.7666526

$ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $

0 0 2 0 0 0 0 2 2 0 0 0 0

$ $

185,677.39 205,006.27

69 23 65 45 28 54 72 20 59 27 71 46 50 57 32 52 8 38 10 93

0

0 $

-

0

0

$

-

$

0

0 $

-

0

0

$

-

$

1 1

191.7523069 $ 458.767478 $

34,515.42 82,578.15

0 2

0 66

$ $ 131,076.42

$ $

131,076.42

90 102

1 1 1

$ $ $ $ $

15,880.75 122,681.81 18,070.16 804,792.91 84,248.57

2 2 2 0

13 97 14 0 0

$ 25,207.54 $ 194,733.04 $ 28,682.79 $ $ -

$ $ $ $ $

25,207.54 194,733.04 28,682.79 137,982.21 -

25 82 24

1

88.22637552 681.5656326 100.3897743 4471.071739 468.0476112

1

351.9745338 $

63,355.42

0

0

$

$

-

-

-

76 56

37 51

A3


PRECINCT C 23 Precinct C Walters Rd Northern Boundary of Precinct C, West of Precinct B PRECINCT D 24 Precinct D Heylens Rd Northern Boundary Precinct D PRECINCT E SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY 25 Precinct E Forster Dr Between Lang Lang-Poowong Rd and Hogans Rd 26 Precinct E Grayden St Unsealed section on west connecting to Patman Dr 27 Precinct E Grayden St Unmade section on west of Yannathan Rd 28 Precinct E Grayden St Between Forster Dr and Yannathan Rd 29 Precinct E Hatchs Rd Between Lang-Lang-Poowond Rd and Hogans Rd 30 Precinct E Hogans Rd Between Patman Dr and Yannathan Rd 31 Precinct E Lang Lang - Poowong Rd Between Follett Dr and Forster Rd, Shared Path is Recreation Loop

479.0662369 Sealed

Yes Yes

654.6943093 122.5082251 239.1780249 203.042637 661.6971088 338.0893769 579.7666526

Sealed Unsealed Unmade Road Reserve Unsealed Sealed Unsealed Sealed

611.6152972 611.6152972 0 0 1309.790636 0 122.5082251 239.1780249 203.042637 0 338.0893769 0

$ 489,292.24 $ 489,292.24 $ $ $ 1,047,832.51 $ $ 98,006.58 $ 191,342.42 $ 162,434.11 $ $ 270,471.50 $ -

0 0 0 0 2657.898521 0 0 0 0 0 0 0

$ $ $ $ $ $ $ $ $ $ $ $

265,789.85 -

0 0 0 0 0 0 0 0 0

32 Precinct E

Patman Dr

Section intersecting Adams Creek towards northern end of Patman Dr

170.0806619 Unmade Road Reserve

33 Precinct E

Patman Dr

Southern Section connecting to Watts Rd and finishing at Pony Club

406.9723719 Unsealed

34 Precinct E 35 Precinct E KEY PRECINCT

Watts Rd Watts Rd ROAD NAME / ITEM

West of Patman Dr Section east of Yannathan Rd connecting to Lang Lang-Poowong Rd LOCATION

36 Precinct E 37 Precinct E 38 Precinct E PRECINCT PRECINCT A F 1 Precinct Precinct FA 39 2 Precinct A

Watts Rd Yannathan Rd Yannathan Rd

Watts Rd near corner of Patman Dr Between Hogans Rd and Watts Rd Connection to Watts Rd

Community Glovers Rd Park Unsealed Road Davis St

Existing Path within Nyora Community Park Eastern Section Connecting to Lang Lang-Poowong Road, For MultiBetween Mitchell St and Lang Lang-Poowong Rd Purpose Loop

272.3721279 468.0476112 Unsealed Unsealed 300.9013915 Sealed

40 3 4 41 5 42

Precinct F Precinct A Precinct Precinct FA Precinct FA Precinct

Glovers Rd Grundy Av Henley GloversSt Rd Henley Street Glovers Rd

North of Precinct F (Unmade Section), For Multi-Purpose Loop Between Davis St and School Between HewsonF,StFor andMulti-Purpose Mitchell St Loop North of Precinct Proposed Crossing over Railway Unmade Slip Lane to Glovers Rd Land Linking Henley to Yannathan

351.9745338 266.0215402 187.1106508 1616.732356 182.1048873 87.73489814

Unmade Road Reserve Sealed Sealed Unsealed Unmade UnsealedRoad Reserve

0 0 0 0 0 0

$ $ $ $ $ $

---

0 532.0430804 374.2213017 0 0 0

$ $ $ $ $ $

53,204.31 37,422.13 --

0 266.0215402 93.8536066 0 0 0

43 6 7 44 8

Precinct F Precinct A Precinct FA Precinct Precinct A

Hogans Rd Lang Lang - Poowong Rd Mitchell Lang LangSt- Poowong Rd Mitchell St

Between Yannathan Rd and Hatchs Rd, for Multi-Purpose Loop From Forster Dr and adjacent to Community Park Between St Dr, Shared Path is Multi-Purpose Loop Between Henley GloversSt Rdand andDavis Follett Between Walters Rd and Henley St

569.2023626 95.82784787 259.9483441 982.1771276 287.008784

Unmade Road Reserve Sealed Sealed Sealed Sealed

0 0 0 0 0

$ $ $ $ $

--

0 191.6556957 519.8966882 0 574.0175679

$ $ $ $ $

19,165.57 51,989.67 57,401.76

0 117.3 259.9483441 0 0

361.7862961 539.2397726 121.1514515 233.8060188 88.20519722 299.2792787

Sealed Unsealed Sealed Unsealed Sealed Unsealed Unsealed Sealed Unsealed Unmade Road Reserve Sealed Sealed Sealed Unsealed Sealed Sealed Sealed Unsealed Sealed Unsealed Sealed Sealed Unsealed Unsealed Sealed

In GRZ1 and Precinct B Northern Boundary Precinct D

25.09669573 611.6152972 492.6289502 874.7462529 479.0662369 92.56760604

Sealed Unmade Road Reserve Sealed Sealed Sealed Unsealed

Between Lang Lang-Poowong Rd and Hogans Rd Unsealed section on west connecting to Patman Dr Unmade section issues. on westCosts of Yannathan Address existing shared byRd Council and precinct Between Forster Dr and Yannathan Rd ratepayers Between Lang-Lang-Poowond Rd and Hogans Rd as part of Addresses items reasonably paid for by developers Between Patman Dr and Yannathan Rd construction Between and Forster Rd, Shared Path iscontributions Recreation Loop AddressesFollett items Dr potentially funded by developer

68.62437414 654.6943093 122.5082251 239.1780249 203.042637 661.6971088 338.0893769 579.7666526

Sealed Sealed Unsealed Unmade Road Reserve Unsealed Sealed Unsealed Sealed

$ $ 107,847.95 $ $ 46,761.20 $ $ 17,641.04 $ $ 573,865.44 $ 21,492.01 $ $ 91,826.74 $ $ $ 69,560.09 $ $ 105,422.42 $ $ 5,083.67 $ $ 15,026.67 $ $ 106,168.77 $ $ $ -$ 135,201.38 $ $ 24,083.69 $ -$ $ $ -$ -$ $ $ -$ 265,789.85 $ $$ 1,291,269.20 $ $ $ $ $ $ -

0 0 0 0 0 0

107.4600562 1012.434652 459.1336962 780.9765476 375.9073914 347.800459 125.4312629 527.1120988 25.41835978 242.8510964 75.13335955 549.8230608 530.8438397 192.6632151 1015.362485 405.7719406 676.0068862 369.1498515 120.4184325

0 1078.479545 0 467.6120375 0 176.4103944 0 5738.654376 214.9201125 0 918.2673925 0 0 695.600918 0 1054.224198 0 50.83671957 0 150.2667191 0 1061.687679 0 0 0 1352.013772 0 240.8368649 0 0 0 0 0 0 0 0 2657.898521 0 0 0 0 0 0 0 0

45 9 46 10 11 47

Precinct F Yannathan Rd Precinct FA Unnamed Laneway Precinct Yannathan Rd Precinct AG Walters Rd PRECINCT Precinct A Walters Rd Precinct G Cornishs Rd PRECINCT B 12 Precinct B Berrys Rd 48 Precinct G Follett Dr 13 Cornishs Rd 49 Precinct Precinct B G Glovers Rd 14 Precinct B Davis St 15 Grundy 50 Precinct Precinct B G Ian Ct Ave 16 Precinct BH Henley St PRECINCT 17 Henley 51 Precinct Precinct B H Anna ClSt 18 Henrys Rd 52 Precinct Precinct B H Berrys Rd 19 Hewson 53 Precinct Precinct B H Berrys RdSt 20 Lang Lang 54 Precinct Precinct B H Carlisle Cl - Poowong Rd 21 Walters 55 Precinct Precinct B H CornishsRd Rd 22 Precinct B Walters Rd PRECINCT 56 Precinct HC Cornishs Rd 23 Precinct Precinct H C Walters Rd 57 Eagle Rise PRECINCT 58 Precinct HD Henrys Rd 24 Precinct Precinct H D HeylensRd Rd 59 Henrys PRECINCT 60 Precinct HE Mia Cr 25 Precinct E Forster Dr 26 Precinct E Grayden St 27 Precinct Grayden Special ChargeEScheme Items St 28 Precinct E Grayden St 29 Precinct E HatchsItems Rd Developer Directly Funded 30 Precinct E Hogans Rd 31 Precinct E Lang Lang - Poowong Rd Potential Developer Contribution Items

A4

611.6152972 Unmade Road Reserve

Eastern Boundary Precinct C, Shared Path Recreation Loop Between Walters Rd Eand St Path Recreation Loop Adjacent to Precinct andDavis F, Shared North of Mitchell Street in Precinct A Between Laneway and Mitchell St Unsealed section to east of Speedway and Rail Trail, for MultiPurpose Loop Adjacent to GRZ1 Includes newly constructed court in east Emergency Access Unmade road east Only of Precinct G connecting to Cornishs Rd in west, Between Lang Lang-Nyora for Multi-Purpose Loop Rd and Hewson St Cornishs Rd to School Existing Court Between Lang Lang-Nyora Rd and Hewson St Northern Sealed Section In GRZ1 and Precinct B East of Carlisle Cl Between Walters Adjacent to GRZ1 Rd and Davis St West from Davis Street Between Lang-Nyora and Hewson Unsealed Lang section adjacent Rd to Speedway, forStMulti-Purpose Loop Between Hewson and Laneway

191.7523069 458.767478 INTERSECTIONS ROAD SEAL Upgrade Required? Existing road (m) 88.22637552 681.5656326 100.3897743

Yes

Yes

Yes

Yes

Sealed section in north-west of Precinct H Northern Boundary of Precinct C, West of Precinct B

Yes Yes

Unsealed Sealed Existing surface Unsealed Sealed Unsealed

0 $ 406.9723719 $

325,577.90

0 $

-

0

0 $

-

0

0 $ 0 $ 0 0 $ 917.5349559 $ 91,753.50 0 $ 800.00 KERB & CHANNEL $ 100.00 FOOTPATHS Proposed seal (m) Cost Proposed kerb & Cost Existing Path (m) 0 $ 176.452751 $ 17,645.28 0 channel (m) 0 $ 1363.131265 $ 136,313.13 0 0 $ 200.7795486 $ 20,077.95 0 539.2397726 $ 431,391.82 4516.139094 $ 451,613.91 0 $ 0 $ 0 $ 0 $ 0 0 $ 0 $ 0 0 $ 601.802783 $ 60,180.28 179.99233

0 539.2397726 0 0 0 0 0 1769.712737 107.4600562 0 459.1336962 0 0 0 0 527.1120988 742.4862758 0 0 0 549.8230608 0 192.6632151 0 0 676.0068862 0 0 611.6152972 0 611.6152972 0 0 0 0 0 1309.790636 0 0 122.5082251 239.1780249 203.042637 0 338.0893769 0

$ $ 431,391.82 $ $ $ -$ -$ $ 1,415,770.19 $ 85,968.04 $ $ 367,306.96 $ $ $ $ $ 421,689.68 $ 593,989.02 $ $ -$ $ 439,858.45 $ $ 154,130.57 $ $ -$ 540,805.51 $ $ $ 489,292.24 $ $ 489,292.24 $ $ -$ $ $ -$ 1,047,832.51 $ $$ 3,978,275.78 $ 98,006.58 $ 191,342.42 $ 162,434.11 $ $ 270,471.50 $ -

32 Precinct E

Patman Dr

Section intersecting Adams Creek towards northern end of Patman Dr

170.0806619 Unmade Road Reserve

33 Precinct E

Patman Dr

Southern Section connecting to Watts Rd and finishing at Pony Club

406.9723719 Unsealed

406.9723719 $

34 Precinct E 35 Precinct E

Watts Rd Watts Rd

West of Patman Dr Section east of Yannathan Rd connecting to Lang Lang-Poowong Rd

191.7523069 Unsealed 458.767478 Sealed

0 $ 0 $

-

0 $ 917.5349559 $

36 Precinct E 37 Precinct E 38 Precinct E PRECINCT F 39 Precinct F

Watts Rd Yannathan Rd Yannathan Rd

Watts Rd near corner of Patman Dr Between Hogans Rd and Watts Rd Connection to Watts Rd

88.22637552 Unsealed 681.5656326 Sealed 100.3897743 Unsealed

Glovers Rd

468.0476112 Unsealed

$ $ $ $ $

-

176.452751 1363.131265 200.7795486 0 0

40 Precinct F

Glovers Rd

Eastern Section Connecting to Lang Lang-Poowong Road, For MultiPurpose Loop North of Precinct F (Unmade Section), For Multi-Purpose Loop

0 0 0 0 0

351.9745338 Unmade Road Reserve

0 $

-

0 $

325,577.90

0 0 0 0 0 99.58026403 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

0 $

-

0

0 $

-

0

91,753.50

0 0

$ 17,645.28 $ 136,313.13 $ 20,077.95 $ © 2016 $ -

0 0 0

Logo is at twice0the$size for the footer -

0

0

N f p


0 0 0 0 8521 0 0 0 0 0 0 0

$ $ $ $ $ $ $ $ $ $ $ $

265,789.85 -

0

0

0

0

0 0 0 0 0 0 0

1 1 1 1 1 1 0

0 0 0 0 2626.182054 654.6943093 122.5082251 239.1780249 203.042637 661.6971088 338.0893769 0

$ $ $ $ $ $ $ $ $ $ $ $

0 $

-

0

0

0 $

0 $

-

0

1

406.9723719 $

$ 0 $ 91,753.50 0 $ 100.00 FOOTPATHS Cost Existing Path (m) $ 17,645.28 0 $ 136,313.13 0 $ 20,077.95 0 $ 451,613.91 $ $ 0 $ 0 $ 60,180.28 179.99233

0 0

0 9559 NEL & 2751 1265 5486 9094 0 0 0 2783

New paths 0 footpaths 0 proposed 0 1 0 1

315,141.85 78,563.32 14,700.99 28,701.36 24,365.12 79,403.65 40,570.73 48,836.68

0

0 $

-

0

0

$ $ $ $ 46 $ $ $ $ 50 $ $ 545,347.40 SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY $ $ 57 $ $ 32 $ $ 52 $ $ 8 $ $ 38 $ $ 10 $ 165,647.62 $ 165,647.62 This shared path could be provided by funds raised in development of 93 Precinct F $ $ 76

0

0 $

-

0

0

$

0 0 0 0 0 0 0 0 1

0 0 0 0 2100.46822 0 0 0 0 0 0 579.7666526

0 $ 1 191.7523069 0 $ 1 458.767478 $ 120.00 SHARED PATHS Proposed Cost New shared paths Proposed shared 0 $ 1 88.22637552 footpath (m) proposed path (m) 0 $ 1 681.5656326 0 $ 1 100.3897743 1546.592809 $ 185,591.14 1667.128643 482.9377476 $ 57,952.53 4471.071739 272.3721279 $ 32,684.66 0 0 0 $ 1 468.0476112 120.9090615 $ 14,509.09 1 300.9013915

$ $ $ $ $ $ $ $ $ $ $ $

378,084.28 104,358.00

0 0 0 0 0 0 2

0 0 0 0 0 0 0 0 0 0 0 83

0 0

$ 34,515.42 0 $ 82,578.15 2 $ 180.00 STREET TREES Cost Sides required $ 15,880.75 2 $ 122,681.81 2 $ 18,070.16 2 $ 300,083.16 $ 804,792.91 $ 0 $ 84,248.57 0 $ 54,162.25 2

$ $ $ $ $ $

53,204.31 37,422.13 --

0 266.0215402 93.8536066 0 0 0

0 0 1 0 0 0

0 0 93.25704423 0 0 0

$ $ $ $ $ $

11,190.85 --

1 1 1 1 1 0

351.9745338 266.0215402 187.1106508 1616.732356 182.1048873 0

$ $ $ $ $ $

63,355.42 47,883.88 33,679.92 291,011.82 32,778.88 -

0 0 2 0 0 0

0 0 27 0 0 0

0 6957 6882 0 5679

$ $ $ $ $

19,165.57 51,989.67 57,401.76

0 117.3 259.9483441 0 0

0 0 0 0 1

0 0 0 0 287.008784

$ $ $ $ $

-34,441.05

1 1 1 1 1

569.2023626 95.82784787 259.9483441 982.1771276 287.008784

$ $ $ $ $

102,456.43 17,249.01 46,790.70 176,791.88 51,661.58

0 2 2 0 2

0 14 37 0 41

0 9545 0 0375 0 3944 0 4376 1125 0 3925 0 0 0918 0 4198 0 1957 0 7191 0 7679 0 0 0 3772 0 8649 0 0 0 0 0 0 0 0 8521 0 0 0 0 0 0 0 0

$ $ 107,847.95 $ $ 46,761.20 $ $ 17,641.04 $ $ 573,865.44 $ 21,492.01 $ $ 91,826.74 $ $ $ 69,560.09 $ $ 105,422.42 $ $ 5,083.67 $ $ 15,026.67 $ $ 106,168.77 $ $ $ -$ 135,201.38 $ $ 24,083.69 $ -$ $ $ -$ -$ $ $ -$ 265,789.85 $ $$ 1,291,269.20 $ $ $ $ $ $ -

0 0 0 0 0 0

1 1 1 1 0 0

0 0 0 0 0 0 0 0 0 0 0 0 0 0

0 0 0 0 0 0 0 1 1 1 1 1 1 0

43,414.36 64,708.77 14,538.17 28,056.72 136,543.91 -176,801.40 12,895.21 121,492.16 55,096.04 45,108.89 15,051.75 23,119.59 --63,701.26 23,119.59 ------315,141.85 78,563.32 895,150.41 14,700.99 28,701.36 24,365.12 79,403.65 40,570.73 -

361.7862961 0 121.1514515 0 1080.255826 88.20519722 299.2792787 2506.378964 0 0 459.1336962 780.9765476 375.9073914 347.800459 0 527.1120988 369.1498515 0 0 0 0 0 0 0 0 676.0068862 369.1498515 120.4184325 0 0 0 0 0 0 0 0 2100.46822 0 0 0 0 0 0 0 579.7666526

$ 65,121.53 $ $ 21,807.26 $ $ 194,446.05 $ 15,876.94 $ 53,870.27 $ 451,148.21 $ -$ $ 82,644.07 $ 140,575.78 $ 67,663.33 $ 62,604.08 $ $ 94,880.18 $ 66,446.97 $ -$ $ -$ $ -$ $ -$ $ $ 121,681.24 66,446.97 $ 21,675.32 $ -$ $ -$ $ -$ $ -$ $ $ 378,084.28 $$ 2,195,001.58 $ $ $ $ $ $ 104,358.00

2 0 2 0 0 0

1 1 1 0 1 0 1 0 0 0 0 0 1 1 0 0 0 0 0

$ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $$ $ $ $ $ $ $

1 1

0 0 0 0 0 99.58026403 0 0 0 0 0 0 0 0 0 0 0 0 0

361.7862961 539.2397726 121.1514515 233.8060188 1137.865915 0 0 1473.344984 107.4600562 1012.434652 459.1336962 0 375.9073914 0 125.4312629 0 192.6632151 0 0 0 0 530.8438397 192.6632151 0 0 0 0 0 0 0 0 0 0 0 0 0 2626.182054 0 654.6943093 122.5082251 239.1780249 203.042637 661.6971088 338.0893769 0

0 0 0 0 0 0 0 0 0 0 0 0 0 2

52 0 17 0 0 0 0 0 0 0 0 0 54 0 0 0 0 0 0 0 0 76 0 145 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 83

-

0

0

0 $

0 $

-

0

1

406.9723719 $

91,753.50

0 0

0 0

0 $ 0 $

17,645.28 136,313.13 20,077.95 -

0 0 0

0 0 0

0 $ 9559 $

2751 1265 5486 0 0

$ $ $ $ $

0 $

-

0

© 2016

0

Logo is at twice the size 0 for the footer 0

0 0 0 482.9377476 0

$ $ $ $ $

0 $

48,836.68 57,952.53 -

$

-

$ $ $ 131,076.42 $ 131,076.42 $ 5,000.00 $ 2,000.00 NOTES No. trees Mature street Street tree Total ($) 13 $ 25,207.54 $ 25,207.54 (m/14) trees ($) saplings ($) 97 $ 194,733.04 $ 194,733.04 14 $ 28,682.79 $ 28,682.79 $ 557,495.06 0 $ $ 137,982.21 0 $ $ -0 $ $ 43 $ 85,971.83 $ 85,971.83 Part Davis Street existing footpath length covers both sides of street

0 0804 3017 0 0 0

0 $

-

0 66

$ $

185,677.39 205,006.27

$ $ $ $ $ $

53,460.19 --

$ $ $ $ $ $

$ $

27,379.39

$ $ $ $ $

$

-

Kerb and channel one side only; Footpath existing on one site 53,460.19 Footpath existing at northern end of Henley St --

56 90 102 Archive_Key 25 82 24 15 37 86 51 48 53 99 104 11

27,379.39 185,677.39 Footpath existing on one side 205,006.27 Footpath to be implemented on both sides (one shared, one footpath)

103 14 64 26 13 555 19 81 80 70 43

56

0

0 $

-

0

0

103,367.51 $ 103,367.51 $ 34,614.70 $ 34,614.70 Item cost could be borne by Precinct D developer -$ -$ -$ $ $ 549,175.35 -$ $ -$ -$ 107,402.11 $ 107,402.11 -$ -$ -$ -$ -$ -$ -$ -$ 151,669.67 $ 151,669.67 $ 290,103.57 $ 290,103.57 $ -$ -$ $ -$ -$ -$ -$ -$ -$ -$ -$ -$ 545,347.40 $ $ $ 1,790,000.02 $ $ $ $ $ 165,647.62 $ 165,647.62 This shared path could be provided by funds raised in development of Precinct F $ $ -

0

0 $

-

0

0

$

1 1

191.7523069 $ 458.767478 $

34,515.42 82,578.15

0 2

0 66

$ $ 131,076.42

$ $

131,076.42

90 102

1 1 1

$ $ $ $ $

15,880.75 122,681.81 18,070.16 804,792.91 84,248.57

2 2 2 0

13 97 14 0 0

$ 25,207.54 $ 194,733.04 $ 28,682.79 $ $ -

$ $ $ $ $

25,207.54 194,733.04 28,682.79 137,982.21 -

25 82 24

1

88.22637552 681.5656326 100.3897743 4471.071739 468.0476112

1

351.9745338 $

63,355.42

0

0

$

$

1 1 0 0 1 1 1 1 0 1 0 0 0 0 0 0 0 0 1 1 1 0 0 0 0 0 0 0 0 0 0 0 0 0 1

0 0 0 0 2 0 0 0 0 0 0 0 2 0 2 0 0 0 0

$ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $

-

-

$

-

-

69 61 23 77 65 45 34 28 54 18 72 92 20 68 59 21 27 42 71 74 46 17 73 50 35 22 57 32 52 8 38 10 93 76

37 51

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Figure 31. INFRASTRUCTURE REFERENCE MAP - ALL PRECINCTS

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Figure 32. INFRASTRUCTURE REFERENCE MAP - PRECINCT A

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Figure 33. INFRASTRUCTURE REFERENCE MAP - PRECINCTS B & C

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Figure 34. INFRASTRUCTURE REFERENCE MAP - PRECINCTS D, E & F

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Figure 35. INFRASTRUCTURE REFERENCE MAP - PRECINCTS G & H

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

IMPLEMENTATION: TIMING The Precinct plans on the following pages show proposed timing for infrastructure implementation, including: ▪▪ Road seal ▪▪ Kerb and channel ▪▪ Footpath ▪▪ Shared paths ▪▪ Multi-purpose recreation loop ▪▪ Intersection upgrades. The plans show the likely timing of infrastructure implementation based on anticipated development patterns. In some cases, the timing and implementation will be reliant on development occurring, as the costs may be covered by development contributions linked to that Precinct, or collected by Council for off-site use (for example, in the case of the MultiPurpose Recreation Trail).

Davis Street, viewed from the former railway line and looking south

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Figure 36. PRECINCT A STAGING PLAN

LEGEND Precinct A Public Open Space (POS) Former Railway Line

PROPOSED INFRASTRUCTURE REQUIREMENTS Footpath - Medium-term WALTE R

S RD

RAILWAY STATION

LANG LA

Shared Path - Short-term

NG-POOW

NYORA COMMUNITY PARK

ONG RD

Sealed Road - Medium-term Kerb and Channel

MITCH

PREFERRED BUS STOP LOCATION

ELL ST

Street Trees PREFERRED BUS STOP LOCATION

Traffic Management Works Facilities Upgrades

Nyora Community Park Upgrade Proposed Pedestrian Crossing HEWSO

Proposed Vegetation

UN

N ST

GR

COMMUNITY HUB

DY E AV

Refer to Proposed Storm-water Management Plan (Engeny, 2016) for detailed drainage and storm-water management infrastructure requirements.

A12

DAVIS ST

Y ST HENLE

WALTERS RD

REC RESERVE

Proposed path network is indicative and final implementation will be determined as development occurs

0

0

200m

100

200m © 2016

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Figure 37. PRECINCT B STAGING PLAN

LEGEND Precinct B Public Open Space (e.g. Parks) Former Railway Line PROPOSED INFRASTRUCTURE REQUIREMENTS Footpath - Short-Medium-term Shared Path - Short-Medium-term Sealed Road - Medium-Long-term Kerb and Channel - Medium-Long-term

HEWS

ON ST

UN

GR

Essential East West Links and Drainage Trunks DY

PRIMARY SCHOOL & KINDERGARTEN

E AV

Street Trees Very Long-Term Intersection Improvements Facilities Upgrades Refer to Proposed Storm-water Management Plan (Engeny, 2016) for detailed drainage and storm-water management infrastructure requirements.

DAVIS ST

ST HENLEY

WALTERS RD

REC RESERVE

CORN

NG

LA

LA

-N NG

Y

A OR

RD

ISHS

RD

BE RR YS

RD

0 300m

Proposed path network is indicative and final implementation will be determined as development occurs Provision of public open space will be required as part of development plans as development occurs

0

200

400m

SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

A13


WA LT

Figure 38. PRECINCT C STAGING PLAN ERS

RD

LEGEND Precinct C Railway Line MITCH

ELL ST

PROPOSED INFRASTRUCTURE REQUIREMENTS Footpath - Very Long-term Shared Path - Long-term Sealed Road - Long-term Sealed Road - Very Long-term Kerb and Channel

HEWSO

N ST

Piped Option or WSUD Option; depending on preference WALTERS RD

Street Trees Indicative Location Public Open Space (POS) Refer to Proposed Storm-water Management Plan (Engeny, 2016) for detailed drainage and storm-water management infrastructure requirements.

0 300m

0

A14 Proposed path network is indicative and final implementation will be determined as development occurs

100

200m © 2016

Location of access/connector roads indicative only: roads must connect to Precinct B road links in future Logo is at twice the size for the footer


Figure 39. PRECINCT D STAGING PLAN LEGEND Precinct D YL HA

Public Open Space (POS)

EN

Former Railway Line

S RD

PROPOSED INFRASTRUCTURE REQUIREMENTS Footpath - Very Long-term Multi-Purpose Trail - Long-term Sealed Road - Very Long-term Kerb and Channel Street Trees

GLOV

ERS R

D

YANNATHA

N RD

Refer to Proposed Storm-water Management Plan (Engeny, 2016) for detailed drainage and storm-water management infrastructure requirements.

0 300m

Proposed path network is indicative and final implementation will be determined as development occurs Road connections are indicative only and must link logically with adjoining precincts in future More road connections with footpaths and street trees will be required and determined through the Development Plan process

0

50

100m

SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

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Figure 40. PRECINCT E STAGING PLAN LEGEND Precinct E Public Open Space (e.g. Parks) Former Railway Line

PROPOSED INFRASTRUCTURE REQUIREMENTS PAT MAN DR

Footpath - Short-Medium-term Footpath when subdivided Shared Path - Medium-term (Between Forster Dr and Wallis Watson land provided by the developer) Shared Path - Short-Medium-term

PONY CLUB

YANNATH AN

RD

Multi-Purpose Trail Sealed Road - Medium-Long term Kerb and Channel - Long-Very Long-term Street Trees - Short-term Traffic Management Works Long-Term Intersection Improvements Refer to Proposed Storm-water Management Plan (Engeny, 2016) for detailed drainage and storm-water management infrastructure requirements.

0 75m

0

A16 Proposed path network is indicative and final implementation will be determined as development occurs

30

60m Š 2016

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Figure 41. PRECINCT F STAGING PLAN

LEGEND Precinct F Public Open Space (e.g. Park) Former Railway Line

PROPOSED INFRASTRUCTURE REQUIREMENTS Footpath - Short-term

HOGANS RD

Shared Path - Short-term Multi-Purpose Trail - Long-term ROAD

RD

Stormwater Management (e.g. Retarding Basin)

HATCHS

FORSTER

YANNATH AN

RD

Footpath - Long-term

Intersection Upgrades Long-Term Intersection Improvements Street Trees Refer to Proposed Storm-water Management Plan (Engeny, 2016) for detailed drainage and storm-water management infrastructure requirements. Footpaths are to be expected on all roads.

LANG LA NG

-POOW

ONG R D

0

Proposed path network is indicative and final implementation will be determined as development occurs The Precinct F subdivision / street layout shown below is indicative only and will be determined as part of Development Plan

0

200

400m

400m

SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

A17


Figure 42. PRECINCT G STAGING PLAN LEGEND Precinct G Public Open Space (e.g. Parks) Former Railway Line

PROPOSED INFRASTRUCTURE REQUIREMENTS Footpath - Long-term Multi-Purpose Trail - Long-term Street Trees Refer to Proposed Storm-water Management Plan (Engeny, 2016) for detailed drainage and storm-water management infrastructure requirements.

0 200m

0

A18 Proposed path network is indicative and final implementation will be determined as development occurs

100

200m © 2016

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Figure 43. PRECINCT H STAGING PLAN LEGEND Precinct H Public Open Space (POS) Former Railway Line BE

RR YS

RD

PROPOSED INFRASTRUCTURE REQUIREMENTS Sealed Road - Long-term Kerb and Channel Refer to Proposed Storm-water Management Plan (Engeny, 2016) for detailed drainage and storm-water management infrastructure requirements.

0 120m

0

Proposed path network is indicative and final implementation will be determined as development occurs

60

120m

SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

COST ESTIMATES* Table 23.

PROPOSED INFRASTRUCTURE COST ESTIMATES

GENERAL ITEMS (excludes intersection upgrades, open space & community facilities) TOTALS Precincts Road Seal Kerb & Channel Footpath Shared Path Street Trees Sub-total Contingency Total (Both sides of (Both sides of (30%) road) street) Precinct A $ 431,392 $ 451,614 $ 185,591 $ 300,083 $ 557,495 $ 1,926,175 $ 577,853 $ Precinct B $ 1,415,770 $ 573,865 $ 176,801 $ 451,148 $ 549,175 $ 3,166,761 $ 950,028 $ Precinct C $ 489,292 $ - $ - $ - $ - $ 489,292 $ 146,788 $ Precinct D $ - $ - $ - $ - $ - $ $ - $

2,504,028 4,116,789 636,080 -

Pipes Channels Culverts Retarding Basins

$ $ $ $

2,642,125.00 $ 832,923.00 $ 179,584.00 $ 1,162,711.00 $

184,949.00 34,121.00 232,542.00

$ $ $ $

2,827,074.00 832,923.00 213,705.00 1,395,253.00

Precinct E

$

Precinct F Precinct G

$ $

Precinct H

$

TOTAL COST

$

1,047,833 $ 593,989

315,142

$

378,084

$

545,347

$

2,552,196

$

765,659 $

3,317,855

Sediment Basins

$

1,426,074.00 $

285,215.00 $

1,711,289.00

804,793 194,446

$ $

137,982 -

$ $

1,000,728 330,990

$ $

300,218 $ 99,297 $

1,300,946 430,287

Litter Traps Bio-Retention Basins

$ $

119,160.00 $ 717,491.00 $

23,832.00 $ 143,498.00 $

142,992.00 860,989.00

$

683,556

$

205,067

1,790,000 $

10,149,697

$

-

$ $

57,953 $ 136,544 $

$

-

$

23,120 $

1,291,269 $

895,150

$

SPECIAL CHARGE SCHEME ITEMS Precincts Road Seal

Footpath

Precinct A Precinct B Precinct C Precinct D Precinct E Precinct F Precinct G Precinct H

$ $ $ $ $ $ $ $

$ $ $ $ $ $ $ $

34,441 12,895 315,142 136,544 23,120

$ $ $ $ $ $ $ $

TOTAL COST

$

$

522,142

$

Kerb & Channel (Both sides of road) - $ 162,596 85,968 $ 91,052 - $ - $ 856,490 $ 109,399 - $ - $ 593,989 $ -

1,536,447 $

363,047

66,447 $ 2,195,002 $

Shared Path

Kerb & Channel Footpath Shared Path (Both sides of road) $ 172,250 $ 92,765 $ $ 390,987 $ 118,797 $ $ - $ - $ $ - $ - $ $ - $ - $ $ - $ - $ $ - $ - $ $ - $ - $

Precinct A Precinct B Precinct C Precinct D Precinct E Precinct F Precinct G Precinct H

$ $ $ $ $ $ $ $

431,392 1,415,770 489,292 191,342 -

TOTAL COST

$

2,527,797 $

POTENTIAL DEVELOPER CONTRIBUTION ITEMS

563,237

GRAND TOTAL Total

$

$ $

3,978,276 $

DEVELOPER DIRECT FUNDED ITEMS Precincts Road Seal

A20

265,790

STORMWATER ITEMS Works Description Est. Basic Provisions Construction Cost

$

211,563

$

-

TOTALS Sub-total

$

888,622

3,044,909 $

13,194,606

-

Street Trees (Both sides of street) $ $ $ $ $ $ $ $

-

$ $ $ $ $ $ $ $

197,037 189,915 1,281,031 136,544 617,109

$ $

-

$

-

$

2,421,635

-

TOTALS Street Trees Sub-total Contingency Total (Both sides of (30%) street) $ - $ 696,408 $ 208,922 $ $ 549,175 $ 2,474,729 $ 742,419 $ $ - $ 489,292 $ 146,788 $ $ - $ $ - $ $ - $ 191,342 $ 57,403 $ $ - $ $ - $ $ - $ $ - $ $ - $ $ - $

905,330 3,217,148 636,080 248,745 -

-

$

5,007,303

549,175

$

TOTALS

3,851,772

Contingency (30%)

7,080,068.00 $

904,157.00 $

7,984,225.00

$21,178,831

Total

$ $ $ $ $ $

59,111 $ 56,975 $ - $ - $ 384,309 $ - $ 40,963 $ 185,133 $

256,148 246,890 1,665,340 177,507 802,241

$

726,491 $

3,148,126

$

$

1,155,531 $

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TOTAL COST

$

3,978,276 $

1,291,269 $

895,150

$

SPECIAL CHARGE SCHEME ITEMS Precincts Road Seal

Footpath

Precinct A Precinct B Precinct C Precinct D Precinct E Precinct F Precinct G Precinct H

$ $ $ $ $ $ $ $

$ $ $ $ $ $ $ $

34,441 12,895 315,142 136,544 23,120

$ $ $ $ $ $ $ $

TOTAL COST

$

$

522,142

$

Kerb & Channel (Both sides of road) - $ 162,596 85,968 $ 91,052 - $ - $ 856,490 $ 109,399 - $ - $ 593,989 $ -

1,536,447 $

DEVELOPER DIRECT FUNDED ITEMS Precincts Road Seal

363,047

$ $ $ $ $ $ $ $

431,392 1,415,770 489,292 191,342 -

TOTAL COST

$

2,527,797 $

563,237

POTENTIAL DEVELOPER CONTRIBUTION ITEMS Precincts Road Seal Kerb & Channel (Both sides of road) Precinct A $ - $ Precinct B $ - $ Precinct C $ - $ Precinct D $ - $ Precinct E $ - $ Precinct F $ - $ Precinct G $ - $ Precinct H $ - $ $

-

Shared Path

Kerb & Channel Footpath Shared Path (Both sides of road) $ 172,250 $ 92,765 $ $ 390,987 $ 118,797 $ $ - $ - $ $ - $ - $ $ - $ - $ $ - $ - $ $ - $ - $ $ - $ - $

Precinct A Precinct B Precinct C Precinct D Precinct E Precinct F Precinct G Precinct H

TOTAL COST

2,195,002 $

$

-

$

211,563

Footpath

$

1,790,000 $

-$

85,968 $

$

3,044,909 $

13,194,606

-

-

$ $ $ $ $ $ $ $

197,037 189,915 1,281,031 136,544 617,109

$ $

-

$

-

$

2,421,635

-

TOTALS Street Trees Sub-total Contingency Total (Both sides of (30%) street) $ - $ 696,408 $ 208,922 $ $ 549,175 $ 2,474,729 $ 742,419 $ $ - $ 489,292 $ 146,788 $ $ - $ $ - $ $ - $ 191,342 $ 57,403 $ $ - $ $ - $ $ - $ $ - $ $ - $ $ - $

905,330 3,217,148 636,080 248,745 -

-

$

5,007,303

549,175

$ $ $ $ $ $ $ $

-

$ $ $ $ $ $ $ $

Street Trees (Both sides of street) 119,295 $ 451,148 $ - $ - $ 104,358 $ - $ - $ - $

$

-

$

674,801

Contingency (30%)

3,851,772

TOTALS Sub-total

Shared Path

$

$

$

7,080,068.00 $

904,157.00 $

7,984,225.00

$21,178,831

SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

TOTALS Sub-total

Street Trees (Both sides of street) $ $ $ $ $ $ $ $

Total

$ $ $ $ $ $

59,111 $ 56,975 $ - $ - $ 384,309 $ - $ 40,963 $ 185,133 $

256,148 246,890 1,665,340 177,507 802,241

$

726,491 $

3,148,126

$

1,155,531 $

Contingency (30%)

Total

-

$ $ $ $ $ $ $ $

119,295 451,148 104,358 -

$ $ $ $ $ $ $ $

35,789 135,344 31,307 -

$ $ $ $ $ $ $ $

155,084 586,493 135,665 -

-

$

674,801

$

202,440

$

877,242

1,960,664

$

588,199 $

2,548,863

BALANCE TO BE FUNDED BY OTHER SOURCES TOTAL COST

10,149,697

TOTALS 364,986

$

161,446

$

1,520,200 $

-

$

*The cost estimates outlined above are based on proposed infrastructure outlined in Chapters 5 and 6 of this strategy. Costs have been calculated based on $ per linear metre and pricing is based on the current construction index and may be subject to change in future. ^The cost of road seal assumes a 6m pavement width and includes excavation, Class 3 FCR, Class 2 FCR and 2 coat seal.

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

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B

Appendix B DESIGN GUIDELINES

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B1


SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

DRAFT DESIGN GUIDELINES INTRODUCTION

GUIDELINES

▪▪ Signage and infrastructure

As outlined in the main part of the Future Nyora Strategy, it is recommended that a series of guidelines be used to design new development and subdivision as growth occurs across Nyora in future.

These guidelines provide detailed direction for the siting and design of new development to address the following elements:

▪▪ Cultural heritage.

The design guidelines are intended to help preserve the important rural township character. They will provide detailed information about how this character can be maintained and enhanced through new development.

▪▪ Land maintenance ▪▪ Indigenous vegetation ▪▪ Established planting ▪▪ Views and vistas ▪▪ Siting and design of buildings and structures

The guidelines include direction for development specifically in the town centre, which is likely to be the area of most change (for more information, refer to Chapter 4 of the main Strategy). They should be read in conjunction with the strategies and vision set out for each precinct in the main part of the Future Nyora Strategy.

DRAFT TOWN CENTRE DESIGN & DEVELOPMENT OVERLAY (DDO) A draft Design and Development Overlay (DDO) has been created for the town centre, to guide development in that location. The DDO is based on town centre design guidelines outlined in the table on the following pages. A copy of the draft DDO has been included in Appendix C.

These guidelines have been derived from key statements and strategies contained in Chapter 3, Chapter 4 and Chapter 5. They may be used as a tool to accompany planning decisionmaking, and could help inform creation of a new local policy or design objectives in new planning policy implemented under the recommendations of the Future Nyora Strategy.

B2

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

ELEMENT

DESIGN GUIDELINE

AVOID

Native Vegetation & Landscape Setting

Where practical, protect and rehabilitate significant stands of remnant native vegetation, particularly at roadsides, throughout paddocks, and along river and creek corridors (such as Adam’s Creek), subject to logical infrastructure requirements, fire protection and safety

Loss of significant stands of vegetation

Minimise removal of native vegetation in new development Where vegetation loss cannot be avoided, balance the loss of vegetation with rehabilitation on the site or nearby areas, and replace any native or indigenous trees lost with indigenous trees that will grow to a similar size Encourage dwellings on the edge of townships to use drought-resistant and locally found plants and screen development to enhance a rural and nonsuburban feel

Ad hoc clearing and removal of vegetation (pursuant to Clause 52.17 of the South Gippsland Planning Scheme) Development which requires permanent clearing of native vegetation Lack of landscaping and substantial vegetation appropriate to the surrounding natural environment and existing landscape character Hard surfaces and hard edges in landscaping Loss of significant stands of vegetation Ad hoc clearing and removal of vegetation

Minimise the removal of native vegetation in private property and new developments as well as along roadsides Town Centre: Public Realm

Design buildings that can provide passive surveillance for open space, while expressing a clear delineation between public and private land New commercial development along Mitchell Street should reflect the pattern of existing retail development with narrow frontages located with 0m setback constructed to the front property boundary and with awnings/verandahs providing weather protection over the footpath Ground level façades should present well-articulated and active frontages to the street with high proportions of transparent glazing

Inactive frontages Large expanses of blank walls facing Mitchell Street The appearance of unarticulated façades and street walls that create a sense of visual bulk to the streetscape Over-provision of vehicle access along Mitchell Street that interrupts the pedestrian experience, lessens pedestrian safety and the feeling of a main street shopping strip

New development should be designed to allow vehicle access from the rear laneway only

Bright colours and highly reflective materials that do not reference existing rural township character and starkly contrast the natural landscape environment beyond the town

Materials and colours in new development should reference the existing rural township character, using timber, masonry and muted colours or tonings

Inactive frontages with small areas of glazing and poorly located entrances

Development on Davis Street and Hewson Street should present active frontages to the street

New buildings in the town centre that are not oriented towards the streetscape

Use landscaping to soften the sides of buildings

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B3


SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

ELEMENT

DESIGN GUIDELINE

AVOID

Building Design & Siting

General

Loss of a sense of openness

▪▪

Ensure buildings respect the dominant building scale and forms in the area

▪▪

Ensure the height of buildings respects the landscape characteristics of the area

▪▪

Encourage the retention of older dwellings that contribute to the character of the area

Visual clutter Large expanses of blank walls should be avoided where visible from the street Advertising clutter on new buildings that protrudes from key building lines (above roof lines, verandahs or parapets) Visual clutter created by numerous sheds and outbuildings scattered around lower density residential buildings

Residential Areas ▪▪

In lower density areas, ensure buildings and structures are set back sufficient distances from roads and side boundaries to ensure minimal visual intrusion

▪▪

Minimise the number and floor area of storage areas, outbuildings and ancillary structures, wherever possible

▪▪

Buildings should be setback a minimum of 3m from at least one side boundary to allow for landscaping, rear access and view lines between buildings

Town Centre

B4

▪▪

Ensure new commercial development is visually and physically connected to the street using glazing and entrances that are welloriented to engage with the public realm

▪▪

Building façades in the town centre should not exceed 7.5m to preserve the feeling of fine grain development and a sense of openness

▪▪

Development above the 7.5m street facade should be setback to ensure the feeling of openness is maintained in the town centre

▪▪

Building materials should reflect the character of the area, such as masonry and timber

▪▪

Advertising signs should be designed to integrate with building design and avoid protrusion above roof lines, verandahs or parapets

▪▪

Roof forms should be typically pitched or make visual reference to the prevailing character of built form © 2016

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

ELEMENT

DESIGN GUIDELINE

AVOID

Streets & Layout

Create and maintain wide open street profiles (particularly for main / collector roads) in new subdivisions that enhance a feeling of spaciousness

Cul-de-sac style street layouts Curvilinear street layouts (other than is appropriate dependent on topography)

Plant and retain large canopy trees in road reserves and median strips (where relevant) Use grid-based street and lot configuration oriented to follow contours / topography and designed at a scale to enhance walkability Create clear and logical connections to the existing street network from new subdivisions Provide areas of open space in larger developments that is well designed to take advantage of topography and flatter areas Size & Spacing

In residential areas:

Narrow front and side setbacks

▪▪

Create and maintain a feeling of spaciousness

Narrow rear setbacks which restrict space for the planting of large canopy trees

▪▪

Retain views to surrounding areas and landscapes that contribute to the character of Nyora

Avoid a ‘wall of development’ appearance in the town centre

▪▪

Maintain the sense of openness in the streetscape and the rhythm of spacing between buildings

▪▪

Buildings should be set back along at least one side boundary to allow for rear access, landscaping and view lines between buildings

Avoid ‘boundary-to-boundary’ style development with no side setbacks

In the town centre:

Access

▪▪

Use separation between taller built form to preserve a feeling of openness

▪▪

Encourage the appearance of ‘fine grain’ frontages on Mitchell Street in keeping with the pattern of existing development between Henley and Davis Street in that location

Minimise the dominance of car parking structures, driveways and number of vehicular crossovers

Hard surfaces and hard edges in landscaping Cul-de-sacs and dead-ends in the road network

Minimise the loss of garden space to car parking and vehicle storage Ensure development plans provide appropriate connections as outlined in the Strategy

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

POSSIBLE STREET SECTIONS The following diagrams illustrate how the street sections might look throughout the town centre. These sections are indicative only, but show what a typical street width might be in some parts of the town centre. The sections also illustrate how space for pedestrians and shared paths will be incorporated into the design.

In the following chapter, the Precinct Plans show the possible location of shared and footpaths, which may have a similar layout to the sections shown here. These sections are indicative only, but have been designed to include the spatial requirements from Council’s Infrastructure Design Manual. In future, further work will be required to determine the ultimate configuration for the town centre, and other, streetscapes.

Footpath

All swales to have a side slope of 1 in 8, as required for maintenance

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Footpath

All local access roads to have a 7.3m carriageway as per current standard

Typical Road Section: Access Street (Swale & Pipe) 1:100

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

Footpath

All swales to have a side slope of 1 in 8, as required for maintenance

Footpath

All local access roads to have a 7.3m carriageway as per current standard

Typical Road Section: Access Street (Swale & Pipe) 1:100

Shared Path

Footpath

All local access roads to have a 7.3m carriageway as per current standard

Typical Road Section: Access Street (SM2-M Modified Kerb as per standard) 1:100

Main St weather protection

Footpath

Shared Path

11.6m carriageway to allow car parking on both sides

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Typical Road Section: Main Access Street (Collector Function) Mitchell St 1:100

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C

Appendix C DRAFT TOWN CENTRE DESIGN & DEVELOPMENT OVERLAY

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

TOWN CENTRE DRAFT DESIGN & DEVELOPMENT OVERLAY A draft Design and Development Overlay (DDO12) for the town centre has been prepared to guide the implementation of urban design and planning outcomes put forward in Chapter 3 (Town Centre Masterplan). The DDO is a planning overlay control which puts in place objectives and strategies to achieve a desired look and feel for buildings and street layouts in new development or as new development occurs. The purpose of the DDO is to “identify areas which are affected by specific requirements relating to the design and built form of new development.” For certain types of development, the DDO triggers a planning permit. The following elements can be affected by the control and required by a planning permit: ▪▪ Construct a fence (if specifically required) ▪▪ Building setbacks (buildings set back from front, side or rear boundaries) ▪▪ Building height (e.g. maximum building height) C2

▪▪ Plot ratio (e.g. the percentage of the site covered by buildings)

out under the relevant sections of the policy:

densification through two storey built form opportunities in future.

▪▪ Landscaping (e.g. the need to plant new trees when building a new development).

▪▪ Street activation

In the Movement section of the draft DDO12 the opportunity to create a link between the core retail strip of Mitchell Street opposite the Nyora Community Park and the laneway to the south of Mitchell Street, which is proposed to be sealed, has been identified. New development on lots central to the block between Davis Street and Henley Street should create opportunities for this link by creating a side setback.

This draft DDO specifically relates to land in the Nyora Town Centre and sets out objectives (e.g. desired outcomes) and ways to achieve these outcomes for people wanting to develop in the area. The design guidelines set out in Appendix B of this report could be made into a brochure to help people respond to the DDO requirements when designing a new development. A map showing the proposed boundary of the new DDO (where it applies) is included in Chapter 6 of this report, in the implementation section. The design guidelines and requirements included in the draft DDO12 are derived from the Town Centre Masterplan discussion, set out in Chapter 4 of the Future Nyora Strategy. In the proposed DDO12, a permit is needed for buildings and works which must respond to the design objectives and requirements set

▪▪ Height and setbacks ▪▪ Design and materials ▪▪ Movement ▪▪ Landscaping. The draft DDO12 outlined below includes a discretionary maximum height control of 7.5m in some areas of the town centre. This building height is commonly used in the DDO to preserve built a form scale that responds to lowrise character and view sharing (i.e. this height accommodates two storey built form). The recommended building height also creates opportunities for pitched roof forms on two storey buildings, or the use of parapets, skillion roof forms or advertising signage to mask building plant from the public realm. The recommended maximum height also relates to the opportunities and qualities identified for the town centre, seeking to maintain connection with the surrounding rural area, while allow for some

It is recommended that wider frontages be subject to this principle (e.g. 18m) to enable lots to retain a frontage of approximately 15m in line with the existing streetscape. To address weather protection, arcades could also be used to create links to the laneway. This will improve pedestrian connectivity and walkability around the town centre in line with the objectives of the Town Centre Masterplan in Chapter 4. For further details, refer to the draft DDO12 included over the following pages. © 2016

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

SCHEDULE 12 TO THE DESIGN AND DEVELOPMENT OVERLAY Shown on the planning scheme map as DDO12 NYORA TOWN CENTRE 1.0

To create an attractive, safe and active town centre.

Character statement

To encourage high quality public spaces and buildings that are easy to maintain.

Nyora Town Centre will have a vibrant country town character; active street frontages; identifiable, distinctive main street; strong physical and visual linkages to the historic railway reserve and surrounding residential areas; and a variety of retail, commercial and service activities that provide for a growing population. 2.0

T F

To maintain visual links between buildings to the landscape backdrop and create opportunities for new landscaping and pedestrian access.

A R

Design objectives Town centre growth and change

To provide a town centre framework that allows for orderly development over time, while protecting valued township features.

Movement

To enable easy pedestrian movement between residential areas, public open space and other destinations such as the school and shops. To establish a pedestrian movement network that effectively connects public spaces with future commercial and community infrastructure developments.

3.0

Buildings and works

To consolidate retail, commercial and community services within a high amenity, pedestrian-friendly precinct bounded by Mitchell, Davis, Hewson and Henley Streets.

Permit requirement

To reinforce Mitchell Street as the ‘main street’ of the town and the focus of retail and pedestrian public activity.

▪▪ Install an automatic teller machine.

D

To provide for a supermarket development fronting Davis Street that is physically and visually connected to the Mitchell Street precinct.

To create a civic spine of community-based activity along Henley Street. Built form and landscape character

To ensure new development maintains a moderately scaled, fine grain ‘country town’ character.

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A planning permit is not required to:

▪▪ Alter an existing building facade provided: -- The alteration does not include the installation of an external roller shutter. -- At least 80 per cent of the building facade at ground floor level is maintained as an entry or window with clear glazing.

▪▪ Make alterations and additions to a dwelling. ▪▪ Construct an outbuilding normal to a dwelling.

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Street activation Buildings on land abutting Mitchell Street, Davis Street, Hewson Street and Grundy Avenue must be designed with a primary facade and entrance fronting the street. Buildings abutting pedestrian spaces and accessways should include entrances and windows in order to encourage activity and provide passive surveillance.

T F

New buildings constructed on the following corners should have 0m setbacks to both streets: ▪▪ Mitchell Street and Henley Street; ▪▪ Mitchell Street and Davis Street;

▪▪ Davis Street and Grundy Avenue (both corners).

A R

Ground level façades on Mitchell Street, Davis Street, Hewson Street and Grundy Avenue should present active frontages to the street with high proportions of transparent glazing.

Weather protection must be provided along the Mitchell Street by providing shelter in the form of canopies, verandas and awnings. Height and setbacks

New buildings should have front setbacks from as follows: the street as follows: ▪▪ 0 metres for lots fronting Mitchell Street, Davis Street (east side)

7.5m maximum recommended building height in the town centre

7.5m

D

Portions of buildings in excess of 7.5 metres in height should be setback behind the front facade to maintain a human scale when viewed from the adjacent footpath.

1m

11m (reference only)

Building façades should not exceed 7.5 metres in height above natural ground level.

4.5m

and Grundy ▪ 0 metres for Avenue; lots fronting Mitchell Street, Davis Street (east side) and Grundy Avenue; ▪▪ 7.5 metres for lots fronting Davis Street (west side), Hewson and Henley ▪ Street 7.5 metres for lots Street. fronting Davis Street (west side), Hewson Street and Henley Street. Front setback areas must be landscaped and may provide for

outdoor diningareas or temporary retail displays. vehicle parking Front setback must be landscaped andNo may provide for is to be provided between the building and front parking boundary. outdoor dining or temporary retail facade displays. Nothe vehicle is to be provided between the building facade and the front boundary. C4 136

Indicative envelope showing maximum recommended extent of built form (building height to 7.5m may include signage, parapet, etc.)

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

T F

Design and materials

Landscaping

Building elevations facing street frontages should be extensively glazed and constructed predominantly in masonry or timber.

Design buildings to retain healthy large canopy trees that contribute to the streetscape or will enhance proposed landscape areas.

Large expanses of blank walls should be avoided where visible from the street.

Applications for new development should include a landscape plan. Where practical, provision should be made for the planting of canopy trees with designated root protection zones.

A R

Roof forms should be pitched.

Plant, equipment, waste disposal, and loading bays must be completely screened from Mitchell and Davis Streets and softened by landscaping when viewed from other streets. Any supermarket development should be designed to provide an active frontage to the adjoining street and support pedestrian connectively within the precinct, particularly to Mitchell Street. Movement

All new car parks with 10 or more spaces should be include areas for landscaping that are designed to provide shade, break up expanses of hard surfaces, and improve the quality of stormwater.

4.0 Subdivision

A permit is not required to subdivide land.

5.0

New buildings on lots with a frontage to Mitchell Street of at least 18 metres, as appropriate, should be setback from one side boundary to provide for landscaped pedestrian access between Mitchell Street and the rear lane.

D

Vehicular access and loading within the block bounded by Mitchell, Davis, Hewson and Henley Streets must be provided from the rear or side of the lot. No new vehicle crossings should be created on Mitchell Street.

Advertising signs

Advertising signs should be designed to integrate with building designs and avoid protrusions above verandahs, roof lines or parapets. Avoid the use of pole, promotion and billboard signs.

6.0

Decision guidelines Whether the proposed development supports the character statement, design objectives and requirements of this Schedule.

Existing vehicle crossings on Mitchell Street should be removed as part of new development where the opportunity exists to provide an alternative access from the rear or side of the property. Car parks on adjoining property should be designed to facilitate integration and ease of movement by vehicles and pedestrians.

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PRECINCT E DRAFT DESIGN & DEVELOPMENT OVERLAY To ensure that urban development can occur in Precinct E in the long-term, restrictions on subdivision and development are proposed to apply in the short to long-term. Now that sewer is available in these areas, lots can be subdivided as small as 2,000sqm. The proposed controls aim to prevent subdivision configurations and development that will stifle orderly subdivision at urban densities in the future. Examples of the type of development and subdivision that these controls seek to prevent are: ▪▪ Development, particularly dwellings and large outbuildings, located on or in close proximity to long-term road reservations ▪▪ Creation of irregularly shaped lots or other types of lot boundaries not aligned with the Very Long-Term Subdivision Concept that are difficult to resubdivide These controls provide benefits to land owners because they provide certainty and protect investment in

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the land over the long-term as well as ensuring orderly development in the very long-term. The draft Precinct E Design and Development Overlay (DDO13) responds to the “Nyora at 5,000” discussion in Chapter 5. That section considers the very longterm prospect that Precinct E may become a more urban-style precinct, with smaller lot sizes and new subdivision layouts. This is a very long-term concept for the future; e.g. beyond 30 years. The draft DDO13 has been designed to guide new subdivision layouts in the short- to long-term. The DDO13 triggers a planning permit for the following: ▪▪ Construct a fence other than a post and wire fence with a maximum height of 1.2m above ground level ▪▪ Construct a building or carry out works on land within a ‘long term road reservation’ (refer to map in the DDO13)

▪▪ Construct a building or carry out works on land within 7.5m of a ‘long term road reservation’ (refer to map in the DDO13) ▪▪ Subdivision. A copy of the draft DDO13 is included on the following pages. The key design objectives that the DDO13 seeks to achieve are laid out in the draft policy, and are as follows: ▪▪ To provide for the creation of high amenity, full-serviced, low density residential allotments. ▪▪ To preserve the potential for the precinct to be rezoned and re-subdivided for urban development in the very long term. ▪▪ To facilitate development that will contribute to improvements in pedestrian access, drainage and road connectivity. ▪▪ To avoid land use conflicts and amenity impacts at the interface between residential and industrial zones.

For subdivision applications, the DDO13 seeks to achieve the objectives above by requiring applications include a site analysis, demonstrating how the proposed subdivision will be consistent with the Long Term Subdivision Concept shown on the plan included in the draft policy. New habitable development (e.g. dwellings) constructed in Precinct E will be required to be connected to reticulated sewerage and water, and new lots will be required to have direct access to an existing road reservation. When assessing an application for subdivision in the DDO13 (Precinct E), the Council will need to consider how the design objectives and requirements of the DDO13 have been addressed by a landowner / developer. For further details refer to the draft DDO13 policy, over the following pages.

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

SCHEDULE 13 TO THE DESIGN AND DEVELOPMENT OVERLAY Shown on the planning scheme map as DDO13 NYORA NORTH LOW DENSITY PRECINCT 1.0

Design objectives To provide for the creation of high amenity, low density residential allotments.

A fence must not be constructed between two abutting accessways where both provide access to a battle axe lot. This does not apply to a post and wire fence with a maximum height of 1.2 metres above natural ground level.

A R

To ensure that development (including subdivision) preserves the potential for the precinct to be rezoned and re-subdivided for urban development in the very long-term.

2.0

T F

A planning permit is required to construct a fence other than a post and wire fence with a maximum height of 1.2 metres above natural ground level.

Buildings and works must be constructed in the ‘long-term road reservation.’ Unless otherwise specified by the responsible authority:

To facilitate development that will contribute to improvements in pedestrian access, drainage and road connectivity.

▪▪ Buildings must not be constructed within 4m of the ‘long-term road reservation’

To avoid land use conflicts and amenity impacts at the interface between residential and industrial zones.

▪▪ Built form must be wholly contained within a future lot set out on the ‘Indicative Lot Layout’ in the very long-term subdivision concept plan as shown on Map 1

Buildings and works

D

Permit requirement

A planning permit is not required to construct a building or carry out works where: ▪▪ Land is outside a ‘long term road reservation’; and

▪▪ Land is not within 7.5 metres of a ‘long term road reservation’; as shown in Map 1 – ‘Very Long Term Subdivision Concept’.

A planning permit is not required to construct or extend an outbuilding (other than a garage or carport) on a lot provided that the gross floor area of the out-building does not exceed 10 square metres.

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▪▪ Where a lot has an interface with the industrial zone, provide greater setbacks to minimise potential amenity conflicts.

3.0 Subdivision An application must be accompanied by a site analysis, documenting the site in terms of land form, vegetation coverage and the relationship with surrounding land, and a report explaining how the proposed subdivision has responded to the site analysis. The report must: ▪▪ Demonstrate that each lot is capable of being connected to reticulated sewerage and water; ▪▪ Demonstrate that the subdivision is generally consistent with the Very Long Term Subdivision Concept shown in Map 1;

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

▪▪ Show for each lot:

T F

MAP 1: Long Term Subdivision Concept

-- A building envelope and driveway to the envelope; and -- Existing vegetation. ▪▪ Show how the proposed subdivision relates to the existing and likely use and development of adjoining and nearby land.

[SEE VERY LONG TERM SUBDIVISION CONCEPT ON OPPOSITE PAGE]

A R

▪▪ Address any known infrastructure deficiencies or flooding issues and demonstrate how the subdivision will assist in mitigating them. ▪▪ All lots must be provided with direct access to an existing road reservation. ▪▪ Building envelopes should be orientated so that each dwelling fronts a ‘long term road reservation’ as shown in Map 1. The creation of battle-axe lots should be avoided. Where they cannot be avoided accessways should be located:

▪▪ Within a ‘long term road reservation’ shown in Map 1 – Long Term Subdivision Concept;

D

▪▪ So as to avoid the creation of more than two accessways that directly abut.

Unless otherwise approved by the responsible authority, subdivision layouts should be generally consistent with the Indicative Lot Layout in the Very Long Term Subdivision Concept at Map 1. 4.0

Decision guidelines

Whether the proposed development supports the design objectives and requirements of this schedule.

Whether development and subdivision is undertaken generally in accordance with the Very Long Term Subdivision Concept. C8

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Figure 44. DDO12 MAP: VERY LONG TERM SUBDIVISION CONCEPT LEGEND Surrounding Precincts Existing Industrial Area Existing Public Open Space (POS) Adam’s Creek with 40m riparian protection buffer (80m total distance) PATMAN DR

Transition from Precinct E to F Interface with Farming Zone Interface with Industrial Area

PONY CLUB

INDICATIVE SUBDIVISION LAYOUT - CONCEPT Indicative Lot Layout Proposed Long-Term Road Reservation (Typical reservation width 20m) Possible Future Pedestrian Connections

0

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75m

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D

Appendix D TRAFFIC IMPACT ASSESSMENT REPORT

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

TRAFFIC IMPACT ASSESSMENT REPORT Refer to document attached

D2

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Traffic Impact Assessment Report Nyora Development Strategy – Town Centre Masterplan Prepared For

South Gippsland Shire Council June, 2016 19584R#2


Traffic Impact Assessment Report Nyora Development Strategy – Town Centre Masterplan

Traffic Impact Assessment Report Nyora Development Strategy – Town Centre Masterplan Document Control Issue No.

Type

Date

Prepared By

Approved By

A

Draft

14/06/16

B. Chisholm

N. Woolcock

B

Final

17/06/16

B. Chisholm

N. Woolcock

Traffix Template Version 1.0 – May, 2015

Our Reference: 19584R#2 COPYRIGHT: The ideas and material contained in this document are the property of Traffix Group (Traffix Group Pty Ltd – ABN 32 100 481 570, Traffix Survey Pty Ltd – ABN 57 120 461 510, Traffix Design Pty Ltd – ABN 41 060 899 443). Use or copying of this document in whole or in part without the written permission of Traffix Group constitutes an infringement of copyright. LIMITATION: This report has been prepared on behalf of and for the exclusive use of Traffix Group’s client, and is subject to and issued in connection with the provisions of the agreement between Traffix Group and its client. Traffix Group accepts no liability or responsibility whatsoever for or in respect of any use of or reliance upon this report by any third party.

19584R#2


Traffic Impact Assessment Report Nyora Development Strategy – Town Centre Masterplan

Table of Contents 1

Introduction .......................................................................................................................... 1

2

Existing Conditions ................................................................................................................ 1

3

Town Centre Masterplan ....................................................................................................... 1

4

Traffic Engineering Assessment .............................................................................................. 2

4.1

Road Network ............................................................................................................................... 2

4.1.1 Davis Street ............................................................................................................................... .... 2 4.1.2 Mitchell Street .............................................................................................................................. 2 4.1.3 Hewson Street ............................................................................................................................... 3 4.1.4 Henley Street ............................................................................................................................... . 3 4.1.5 Laneway ............................................................................................................................... ......... 3 4.2

Key Intersections ........................................................................................................................... 3

4.2.1 Davis Street / Mitchell Street / Grundy Avenue ........................................................................... 3 4.2.2 Davis Street / Hewson Street ........................................................................................................ 4 4.3

Car Parking Provision Assessment ................................................................................................ 4

4.4

Traffic Impacts .............................................................................................................................. 5

4.5

Loading Arrangements .................................................................................................................. 6

4.6

Pedestrian and Cyclist Provisions ................................................................................................. 7

4.7

Public Transport ............................................................................................................................ 7

5

Conclusions ............................................................................................................................ 8

List of Figures Figure 1: Town Centre Masterplan Area ................................................................................................ 2 Figure 2: Predicted Ultimate Daily Volumes .......................................................................................... 5 Figure 3: Potential Loading Routes ........................................................................................................ 6

List of Appendices Appendix A: Background Summary Report Appendix B: Car Parking Assessment ƉƉĞŶĚŝdž ͗ /ŶƚĞƌƐĞĐƚŝŽŶ ŽŶĐĞƉƚ ĞƐŝŐŶƐ

19584R#2

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Traffic Impact Assessment Report Nyora Development Strategy – Town Centre Masterplan

1 Introduction Traffix Group has been engaged by South Gippsland Shire Council as part of a consultant team led by Planisphere for the preparation of the Nyora Development Strategy. This report provides a Traffic Impact Assessment (TIAR) of the proposed Nyora Town Centre Masterplan.

2 Existing Conditions Traffix Group has previously prepared a ‘Background Summary Report’ as part of the earlier stages of the project (Our Ref: 19584R#1C). This report should be referred to for existing conditions information including the following: x

road network details (i.e. surface materials, carriageway widths, and speed limits),

x

traffic volumes,

x

crash statistics,

x

footpaths, and

x

public transport.

Our Background Summary Report is attached at Appendix A.

3 Town Centre Masterplan The proposed Nyora Town Centre Masterplan (TCMP) is provided at Section 4.1 of the Nyora Development Strategy. The proposed Town Centre Masterplan area is primarily bounded by Mitchell Street (to the north), Hewson Street (to the south), Henley Street (to the west) and Davis Street (to east). Additionally, the masterplan area includes a small number of commercial zoned properties on the east side of Davis Street as shown at Figure 1. The objective of the Nyora Town Centre Masterplan is to provide a concept layout of land allocations and spatial arrangements for the town centre. It is noted that the layout and landͲuses shown on the Masterplan are indicative only and may be subject to changes in the future when the town centre develops.

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Traffic Impact Assessment Report Nyora Development Strategy – Town Centre Masterplan

Figure 1: Town Centre Masterplan Area

4 Traffic Engineering Assessment 4.1 Road Network The key roads within the TCMP are summarised following:

4.1.1 Davis Street Davis Street is an arterial road managed by VicRoads and is aligned in a northͲsouth direction in the vicinity of the town centre. Davis Street accommodates a single traffic lane in each direction. The existing carriageway of Davis Street is to be retained. A footpath is proposed along the west side whilst a shared path is proposed along the east side of Davis Street through the town centre.

4.1.2 Mitchell Street Mitchell Street is a local street aligned in an eastͲwest direction. As part of the TCMP, Mitchell Street is to be prioritised as the ‘main street’ for Nyora. The carriageway for Mitchell Street (between Davis Street and Henley Street) is proposed to be widened to approximately 11.6m. This carriageway width will provide parallel kerbside parking on both sides whilst accommodating simultaneous twoͲway traffic.

19584R#2

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Traffic Impact Assessment Report Nyora Development Strategy – Town Centre Masterplan Mitchell Street has an existing footpath along its south side which is proposed to be widened. A new shared path is proposed along the north side of Mitchell Street.

4.1.3 Hewson Street Hewson Street is a local street aligned in an eastͲwest direction. As part of the TCMP, Hewson Street will have more importance as the primary carpark and loading access route for the town centre. The carriageway width for Hewson Street is proposed to be widened to 7.3m. This carriageway width is sufficient to accommodate simultaneous twoͲway traffic when vehicles are parked on one side of the road only. It is recommended that parking is banned on one side of the road to ensure this is permanently possible. Footpaths are proposed along both sides of Hewson Street.

4.1.4 Henley Street Henley Street is a local street aligned in a northͲsouth direction. The carriageway width for Hewson Street is proposed to be widened to at least 7.3m, noting that the existing carriageway is wider than this to the north of the Nyora Town Hall (approximately 9.7m). This carriageway width is sufficient to accommodate kerbside parking on both sides and a single lane of through traffic. Alternatively, simultaneous twoͲway traffic when vehicles are parked on one side of the road only.

4.1.5 Laneway An existing unsealed laneway is aligned in an eastͲwest direction through the town centre. This laneway provides rear access to existing commercial zoned land fronting Mitchell Street As part of the TCMP, this laneway is proposed to be upgraded to a sealed carriageway with footpaths on both sides. It likely that this laneway will operate in oneͲway direction (eastbound) in the future.

4.2 Key Intersections Improvements are proposed at the following key intersections located within the town centre:

4.2.1 Davis Street / Mitchell Street / Grundy Avenue A concept roundabout layout has been prepared by Traffix Group for the Davis Street/Mitchell Street/Grundy Avenue intersection to replace the existing unsignalised crossͲintersection. This concept plan is attached as an appendix to the Nyora Development Strategy report. The concept roundabout has been designed to accommodate BͲdouble truck movements in a northͲ south direction given that Davis Street is an approved BͲdouble route. Furthermore, the roundabout has been designed to accommodate rigid truck movements (up to 12.5m in length) to/from Mitchell Street and Grundy Avenue. The concept roundabout layout includes a single lane on each approach and departure and a single circulating lane. This roundabout layout will be more than sufficient from a capacity point of view to accommodate the predicted ultimate traffic volumes as presented later in this report at Section 4.4. 19584R#2

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Traffic Impact Assessment Report Nyora Development Strategy – Town Centre Masterplan

4.2.2 Davis Street / Hewson Street Traffix Group has prepared a concept intersection layout for improvements at the Davis Street/Hewson Street intersection. Hewson Street will become the primary access to the town centre carpark and loading areas. The potential large longͲterm supermarket will likely have deliveries undertaken by 19m semiͲtrailers. Accordingly, the concept layout for the Davis Street/Hewson Street intersection has been designed to accommodate 19m semiͲtrailer movements between Davis Street and Hewson Street. The existing carriageway width of Davis Street is sufficient for linemarking of two (2) southbound traffic lanes which provides for a southbound vehicle to pass a vehicle that is ‘propped’ waiting to turn right into Hewson Street.

4.3 Car Parking Provision Assessment We have undertaken a car parking assessment for the TCMP based on the potential future uses and floor areas identified. The TCMP identifies the following: x

Supermarket – shortͲterm 1,000m2, longͲterm 3,800m2

x

Commercial/Medical – 600m2

x

Proposed commercial/medical properties along Hewson Street (identified in grey)

x

Community Hub – 900m2

x

Existing commercial zoned land along Mitchell Street

x

Existing commercial zoned land along Davis Street

For the purposes of our assessment, we have made the following assumptions: x

40% of the total site area for existing commercial zoned land along Mitchell Street assumed to be leasable floor area. The rest will be for landscaping, car parking, etc.

x

An average car parking generation rate of 4 spaces per 100m2 leasable floor area for existing commercial zoned land and proposed commercial/medical. This is to account for a range of potential uses including shop, retail, food and drink premises, office, medical centre, etc.

x

20% discounting for total car parking demands to allow for multiͲpurpose trips and sharing of parking due to different uses peaking at different times.

x

For the proposed commercial/medical properties along Hewson Street, we have assumed that the car parking requirement for any potential use will be accommodated onͲsite.

x

For the existing commercial zoned land along Davis Street, we have assumed the car parking requirement for any potential use will be accommodated onͲsite.

x

For the existing commercial zoned land along Mitchell Street, we have assumed that 25% of car parking demand would be generated by staff who can park within the rear of individual sites with access via the laneway.

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Traffic Impact Assessment Report Nyora Development Strategy – Town Centre Masterplan A detailed summary of our car parking assessment and other assumptions for the longͲterm scenario is attached at Appendix B. We have estimated a total car parking provision of 376 car spaces for the town centre precinct. This includes offͲstreet car parking identified on the TCMP as well as onͲstreet car spaces along Mitchell, Henley and Hewson Streets. We have estimated the number of onͲstreet spaces by assuming parallel parking along both sides of Mitchell Street and Henley Street (except where there is existing 90Ͳdegree parking) and on one side of Hewson Street. We have calculated a potential longͲterm town centre car parking demand for 366 spaces which is exceeded by the total identified car parking provision for 376 spaces. Based on the above assessment, we are satisfied that sufficient car parking appears to be identified for the potential longͲterm town centre outcome.

4.4 Traffic Impacts As part of our involvement with the preparation of the Nyora Development Strategy, we undertook traffic modelling to determine ultimate daily traffic volumes throughout Nyora. Our modelling was based on a high growth scenario and assumed maximum development potential throughout Nyora. Based on advice from Council, we adopted a daily traffic generation rate of 6 vehicle trip ends per allotment per day. The predicted longͲterm traffic volumes in the vicinity of the town centre are shown below at Figure 2. Full output of our traffic modelling is attached as an appendix to the Nyora Development Strategy. Our traffic modelling assumes that all traffic generated by the town centre would be internal trips generated by residential areas of Nyora (i.e. no vehicle trips from external areas given all surrounding townships already have a supermarket and other similar facilities).

1,318 2,361

7,270 851

740

5,455

665

1,960 Figure 2: Predicted Ultimate Daily Volumes

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Traffic Impact Assessment Report Nyora Development Strategy – Town Centre Masterplan We are satisfied that the proposed road crossͲsections and improvements in the vicinity of the town centre (as discussed previously) will adequately accommodate the potential ultimate traffic predicted to be generated by the town centre.

4.5 Loading Arrangements The potential loading routes for the Nyora TCMP are shown at Figure 3. The eastͲwest laneway will provide rear loading provision for the commercial zoned properties along the south side of Mitchell Street. Loading access for larger trucks (potentially up to 19m semiͲtrailers for the supermarket) will be accommodated via Hewson Street and the proposed northͲsouth access road. As previously discussed, the concept layout for the Davis Street/Hewson Street intersection has been designed to accommodate 19m semiͲtrailers. We note that layout of the potential future supermarket will need to be designed to accommodate the relevant size trucks that are required. We are satisfied that appropriate loading arrangements can be accommodated for the future Nyora town centre based on the TCMP.

Figure 3: Potential Loading Routes

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Traffic Impact Assessment Report Nyora Development Strategy – Town Centre Masterplan

4.6 Pedestrian and Cyclist Provisions The TCMP identifies footpaths as a minimum on both sides of all roads within the town centre precinct. Furthermore, a shared path is identified along the northern side of Mitchell Street, eastern side of Davis Street and also the western side of Henley Street. A new pedestrian walkway is proposed between Mitchell Street and the centre of the town centre which will provide an important link for pedestrians. This is a significant improvement to existing conditions where very limited footpaths are provided in Nyora as shown in our Background Summary Report. Cyclists will be accommodated along each of the proposed shared path routes and also informally along all roads within the town centre. As part of future town planning applications, bicycle parking for staff and customers will be required to be provided in accordance with the Planning Scheme rates under Clause 52.34. There is scope within the future town centre to provide bicycle parking rails at various locations including potentially within verges along Mitchell Street, Hewson Street and Davis Street. We are satisfied that the TCMP identifies an appropriate level of pedestrian and cyclist provisions.

4.7 Public Transport A VͲLine bus service currently operates through Nyora along Lang LangͲPoowong Road (Davis Street). Existing bus stops are located on Davis Street just north and south of Mitchell Street for the northbound and southbound directions respectively. As identified on the Town Centre Masterplan, the existing bus stops are proposed to be relocated to a more central and convenient location for the town centre on Davis Street to the south of Mitchell Street.

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Traffic Impact Assessment Report Nyora Development Strategy – Town Centre Masterplan

5 Conclusions Having undertaken a traffic engineering assessment of the proposed Nyora Town Centre Masterplan, we are of the opinion that: a) the proposed road crossͲsections are consistent with what is required to accommodate appropriate carriageways, footpaths, services, etc. and appropriately facilitate all relevant user groups in accordance with relevant standards and current practice, b) the proposed intersection concept layouts have been designed to adequately accommodate the relevant design vehicle movements and provide an improved outcome for pedestrians, c) appropriate pedestrian and cyclist provisions are identified for the town centre, d) all relevant vehicles will be able to adequately access and circulate through the town centre including service and emergency vehicles, e) traffic predicted to be generated by the longͲterm growth scenario for Nyora will be adequately accommodated by the proposed road network and intersections, and f)

there are no traffic engineering reasons why the proposed Nyora Town Centre Masterplan should not be adopted.

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Traffic Impact Assessment Report Nyora Development Strategy – Town Centre Masterplan

Appendix A: Background Summary Report

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Background Summary Report Nyora Development Strategy Prepared For

South Gippsland Shire Council April, 2016 19584R#1C


Background Summary Report Nyora Development Strategy

Background Summary Report Nyora Development Strategy Document Control Issue No.

Type

Date

Prepared By

Approved By

A

Draft

02/12/2015

B. Chisholm

N. Woolcock

B

Final

14/01/2016

B. Chisholm

N. Woolcock

Updated Final

21/04/2016

B. Chisholm

N. Woolcock

C

Traffix Template Version 1.0 – May, 2015

Our Reference: 19584R#1C COPYRIGHT: The ideas and material contained in this document are the property of Traffix Group (Traffix Group Pty Ltd – ABN 32 100 481 570, Traffix Survey Pty Ltd – ABN 57 120 461 510, Traffix Design Pty Ltd – ABN 41 060 899 443). Use or copying of this document in whole or in part without the written permission of Traffix Group constitutes an infringement of copyright. LIMITATION: This report has been prepared on behalf of and for the exclusive use of Traffix Group’s client, and is subject to and issued in connection with the provisions of the agreement between Traffix Group and its client. Traffix Group accepts no liability or responsibility whatsoever for or in respect of any use of or reliance upon this report by any third party.

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Background Summary Report Nyora Development Strategy

Table of Contents 1

Introduction .......................................................................................................................... 1

2

Existing Conditions ................................................................................................................ 1

2.1

Study Area ............................................................................................................................... ...... 1

2.2

Road Network ............................................................................................................................... 3

2.3

Existing Traffic Volumes ................................................................................................................ 4

2.4

Pedestrian and Bicycle Facilities ................................................................................................... 4

2.5

Public Transport ............................................................................................................................ 5

2.6

Crash Statistics .............................................................................................................................. 5

3

Issues & Opportunities ........................................................................................................... 6

3.1

Unmade Road Reserves ................................................................................................................ 6

3.2

Unsealed Roads ............................................................................................................................. 7

3.3

Mitchell Street / Davis Street / Grundy Avenue Intersection ....................................................... 7

3.4

Davis Street / Watts Road / Lang LangͲPoowong Road / Forster Road intersection .................... 8

3.5

Grundy Avenue / Davis Street Corner Site .................................................................................... 8

3.6

Lack of Footpaths and Bicycle Facilities ........................................................................................ 8

3.7

Parking ............................................................................................................................... ........... 9

3.8

Topography of Precincts C & D ..................................................................................................... 9

3.9

New EastͲWest Connector Road ................................................................................................... 9

List of Figures Figure 1: Locality Plan ............................................................................................................................. 1 Figure 2: Planning Scheme Zoning Map ................................................................................................. 2 Figure 3: Existing Pathways .................................................................................................................... 5

List of Appendices Appendix A: Road Summary Table Appendix B: Existing Road Surface Plan Appendix C: Existing Speed Limits Plan Appendix D: Existing Traffic Volumes Summary Appendix E: Crash Statistics Summary

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Background Summary Report Nyora Development Strategy

1 Introduction Traffix Group has been engaged by South Gippsland Shire Council as part of a consultant team led by Planisphere for the preparation of the Nyora Development Strategy. This report provides a background summary of the traffic engineering related components of the project.

2 Existing Conditions 2.1 Study Area The township of Nyora is located in South Gippsland, approximately 100km driving distance southeast of the Melbourne CBD. A locality plan of Nyora is presented at Figure 1.

Nyora

Figure 1: Locality Plan 19584R#1C

Reproduced with Permission of Melway Publishing Pty Ltd

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Background Summary Report Nyora Development Strategy

A map of existing land zoning within Nyora is provided at Figure 2. A large proportion of the town comprises lowͲdensity residential and rural living allotments. A general residential zone is located to the east and west of Davis Street which comprises more standard size allotments. There are limited commercial uses within Nyora, consisting primarily of a small strip of commercial land along the south side of Mitchell Street and east side of Davis Street. Furthermore, there is a small area of light industrial land with a number of businesses along the north side of Watts Road. Nyora Primary School and Nyora Recreation Reserve are located along Grundy Avenue.

Source: Planning Maps Online, http://services.land.vic.gov.au

Figure 2: Planning Scheme Zoning Map 19584R#1C

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Background Summary Report Nyora Development Strategy

2.2 Road Network The key roads within the Nyora Township are as follows: x Lang LangͲPoowong Road (Davis Street) is an arterial road managed by VicRoads and is zoned ‘Road Zone Category 1’ under the Planning Scheme. Lang LangͲPoowong Road is aligned in a general northeastͲsouthwest orientation between South Gippsland Highway and southern boundary of the township. The road then deviates to a northͲsouth orientation with this section through the tPown known as Davis Street. At Watts Road, Lang LangͲ Poowong Road deviates to an eastͲwest orientation towards Poowong to the east. Lang LangͲPoowong Road accommodates a single traffic lane in each direction. x Watts Road is a higher order road managed by Council and is zoned ‘Road Zone Category 2’ under the Planning Scheme between Davis Street/Lang LangͲPoowong Road and Yannathan Road. To the east of Yannathan Road, Watts Road becomes a local access street and terminates to the west of Patman Drive. x Yannathan Road is a higher order road managed by Council and is zoned ‘Road Zone Category 2’ under the Planning Scheme. Yannathan Road is aligned in a general northͲsouth direction and accommodates a single traffic lane in each direction. x Mitchell Street is a local street aligned in an eastͲwest direction between Davis Street (to the east) and to the west of Walters Road where it terminates. The Nyora General Store and Post Office are located along the south side of Mitchell Street whilst Toby’s Paddock located on the north side. Informal kerbside parking is generally accommodated along the south side of Mitchell Street between Davis Street and Henley Street. x Grundy Avenue is a local street aligned in a general northwestͲsoutheast orientation between Davis Street (to the northwest) and Cornishs Road (to the southeast). Several major landͲuses within Nyora are located along Grundy Avenue including the primary school, recreation reserve and speedway. x Henley Street is a local street aligned in a northͲsouth orientation between Mitchell Street (to the north) and LangͲLang Poowong Road (to the south). The Nyora Hall is located on the east side of Henley Street, between Mitchell Street and Hewson Street. Henley Street is unsealed to the south of Hewson Street. x Walters Road is a local street aligned in a northͲsouth orientation between Mitchell Street (to the north) and LangͲLang Poowong Road (to the south). Walters Road is unsealed to the south of Hewson Street. A summary table of existing road reservations and carriageway widths for all roads within the study area is attached at Appendix A. A plan of existing road surfaces (sealed or unsealed) and unmade road reservations is attached at Appendix B. A plan of existing speed limits within the Nyora Township is attached at Appendix C.

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Background Summary Report Nyora Development Strategy

2.3 Existing Traffic Volumes We have reviewed traffic volume data provided to us by Council. This data was collected by traffic counts (tube counts) undertaken by Council at numerous locations throughout Nyora. We have also reviewed traffic volume data along Lang LangͲPoowong Road provided by VicRoads. This includes Annual Average Daily Traffic (AADT) estimates for the year 2014. The existing traffic volumes within Nyora are presented at Appendix D. Overall, existing traffic volumes throughout Nyora were found to be reasonably low and well within acceptable operating capacities for each type of road. The highest traffic volumes were recorded along Yannathan Road and Watts Road (approximately 1,100 to 1,400 vehicles per day on each). These roads provide a connection between Nyora and Lang Lang. Traffic volumes along Lang LangͲ Poowong Road (and Davis Street) were found to be less than 1,000 vehicles per day which is very low for an arterial road. Traffic volumes along each of Mitchell Street and Grundy Avenue were found to be approximately 700 vehicles per day with lower traffic volumes recorded throughout the remainder of the township.

2.4 Pedestrian and Bicycle Facilities There is currently limited existing pedestrian and bicycle facilities within Nyora. Footpaths are currently provided within Nyora as follows: x Mitchell Street – south side between Davis Street and Henley Street x Henley Street – east side between Mitchell Street and the south boundary of Nyora Hall x Davis Street – both sides just south of Mitchell Street to a bus stop x Toby’s Paddock Ͳ between Mitchell Street and Davis Street An existing gravel shared path is provided adjacent to the railway line between Davis Street and the Nyora Recreation Reserve in the southeast part of the town. The existing footpaths and shared trails are shown at Figure 3.

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Background Summary Report Nyora Development Strategy

Legend Footpaths Shared Trail Toby’s Paddock Path

Figure 3: Existing Pathways

2.5 Public Transport Nyora has limited access to public transport consistent with most small regional townships. A VͲLine bus route operates through Nyora along Lang LangͲPoowong Road (Davis Street). Bus stops are located along Davis Street on both sides of the road near Mitchell Street. This bus service operates between Melbourne and Yarram, via Koo Wee Rup, Korumburra and Leongatha. The Nyora Railway Station is located on the north side of Mitchell Street and is currently unused. A tourist railway service operates along the South Gippsland Railway Line between Leongatha and Korumburra, however, we understand that it is not operating at all at present ‘due to unforeseen circumstances’. We understand that this service previously extended to Nyora but due to maintenance and bridge stabilisation works the section of railway between Korumburra and Nyora is currently closed.

2.6 Crash Statistics A review of the State Road Accident Records (CrashStats) has been undertaken for the past 5 years of available data (1/01/2009 to 31/12/2013). We have also reviewed the ‘Crashes Last Five Years’ data set from data.vic.gov.au which provides an extra year of crash statistics up to 31/12/2014. The crash investigation area with recorded crash locations and details is provided at Appendix E. Only six (6) crashes were recorded within the crash investigation area during the review period. The recorded crashes all occurred at different locations with the exception of two (2) crashes at the Davis Street/Watts Road/Forster Drive crossͲintersection. Based on our review, we are satisfied that there are no existing crash patterns in the study area. 19584R#1C

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Background Summary Report Nyora Development Strategy

3 Issues & Opportunities 3.1 Unmade Road Reserves There are a number of unmade road reserves throughout the Nyora township (refer to Road Surface Plan at Appendix B). There is opportunity to construct roads within unmade road reservations where appropriate within the Nyora Township to provide links and improve road infrastructure to accommodate future development and growth. However, some of the unmade road reservations are located within areas that wouldn’t provide connections for residential subdivisions within Precincts C, D and F and general growth throughout the remainder of Nyora. Furthermore, there are other constraints that impact the viability of some unmade road reservations being constructed. An assessment of the unmade road reservations and our comments on the need/benefit to construct these roads is provided below. Unmade Road Reservation

Our Comments

Hogans Road Ͳ to the east of Yannathan Road

We understand that it was agreed not to construct Hogans Road as part of rezoning application for the Wallis Watson site to provide a buffer. There is limited benefit to construct this road although pedestrian/cyclist facilities should be provided.

Grayden Street Ͳ to the east and west of Yannathan Road

There is opportunity to construct the unmade section of Grayden Street to facilitate subdivision opportunities for adjacent land if development is desired.

Patman Drive Ͳ across creek

Minimal benefit from a traffic perspective. It is very unlikely to occur due to extensive vegetation and cost of constructing a bridge across the creek

Watts Road Ͳ to the west along railway line

Minimal benefit from a traffic perspective.

Walters Road (eastͲwest section) Ͳ along railway line

There is good opportunity to construct/seal Watts Road along the railway line if an access location is desired to this road for future subdivisions within Precinct C.

Cornishs Road – in part between Davis Street and Henrys Road

The extension of Cornishs Road through the unmade reservation is a possible new link which would improve access for the town in general, although it wouldn’t really be used by growth areas C, D and F. We see this potential link as providing a new route option for residents/visitors, particularly to/from the southeast part of the township.

Glovers Road – in part to the north of Lang LangͲ Poowong Road

Minimal benefit from a traffic perspective and unlikely to be feasible due to extensive vegetation.

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Background Summary Report Nyora Development Strategy

Extension of Glovers Road from Lang LangͲPoowong Road to Cornishs Road

There is an unmade section of Glovers Road to the southwest of Lang LangͲPoowong Road which continues to Cornishs Road. Although there is potential to construct this road reservation, it would not be feasible given that a new railway crossing or modification to an existing crossing would require grade separation based on discussions with VicTrack. Accordingly, the extension of Glovers Road to Cornishs Road is not a realistic option.

3.2 Unsealed Roads There are numerous sections of unsealed roads throughout the Nyora Township. Many of these unsealed roads (Watts Road, Glovers Road, Berrys Road, Patman Drive, Hogans Road, etc.) are unlikely to experience much growth in traffic volumes as a result of future development, particularly within Precincts C, D and F. Two unsealed roads that are expected to experience growth in traffic are Walters Road and Henley Street. Walters Road and Henley Street are both unsealed to the south of Hewson Street and provide a connection with Lang LangͲPoowong Road to the south. Although current traffic volumes are currently very low along the unsealed sections, as a result potential future subdivision in Precinct D and densification (particularly within Precincts A and B) traffic volumes are expected to increase along both of these roads. There is opportunity to seal these roads and widen the carriageway to accommodate simultaneous twoͲway vehicle movements. There is also opportunity to upgrade the intersections of each of these roads with Lang Lang– Poowong Road. We note that existing sight distance at the Walters Road/Lang Lang–Poowong Road to/from the west is slightly below the relevant AustRoads guideline due to a crest along Lang Lang– Poowong Road. Much greater sight distance is available at the Henley Street intersection with Lang Lang–Poowong Road.

3.3 Mitchell Street / Davis Street / Grundy Avenue Intersection The Mitchell Street/Davis Street/Grundy Avenue intersection is currently an unsignalised crossͲ intersection with priority given to northͲsouth movements along Davis Street. Two unusual traffic islands are provided at this intersection which effectively provide a median within Davis Street for turning movements. This intersection is one of the highest traffic carrying intersections in Nyora and traffic volumes are likely to continually increase with development and population growth throughout Nyora. There is opportunity to improve this intersection with upgrade works, potentially to a roundabout. A roundabout would provide improved vehicle accessibility to Mitchell Street and Grundy Avenue from Davis Street and also improve safety and control speed within the town centre. Pedestrian and cyclist movements should be considered as part of any proposed intersection upgrade works.

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Background Summary Report Nyora Development Strategy

3.4 Davis Street / Watts Road / Lang LangͲPoowong Road / Forster Road intersection The Davis Street/ Watts Road/Lang LangͲPoowong Road/Forster Road intersection is the most critical intersection within the Nyora Township when considering existing traffic volumes and future traffic volumes following development and growth within Nyora. Furthermore, this intersection was the only location found to have multiple recorded crashes (2 No.) within the last 5 years of most recent crash statistics data. This existing layout of this intersection is an unsignalised crossͲintersection with priority in the eastͲ west direction (Lang LangͲPoowong Road / Watts Road). A leftͲturn slip lane is provided from the east leg to the south leg of this intersection. There are no existing right turning provisions at this intersection. The northern leg (i.e. Forster Road) provides local access only and has significantly lower traffic volumes than the other three legs. There is opportunity for improvement works at this intersection to provide greater safety and capacity to accommodate future growth in traffic volumes. This could potentially include right turning provision on the west approach and/or separate left and right turning lanes on the south approach. A roundabout is a potential alternative intersection arrangement subject to capacity being available to accommodate the predicted future traffic volumes. Furthermore, it will also need to be investigated whether sufficient land is available to accommodate the required roundabout geometry. Pedestrian and cyclist movements should be considered as part of any proposed intersection works.

3.5 Grundy Avenue / Davis Street Corner Site The Grundy Avenue/Davis Street vacant corner site located opposite the former Nyora Pub provides good opportunity for development. We note that access to this site would likely be required from Grundy Avenue when considering that Davis Street is zoned ‘Road Zone Category 1’. We are of the opinion that potential development of this site would not create any unacceptable traffic impacts particularly when considering the opportunity for upgrade works at the Mitchell Street/Davis Street/Grundy Avenue intersection as discussed earlier.

3.6 Lack of Footpaths and Bicycle Facilities As identified at Figure 3, there are very limited footpaths and shared paths throughout the township and these are currently concentrated along and within close proximity of Mitchell Street and Grundy Avenue. There is opportunity to provide improved pedestrian facilities along existing streets throughout the township. There is also opportunity to provide new and improved shared paths including extension of the rail trail. Future development within Precincts C, D and F should also strongly consider providing footpaths along new roads and also bicycle lanes/paths where appropriate.

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Background Summary Report Nyora Development Strategy

3.7 Parking Although there are no current issues associated with onͲstreet parking demands within the Nyora township, the provision of formalised onͲstreet/offͲstreet parking should be considered in areas where proposed future retail/commercial activities are proposed.

3.8 Topography of Precincts C & D Precincts C and D both appear to be reasonably flat and we do not see any traffic engineering issues as a result of topography at this stage. Sight distance will need to be considered when deciding upon potential connections with the existing road network.

3.9 New EastͲWest Connector Road There is an opportunity to provide a new eastͲwest connector road within the southwest part of the township within Precinct B. A potential future eastͲwest road could provide a connection between Walters Road and Davis Street and potentially extend further to the west to provide a key connection for Precinct C. This potential road will require land to be acquired from a number of properties within Precinct B. Whether this potential eastͲwest road is required from a traffic capacity point of view will be assessed as part of the next stage of the project. We understand that there are significant waterway issues in a general eastͲwest direction through the centre of Precinct B. Accordingly, there is opportunity to integrate a new eastͲwest road as part of a potential waterway management solution.

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Background Summary Report Nyora Development Strategy

Appendix A: Road Summary Table

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Road Summary Table Road Lang Lang Ͳ Poowong Road

Authority VicRoads

Davis Street

VicRoads

Yannathan Road

Council

Watts Road

Council

Walters Road

Council

Henley Street

Council

Section South Gippsland Hwy to Davis St Davis St to Pattersons Rd Lang Lang Poowong Rd to Hewson St Hewson St to Mitchell St Mitchell St to Watts Rd Watts Rd to Glovers Rd Glovers Rd to McDonalds Track Davis St to Yannathan Rd Yannathan Rd to Patman Dr Patman Dr to dead end Lang Lang Poowong Rd to Hewson St Hewson St to Mitchell St Mitchell St to Railway Lang Lang Poowong Rd to Hewson St Hewson St to Mitchell St

Hewson Street

Council

Mitchell Street

Council

Walters Rd to Henley St Henley St to Davis St Walters Rd to Henley St Henley St to Davis St

ROW parallel to Mitchell Street Grundy Avenue Berrys Road Cornishs Road

Council Council Council

Henrys Road Follet Drive Hatches Road Forster Road Patman Drive Hogans Road Glovers Road

Council Council Council Council Council Council Council

Davis St to Walters Rd Davis St to Cornishs Rd Cornishs Rd to Carlisle Cl Grundy Ave to Railway Railway to dead end Grundy Ave to Eagle Rise Lang Lang Ͳ Poowong Rd to dead end Lang Lang Ͳ Poowong Rd to dead end Lang Lang Ͳ Poowong Rd to dead end Watts Rd to dead end Yannathan Rd to dead end Yannathan Rd to dead end

Road Reservation (m) 40 30 30 20 30 20 40 30 30 30 20 20 30

Carriageway (m) 6.4 7.5 7.6 seal, 0.5 shoulder Ͳ Ͳ 6.4 Ͳ Ͳ 5.7 seal, 0.8 shoulders 4.15 4 4.6 3.5

20

5.5

20 20 20 20 30 30 30 6.5 30 20 40 40 20 20 20 30 20 20 40

9.7 8.2 5.3 Ͳ 9.7 8.9 7.2 2.9 6.4 5.1 3.2 3.7 6.7 5.5 4.6 5.5 4.6 4.8 3.9

Intersection Controls GW at South Gippsland Highway Ͳ Stop at Lang Lang Ͳ Poowong Road Ͳ Ͳ Ͳ Ͳ Ͳ GW at Yannathan Rd Ͳ Stop at South Gippsland Highway Ͳ Ͳ Stop line (no sign) at South Gippsland Highway, Stop at Hewson St None at Mitchell St Stop at Hewson St None at Walters Rd GW at Davis St None at Walters Rd GW at Davis St Ͳ GW at Davis St Ͳ None at Grundy Ave, GW at Railway GW at Railway None at Grundy Ave GW at Lang Lang Ͳ Poowong Rd GW at Lang Lang Ͳ Poowong Rd Stop at Lang Lang Ͳ Poowong Road None at Watts Rd None at Yannathan Rd GW at Yannathan Rd


Background Summary Report Nyora Development Strategy

Appendix B: Existing Road Surface Plan

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Existing Road Surface Plan Legend Sealed Road Unsealed Road Unmade Road Reservation


Background Summary Report Nyora Development Strategy

Appendix C: Existing Speed Limits Plan

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Existing Speed Limits Plan Legend 100km/h (posted) 100km/h (default) 80km/h (posted) 60km/h (posted) 50km/h (posted) 50km/h (default) 40km/h (posted)


Background Summary Report Nyora Development Strategy

Appendix D: Existing Traffic Volumes Summary

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Existing Traffic Volumes Summary 1388, 1444

Legend

211, 217

Average 24hr twoͲway volume over entire week (7 days)

Council Survey Data: 111, 222

1072, 1126

Average 24hr twoͲway volume over weekdays (MonͲFri)

VicRoads AADT (Annual Average Daily Traffic) (2014 estimate): 333

678, 708 492, 526 61, 61 114, 120 18, 18

71, 73


Background Summary Report Nyora Development Strategy

Appendix E: Crash Statistics Summary

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Crash Statistics Summary

Date: Fri 22/07/2011 Time: 9:30am DCA: 172 Off carriageway to right Condition: Day, dry, clear

Date: Thu 18/04/2013 Time: 8:00am DCA: 110 Cross Traffic Condition: Day, wet, raining

Date: Sat 06/08/2011 Time: 9:10am DCA: 174 Out of control on carriageway Condition: Day, dry, clear

Date: Thu 30/12/2010 Time: 1:15pm DCA: 111 Right Far Condition: Day, dry, clear

Date: Sun 05/04/2010 Time: 4:00pm DCA: 174 Out of control on carriageway (straight) Condition: Day

Date: Mon 22/02/2010 Time: 7:00pm DCA: 181 Off right bend into embankment Condition: Dusk, dry, clear


Traffic Impact Assessment Report Nyora Development Strategy – Town Centre Masterplan

Appendix B: Car Parking Assessment

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Town Centre Car Parking Generation Uses (longͲterm) Supermarket (longͲterm) Commercial/Medical (Hewson StreetͲred) Commercial/Medical (Hewson StreetͲgrey) Community Hub Existing Commerical Land (Mitchell St) Existing Commerical Land (Davis St)

Area 3800 600 2196 1400 6626 3253

Rate (per 100m2) 5 4 4 NA 4 4 Total Discounted

Car Parking Generation 190 24 88 45 265 130 742 594 218 66 458 366

Total (reduced) Discounted ShortͲterm Supermarket Supermarket (shortͲterm)

Area 1,000

Rate (per 100m2) 5

Town Centre Car Parking Provision Use Supermarket carpark (longͲterm) Community Hub carpark Mitchell Street (onͲstreet) Hewson Street (onͲstreet) Henley Street (onͲstreet) Existing Town Hall Spaces Total ShortͲTerm Supermarket Supermarket (shortͲterm)

Notes & Assumptions Clause 52.06 rate for supermarket An estimated rate based on a mixture of uses An estimated rate based on a mixture of uses 45 spaces required as per project brief from Council Clause 52.06 rate for shop, food and drink premises Clause 52.06 rate for shop, food and drink premises 20% discouting for multiͲpurpose trips Assume parking requirement for potential future uses on these larger sites are completely accommodated onͲsite Ͳ Davis Street commercial/medical and Hewson St Assume 25% of demands are staff parking and accommodated onͲsite at rear via laneway 20% discouting for multiͲpurpose trips, sharing, different uses peaking at different times

Car Parking Generation 50

Notes & Assumptions Clause 52.06 rate for supermarket

Spaces

Notes & Assumptions As identified on Masterplan, calculated by Planisphere As identified on Masterplan, calculated by Planisphere Assumes parallel parking on both sides at average 6m length, 20m setback from Davis street, 10m setback from Henley Street Assumes parallel on one side only at average 6m space length, 20m setback from Davis street, 10m setback from Henley Street Assumes parallel parking on boths sides at average 6m space length except adjacent to Town Hall. 10m setback from intersection streets and laneway. Estimated from aerial

170 45 70 35 42 14 376 90

Other Notes Assummed no onͲstreet car parking along Davis Street Have not considered any parking generated by Town Hall at peak times (weekday lunchtime) Henley Street has an existing 9.7m carriageway between Mitchell and Town Hall, but narrower to south


These concept designs are initial and indicative only. They are subject to further consultation with VicRoads and the community. Acquisition of land in the future to undertake upgrades at this intersection may be required in the future. This will be subject to a separate process.


These concept designs are initial and indicative only. They are subject to further consultation with VicRoads and the community. Acquisition of land in the future to undertake upgrades at this intersection may be required in the future. This will be subject to a separate process.


These concept designs are initial and indicative only. They are subject to further consultation with VicRoads and the community.


SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

© 2016

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D3


D4

SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

© 2016

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E

Appendix E STORMWATER MANAGEMENT PLAN & REPORT

© 2016

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E1


SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

STORMWATER MANAGEMENT PLAN Refer to document attached

E2

© 2016

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Planisphere Pty Ltd and South Gippsland Shire

Nyora Development Strategy Nyora Stormwater Management Plan

July 2016 V1128_001


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1.

INTRODUCTION & BACKGROUND

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3.

OBJECTIVES AND VISION

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Figure 3.1 Nyora’s vision (source: Nyora Development Strategy, Planisphere 2016)

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THE CATCHMENT

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Figure 4.1 Nyora catchments

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Average Lot Size (m2)

Impervious Fraction

Zone Code

A

667

0.55

GRZ1

B

750

0.5

GRZ1

C

750

0.5

GRZ1

D

750

0.5

GRZ1

E

2000

0.3

LDRZ

F

750

0.5

GRZ1

G

4000

0.25

LDRZ

H

10000

0.2

RZ

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3. Yannathan Road industrial properties

2. Henley and Hewson Street

No dedicated major drainage flow path exists. Flows in excess of the pipe drainage system are conveyed through residential development.

1. Hewson Street between Davis Street and Henley street

upstream

of

No major drainage system pathway in the road reserve.

Insufficient minor drainage system capacity (open channel).

Flows in excess of the pipe drainage system are conveyed through the property

Trapped low point residential property.

4 no. properties effected.

Insufficient minor drainage system capacity (400 mm diameter pipe).

Issue

Flooding Hotspot

Table 5.2 Description of flood mitigation works

1<25$ '(9(/230(17 675$7(*<

PLANISPHERE PTY LTD AND SOUTH GIPPSLAND SHIRE

Construct pipe drainage to replace existing

Formalise the existing defacto storage on the VicTrack land located north of the railway by constructing a retarding basin and associated open drains and culverts.

Regrade the Davis Street / Lang Lang – Poowong Road intersection to direct major flows from LDRZ east of Forster Drive into the VicTrack land north of the railway.

Construct 1% AEP capacity drainage pipe (1 no. 375 mm diameter) and inlets to replace existing pipe.

Construct 1% AEP capacity drainage pipe (1 no. 525 mm diameter) and inlets to replace existing pipe.

Mitigation approach

could be rolled out as Industrial zone. Future would be required to have the requirements presented

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An alternative solution to providing a major drainage flow path down Yannathan Road could include requiring future development to mitigate the 1% AEP event to the developed conditions 18% AEP event in order to reduce property discharges to a flow rate that can be contained within the

The ultimate drainage solution development occurs within the development in the industrial area onsite detention in accordance with in Table 7.4.

Consider funding mechanisms through the development of upstream catchment.

Works to be completed prior to construction occurring within the upstream Precinct A catchment.

1% AEP capacity defined on ultimate development density.

Consider funding mechanisms through the development of upstream catchment.

Works to be completed prior to construction occurring within the upstream Precinct A catchment.

1% AEP capacity defined on ultimate development density.

Development context


-RE 1R 9 B

No formal major or minor drainage system.

6. Hatchs Road residential property

drainage

Existing road cross insufficient capacity

5. Glovers Road

drainage

Existing road cross insufficient capacity

4. Walters Road

1<25$ '(9(/230(17 675$7(*<

PLANISPHERE PTY LTD AND SOUTH GIPPSLAND SHIRE

Local terrain shaping and a 300 mm high bund to prevent overland flow entering the Hatchs Road property

Excavate existing channel upstream and downstream of crossing as required.

Construct 2 no. 450 mm culverts to convey the existing conditions 10% AEP flow.

Construct 2 no. 1050 mm pipe culverts under Walters Road with inlet works. These culverts will form the outlets of the underground pipe drainage system for the fully developed Precinct A and B catchment.

Excavate open channel to convey the 1% AEP event into the existing waterway. The open channel extends through the Giant Gippsland Earthworm Overlay.

Lower Yannathan Road by approximately 200 mm and provide kerb and channel drainage for major event flows.

open channel drainage on both sides of Yannathan Road. Pipe drainage sized to convey the 10% existing conditions AEP event on Yannathan Road.

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Future minor and major drainage system is proposed as part of the stormwater management works plans for Precinct E and Precinct F that are presented in Section 0 and Section 9.6 respectively.

The impact of the Glovers Road flood mitigation works requires further consideration given the potential impact of the works on Giant Gippsland Earthworm habitat and significant vegetation.

The size and location of the Walters Road culverts should be consistent with the future minor drainage system for the area.

An open channel is required downstream to outlet the culvert assuming the finished road surface remains at the existing road surface level.

proposed pipe network.


PLANISPHERE PTY LTD AND SOUTH GIPPSLAND SHIRE 1<25$ '(9(/230(17 675$7(*<

Figure 5.1 Hewson Street flood mitigation works

Figure 5.2 Henley and Hewson Street flood mitigation works

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PLANISPHERE PTY LTD AND SOUTH GIPPSLAND SHIRE 1<25$ '(9(/230(17 675$7(*<

Figure 5.3 Yannathan Road flood mitigation works

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PLANISPHERE PTY LTD AND SOUTH GIPPSLAND SHIRE 1<25$ '(9(/230(17 675$7(*<

Figure 5.4 Walter Street flood mitigation works

Figure 5.5 Glovers Road flood mitigation works

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PLANISPHERE PTY LTD AND SOUTH GIPPSLAND SHIRE 1<25$ '(9(/230(17 675$7(*<

Figure 5.6 Hatchs Road flood mitigation works

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PLANISPHERE PTY LTD AND SOUTH GIPPSLAND SHIRE 1<25$ '(9(/230(17 675$7(*<

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ADMINISTRATION OF DEVELOPMENT IN FLOOD PRONE AREAS

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7.

STORMWATER QUANTITY

7.1

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Table 7.1 Major flow paths in roads Road (location)

Pipe ID

1% AEP developed conditions flow (m3/s)

18% AEP developed conditions pipe flow (m3/s)

Gap flow in the road reserve (m3/s)

Road reserve width (m)

1

B41-B42

1.2

0.5

0.7

20

2

B11-B12

2.8

1.2

1.7

20

3

B15-B16

5.0

2.0

2.9

30

4

B33-B34

4.8

2.0

2.8

30

5

B29-B30

0.9

0.4

0.6

20

6

B31-B32

1.8

0.7

1.0

20

7

B37-B32

0.2

0.1

0.1

20

8

B32-B33

4.1

1.7

2.4

25

9

B13-B14

3.6

1.5

2.1

20

10

B14-B15

4.4

1.8

2.6

25

11

B27-B14

0.3

0.1

0.2

20

12

WW1-WW2

8.1

-

-

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Pipe ID

1% AEP developed conditions flow (m3/s)

Low flow channel base width

Min depth (including 600 mm freeboard)

Top width (including 600 mm freeboard)

C

WW1-WW2

8.8

1.5

1.4

27.1

F

WW4-WW5

5.0

1

1.4

26.6

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Table 7.3 Retarding basin concept designs by precinct. Precinct

Retarding Basin

Catchment (ha)

Invert (m AHD)

Design Storage Volume (m3)

Peak outflow (m3/s)

A

RB8

35.9

118.3

3650

2.14

B

-

-

-

-

-

C

RB1

126.3

98.00

19000

5.48

C

RB2

6.5

105.00

800

0.45

C

RB3

0.8

105.00

80

0.07

D

RB4

8.2

113.00

660

0.81

D

RB7

4.8

129.00

360

0.49

D

RB10

2.5

131.00

230

0.26

E

-

-

-

-

-

F

RB5

5.8

114.20

370

0.58

F

RB6

5.6

114.00

3800

0.59

F

RB9

164.7

101.00

23500

6.62

G

-

-

-

-

-

H

-

-

-

-

-

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Table 7.4 On-site detention requirements for new development by precinct and land-use type Precinct

Land use type (Planning Zone)

Storage volume per m2 of development

Allowable discharge (L/sec/ha)

A

GRZ1

9

37

A

C1Z

11

64

B

GRZ1

9

37

C

GRZ1

NO OSD

NO OSD

D

GRZ1

NO OSD

NO OSD

E

LDRZ

9

37

E

IN3Z

13

30

F

GRZ1

NO OSD

NO OSD

G

LDRZ

9

37

H

RLZ

9

37

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8.

STORMWATER QUALITY

8.1

Water quality objectives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able 8.1 BPEM stormwater quality targets Pollutant

Performance Objective

Total Suspended Solids (TSS)

80% reduction from typical urban load

Total Phosphorous (TP)

45% reduction from typical urban load

Total Nitrogen (TN)

45% reduction from typical urban load

Gross Pollutants (GP)

70% reduction from typical urban load

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Performance Objective

Total Suspended Solids (TSS)

93% reduction from typical urban load

Total Phosphorous (TP)

66% reduction from typical urban load

Total Nitrogen (TN)

63% reduction from typical urban load

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8.3

Treatment devices

8.3.1 Treatment summary by precinct 7DEOH VXPPDULVHV WKH VWRUPZDWHU WUHDWPHQW GHYLFHV SURSRVHG IRU 1\RUD Table 8.3 Treatment devices Scale

Treatment device

Precinct

On-lot

Bio-retention basins, vegetated swales, buffer strips, rainwater tanks

E, G and H

Street

Bioretention basins / tree pits

A and B. Some areas of C, D and F

Gross Pollutant Trap (litter only)

A

Gross Pollutant Trap (litter and sediment)

E (industrial area)

Sedimentation basins

B, C, D and F

Bioretention basins

C, D and F

End of line (offline from waterways)

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Figure 8.1 Cross section of bioretention basin (Source: Stormwater Biofiltration Systems Adoption Guidelines, FAWB, 2009)

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Figure 8.2

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Street scale bioretention basin

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Figure 8.5 Street scale and end of line water quality modelling for precinct F

8.5

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Table 8.4 Annual pollutant generation for the fully developed catchment Precinct

Area (ha)

Developed Conditions FI

Flow (ML/yr)

TSS (kg/yr)

TP (kg/yr)

TN (kg/yr)

GP (kg/yr)

A

33.2

0.48

170

30700

64.7

482

5730

B

66.5

0.48

349

63800

134

977

12100

C

52.5

0.5

283

52100

110

803

9970

D

15.5

0.5

83.6

15600

32.6

235

2940

E

82.4

0.34

378

65900

141

1050

11300

F

114.3

0.5

617

114000

241

1740

21700

G

49.2

0.31

219

37400

80.7

606

6190

H

70.1

0.21

282

45900

103

770

6210

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TSS (kg/yr)

TP (kg/yr)

TN (kg/yr)

GP (kg/yr)

A

24560

13815

29.115

4011

B

51040

28710

60.3

8470

C

41680

23445

49.5

6979

D

12480

7020

14.67

2058

E

52720

29655

63.45

7910

F

91200

51300

108.45

15190

G

29920

16830

36.315

4333

H

36720

20655

46.35

4347

TOTAL

340320

191430

408.15

53298

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8.6

Water quality assets

8.6.1 MUSIC modelling parameters :DWHU TXDOLW\ WUHDWPHQW DVVHWV ZHUH VL]HG XVLQJ 086,& %LRUHWHQWLRQ EDVLQV ZHUH VL]HG XVLQJ WKH JHQHULF SDUDPHWHUV SUHVHQWHG LQ 7DEOH Table 8.6 Bioretention basin parameters for MUSIC modelling Parameter

Value

Low flow bypass (m3/s)

0

High flow bypass (m3/s)

100

Extended detention depth (m)

0.30

Filter depth (m)

0.5

Exfiltration rate (mm/hr)

0

Saturated hydraulic conductivity (mm/hr)

180

Orthophosphate content (mg/kg)

55

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Table 8.7 Sediment pond surface area calculation Parameter

Description

Value

λ

Hydraulic efficiency

0.41 (based on length to width ratio of 3:1)

n

Turbulence or short-circuiting factor (Equation 4.2 of WSUD Engineering Procedures)

vs

Settling velocity for target sediment (0.125mm)

Q

Design flow

de

Extended detention depth

0.3 m

dp

Depth of the permanent pool

1.0 m

d*

Depth below permanent pool that is sufficient to retain sediment

0.5 m

R

Fraction of target sediment removed

>0.95

Fr

Desired clean-out frequency

1.7 0.011 m/s 3 month flow ARI

5 years

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Table 8.8 End of line sedimentation basins sizes Precinct

Asset ID

Catchment Area (m2)

Design Flow (m3/s)

Surface Area (m2)

A

-

-

-

-

B*

SB1

46.99

0.64

900

C

SC1

19.97

0.31

500

D

SD1

8.25

0.14

300

E

-

-

-

-

F

SF1

5.57

0.09

300

F

SF2

18.75

0.30

500

F

SF3

26.64

0.39

650

F

SF4

6.26

0.10

300

F

SF6

10.39

0.17

350

G

-

-

-

-

H

-

-

-

-

TOTALS

-

142.82

-

3800

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Table 8.9 End of line bioretention basin sizes Precinct

Asset ID

Catchment Area (m2)

Design Flow (m3/s)

Filter Area (m2)

A

-

-

-

-

B

-

-

-

-

C

BC1

19.97

0.31

600

D

BD1

8.25

0.14

100

E

-

-

-

-

F

BF1

5.57

0.09

40

F

BF2

18.75

0.30

550

F

BF3

26.64

0.39

650

F

BF4

6.26

0.10

80

F

BF6

10.39

0.17

240

G

-

-

-

-

H

-

-

-

-

TOTALS

-

95.83

-

2260

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Table 8.10 Street scale distributed bioretention Precinct

Catchment Area (ha)

Total Filter Area (m2)

A*

29.18

1100

B*

46.99

2100

C

32.08

2620

D

7.78

300

E

-

-

F

46.72

1780

G

-

-

H

-

-

TOTALS

158.26

8000

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8.7

Stormw ater and rainw ater harvesting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9.

STORMWATER MANAGEMENT BY PRECINCT

9.1

Precinct A 7DEOH SUHVHQWV D VXPPDU\ RI WKH VWRUPZDWHU PDQDJHPHQW SODQ IRU 3UHFLQFW $ 5HIHU WR $SSHQGL[ ' IRU DQ $ SODQ RI WKH VWRUPZDWHU PDQDJHPHQW SODQ Table 9.1 Precinct A stormwater management summary Stormwater Management

Description

Description

Town centre

Flood Mitigation

Upgrade existing pipe drainage on Henley Street and Hewson Street. Upgrade existing pipe drainage on Hewson Street between Davis Street and Henley Street.

Minor Drainage System

Piped drains

Major Drainage system

Road Reserve

Flow Retardation

On site detention where development occurs. End of line retarding basin located in precinct C Retarding basin located north of the railway.

9.2

Waterways

N/A

WSUD

Distributed bio-retention and street trees, GPT (litter traps) at Walters Road (north) and Hewson Street

Precinct B 7DEOH SUHVHQWV D VXPPDU\ RI WKH VWRUPZDWHU PDQDJHPHQW SODQ IRU 3UHFLQFW % 5HIHU WR $SSHQGL[ ' IRU DQ $ SODQ RI WKH VWRUPZDWHU PDQDJHPHQW SODQ Table 9.2 Precinct B stormwater management summary Stormwater Management

Description

Development

Density transition area

Flood Mitigation

New pipe drainage on Hewson Street between Davis Street and Henley Street to 1% AEP standard to protect existing flood prone properties. This pipe or an alternative flood mitigation solution should be constructed prior to further development of the south east corner of precinct A between Henley Street and

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PLANISPHERE PTY LTD AND SOUTH GIPPSLAND SHIRE 1<25$ '(9(/230(17 675$7(*<

Davis Street.

9.3

Minor Drainage System

Piped drains

Major Drainage system

Road Reserve

Flow Retardation

On site detention where development occurs

Waterways

Constructed waterway between Walters street and the precinct boundary.

WSUD

Distributed bio-retention and sediment basin at Walters Street (south)

Precinct C 7DEOH SUHVHQWV D VXPPDU\ RI WKH VWRUPZDWHU PDQDJHPHQW SODQ IRU 3UHFLQFW & 5HIHU WR $SSHQGL[ ' IRU DQ $ SODQ RI WKH VWRUPZDWHU PDQDJHPHQW SODQ Table 9.3 Precinct C stormwater management summary Stormwater Management

Description

Description

Urban investigation area

Flood Mitigation

N/A

Minor Drainage System

Pipe drainage (network to be determined when development occurs)

Major Drainage system

Kerb and channel

Flow Retardation

End of line retarding basin Onsite detention to be further considered in addition to end of line retarding basin subject to further investigation on the impact of locally increasing catchment flows on the GGE.

Waterways

Waterway corridor for main flow path.

WSUD

Distributed bio-retention, end of line bioretention and sedimentation basins.

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9.4

Precinct D 7DEOH SUHVHQWV D VXPPDU\ RI WKH VWRUPZDWHU PDQDJHPHQW SODQ IRU 3UHFLQFW ' 5HIHU WR $SSHQGL[ ' IRU DQ $ SODQ RI WKH VWRUPZDWHU PDQDJHPHQW SODQ

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PLANISPHERE PTY LTD AND SOUTH GIPPSLAND SHIRE 1<25$ '(9(/230(17 675$7(*<

Table 9.4 Precinct D stormwater management summary Stormwater Management

Description

Description

Urban investigation area

Flood Mitigation

N/A

Minor Drainage System

Pipe drainage (network to be determined when development occurs)

Major Drainage system

Road Reserve

Flow Retardation

End of line retarding basins

Waterways

N/A

WSUD

Distributed bio-retention, end of line bioretention and sedimentation basins.

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9.5

Precinct E 7DEOH SUHVHQWV D VXPPDU\ RI WKH VWRUPZDWHU PDQDJHPHQW SODQ IRU 3UHFLQFW ( 5HIHU WR $SSHQGL[ ' IRU DQ $ SODQ RI WKH VWRUPZDWHU PDQDJHPHQW SODQ Table 9.5 Precinct E stormwater management summary Stormwater Management

Description

Description

Established low density residential with subdivision potential

Flood Mitigation

Retardation basin located in VicTrack land south of the Lang Lang – Poowong Road (in precinct A), new culverts under the Lang Lang – Poowong Road and pipe replacement of the open channel system on both sides of Yannathan Road. Works to provide for the existing 1% AEP flow to be contained within the pipe drainage system. SGSC to consider alternative option of lowering Yannathan Road to provide conveyance for major flows.

Minor Drainage System

Existing open drainage network to be maintained. Easement pipe drains to be constructed

Major Drainage system

Road Reserve and waterway corridors

Flow Retardation

On site detention where development occurs

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PLANISPHERE PTY LTD AND SOUTH GIPPSLAND SHIRE 1<25$ '(9(/230(17 675$7(*<

9.6

Waterways

N/A

WSUD

On lot rainwater tanks, bio-retention, swales, infiltration strips and other WSUD as subdivision occurs. GPT downstream of the industrial precinct at Yannathan Road.

Precinct F 7DEOH SUHVHQWV D VXPPDU\ RI WKH VWRUPZDWHU PDQDJHPHQW SODQ IRU 3UHFLQFW ) 5HIHU WR $SSHQGL[ ' IRU DQ $ SODQ RI WKH VWRUPZDWHU PDQDJHPHQW SODQ Table 9.6 Precinct F stormwater management summary Stormwater Management

Description

Description

Urban investigation area

Flood Mitigation

N/A

Minor Drainage System

Pipe drainage (network to be determined when development occurs)

Major Drainage system

Road Reserve in development areas, constructed waterway and waterway corridors in other locations.

Flow Retardation

End of line retarding basins

Waterways

Constructed waterway and waterway corridors

WSUD

Distributed bio-retention, end of line bioretention and sedimentation basins

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9.7

Precinct G 7DEOH SUHVHQWV D VXPPDU\ RI WKH VWRUPZDWHU PDQDJHPHQW SODQ IRU 3UHFLQFW * 5HIHU WR $SSHQGL[ ' IRU DQ $ SODQ RI WKH VWRUPZDWHU PDQDJHPHQW SODQ Table 9.7 Precinct G stormwater management summary Stormwater Management

Description

Description

New low density residential area

Flood Mitigation

Description of infrastructure required

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PLANISPHERE PTY LTD AND SOUTH GIPPSLAND SHIRE 1<25$ '(9(/230(17 675$7(*<

9.8

Minor Drainage System

Existing open drainage network to be maintained.

Major Drainage system

Waterway corridor

Flow Retardation

On site detention where development occurs

Waterways

N/A

WSUD

On lot rainwater tanks, bio-retention, swales, infiltration strips and other WSUD determined by SGSC as subdivision occurs.

Precinct H 7DEOH SUHVHQWV D VXPPDU\ RI WKH VWRUPZDWHU PDQDJHPHQW SODQ IRU 3UHFLQFW + 5HIHU WR $SSHQGL[ ' IRU DQ $ SODQ RI WKH VWRUPZDWHU PDQDJHPHQW SODQ Table 9.8 Precinct H stormwater management summary Stormwater Management

Description

Description

Rural Lifestyle

Flood Mitigation

Description of infrastructure required

Minor Drainage System

Piped drains

Major Drainage system

Road reserve and existing natural flow paths

Flow Retardation

Onsite detention

Waterways

N/A

WSUD

Rainwater tanks, bio-retention, swales, infiltration strips and other WSUD determined by SGSC as subdivision occurs.

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11.

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Estimated Basic Construction Cost

Provisions

Pipes

$2,642,125

$184,949

Channels

$832,923

$0

Culverts

$179,584

$34,121

Retarding Basins

$1,162,711

$232,542

Sediment Basins

$1,426,074

$285,215

Litter Traps

$119,160

$23,832

Bio-Retention Basins

$717,491

$143,498

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PLANISPHERE PTY LTD AND SOUTH GIPPSLAND SHIRE 1<25$ '(9(/230(17 675$7(*<

Sub-total 'A'

$7,080,068

$904,157

'A' x Site Establishment, Preparation & Reinstatement Costs @ 6%

$424,804

'A' x Site Environmental & Traffic Management Plans @ 2.5%

$177,002

Sub-total 'B'

$7,681,874

$904,157

'B' x Engineering Fee @ 15%

$1,152,281

$135,624

Sub-total 'C'

$8,834,155

$1,039,780

'C' x Administration Fee @ 9%

$795,074

$93,580

(Land Acq only) 'C' x Administration Fee @ 1%

-

-

Sub-total 'D'

$9,629,229

$1,133,361

'B' x Contingencies @ 5%

$384,094

-

UNALLOCATED COST

$10,013,322

$1,133,361

TOTAL COST

$11,146,683

(unallocated works only) Rounded Estimate

$11,150,000

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Land take (hectares) Channels

3.49

RBs

4.11

Sediment Basins

1.65

Bioretention Basins (end of line)

0.28

Bioretention Distributed

0.87

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PLANISPHERE PTY LTD AND SOUTH GIPPSLAND SHIRE 1<25$ '(9(/230(17 675$7(*<

Pipes4

0.25

TOTAL

10.66

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12.

FUNDING MECHANISMS

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APPENDIX A Drainage Investigations Report

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South Gippsland Shire

Nyora Development Precinct Drainage Investigations Report

July 2016 V1128_001


SOUTH GIPPSLAND SHIRE NYORA DEVELOPMENT PRECINCT

DISCLAIMER This report has been prepared on behalf of and for the exclusive use of South Gippsland Shire and is subject to and issued in accordance with South Gippsland Shire instruction to Engeny Water Management (Engeny). The content of this report was based on previous information and studies supplied by South Gippsland Shire Engeny accepts no liability or responsibility whatsoever for it in respect of any use of or reliance upon this report by any third party. Copying this report without the permission of South Gippsland Shire or Engeny is not permitted.

JOB NO. AND PROJECT NAME V1128_001 Nyora Drainage Design Strategy DOC PATH FILE: V:\Projects\V1128 Planisphere\V1128_001 Nyora Deliverables\Documents\Report\Nyora Drainage Strategy Report _Rev0

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SOUTH GIPPSLAND SHIRE NYORA DEVELOPMENT PRECINCT

EXECUTIVE SUMMARY

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Location

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SOUTH GIPPSLAND SHIRE NYORA DEVELOPMENT PRECINCT

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1.

INTRODUCTION

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BACKGROUND

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2.2

Catchment Conditions 1\RUD LV ORFDWHG DPRQJVW XQGXODWLQJ KLOOV LQ WKH IHUWLOH ZHVW *LSSVODQG UHJLRQ 7KH DYHUDJH DQQXDO UDLQIDOO IRU 1\RUD LV PP EDVHG RQ WKH \HDU UDLQIDOO GDWD UHFRUG IURP WKH 1\RUD 3RVW 2IILFH %XUHDX RI 0HWHRURORJ\ VWDWLRQ DQG WKH UHJLRQ VXUURXQGLQJ WKH WRZQ FRQWDLQV D PL[ RI DJULFXOWXUDO DQG IRUHVWHG ODQG UHIHU WR Figure 2.1

Figure 2.1 View north east from Glovers Road showing the agricultural and forested land located to the North of Nyora.

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SOUTH GIPPSLAND SHIRE NYORA DEVELOPMENT PRECINCT

Figure 2.2 Nyora catchments

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3.

DATA

3.1

Base data 7KH GDWD SUHVHQWHG LQ Table 3.1 ZDV SURYLGHG E\ 6RXWK *LSSVODQG 6KLUH &RXQFLO 6*6& &RXQFLO DQG ZDV XVHG DV D EDVLV IRU WKH K\GUDXOLF DQG K\GURORJLFDO PRGHOOLQJ WKDW ZDV XQGHUWDNHQ WR HVWLPDWH WKH H[LVWLQJ DQG IXWXUH IORRG FRQGLWLRQV DW 1\RUD 6RPH RI WKH GDWD SURYLGHG E\ &RXQFLO LV XQGHUVWRRG WR KDYH EHHQ VRXUFHG IURP WKH 'HSDUWPHQW RI /DQG :DWHU DQG 3ODQQLQJ '(:/3 DQG 0HOERXUQH :DWHU &RUSRUDWLRQ 0:& Table 3.1 Base data

3.2

Data

Format

Description

Stormwater_Pipes

.tab

Council stormwater drainage pipes

Stormwater_Pits

.tab

Council stormwater drainage pits

TableDrains_InProgress

.tab

Council table drains

Nyora_FASTLOOK_12Apr2012 _RGB_10cm_MGA55

.ecw

Aerial photograph

Stockyard Rise Estate, Nyora Stages 3,4 & 5 Plans

.pdf

Plans showing the drainage system and layout for the development in the Eagle Rise / Carlisle Close area

Gambrae Park Estate, Nyora – Stage 5 Plans

.pdf

Plans showing the drainage system and layout for the development on Follett Drive

Proposed Road Reconstruction Henrys Road, Nyora – Stage 1

.pdf

Plans showing the road reconstruction and drainage plans for Henrys Road

PLAN_ZONE

.tab

Planning zones

PLAN_OVERLAY

.tab

Planning overlays

e3xxn57xx_Desalination_Corridor_10cm

.xyz

LiDAR tiles

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SOUTH GIPPSLAND SHIRE NYORA DEVELOPMENT PRECINCT

Figure 3.1 View south near the railway crossing on the east side of Davis Street

Figure 3.2 View west towards the station from near the railway crossing at Davis Street.

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SOUTH GIPPSLAND SHIRE NYORA DEVELOPMENT PRECINCT

Figure 3.3 View north to Adams Creek from Patman Drive

Figure 3.4 View north on Walters Road near the low point between Hewson Street and the Lang Lang - Poowong Road

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SOUTH GIPPSLAND SHIRE NYORA DEVELOPMENT PRECINCT

Figure 3.5 View north to the inlet of the 2 no. 1200 mm wide by 600 mm high box culverts located under Follett Drive

Figure 3.6 View north east across the Nyora Speedway from Grundy Avenue

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SOUTH GIPPSLAND SHIRE NYORA DEVELOPMENT PRECINCT

Figure 3.7 View west to new side entry pit and kerb and channel on Henrys Road near the intersection with Eagle Rise.

Figure 3.8 View north on Henrys Road showing new kerb and channel and road reconstruction works

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SOUTH GIPPSLAND SHIRE NYORA DEVELOPMENT PRECINCT

Figure 3.9 View west on Hewson Street

3.3

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Table 3.2 Additional culvert data collected by Council and included in the hydraulic model Culvert No

Size (mm)

Type

Location

Notes

1

450

CP

Under railway line near station – invert 1.5 m below ballast

Extends for over 40 m into flat land

2

750

CP

Under railway line near station – invert 1.5 m below ballast

Extends for 40 m into flat land

3

300

CP

Under road the Lang Lang - Poowong Road – invert 1 m below road

Discharges into open drain along south side of rails

4

900

RCP

Under road the Lang Lang - Poowong Road – invert 2.5 m below road

Very deep

5

375

CP

Under the Lang Lang - Poowong Road – invert 3.5 m below road

Very deep – no discernible low point though has rock beaching on HS

6

2x 1200x 600

BC

Under Follett Drive – invert 900 mm below road

7

900x 450

BC

Under Follett Drive – invert 600 mm below road

8

600

RCP

Under railway line near Speedway – invert 1.2 m below ballast

Appears to be newer pipe taking discharge from reserve

Within private property north of the Nyora – Poowong Road

Subject to proposed Wallis Watson subdivision

9

10

900

CP

Under railway line near the south east development boundary – invert 3 m below ballast

Very old & very deep. Could not find inlet.

11

375

CP

Under Yannathan Road – invert 1.5 m below road

Very poor condition

12

300

CP

Under Glovers Road – invert 600 mm below road

13

Within private property north of the Nyora – Poowong Road

Subject to proposed Wallis Watson subdivision

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3.4

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4.

EXISTING CONDITIONS FLOODING

4.1

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Hydrology

4.2.1

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4.2.2

Intensit y-Frequency- Duration Dat a ,QWHQVLW\ )UHTXHQF\ 'XUDWLRQ ,)' GDWD IRU 1\RUD ZDV VRXUFHG IURP WKH %XUHDX RI 0HWHRURORJ\ XVLQJ WKH RQOLQH ,)' WRRO $5 5 PHWKRGRORJ\ DQG XVHG WR HVWLPDWH FDWFKPHQW UDLQIDOO H[FHVV K\GURJUDSKV LQ 525% 7KH DGRSWHG ,)' SDUDPHWHUV DUH SUHVHQWHG LQ 7DEOH Table 4.1 IFD parameters for Nyora

4.2.3

Parameter

Value

Intensity - 1 hour duration, ARI = 2 years (2I1)

17.89

Intensity - 12 hour duration, ARI = 2 years (2I12)

3.96

Intensity - 72 hour duration, ARI = 2 years (2I72)

1.15

Intensity - 1 hour duration, ARI = 50 years (50I1)

33.31

Intensity - 12 hour duration, ARI = 50 years (50I12)

7.2

Intensity - 72 hour duration, ARI = 50 years (50I72)

2.21

Skew (G)

0.39

F2

4.25

F50

15.01

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4.2.4

Fraction Impervious )UDFWLRQ LPSHUYLRXV YDOXHV ZHUH DVVLJQHG E\ ODQG XVH W\SH IRU WKH 1\RUD WRZQVKLS DUHD DV SUHVHQWHG LQ Table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Table 4.2 Fraction impervious by land use type Plan Zone

Land Use

Existing conditions Fraction Impervious

PUZ1

Service and Utility

0.2

LDRZ

Low Density Residential Zone

0.25

PPRZ

Public Park and Recreation Zone

0.1

PUZ4

Transport

0.3

PUZ3

Health and Community

0.2

C1Z

Commercial 1 Zone

0.7

PUZ2

Education

0.7

GRZ1

General Residential Zone (Schedule 1)

0.35

FZ

Farm Zone

0.1

PUZ5

Cemetary / Crematorium

0.15

IN3Z

Industrial Zone 3

0.45

PUZ6

Local government

0.1

RDZ2

Secondary and Local road

0.6

RLZ

Rural Living Zone

0.15

4.3

Hydraulics

4.3.1

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4.3.2

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4.3.3

Pipe and Pits Losses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

4.3.4

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Table 4.3 1% AEP TUFLOW peak flow verification against the rural rational method Catchment

Receiving Waterway

Area (ha)

Rural Rational (m3/s)

TUFLOW - dams not filled (m3/s)

Difference

N1

Adams Creek

129.7

3.05

5.31

74%

N2

Adams Creek

122.3

2.92

4.46

53%

N3

Little Lang Lang River

172.0

3.76

4.78

27%

N4

Little Lang Lang River

18.5

0.69

0.63

-9%

N5

Bass River

53.8

1.56

2.76

77%

N6

Bass River

57.2

1.18

2.05

73%

N7

Bass River

29.3

1.00

1.27

27%

N8

Bass River

20.2

0.76

N/A

N/A

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Table 4.4 Existing conditions 1% AEP event peak flow comparison

Catchment

TUFLOW - base case (m3/s)

TUFLOW - dams filled (m3/s)

DS RORB flow (m3/s)

N1

5.31

5.44

6.1

N2

4.46

4.53

-

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4.78

6.68

8.9

N4

0.63

0.65

-

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2.76

3.03

-

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2.05

2.37

-

N7

1.27

1.44

-

N8

N/A

N/A

N/A

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Figure 4.1 Catchment N3 flood extent comparison

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SOUTH GIPPSLAND SHIRE NYORA DEVELOPMENT PRECINCT

Table 4.5 Categorisation of existing flooding Location

18% AEP

1% AEP

Properties with minor flooding

61

98

Properties with major flooding

2

28

Roads with minor flooding

3

6

Roads with major flooding

0

2

Railway with minor flooding

0

2

Railway with major flooding

0

0

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Figure 4.3 1% AEP flooding in the Walter Street area

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Figure 4.4 1% AEP flooding in the Yannathan Road area

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SOUTH GIPPSLAND SHIRE NYORA DEVELOPMENT PRECINCT

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Figure 4.5 1% AEP flooding in the Follett Drive area

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Performance Objective

Total Suspended Solids (TSS)

80% reduction from typical urban load

Total Phosphorous (TP)

45% reduction from typical urban load

Total Nitrogen (TN)

45% reduction from typical urban load

Gross Pollutants (GP)

70% reduction from typical urban load

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APPENDIX B Water Sensitive Urban Design Elements

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Vegetated swale conveying road runoff (Photo courtesy of Melbourne Water)

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SOUTH GIPPSLAND SHIRE NYORA DEVELOPMENT PRECINCT

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PLANISPHERE PTY LTD AND SOUTH GIPPSLAND SHIRE 1<25$ '(9(/230(17 675$7(*<

APPENDIX B TUFLOW model results $(3 GHYHORSHG FRQGLWLRQV ZLWK QR PLWLJDWLRQ ZRUNV

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PLANISPHERE PTY LTD AND SOUTH GIPPSLAND SHIRE 1<25$ '(9(/230(17 675$7(*<

APPENDIX C Ultimate Stormwater Management Plan

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PLANISPHERE PTY LTD AND SOUTH GIPPSLAND SHIRE 1<25$ '(9(/230(17 675$7(*<

APPENDIX D Stormwater management by precinct

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PLANISPHERE PTY LTD AND SOUTH GIPPSLAND SHIRE 1<25$ '(9(/230(17 675$7(*<

APPENDIX E Staged stormwater management

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SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

© 2016

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E3


E4

SOUTH GIPPSLAND SHIRE COUNCIL | NYORA DEVELOPMENT STRATEGY

© 2016

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F

Appendix F PROPERTY & ECONOMIC REPORT

© 2016

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E5


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NYORA DEVELOPMENT STRATEGY – ECONOMIC AND PROPERTY INPUT SOUTH GIPPSLAND SHIRE COUNCIL AND PLANISPHERE


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NYORA DEVELOPMENT STRATEGY – ECONOMIC AND PROPERTY INPUT SOUTH GIPPSLAND SHIRE COUNCIL AND PLANISPHERE

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URBAN ENTERPRISE PTY LTD APRIL 2016

5


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NYORA DEVELOPMENT STRATEGY – ECONOMIC AND PROPERTY INPUT SOUTH GIPPSLAND SHIRE COUNCIL AND PLANISPHERE

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URBAN ENTERPRISE PTY LTD APRIL 2016

7


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NYORA DEVELOPMENT STRATEGY – ECONOMIC AND PROPERTY INPUT SOUTH GIPPSLAND SHIRE COUNCIL AND PLANISPHERE


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URBAN ENTERPRISE PTY LTD APRIL 2016

9


)2817$,1 *$7( ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย อ อ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วฆย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ศ ย ย ย ศ วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย วก ย ย ย วก ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วฆย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วฆย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค 3$.(1+$0 ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ อ ย ย ย ย ย ย อ อ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วฆย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค :$55$*8/ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ อ ย ย ย ย ย ย อ อ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค

10

NYORA DEVELOPMENT STRATEGY โ ECONOMIC AND PROPERTY INPUT SOUTH GIPPSLAND SHIRE COUNCIL AND PLANISPHERE

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค /(21*$7+$ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วฆย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย

ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วฆย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค .22 :(( 583 ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วฆย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วฆย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ศ อ อ ย ย ย ย ย ย ย ย ย ย ย ย ศ วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย วฆย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค '528,1 ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ อ ย ย ย ย ย ย อ อ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย


Ǥ

ǡ Ǥ .2580%855$ ͚͘ ͙͜ Ǥ ǡ Ǧ

Ǥ ȋ Ȍ Ǥ

͛

ǡ ǡ ǡ ǡ ǡ ǡ ǡ ǡ Ǥ

͜͝

Ȃ

Ǧ ȋ Ȍ

͚ ȋ Ƭ Ȍǡ Ǥ

͚͛

Ȃ

Ǧ

͚ ȋ Ƭ Ȍǡ ǡ Ǥ

͛͝

Ǧ

ǡ

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͛͘

Ȃ ǡ Ǥ

ȋ Ȍǡ ǡ Ǥ

͚͙

Ȃ

͙ ȋ ȌǤ

͚͟

͙ ȋ

ǡ ͙ǡ͡͞͝ ȌǤ

͙͜

Ȃ

͙ ȋ

ǡ ͙͘͠ ȌǤ

͙͘

Ȃ

͙ ȋ

ǡ ͜​͘͜ ȌǤ

͠

Ȃ

ȋ ǡ Ȍ

͞

Ǧ

Ȃ Ǥ

Ǧ

/$1* /$1* ǡ ͙͜ ͙͘ Ǥ ͙ǡ͛͜͟ ͚͙͘​͙Ǥ ǯ

ǡ Ǥ 322:21* ȋ ͘͟͞ ͚͙͘​͙Ȍ ͙͘ ͠ Ǥ ǡ ±ǡ ǡ

Ǥ Ǥ /2&+ ȋ͟͡͞ ͚͙͘​͙Ȍ ͟ ͞ Ǥ ǡ Ǥ ǡ Ȁ Ǥ

ǣ ǡ ͚͙͘͝Ǥ

URBAN ENTERPRISE PTY LTD APRIL 2016

11


5(7$,/ 3529,6,21

.(< ),1',1*6

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย วฃ

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วฃ

โ ข

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ วกอ อ อ ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ วกอ อ อ ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ วคอ ย ย ย ย ย ย ย ย ย ย ย ย วข

โ ข

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ อ อ ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ วกอ อ อ ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ ย ย ย ย ย ย ย ย ย ย ย ย วข ย ย ย

โ ข

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ วกอ อ อ ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ วกอ อ อ ย ย ย วก ย ย ย ย ย ย ย ย ย ย อ วคอ ย ย ย ย ย ย ย ย ย ย ย ย วค

ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ วคอ ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วฎย ย ย ย ย ย วฏ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค

โ ข

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ อ อ ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วข

โ ข

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วข

โ ข

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ วคอ ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วฎย ย ย ย ย ย วฏ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วข

โ ข

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วข

โ ข

ย ย ย ย ย ย ย อ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ ย ย ย ย ย ย ย ย ย ย ย ย ย อ วคอ ย ย ย ย ย ย ย ย ย ย ย อ ย ย ย วค

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ศ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ศ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ศ วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ อ ฮฌ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค

12

NYORA DEVELOPMENT STRATEGY โ ECONOMIC AND PROPERTY INPUT SOUTH GIPPSLAND SHIRE COUNCIL AND PLANISPHERE


'(02*5$3+,& $1' (03/2<0(17 352),/( ,1752'8&7,21 Ǥ

(03/2<0(17 352),/( ǣ

'(02*5$3+,& 352),/(

ǡ ͚͙͘͜ǡ Ǥ ǡ ǣ

͟͡Ǥ͙ά ȋ͞​͘͞ Ȍ ͛Ǥ͚ά ȋ͚͙ Ȍ Ǥ ȋ͝͡άȌ ȋ͝​͝άȌ ȋ͛͘άȌ ȋ͛͡άȌǢ

ȋ Ȍ ͙ǡ͞​͞͠ ȋ͛͞άȌǢ

͚͙͛͘ ȋ γ͙͝͡Ȍ ͜​͜ Ǥ ȋ͚͙ȌǤ ȋ͙͠Ȍ ǡ ȋ͙͟Ȍǡ ǡ ȋ͙͚Ȍ ȋ͙͘ȌǤ

͚͙͚͘ ͝Ǥ͚άǢ

͙ǡ͛​͚͛ ͘͜͝ ͚Ǥ͠ ǡ ͚Ǥ͜ Ǣ

͚͘​͙͘ ǡ ͛͝ Ȃ ͘͟ ͛͝ά ͜͟ά Ǥ ͟͝ ǡ ͛Ǥ͜ά ͞Ǥ͞ά Ǥ ͚͘ Ȃ ͛͝ ȋ͚​͚Ǥ͠άȌ ȋ͚͠Ǥ͝άȌǢ

͘͜͝ ͚ Ǥ ͚͙͘​͙ ͙͟͝ ǡ ͙͛ά Ǥ

͚͙͘​͙ Ǣ

͚͛Ǥ͡ά ͙͚ ǡ ͛​͛Ǥ͙ά

Ǥ

͚͙͘​͙ ͜ ͝ǡ ǣ •

ȋ͛͝άǡ ͚​͚ά ȌǢ

ȋ͚͙άǡ ͚͛ά ȌǢ

Dz dz ǡ ǡ ǡ ȋ͜͝άǡ ͚͞ά ȌǤ

URBAN ENTERPRISE PTY LTD APRIL 2016

13


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ǣ ͚͙͘​͙

14

NYORA DEVELOPMENT STRATEGY – ECONOMIC AND PROPERTY INPUT SOUTH GIPPSLAND SHIRE COUNCIL AND PLANISPHERE


'(0$1' )25 5(7$,/ $1' &200(5&,$/ )/22563$&( ,1752'8&7,21

͞

Ǥ

3238/$7,21 $1' *52:7+ Ǥ ǡ Ǥ ȋ ͙ά ͙͘ Ȍǡ ȋ ͚͙͘͝Ȍ ͙Ǥ͚ά ͚͙͘​͙ ͚͙͛͘Ǥ ǡ Dz Ǧ dz Ǥ ͚Ǥ͝ά Ǧ ǡ ͚͛͘ ͚͙͘͠ ͚͛͘͞ ȋ͙͠ Ȍǡ ͙͘​͘ Dz dz ͚͚͘͞ ͚͛͘͞ ȋ͙͘ Ȍǡ ͛ ͙͚ Ǥ ͞Ǥ ȋ͚͙͘͜Ȍ ͚Ǥ͝ά ͛Ǥ͞ά ͚͙͘͞ ͚͙͛͘ ȋ ͚Ǥ͠ά Ȍǡ ͘͝ά ǡ Ǥ

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ǣ ǡ Ǥ

ǡ ǣ •

͚͙͘͘ǡ ǣ •

͚Ǥ͟ά Dz dz Ǣ

͜ά Dz dzǢ

͠Ǥ͞ά Dz dzǤ

͛Ǥ͛ά ͝ά ȋ ȌǤ

͘͟​͘ Ȃ ͘͠​͘ Ǥ

URBAN ENTERPRISE PTY LTD APRIL 2016

15


ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วฆย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ อ อ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ วกอ อ อ ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ วค

ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ วคอ ฮฌ ย ย อ วคอ ฮฌ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ ฮฌ ย ย ย อ ฮฌ ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ ฮฌ วฆ อ ฮฌ ย ย ย ย ย ย ย ย วค อ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย

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ย ย ย ย ย

อ วคอ ฮฌ

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อ วคอ ฮฌ

ย ย ย ย ย วฃ ย ย ย ย ย ย ย ย ย ย ย ย ย วก อ อ อ อ วค

16

NYORA DEVELOPMENT STRATEGY โ ECONOMIC AND PROPERTY INPUT SOUTH GIPPSLAND SHIRE COUNCIL AND PLANISPHERE


5(7$,/ $1' &200(5&,$/ &$7&+0(17 ͛ǡ ͛Ǥ Ǥ

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URBAN ENTERPRISE PTY LTD APRIL 2016

17


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18

NYORA DEVELOPMENT STRATEGY – ECONOMIC AND PROPERTY INPUT SOUTH GIPPSLAND SHIRE COUNCIL AND PLANISPHERE


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URBAN ENTERPRISE PTY LTD APRIL 2016

19


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20

NYORA DEVELOPMENT STRATEGY – ECONOMIC AND PROPERTY INPUT SOUTH GIPPSLAND SHIRE COUNCIL AND PLANISPHERE


/$1' 5(48,5(0(176

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค

ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ วคอ ฮฌ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ ฮฌ ย ย อ ฮฌวค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ศ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ศ วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ศ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ศ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ อ ฮฌวก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ อ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค อ อ วก อ อ อ อ ย ย ย ย ย ย ย

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ศ ย ย ย ศ

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ศ ย ย ย ศ

ย ย ย ย ย ย ย ย ย ย ย ย ย ศ ย ย ย ศ

ย ย ย ย ย ย

ย ย ย ย ย ย ย ย ย ย ย

อ อ อ อ

อ อ อ

อ อ อ อ

อ วคอ ย ย

ย ย ย ย ย ย ย ย ย

อ อ อ อ

อ อ อ อ

อ อ อ อ

อ วคอ ย ย

ย ย ย ย ย วฃ ย ย ย ย ย ย ย ย ย ย ย ย ย วค

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ศ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ อ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วฆย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค

URBAN ENTERPRISE PTY LTD APRIL 2016

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3523(57< $1' /2&$7,21 &216,'(5$7,216 ǡ ǣ

Ǥ

Ȃ Ǣ

ǡ ǣ

ǡ Ǣ

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ǡ Ǣ

Ǯ ǯ ȋ Ǥ ǡ ȌǤ

ǡ ȋ ȌǤ ǡ ǡ Ǥ

ǡ ͙ ǡ Ǥ ͙ ǡ Ǥ

ǡ ͞ Ǥ Ǥ •

͜ǡ͘͠​͘ ͚ Ǥ Ǣ

͙Ǥ͚͛ ͜ Ǥ ǡ Ǥ ͙Ǥ Ǧ Ǣ

͟ǡ͘​͘​͘ ͛ ǡ ͚ Ǥ ǡ ͙Ǥ

͝ǡ͙͘​͘ ͙ ǡ ͙ǡ͘͟​͘ Ǥ ǡ

͙ ǡ ǣ •

Ǣ

Ǣ

Ǣ

Ǣ

Ǥ

22

NYORA DEVELOPMENT STRATEGY – ECONOMIC AND PROPERTY INPUT SOUTH GIPPSLAND SHIRE COUNCIL AND PLANISPHERE


ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วข โ ข

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ วคอ ย ย อ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วข ย ย ย

โ ข

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ วคอ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค

9,&75$&. /$1' ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ ย ย ย ย ย ย ย ย ย ย ย ย อ ย ย ย ย วค ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค

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,1)5$6758&785( )81',1* 29(59,(: ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค

'(9(/230(17 &2175,%87,216

ย ย ย ย ย ย วฏย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วฃ โ ข

วฒ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ศ อ อ วคอ อ ฮฌศ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วณวก ย ย

โ ข

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ อ ฮฌ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วควณ

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ศ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ศ ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ศ วค

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ อ อ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย วก ย ย ย ย อ อ อ อ วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ศ ศ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค

23325781,7,(6

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ อ อ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ อกวกอ อ อ ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ อ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ศ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ศ ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค

63(&,$/ &+$5*( 6&+(0(6

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย อ อ อ อ วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก

ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วก ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย ย วค

24

NYORA DEVELOPMENT STRATEGY โ ECONOMIC AND PROPERTY INPUT SOUTH GIPPSLAND SHIRE COUNCIL AND PLANISPHERE


,668(6 $1' 23325781,7,(6 ,1752'8&7,21

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23325781,7,(6 •

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URBAN ENTERPRISE PTY LTD APRIL 2016

25


$33(1',; $ $5($6 2) ,17(5(67 )25 72:1 &(175( 5(7$,/ $1' &200(5&,$/ '(9(/230(17

85%$1 (17(535,6( ȁ ȁ ȁ

͛͠͡ ͛͘͞͠ ȁ ǣ ȋ͛͘Ȍ ͚͜͡͠ ͛͠​͠​͠ ȁ Ǥ Ǥ Ǥ


85%$1 (17(535,6( ȁ ȁ ȁ

͛͠͡ ͛͘͞͠ ȁ ǣ ȋ͛͘Ȍ ͚͜͡͠ ͛͠​͠​͠ ȁ Ǥ Ǥ Ǥ



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