18 Bowkett Close Romsey (C96, PLN/2014/303): Zoning and Overlays Assessment
18 Bowkett Close Romsey (C96, PLN/2014/303):
Zoning and Overlay Assessment
1. Subject Site and Surrounds
The subject site is located at the eastern end of Bowkett Close within the northeast area of
the Romsey Township.
The land measures 1.160 hectares and is irregular in shape with a curved Bowkett Close
frontage that measures approximately 50 metres.
The site is known as Reserve 1 (for Municipal Purposes) on PS096799. The land was set
aside for a municipal reserve at the time of the original subdivision in 1974. Since that time it
has remained a vacant reserve and is devoid of any facilities. A mix of native and exotic trees
are dispersed throughout the site. An easement located along the southern and eastern
boundaries is identified as an existing drainage easement.
The land surrounding the site contains existing residential development, with land to the west,
north and south of the site being zoned General Residential, and land to the east zoned Low
Density Residential.
2. Proposal
The application proposes a two (2) lot subdivision and removal of the reserve status from part
of Reserve 1 PS096799 that is proposed to be Lot 1 on PS733103C. The subdivision will
create two lots to be known as ‘Lot 1’ and ‘Reserve No. 1 for municipal purposes and drainage’.
Lot 1, located on the southern side of Bowkett Close, is to measure 3,950 square metres and
is to be of irregular shape running in a north to south orientation with a curved Bowkett frontage
to the north of approximately 20 metres. The shape of the lot gradually widens along its depth
so that the rear boundary measures 74.01 metres. West and east side boundaries are to
measure 89.29 metres and 100.021 metres respectively.
Reserve No.1, located on the eastern side of Bowkett Close, is to measure 7,626 square
metres and is similarly of irregular shape whereby its width increases along its depth. The
curved frontage to Bowkett Close measures approximately 25 metres and a rear boundary of
179.65 metres. Northwest and southeast boundaries measure 97.03 metres and 100.02
metres respectively.
Removal of the reserve status will enable the proposed Lot 1 to be utilised for residential
purposes (along with the proposed re-zoning from Public Park and Recreation Zone to
General Residential Zone).
It is noted that Council’s Natural Resources Officer has identified two native trees to the rear
of proposed Lot 1 to be retained - a Eucalyptus sideroxylon (Ironbark) and a Eucalyptus spp.
As Council is the landowner and the Responsible Authority, the retention of these trees cannot
be achieved by way of an agreement in accordance with Section 173 of the Planning and
Environment Act 1987. An alternative mechanism separate to the planning permit process
should therefore be considered to enforce the retention of these trees.
Page 1 of 14
18 Bowkett Close Romsey (C96, PLN/2014/303): Zoning and Overlays Assessment
3. Relevant Macedon Ranges Planning Scheme controls
State Planning Policy Framework
Clause No.
11
Clause Name
Settlement
Local Planning Policy Framework
Clause No.
21
21.07-1.2
Clause Name
Municipal Strategic Statement
Romsey (Township specific)
Zoning
Clause No.
32.08
36.02
Clause Name
General Residential Zone
Public Park and Recreation Zone
Overlays
Clause No.
43.02
45.06
Clause Name
Design and Development Overlay Schedule 18
Development Contributions Plan Overlay Schedule 1
Particular Provisions
Clause No.
52.01
52.02
52.17
Clause Name
Public Open Space Contribution and Subdivision
Subdivision Easements, Restrictions and Reserves
Native Vegetation
General Provisions
Clause No.
65
Clause Name
Decision Guidelines
Permit Trigger
Clause No.
32.08-2
36.02-3
52.02
Clause Name
A permit is required to subdivide land.
A permit is required to subdivide land.
A permit is required to remove a reservation from land set aside as a
reserve on a certified and registered plan of subdivision (under Section
24 of the Subdivision Act 1988).
Referral
Authority (Section 52)
MRSC Engineering
MRSC Natural
Resources Officer
Response
No objection, subject to seven (7) conditions
Four (4) recommendations made regarding the retention and
removal of trees
Page 2 of 14
18 Bowkett Close Romsey (C96, PLN/2014/303): Zoning and Overlays Assessment
4. Consideration
Zoning
The subject land is currently zoned Public Park and Recreation Zone (PPRZ). The proposed
amendment seeks to rezone part of the property (identified as Lot 1 in the proposed 2 lot
subdivision) to General Residential Zone (GRZ). Under both zones, a permit is required to
subdivide land.
An assessment against these zones is provided below.
Clause 32.08 General Residential Zone (GRZ)
There is no minimum lot size specified by the provisions of the General Residential Zone as
indicated by Clause 32.08. Rather assessment of appropriate lot size is determined by the
ability of a development to comply with the objectives and standards of Clause 56 of the
Planning Scheme. A Clause 56 assessment is provided as an attachment to this report. This
shows that the proposal meets the relevant requirements.
Clause 36.02: Public Park and Recreation Zone (PPRZ)
The subject land is currently zoned PPRZ and under the proposed amendment, part of land,
identified as ‘Reserve No.1 for municipal purposes and drainage’ will continue to be zoned
PPRZ. Under Clause 36.02-2, a permit is required to subdivide land.
Clause 36.02-5 outlines the decision guidelines that are to be considered in assessing an
application to subdivide land. In addition to the State Planning Policy Framework and the Local
Planning Policy Framework, this includes the following guidelines:

The comments of any public land manager or other relevant land manager having
responsibility for the care or management of the land or adjacent land.
The proposal is supported by the relevant land manager for the existing reserve (and the
proposed ‘Reserve No. 1’), being the Macedon Ranges Shire Council, the applicant for the
application.

Whether the development is appropriately located and designed, including in
accordance with any relevant use, design or siting guidelines.
No development is proposed however the subdivision will allow for any future residential
development located on Lot 1 to be appropriately located and designed, and in accordance
with the requirements of the Design and Development Overlay Schedule 18 (discussed further
below).
Overlays
There are currently two Overlays affecting the subject land. These are:


Design and Development Overlay Schedule 18
Development Contributions Overlay Schedule 2
An assessment against these overlays is provided below.
Page 3 of 14
18 Bowkett Close Romsey (C96, PLN/2014/303): Zoning and Overlays Assessment
Clause 43.02: Design and Development Overlay Schedule 18 (DDO18)
Schedule 18 of the Design and Development Overlay applies to the Romsey Township. The
design objectives of the DDO18 are:



To encourage design which reflects the valued character attributes of Romsey, which
broadly consists of low scale dwellings with generous setbacks from front, rear and
side setbacks, a dominance of landscaping and either low or no front fencing.
To protect residential amenity by ensuring development does not intrude on
neighbouring dwellings.
To ensure any fencing sited forward of a building is of a low height and accommodates
a high degree of visual permeability.
In addition to these, there are specific objectives relating to building form and height, private
open space, access and car parking, landscaping, environmentally sustainable design and
heritage.
The subject site is located within Precinct 3, known as Established Area A. The Established
Area A was identified as a preferred character area by the Romsey Residential Character
Study, and consists of established areas of Romsey where housing and development is
predominately reflective of the 1980’s onwards and allotments are generally large in size.
Sub-Clause 3.0 outlines the requirements for a subdivision within each of the three precincts,
in addition to the objectives and standards in Clause 56. For Precinct 3, Established Area A,
the subdivision must meet the following requirements:

For vacant lot subdivisions, each lot must have a minimum of 1,200 square
metres, with dimensions capable of achieving compliance with the design
guidance for detached dwellings as listed within sub-Clause 2.0 of this schedule.
Each lot is to have a minimum of 1,200 square metres. Lot 1, proposed to be rezoned to
General Residential Zone, is to measure 3,950 square metres and is to be irregular in shape
with a Bowkett Close frontage of approximately 20 metres, side boundaries measuring 89.28
metres (west) and 100.02 metres (east) and a rear boundary measuring 92.97 metres. These
dimensions will allow any for future detached dwelling to comply with the design requirements
listed within sub-Clause 2.0 of the DDO18 schedule. Reserve No.1 is to measure 7,626 square
metres but as it is not intended for residential development, the design guidelines for detached
dwellings is not applicable to this allotment.
It is noted that the retention of the two trees that have been identified by Council’s Natural
Resources Officer as significant will not impact on this. The trees are located more than 35
metres from the Bowkett Close frontage, which will allow for an appropriate front setback,
while still being able to allow for a building footprint measuring 10 metres by 15 metres, as
outlined by Clause 56.04-2 in relation to lot area and building envelopes.

Lot frontages should generally reflect existing lot patterns and configurations.
The frontage of Lot 1 generally reflects existing lot patterns and configurations. This is similar
to that of other allotments that have irregular rather than straight frontages to Bowkett Close.

Lots should provide appropriate depth and dimension of allotments to enable
development to meet design guidelines for detached dwellings. As a guide, this
will generally require a lot width of 21 metres.
Page 4 of 14
18 Bowkett Close Romsey (C96, PLN/2014/303): Zoning and Overlays Assessment
Lot 1 is of an appropriate depth with dimensions to enable development to meet design
guidelines for detached dwellings. As stated above, the west and east side boundaries are
89.28 metres and 100.02 metres respectively. This will allow for a dwelling to meet the
minimum setback requirements, including the street setback requirement of Standard A2,
Standard B6 or at least 8 metres, whichever is greater, the side setback requirements of 3
metres (for ground floor) or 5 metres (for first floor) and rear setback requirement of 15 metres
for dwellings. Given the size of the allotment being close to 4,000 square metres, the building
coverage requirement that allows for a maximum of 30% of the site area can be met. This will
also allow for a dwelling to be constructed that does not require a building height to be greater
than 7.5 metres.
It is noted that the retention of the two trees will not impact on this for the reasons stated above
relating to the location of the trees from the front boundary and the size of the allotment.
Clause 45.06: Development Contributions Plan Overlay Schedule 1 (DCPO1)
The purpose of the Development Contributions Plan Overlay is:
‘To identify areas which require the preparation of a development contributions plan for the
purpose of levying contributions for the provision of works, services and facilities before
development can commence.’
Clause 45.06-1 states that a planning permit must not be granted until a Development
Contributions Plan (DCP) has been prepared and incorporated into the planning scheme. Any
permit granted must be consistent with the provisions of the incorporated DCP.
Schedule 1 of the Development Contributions Plan Overlay applies to the Romsey Township
and was introduced in October 2012 to enable contributions to be levied for residential,
industry and business developments, based on the costs and contributions prescribed in the
Romsey Development Contributions Plan (July 2012). The DCP divides the Romsey Township
into designated areas each with its own contribution requirement.
The subject land falls within Area 1 for which the following contributions were applicable as at
October 2012:
Area
DI Open Space
Area 1
Per dwelling
$641.67
Residential
Development Infrastructure (DI)
DI Open Space DI Planning
DI Roads
Land
Per dwelling
$0.00
Per dwelling
$61.72
Per dwelling
$268.44
Total
Development
Infrastructure
Charges
Per dwelling
$971.82
Sub-Clause 3.0 states that: ‘Where new residential subdivisions are proposed, levies will be
collected as a condition of permit for subdivision’ and that the contribution must be adjusted
in accordance with the Building Price Index and land acquisition values on 1 July each year.
As the amendment and the two lot subdivision proposes to create one residential lot, this
contribution is applicable.
Page 5 of 14
18 Bowkett Close Romsey (C96, PLN/2014/303): Zoning and Overlays Assessment
Particular Provisions
Clause 52.01 Public Open Space Contribution and Subdivision
Clause 52.01 states that a person who proposes to subdivide land must make a contribution
to the council for public open space. The subdivision is considered to be exempt from a public
open space requirement, in accordance with Clause 52.01-1 and Section 18 (8) of the
Subdivision Act 1988 as it subdivides land into two lots and it is unlikely that each lot will be
further subdivided. Furthermore, one of the allotments to be created, Reserve No.1, is to
remain in reserve status.
Clause 52.02 Easements, Restrictions and Reserves
The purpose of Clause 52.02 is to enable the removal and variation of an easement or
restrictions to enable a use or development that complies with the planning scheme after the
interests of affected people are considered.
The Subdivision Act 1988 enables councils to require subdividers to set aside 5 per cent of
the land intended to be used for residential purposes, on the plan of subdivision, for public
open space. Alternatively, the Act enables councils to sell public open space and use proceeds
of any sale of public open space to ‘…improve land already set aside… for use for public
recreation’. Council’s 1999 Open Space Strategy identified the land at Bowkett Close as part
of a list of Council owned properties that were assessed as having little or no strategic value
as open space and was recommended for review and potential sale. The application only
seeks to remove the reserve status of only part of the subject site (proposed Lot 1) and
therefore the proposed Reserve No.1 will remain as a reserve.
Before deciding on an application under Clause 52.02, in addition to the decision guidelines
in Clause 65, the Responsible Authority must consider the interests of affected people. Council
gave notice of its intention to sell part of 18 Bowkett Close pursuant to Section 189 of the Local
Government Act 1989. Submissions were invited and considered before Council resolved to
sell the south west portion of the reserve. As the subdivision application is being assessed
under a combined Amendment and Planning Permit application, notice of the application is to
be given under this process; providing an additional opportunity for the interests of affected
people to be considered.
Clause 52.17 Native Vegetation
Clause 52.17 outlines the requirements for the removal, lopping or destruction of native
vegetation. According to the Permitted clearing of native vegetation – Biodiversity assessment
guidelines (Department of Environment and Primary Industries, September 2013) this should
include all native vegetation within any subdivision plot of less than 4,000 square metres, with
the assumption that such native vegetation will be lost. In this instance, Council’s Natural
Resources Officer has identified that the native trees located on the site would be exempt from
such provisions (in accordance with Clause 52.17-7) given that the trees were most likely
planted for aesthetic or amenity purposes in the past.
Aboriginal Cultural Heritage Sensitivity
When the Aboriginal Heritage Act 2006 was introduced, Aboriginal Affairs Victoria (AAV) took
a precautionary approach and identified all land within 200 metres of a waterway as an area
of cultural heritage sensitivity. The corner of 18 Bowkett Close is within 200m of Deep Creek.
Page 6 of 14
18 Bowkett Close Romsey (C96, PLN/2014/303): Zoning and Overlays Assessment
Under the Aboriginal Heritage Act 2006, Cultural Heritage Management Plans must be
prepared for development works in areas of cultural heritage sensitivity. A number of
exemptions apply, including for the construction of one or two dwellings and subdivision into
two allotments. Therefore, in this instance, the designation of part of the site as an area of
cultural heritage sensitivity is not likely to result in the requirement for a Cultural Heritage
Management Plan and is not likely to impact the future use or development of the land.
Page 7 of 14
18 Bowkett Close Romsey (C96, PLN/2014/303): Zoning and Overlays Assessment
Appendix 1: Draft Conditions
1. The subdivision allowed by this permit and shown on the plans endorsed to accompany
the permit shall not be amended for any reason unless with the prior written consent of the
Responsible Authority.
2. The owner of the land must enter into an agreement with:
a) a telecommunications network or service provider for the provision of
telecommunication services to each lot shown on the endorsed plan in accordance with
the provider’s requirements and relevant legislation at the time; and
b) a suitably qualified person for the provision of fibre ready telecommunication facilities
to each lot shown on the endorsed plan in accordance with any industry specifications
or any standards set by the Australian Communications and Media Authority, unless
the applicant can demonstrate that the land is in an area where the National Broadband
Network will not be provided by optical fibre.
3. Before the issue of a Statement of Compliance for any stage of the subdivision under the
Subdivision Act 1988, the owner of the land must provide written confirmation from:
a) a telecommunications network or service provider that all lots are connected to or are
ready for connection to telecommunications services in accordance with the provider’s
requirements and relevant legislation at the time; and
b) a suitably qualified person that fibre ready telecommunication facilities have been
provided in accordance with any industry specifications or any standards set by the
Australian Communications and Media Authority, unless the applicant can demonstrate
that the land is in an area where the National Broadband Network will not be provided
by optical fibre.
4. Before the issue of a Statement of Compliance for the subdivision under the Subdivision
Act 1988, a development contribution of $971.82 per additional residential allotment (as at
July 2012) must be paid to the Responsible Authority in accordance with the Romsey
Development Contributions Plan, July 2012. Prior to payment of the contribution, the
amount payable will be adjusted on 1 July each year in accordance with Schedule 1 of
Clause 45.06 of the Macedon Ranges Planning Scheme.
5. The owner of the land must enter into agreements with the relevant authorities for the
provision of water supply, drainage, sewerage facilities, and electricity, gas and
telecommunication services to each lot shown on the endorsed plan in accordance with
the authority’s requirements and relevant legislation at the time.
6. All existing and proposed easements and sites for existing or required utility services and
roads on the land must be set aside in the plan of subdivision submitted for certification in
favour of the relevant authority for which the easement or site is to be created.
7. The plan of subdivision submitted for certification under the Subdivision Act 1988 must be
referred to the relevant authority in accordance with Section 8 of that Act.
MRSC Engineering, Infrastructure and Major Projects Unit Conditions
8. Prior to the commencement of works, Engineering Plans must be submitted to and
approved by Responsible Authority. The plans must include:
Page 8 of 14
18 Bowkett Close Romsey (C96, PLN/2014/303): Zoning and Overlays Assessment
a)
All necessary computations and supporting design documentation for any
structure, civil and drainage infrastructure and geotechnical investigation report.
b)
Provision for all services and conduits (underground), including alignments and
offsets.
c)
A new vehicle crossing for Lot 1. Crossings are to be a minimum of 10.0m from
any intersection, 1.0m from any power pole, sign or service pit and an absolute
minimum of 3.0m from any street tree.
d)
Extension of the existing drainage network to service Lot 1 within own boundaries.
e)
Details of the stormwater quality treatment system.
Prior to issue of a Statement of Compliance, all works shown on the approved
Engineering Plans must be constructed or carried out all to the satisfaction of the
Responsible Authority.
9. Prior to any development works being undertaken, an “Asset Protection Permit” must be
obtained from Council for any of the following:
a)
Works within Council road reserves or on Council stormwater drainage assets.
b)
Entry into a building site by means of a motor vehicle having a gross weight
exceeding two tonnes.
c)
New crossover or existing crossover upgrading works.
10. The subdivision is to be provided with an underground drainage system to a design
approved by the Responsible Authority and such that:
a)
The subdivision as a whole is provided with legal point/s of discharge approved by
the Responsible Authority and any other statutory authority from which approval
must be received for the discharge of drainage.
b)
All drainage courses or outfall drainage lines required to the legal point/s of
discharge and which pass through lands other than those within the boundaries of
the subdivision shall be constructed at the cost of the applicant and the applicant
shall secure adequate easements for such drainage to be constructed within. All
new drainage is to be connected via underground piping into Council’s existing
drainage network.
c)
The quality of the water discharged is to be in accordance with the Macedon
Ranges Planning Scheme Clause 56.07-4 Standard C25.
11. Prior to issue of a Statement of Compliance, a retarding basin or similar approved structure
must be installed within Reserve No. 1 to mitigate against 1 in 100 year overland flows
from Bowkett Close to the satisfaction of the Responsible Authority.
12. Prior to issue of a Statement of Compliance, the following ‘as-constructed’ documentation
Page 9 of 14
18 Bowkett Close Romsey (C96, PLN/2014/303): Zoning and Overlays Assessment
must be provided for Council assets:
a)
‘As-constructed’ drawings in hardcopy A1 and A3 formats that include alterations
during construction.
b)
‘As-constructed’ drawings in AutoCAD (2000) and Acrobat PDF formats that
include alterations during construction.
c)
Asset information in digital format to include asset data as per A-Spec standards
(developer/consultant specifications for the delivery of asset data to Local
Government), incorporating R-Spec (roads), D-Spec (drainage) and O-Spec (open
space).
13. The subdivision is to be constructed in accordance with Macedon Ranges Shire Council’s
Policy Engineering Requirements for Infrastructure Construction (June 2010).
14. No polluted and/or sediment laden run-off is to be discharged directly or indirectly into
drains or watercourses. Soil erosion control measures must be employed throughout the
subdivision works in accordance with Construction Techniques for Sediment Pollution
Control (EPA 1991) to the satisfaction of the Responsible Authority.
Permit Expiry Conditions
15. This permit will expire if one of the following circumstances applies:
a) The plan of subdivision is not certified within two years of the date of this permit.
b) The plan of subdivision is not registered at Land Registry within five (5) years of the
certification of the subdivision.
c) The registration of the removal of the reserve status is not completed within five (5)
years of the date of this permit.
In accordance with Section 69 of the Planning and Environment Act 1987 an application
may be submitted to the Responsible Authority for an extension of the periods referred to
in this condition.
Permit Notes:

Future owners of the land must be made aware of the existence of this permit.

Prior to any works commencing an ‘Asset Protection Permit’ may be required from
Council’s Engineering, Infrastructure and Project Unit.

The applicant/owner must restrict sediment discharges from any construction sites within
the property in accordance with the Construction Techniques for Sediment Pollution
Control (EPA 1991) and Environmental Guidelines for Major Construction Sites (EPA
1995).
Page 10 of 14
18 Bowkett Close Romsey (C96, PLN/2014/303): Zoning and Overlays Assessment
Appendix 2: Clause 56 Assessment
CLAUSE 56 RESCODE – RESIDENTIAL SUBDIVISION
18 Bowkett Close Romsey
Clause 32.08-2 General Residential Zone states that an application to subdivision land:


Must meet all of the objectives included in the clauses specified in the zone.
Should meet all of the standards included in the clauses specified in the zone.
Class of Subdivision
Objectives and Standard
2 Lots
Clause 56.03-5, 56.04-2, 56.04-3, 56.04-5, 56.06-8 to 56.09-2
Clause 56.03
Liveable and Sustainable Communities
Standards/Provisions
Objectives
Complies/ Does Not Comply/
Variation Required
C6
To design subdivisions that respond to
neighbourhood character.
Complies.
56.03-5
Neighbourhood
Character
The proposed two lot subdivision is
respectful of the existing neighbourhood
character. The proposed Lot 1 is
consistent with lot size in the area being
generally of 4000sqm, and is similar to
the configuration of other allotments
having an irregular, curved frontage to
Bowkett Close. As such, it will integrate
well with the surrounding environment.
In regards to the vegetation located on
the proposed Lot 1, Council’s Natural
Resources Officer has identified two
native trees, an Ironbark (Eucalyptus
sideroxylon) and a Eucalyptus spp as
being significant and therefore are
recommended to be retained. This will
also help to maintain part of the existing
character. As Council is the landowner,
the protection of these trees cannot be
achieved by way of a Section 173
Agreement and therefore is to be
enforced by an alternative mechanism
separate to the planning permit process.
Page 11 of 14
18 Bowkett Close Romsey (C96, PLN/2014/303): Zoning and Overlays Assessment
Clause 56.04
Lot Design
Standards/Provisions
Objectives
Complies/ Does Not Comply/
Variation Required
C8
To provide lots with areas and
dimensions that enable the appropriate
siting and construction of a dwelling,
solar access, private open space,
vehicle access and parking, water
management, easements and the
retention of significant vegetation and
site features.
Complies.
56.04-2
Lot Area and Building
Envelopes
The proposed Lot 1 is of a reasonable
size and will be able to accommodate a
new dwelling with appropriate setbacks
from boundaries and which can achieve
appropriate solar access and private
open space. Access to proposed Lot 1
will need to be constructed; however this
can be achieved with minimal
disturbance. Services to Lot 1 can be
provided.
As discussed above, Council’s Natural
Resources Officer has identified two
trees located on the proposed Lot 1 as
being significant and are therefore
recommended to be retained. This is
unlikely to impact on any future dwelling
on Lot 1 from achieving the appropriate
siting and design requirements. This
includes being able to contain a
rectangle measuring 10 metres by 15
metres.
C9
56.04-3
To provide good solar orientation of lots
and solar access for future dwellings.
Complies.
To identify common areas and the
purpose for which the area is commonly
held.
N/A
Solar Orientation of
Lots
C11
56.04-5
Common Area
The proposed two lot subdivision will
allow for the residential allotment on Lot
1 to have a lot frontage oriented north.
This will provide for solar access for any
future dwelling.
No common areas are proposed as part
of this subdivision.
To ensure the provision of common area
is appropriate and that necessary
management arrangements are in place.
To maintain direct public access
throughout the neighbourhood street
network.
Clause 56.06
Access and Mobility Management
Standards/Provisions
Objectives
Complies/ Does Not Comply/
Variation Required
C21
To provide for safe vehicle access
between roads and lots.
Complies.
56.06-8
Lot Access
Page 12 of 14
The crossover for Lot 1 will need to meet
Council standards at the time of
construction.
18 Bowkett Close Romsey (C96, PLN/2014/303): Zoning and Overlays Assessment
Clause 56.07
Integrated Water Management
Standards/Provisions
Objectives
Complies/ Does Not Comply/
Variation Required
C22
To reduce the use of drinking water.
Complies.
56.07-1
To provide an adequate, cost-effective
supply of drinking water.
Reticulated water is available to Lot 1
and as such will be able to access
drinking water.
To provide for the substitution of drinking
water for non-drinking purposes with
reused and recycled water.
Not applicable.
To provide a waste water system that is
adequate for the maintenance of public
health and the management of effluent
in an environmentally friendly manner.
Complies.
To minimise damage to properties and
inconvenience to residents from urban
run-off.
Complies.
Drinking Water Supply
C23
56.07-2
Reused and Recycled
Water
C24
56.07-3
Waste Water
Management
C25
56.07-4
Urban Run-off
Management
To ensure that the street operates
adequately during major storm events
and provides for public safety.
To minimise increases in stormwater
run-off and protect the environmental
values and physical characteristics of
receiving waters from degradation by
urban run-off.
Infrastructure to achieve this objective is
not available in the Romsey Township.
Reticulated sewerage is available to the
development.
The subdivision will not result in a
significant increase in the stormwater
run-off. Any future development on Lot 1
will need to connect to a legal point of
discharge and the drainage
infrastructure within the vicinity will be
adequate for this purpose.
It is noted that the existing 2.5 metre
drainage easement located along the
southern boundary of both allotments is
reflected in the new plan of subdivision.
Furthermore, a retarding basin (or
similar approved structure) is to be
installed within Reserve No. 1 to mitigate
against 1 in 100 year overland flows
from Bowkett Close. This is to protect
downstream properties from overland
flows from Bowkett Close.
Page 13 of 14
18 Bowkett Close Romsey (C96, PLN/2014/303): Zoning and Overlays Assessment
Clause 56.08
Site Management
Standards/Provisions
Objectives
Complies/ Does Not Comply/
Variation Required
C26
To protect drainage infrastructure and
receiving waters from sedimentation and
contamination.
Complies.
56.08-1
Site Management
To protect the site and surrounding area
from environmental degradation or
nuisance prior to and during construction
of subdivision works.
As stated above, the existing 2.5 metre
drainage easement located along the
southern boundary of both allotments is
reflected in the new plan of subdivision.
To encourage the re-use of materials
from the site and recycled materials in
the construction of subdivisions where
practicable.
Clause 56.09
Utilities
Standards/Provisions
Objectives
Complies/ Does Not Comply/
Variation Required
C27
To maximise the opportunities for shared
trenching.
Complies.
56.09-1
Shared Trenching
C28
To minimise constraints on landscaping
within street reserves.
56.09-2
To provide public utilities to each lot in a
timely, efficient and cost effective
manner.
Electricity,
Telecommunications
and Gas
To reduce greenhouse gas emissions by
supporting generation and use of
electricity from renewable sources.
Page 14 of 14
Shared trenching will be employed for
the provision of services to the new Lot
1. Services already exist in the area and
can be provided to the site without
threatening any street trees within
Bowkett Close.
Complies.
The subdivision is located where
existing services are provided such that
there need be no constraint to timely
connection of services.