Planning Committee Meeting Minutes - Tuesday 13 July 2021 Commencing at 7.00pm Council Chamber Functions Centre 45 Princes Highway Werribee 13 ...
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Planning Committee
Meeting
Minutes
Tuesday 13 July 2021
Commencing at 7.00pm
Council Chamber
Functions Centre
45 Princes Highway
Werribee
Ludo Campbell-Reid
Director City Design & Liveability
Date: 13 July 2021
MINUTES
PLANNING COMMITTEE MEETING
HELD AT THE COUNCIL CHAMBERS,
CIVIC CENTRE,
45 PRINCES HIGHWAY, WERRIBEE ON
TUESDAY 13 JULY 2021
The meeting commenced at 7.00 pm.
PRESENT: Cr Jennie Barrera
Cr Josh Gilligan
Cr Adele Hegedich
Cr Marcel Mahfoud
Cr Peter Maynard
Cr Susan McIntyre
Cr Sahana Ramesh
Cr Robert Szatkowski
IN ATTENDANCE: Ludo Campbell-Reid Director City Design & Liveability
Aaron Chiles Manager Urban Futures
Jenny Wood Coordinator Governance
Megan Bartolo Governance Policy & Projects Advisor
Tamara Bresnan Governance Administration
1. OPENING PRAYER & WELCOME
The Mayor, Cr Hegedich, welcomed all in attendance to the meeting.
2. APOLOGIES
The Mayor advised that Cr Mia Shaw, Cr Jasmine Hill, Cr Heather Marcus were apologies
for this meeting.
3. DECLARATION BY COUNCILLORS OF DISCLOSURE OF CONFLICT OF
INTEREST/CONFLICTING PERSONAL INTEREST IN ANY ITEM OF THE AGENDA
NIL
4. CONFIRMATION OF MINUTES OF PREVIOUS MEETING
MOTION:
CRS PETER MAYNARD / MARCEL MAHFOUD
That the minutes of the Planning Committee Meeting held on Tuesday,11 May 2021, as
prepared and circulated, be confirmed.
(CARRIED)
Wyndham City Council Planning Committee Meeting 13/07/2021 Page 2 of 27
PLANNING COMMITTEE MEETING
Tuesday 13 July 2021
5. STRATEGIC & TOWN PLANNING
5.1 WYNDHAM NORTH DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM 4
5.2 WYNDHAM WEST DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM 14
6. CONFIDENTIAL BUSINESS
NIL
7. CLOSE OF MEETING
Meeting closed at 7.18pm.
Wyndham City Council Planning Committee Meeting 13/07/2021 Page 3 of 27
STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 13 JULY 2021
FILE NO: 0 ITEM NO: 5.1
DIRECTOR CITY DESIGN &
LIVEABILITY - LUDO CAMPBELL-
REID
WYNDHAM NORTH DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM
Summary
This report discusses the annual update of the 2021/22 Wyndham North Development
Contributions Plan Project Implementation Program (DCP PIP). The annual update of DCP PIPs
is a critical element of Council’s planning and seeks to align DCP infrastructure delivery with the
rapid growth occurring in Wyndham’s PSP areas, to maximise the benefits of new infrastructure
to the Wyndham community.
In the short term, the emphasis of the updated 2021/22 Wyndham North DCP PIP will continue
to be the delivery of Leakes Road. It also focuses on a number of other critical intersections that
will enable access to the future Council infrastructure and key community facilities and active
open space projects required to respond to the immediate needs of this growing community.
Since the 2020/21 Wyndham North DCP PIP was prepared, further projects have been
proposed for addition or change in the updated 2021/22 Wyndham North DCP PIP – they are
shown in light green in Plan 2 of this report.
The updated 2021/22 Wyndham North DCP PIP also recognises the Western Roads Upgrade
program, announced by the State Government in November 2016. While contractual
arrangements concerning DCP funded projects relating to the eastern sections of Leakes and
Dohertys Roads are still to be finalised, the Western Roads Upgrade adds momentum to the
continued prioritisation of the western sections of Leakes and Dohertys Roads in the DCP PIP.
The updated DCP PIP is now being presented to the Planning Committee for adoption. It is
important to be aware that the Wyndham North DCP PIP is not binding on Council. It will
continue to be reviewed and adjusted annually, in order to enable Council to take account of
prevailing rates of development and their impact on its implementation.
Attachments
Nil
Officers’ Declaration of Interests
Under Section 130 of the Local Government Act 2020, officers providing advice to Council must
disclose any interests, including the type of interest.
Director City Design & Liveability - Ludo Campbell-Reid
In providing this advice as the Director, I have no disclosable interests in this report.
Manager Urban Futures - Aaron Chiles
In providing this advice as the Manager, I have no disclosable interests in this report.
Coordinator Strategic Planning - Development Contributions - Paul Rickard
In providing this advice as the Author, I have no disclosable interests in this report.
Key Issues
• The need to monitor and assess the required timing of infrastructure items in the Wyndham
North Development Contributions Plan by means of a Project Implementation Program to
facilitate timely and coordinated infrastructure rollout.
Wyndham City Council Planning Committee Meeting 13/07/2021 Page 4 of 27
STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 13 JULY 2021
FILE NO: 0 ITEM NO: 5.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM NORTH DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
RECOMMENDATION
That the Planning Committee adopt the 2021/22 Wyndham North Development Contributions
Plan - Project Implementation Program as set out in Section 3.4 Desired Outcomes from the
Wyndham North DCP PIP, of this report and as shown in Plan 2 of this report.
MOTION
CRS JOSH GILLIGAN / PETER MAYNARD
That the Planning Committee adopt the 2021/22 Wyndham North Development Contributions
Plan - Project Implementation Program as set out in Section 3.4 Desired Outcomes from the
Wyndham North DCP PIP, of this report and as shown in Plan 2 of this report.
(CARRIED)
Wyndham City Council Planning Committee Meeting 13/07/2021 Page 5 of 27
STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 13 JULY 2021
FILE NO: 0 ITEM NO: 5.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM NORTH DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
1. Background
The Wyndham North DCP identifies that Council (in its Development Agency role) will monitor
and assess the required timing for individual DCP items through a DCP Project Implementation
Program (DCP PIP).
A draft 2021/22 DCP PIP was presented to the Planning Committee on 13 April 2021. The
Planning Committee resolved that landowners and developers should be consulted and their
feedback sought prior to finalisation of the DCP PIP.
The consultation process has now been completed and this report recommends adoption of the
Wyndham North DCP PIP for the financial year ending 30 June 2022. As mentioned earlier, the
Wyndham North DCP PIP is reviewed and adjusted annually, to allow the Planning Committee
to take account of prevailing traffic volumes, rates and location of development and their
influence on implementation of the DCP PIP.
2. Relevant Law
Planning and Environment Act 1987 s.46I.
3. Discussion
The 2021/22 Wyndham North DCP PIP sets out a priority program for the delivery of DCP
projects for the next ten years, according to anticipated community needs and the availability of
cash or cash equivalent contributions generated by the DCP. The DCP PIP is not binding on
Council and will be reviewed at least annually.
3.1 Major influences on the 2021/22 Wyndham North DCP PIP – Forecast Residential
Growth
The main influences identified in both the current and preceding Wyndham North DCP PIPs
were the location of existing Section 96A Planning Permits and the capacity of sites to access
service infrastructure facilitating development. Residential growth forecasts have also proved to
be a valuable tool in further refining infrastructure project priorities.
Wyndham City Council Planning Committee Meeting 13/07/2021 Page 6 of 27
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TUESDAY, 13 JULY 2021
FILE NO: 0 ITEM NO: 5.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM NORTH DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
Plan 1a – Forecast of Residential Growth December 2015
Plan 1b – Residential Growth Aerial December 2015
Wyndham City Council Planning Committee Meeting 13/07/2021 Page 7 of 27
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TUESDAY, 13 JULY 2021
FILE NO: 0 ITEM NO: 5.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM NORTH DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
Plan 1c – Forecast of Residential Growth December 2020
Plan 1d – Residential Growth Aerial December 2020
Wyndham City Council Planning Committee Meeting 13/07/2021 Page 8 of 27
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TUESDAY, 13 JULY 2021
FILE NO: 0 ITEM NO: 5.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM NORTH DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
3.2 Leakes Road as a Key Priority
As Plans 1a and 1b show, Leakes Road between Forsyth Road and the Regional Rail Link was
identified at an early time as having the best potential to service the initial Wyndham North
development sites. This was due to its strategic location at the heart of the arterial road network,
and it continues to be the case.
For the large area between Hogans Road in the south and the proposed East-West bypass link
to the north (in Melton), Leakes Road is the only arterial road providing a direct and relatively
proximate freeway link – at the Kororoit Creek Road intersection with the Westgate Freeway.
The strategic importance of the duplication of Leakes Road has been acknowledged in each
version of the Wyndham North DCP PIP since its inception and was further underlined by its
incorporation in the Western Roads Upgrade program. This remains the case for 2021/22, as
does the continued inclusion of Davis Road between Leakes Road and Sayers Road.
Although subdivisional activity in the current financial year has remained surprisingly strong, the
outlook for 2021/22 is uncertain. When inward migration eventually resumes it is likely to be at
relatively modest post-pandemic levels for some time. This will negatively impact demand for
new residential developments and, consequently, DC cash receipts. After allowing for this, there
is still some scope for new DCP infrastructure projects to be advanced into the “green light” year
1 – 4 section of the updated 2021/22 Wyndham North DCP PIP. These are:
• Dohertys Road (Tarneit Road to Derrimut Road) upgrade of existing carriageway and
construction of new carriageway;
• Dohertys Road (Tarneit Road to Derrimut Road) realignment of existing carriageway; and
• Dohertys Road/ North-South connector intersection;
• Dohertys Road/ Woods Road intersection;
• Leakes Road (RRL to Ison Road);
• Leakes Road / Ison Road intersection (land only);
• Leakes Road / Sewells Road intersection;
• Sports reserve (Oakbank PSP Cell 3);
• Sayers Road (Sewells Road to RRL); and
• Sayers Road / Sewells Road intersection.
(These projects are identified in light green on Plan 2 of this report).
3.3 DCP PIP Formulation
Estimation of DCP cash inflows beyond one or two financial years is very difficult due to cyclical
variations in demand for new housing and more general economic uncertainty, particularly at
this time. However, current indications are that the Wyndham North DCP can generate sufficient
funding for the projects detailed above between now and the end of the 2024/25 financial year.
Accordingly, these projects have the highest priority in the updated 2021/22 Wyndham North
DCP PIP.
The progressive upgrade and duplication of Leakes Road in a westerly direction from Forsyth
Road will create an axis from which other key items of road infrastructure can continue to be
Wyndham City Council Planning Committee Meeting 13/07/2021 Page 9 of 27
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TUESDAY, 13 JULY 2021
FILE NO: 0 ITEM NO: 5.1
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM NORTH DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
constructed, to the benefit of current and future residents of Wyndham North. As shown on Plan
2, they comprise sections of Dohertys, Tarneit, Sayers, Morris and Davis Roads.
3.4 Desired Outcomes from the Wyndham North DCP PIP
• Delivery of the majority of Leakes Road (including all bridges, culverts and intersections) as
a spine for the development of Wyndham North;
• Consideration of other roads that support this spine or grow directly from it;
• Prioritisation of recreation and community infrastructure aligning with current and expected
development patterns; and
• In-kind transfers of land - at DCP values - when offered by owners, unless it is unfeasible
from a planning or financial perspective.
• Prudent management of the Wyndham North DCP PIP to ensure that a small cash surplus
is maintained in the “green light” years 1 – 4 period.
3.5 Landowner/ Developer Consultation
Six submissions were received on the draft 2021/22 Wyndham North DCP PIP, raising the
following principal issues (with the Council officer response appearing in italics):
• Request for prioritisation of Dohertys Road/ North-South connector intersection and
Dohertys Road bridge over Skeleton Creek.
o These two projects have previously been categorised as “green light” years 1 – 4 items
in the Wyndham North DCP PIP.
• Request for prioritisation of various Hogans Road projects situated west of Davis Road.
o These projects have previously been categorised as “green light” years 1 – 4 items in
the Wyndham North DCP PIP.
• Request for prioritisation of active open space reserve - Riverdale PSP (S-91-02) Frasers.
o This project has previously been categorised as a “green light” years 1 – 4 item in the
Wyndham North DCP PIP.
• Request for prioritisation of Morris Road construction and East/ West connector intersection
projects immediately south of Boundary Road employment land.
o These two projects have now advanced to “green light” years 1 – 4 items in the
Wyndham North DCP PIP.
• Request for prioritisation of various Tarnet Road and Derrimut Road projects situated west
of Derrimut Road.
o Some of these projects are relatively removed from existing growth fronts and residential
growth forecasts do not support their inclusion at this time. Others are categorised as
“orange light” years 5 – 10 items, and their possible advancement to “green light” years
1 – 4 status will be revisited during preparation of the next Wyndham North DCP PIP.
• Request for prioritisation of north-eastern active open space reserve – Tarneit North PSP
(S-89-02) Verdant Hill
o Although this project is still remote from existing growth fronts, it is appropriate for its
land component to continue to be considered on an “as needs” basis in terms of
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DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM NORTH DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
funding capacity consistent with Council’s Current DCP PIP preference of accepting
land projects early when this can be managed. Construction components of this
project are not a priority and it therefore remains a red project in this regard.
• Request for prioritisation of north-eastern active open space reserve – Tarneit North PSP
(S-90-01).
o This project is relatively removed from existing growth fronts and residential growth
forecasts do not support its inclusion at this time. Possible inclusion as “orange light”
(years 5-10) will be revisited during preparation of the next Wyndham North DCP PIP.
• Request for prioritisation of Boundary Road/ North-South connector intersection.
o This project provides access to the first industrial development on the employment land
situated on the south side of Boundary Road and its inclusion as a “green light” years 1
– 4 item is therefore supported. In addition to facilitating the creation of work
opportunities for the existing and future Wyndham North community, the development
will be a significant net cash contributor to the Wyndham North DCP.
Plan 2 – Updated 2021/22 Wyndham North DCP PIP
Wyndham City Council Planning Committee Meeting 13/07/2021 Page 11 of 27STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 13 JULY 2021
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DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM NORTH DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
4 Wyndham 2040 Vision
• Places and Spaces:
Developing and delivering the DCP PIP facilitates coordinated delivery of residential
growth that better aligns with infrastructure demand and supports the Wyndham 2040
Vision of delivering a transport system for Wyndham that will be efficient and enable
people to move around Wyndham easily.
• Earning and Learning:
Developing and delivering the DCP PIP facilitates coordinated delivery of residential
growth that better aligns with infrastructure demand and supports the Wyndham 2040
Vision of supporting libraries that support learning for everyone and community centres
that enable residents to share skills and build knowledge.
5 City Plan
2.2.4 Council will balance social sustainability with urban development by identifying and
encouraging vital community infrastructure and services prior to land development; seeking
opportunities to include health impact assessments for new developments; and continuing to
create open and active outdoor /public spaces in both new and existing communities.
6 Council Plan and Policies
Not applicable.
7 Regional, State and National Plans and Policies
Not applicable.
8 Financial Viability
The projects outlined above are classified as Development Infrastructure in the Wyndham North
DCP and, as such, are notionally fully funded from development contributions. The approach to
estimating DCP cash inflows underpinning the 2021/22 Wyndham North DCP PIP is intended to
facilitate timely infrastructure delivery while ensuring that Council does not have to draw on
other funding sources during its implementation. This DCP PIP will also be integrated with
Council’s Capital Works Program and Long-Term Financial Plan.
Council’s practice of securing DCP project land at the earliest practicable time has produced
positive results in terms of managing the risks associated with periodic rapid escalations in land
values and will be continued as opportunities arise in the Wyndham North DCP area.
9 Sustainability Implications
Not applicable.
10 Options
Not applicable.
11 Community Engagement
If projects are to be delivered by Council and form part of the Capital Works Program, there will
be community consultation as part of the normal budget process. Conversely, if Council agrees
to contributions as land and/ or works in kind consultation is not required.
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DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM NORTH DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
12 Innovation and Continuous Improvement
Not applicable.
13 Collaboration
Not applicable.
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TUESDAY, 13 JULY 2021
FILE NO: 0 ITEM NO: 5.2
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM WEST DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
Summary
This report discusses the annual update of the 2021/22 Wyndham West Development
Contributions Plan Project Implementation Program (DCP PIP) which outlines the
recommended DCP infrastructure project priorities for the Wyndham West DCP area. The
annual update of DCP PIPs is a critical element of Council’s planning and seeks to align DCP
infrastructure delivery with the rapid growth occurring in Wyndham’s PSP areas, to maximise
the benefits of new infrastructure to the Wyndham community.
The focus in the short term continues to be Armstrong - Ison Road and its southern link over the
Melbourne - Geelong rail line to the Princes Freeway, together with a number of key east – west
arterial road connections. Prioitisation has been based on a detailed analysis of present
development, existing (mostly Section 96A) permits, location of trunk infrastructure and related
forecasts of residential growth.
The updated Wyndham West DCP PIP is now being presented to the Planning Committee for
adoption. It is important to be aware that the Wyndham West DCP PIP is not binding on
Council. It will continue to be reviewed and adjusted annually, in order to enable Council to take
account of prevailing rates of development and their impact on its implementation.
Attachments
Nil
Officers’ Declaration of Interests
Under Section 130 of the Local Government Act 2020, officers providing advice to Council must
disclose any interests, including the type of interest.
Director City Design & Liveability - Ludo Campbell-Reid
In providing this advice as the Director, I have no disclosable interests in this report.
Manager Urban Futures - Aaron Chiles
In providing this advice as the Manager, I have no disclosable interests in this report.
Coordinator Strategic Planning - Development Contributions - Paul Rickard
In providing this advice as the Author, I have no disclosable interests in this report.
Key Issues
• The need to monitor and assess the required timing of infrastructure items in the Wyndham
West Development Contributions Plan by means of a Project Implementation Program to
facilitate timely and coordinated infrastructure rollout.
RECOMMENDATION
That the Planning Committee adopt the 2021/22 Wyndham West Development Contributions
Plan - Project Implementation Program as set out in Section 3.5 Desired Outcomes from the
Wyndham West DCP PIP of this report and as shown in Plan 3 of this report.
Wyndham City Council Planning Committee Meeting 13/07/2021 Page 14 of 27STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 13 JULY 2021
FILE NO: 0 ITEM NO: 5.2
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM WEST DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
MOTION
CRS PETER MAYNARD / SAHANA RAMESH
That the Planning Committee adopt the 2021/22 Wyndham West Development Contributions
Plan - Project Implementation Program as set out in Section 3.5 Desired Outcomes from the
Wyndham West DCP PIP of this report and as shown in Plan 3 of this report.
(CARRIED)
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TUESDAY, 13 JULY 2021
FILE NO: 0 ITEM NO: 5.2
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM WEST DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
1. Background
The Wyndham West DCP identifies that Council (in its Development Agency role) will monitor
and assess the required timing for individual DCP items through a DCP Project Implementation
Program (DCP PIP).
A draft 2021/22 DCP PIP was presented to the Planning Committee on 13 April 2021. The
Planning Committee resolved that landowners and developers should be consulted and their
feedback sought prior to finalisation of the DCP PIP.
The consultation process has now been completed and this report recommends adoption of the
Wyndham West DCP PIP for the financial year ending 30 June 2022. As mentioned earlier, the
Wyndham West DCP PIP is reviewed and adjusted annually, to allow the Planning Committee
to take account of prevailing traffic volumes, rates and location of development and their
influence on implementation of the DCP PIP.
2. Relevant Law
Planning and Environment Act 1987 s.46I
3. Discussion
The 2021/22 Wyndham West DCP PIP sets out a program for the delivery priority of DCP
projects for the next ten years, according to anticipated community needs and the availability of
cash or cash equivalent contributions generated by the DCP. The DCP PIP is not binding on
Council and will be reviewed at least annually.
3.1 Major influences on the 2021/22 Wyndham West DCP PIP - S96a Planning Permits,
Service Infrastructure and Forecast of Residential Growth
The main influences identified in both the current and preceding Wyndham West DCP PIPs
were the location of existing Section 96A Planning Permits and the capacity of sites to access
service infrastructure facilitating development. Residential growth forecasts have also proved to
be a valuable tool in further refining infrastructure project priorities.
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FILE NO: 0 ITEM NO: 5.2
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM WEST DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
Plan 1a – Forecast of Residential Growth December 2016
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DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM WEST DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
Plan 1b – Residential Growth Aerial December 2016
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DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM WEST DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
Plan 1c – Forecast of Residential Growth December 2019
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DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM WEST DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
Plan 1d – Residential Growth Aerial December 2020
3.2 Armstrong - Ison Road as a Key Priority
Armstrong - Ison Road forms the north - south spine from which Wyndham West is being
developed. It is comprised of a number of DCP projects and there is general consensus that,
without provision of these (categorised as Phase 1 and 2 in the Wyndham West DCP and
shown in Plan 2 below), Wyndham West’s roads will very soon be at capacity in peak periods.
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DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM WEST DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
PHASE 1
Part A - Construction of Ison Road between the Princes Highway and Melbourne - Geelong rail
line (shown light green in Plan 2).
Part C - Construction of Ison Road from Melbourne - Geelong rail line to Armstrong Road and
construction of Armstrong Road from Ison Road to Black Forest Road. This is being
undertaken as works in kind by Lend Lease (shown yellow in Plan 2).
Part D - Construction of Armstrong Road from Black Forest Road to Ballan Road – now
completed (shown maroon in Plan 2).
Part E - Construction of Armstrong Road bridge over Lollypop Creek (shown dark green in Plan
2).
PHASE 2
Part F - Construction of Hobbs Road (shown as Armstrong Road in the DCP as per gazetted
Planning Scheme) between Ballan Road and the Werribee River (shown purple in Plan
2)
While the Melbourne - Geelong rail line overpass is clearly a crucial component of the
Wyndham West road network, it is classified as State Infrastructure and is therefore not funded
by the DCP. It is instead to be funded and constructed by the State Government at a cost which
could approach $80 to $100 million. Council’s commitment to constructing the Phase 1 and 2
projects as a central platform of the Wyndham West DCP PIP lends weight to the advocacy
position that the State Government should meet its obligation for provision of the overpass, at
the earliest practicable time. Since the draft version of the DCP PIP was presented to the
Planning Committee in April, the State Government has announced in its May 2021 Budget,
funding of approximately $14 million to progress early works and the design of the bridge.
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DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM WEST DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
Plan 2 – Wyndham West DCP Key Infrastructure Delivery Priorities
*Section F - depicted as Armstrong Road - is actually Hobbs Road. The map is an extract from the gazetted Planning
Scheme and this reference cannot therefore be altered.
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DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM WEST DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
3.3 Wyndham West DCP Financing Charge
The Wyndham West DCP recognises the critical importance of these Phase 1 and Phase 2
projects by incorporating a financing charge to allow for their provision in the early years of the
DCP, in advance of cash from development contributions being available. The financing charge
is based on notional interest on borrowings of just over $41 million over 15 years. The
Wyndham West DCP PIP has been prepared with a view to not exceeding the total interest
charge of $8.64 million (as at December quarter 2020) allowed for and recovered by the DCP,
while deriving maximum value from the loan.
3.4 DCP PIP Formulation
Estimation of DCP cash inflows beyond one or two financial years is very difficult due to cyclical
variations in demand for new housing and more general economic uncertainty, particularly at
this time. Current indications are that the Wyndham West DCP can generate sufficient funding
for the relevant sections of Armstrong - Ison Road when the financing charge is utilised.
Accordingly, these Phase 1 and 2 projects have the highest priority in the 2021/22 Wyndham
West DCP PIP.
Construction of Armstrong - Ison Road gives a north - south axis from which other key items of
road infrastructure can subsequently be constructed, to the benefit of the existing and future
residents of Wyndham West.
Although subdivisional activity in the current financial year has remained surprisingly strong, the
outlook for 2021/22 is uncertain. When inward migration eventually resumes it is likely to be at
relatively modest post-pandemic levels for some time. This will negatively impact demand for
new residential developments and, consequently, DC cash receipts. After allowing for this, there
is still some scope for new DCP infrastructure projects to be advanced into the “green light” year
1 -4 section of the updated 2021/22 Wyndham West DCP PIP. The project to be added this
year is:
• Sports reserve (Westbrook PSP active recreation reserve 2).
3.5 Desired Outcomes from the Wyndham West DCP PIP
• Delivery of Armstrong - Ison Road (including all bridges, culverts and intersections), as a
spine for the development of Wyndham West;
• Consideration of other roads that support this spine or radiate directly from it;
• Prioritisation of Recreation and Community Infrastructure aligning with current and expected
development patterns; and
• In-kind transfers of land - at DCP values - when offered by owners, unless it is unfeasible
from a financial or planning perspective.
• Prudent management of the Wyndham North DCP PIP to ensure that a small cash surplus
is maintained in the “green light” years 1 – 4 period.
3.6 Landowner / Developer Consultation
Three submissions were received on the draft 2021/22 Wyndham West DCP PIP, raising the
following principal issues (with the Council officer response appearing in italics):
• Request for prioritisation of two Ison Road projects and Ballan Road/ Kinglake Drive
intersection.
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DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM WEST DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
o While the two Ison Road projects are relatively removed from existing growth fronts and
residential growth forecasts do not support their inclusion at this time.
o The Ballan Road/ Kinglake Drive intersection will serve an area of current subdivisional
activity. Its inclusion as an “orange light” (years 5-10) project is therefore supported.
• Request for prioritisation of five Ison Road projects, including Greens Road/ North-South
connector intersection
o The Greens Road/ North-South connector intersection serves an area of current
subdivisional activity and its inclusion as an “orange light” (years 5-10) project is
therefore supported.
o The Greens Road/ Ison Road intersection has also been included as an “orange light”
(years 5-10) project for the same reason.
o The four remaining Ison Road projects are relatively removed from existing growth fronts
and residential growth forecasts do not support their inclusion at this time.
• Request for prioritisation of land for indoor active recreation AR-25.
o This project is relatively removed from existing growth fronts and residential growth
forecasts do not support its inclusion at this time.
• Request for prioritisation of southern active open space reserve – Ballan Road PSP (AR-
07).
o Although this project is still relatively remote from existing growth fronts, it is
appropriate for its land component to be considered on an “as needs” basis in terms
of funding capacity consistent with Council’s Current DCP PIP preference of
considering land projects early when this can be managed. The project has therefore
been included as an “orange light: (years 5-10) project.
o Construction components of this project are not a priority and it therefore remains a
red project in this regard.
Wyndham City Council Planning Committee Meeting 13/07/2021 Page 24 of 27STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 13 JULY 2021
FILE NO: 0 ITEM NO: 5.2
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM WEST DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
Plan 3 - Updated 2021/22 Wyndham West DCP PIP
Wyndham City Council Planning Committee Meeting 13/07/2021 Page 25 of 27STRATEGIC & TOWN PLANNING PLANNING COMMITTEE MEETING
TUESDAY, 13 JULY 2021
FILE NO: 0 ITEM NO: 5.2
DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM WEST DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
4 Wyndham 2040 Vision
• Places and Spaces:
Developing and delivering the DCP PIP facilitates coordinated delivery of residential
growth that better aligns with infrastructure demand and supports the Wyndham 2040
Vision of delivering a transport system for Wyndham that will be efficient and enable
people to move around Wyndham easily.
• Earning and Learning:
Developing and delivering the DCP PIP facilitates coordinated delivery of residential
growth that better aligns with infrastructure demand and supports the Wyndham 2040
Vision of supporting libraries that support learning for everyone and community centres
that enable residents to share skills and build knowledge.
5 City Plan
2.2.4 Council will balance social sustainability with urban development by identifying and
encouraging vital community infrastructure and services prior to land development; seeking
opportunities to include health impact assessments for new developments; and continuing to
create open and active outdoor /public spaces in both new and existing communities.
6 Council Plan and Policies
Not applicable.
7 Regional, State and National Plans and Policies
Not applicable.
8 Financial Viability
The projects outlined above are classified as Development Infrastructure in the Wyndham West
DCP and, as such, are notionally fully funded from development contributions. The approach to
estimating DCP cash inflows underpinning the 2021/22 Wyndham West DCP PIP is intended to
facilitate timely infrastructure delivery while ensuring that Council does not have to draw on
other funding sources during its implementation. This DCP PIP will also be integrated with
Council’s Capital Works Program and Long-Term Financial Plan.
Council’s practice of securing DCP project land at the earliest practicable time has produced
positive results in terms of managing the risks associated with periodic rapid escalations in land
values and will be continued as opportunities arise in the Wyndham West DCP area.
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TUESDAY, 13 JULY 2021
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DIRECTOR CITY DESIGN & LIVEABILITY -
LUDO CAMPBELL-REID
WYNDHAM WEST DEVELOPMENT CONTRIBUTIONS PLAN - PROJECT
IMPLEMENTATION PROGRAM (cont’d)
9 Sustainability Implications
Not applicable.
10 Options
Not applicable.
11 Community Engagement
If projects are to be provided by Council and form part of the Capital Works Program, there will
be community consultation as part of the normal budget process. Conversely, where Council
agrees to contributions as land and/or works in kind (as has been the case with Phase 1 Part C
projects being undertaken by Lend Lease Communities (Australia) Ltd, consultation is not
required.
12 Innovation and Continuous Improvement
Not applicable.
13 Collaboration
Not applicable.
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