Truganina Englobo Residential Screening (demo)

The site is zoned UGZ2 - URBAN GROWTH ZONE - SCHEDULE 2. This zoning represents a minor constraint, and an assessment pathway is required to confirm the specific planning requirements and development provisions applicable to the project under this schedule.

Legislation: State planning legislation and the applicable planning scheme / Planning and Design Code

• Confirm zone provisions and the assessment pathway with the planning authority

No mapped easement or infrastructure corridor crosses the site in the available data. However, because title, lot/plan, and easements are not desktop-verifiable, this is a data-limited constraint. A registered title search must be ordered to confirm the presence of any controlling easements.

Legislation: Real Property / Land Title Act (state land registry); Survey and cadastral standards (state)

• Order a Certificate of Title and plan of subdivision from the state land registry
• Commission a survey-grade boundary identification if the project proceeds to design

The site is subject to one planning overlay, being the DEVELOPMENT CONTRIBUTIONS PLAN OVERLAY - SCHEDULE 9. This overlay represents a minor constraint that will need to be addressed through the planning and development process.

Legislation: Applicable planning scheme / Planning and Design Code overlays

• Review each overlay schedule and address its objectives in the development application

The site is located outside a mapped Area of Cultural Heritage Sensitivity, meaning there is no automatic requirement for a Cultural Heritage Management Plan. However, general aboriginal heritage protection still applies across the site as the sensitivity mapping is a model rather than a complete site register.

Legislation: Aboriginal Heritage Act 2006 (Vic)

• Unexpected finds procedure during ground-disturbing works
• Confirm with a Heritage Advisor if the activity is high-impact

There are no listed historic heritage places located within 1km of the site. Historic and federal heritage is considered an insignificant constraint for this project based on the desktop assessment.

Legislation: Environment Protection and Biodiversity Conservation Act 1999 (Cth); State heritage legislation

• Confirm against the Australian Heritage Database and the state heritage register

The site is not located within a mapped bushfire prone area, and no bushfire hazard area intersects the site. Bushfire risk is considered an insignificant constraint for the proposed development.

Legislation: Australian Standard AS 3959; State bushfire planning provisions

• Confirm the classification with the fire authority before detailed design

The site intersects threatened biota and native vegetation, specifically the Southern Plains including the Western Victorian volcanic plain and karst springs. This represents a moderate ecological constraint that will require further investigation.

Legislation: Environment Protection and Biodiversity Conservation Act 1999 (Cth); State native vegetation / biodiversity legislation

• Flora and fauna survey by a qualified ecologist
• Native vegetation clearance assessment and offsets if required
• EPBC Act self-assessment / referral if a listed matter may be significantly impacted

A Matter of National Environmental Significance is likely triggered as an MNES threatened community or reserve intersects or adjoins the site. This is a moderate constraint that will require an EPBC referral.

Legislation: Environment Protection and Biodiversity Conservation Act 1999 (Cth)

• Generate a Protected Matters Search Tool (PMST) report for the site
• Self-assess against the nine MNES and refer to DCCEEW if a significant impact is likely

No mapped flood hazard or overlay intersects the site. However, because the site is very flat with a slope of approximately 1.4%, internal stormwater drainage and finished levels remain design constraints. A numeric 1% AEP level must be sourced from the council floodplain study.

Legislation: State flood policy and the applicable planning scheme flooding controls

• Confirm the relevant flood level (e.g. 1% AEP) with the floodplain authority
• Prepare a stormwater management strategy and set finished levels accordingly

The proposed residential development is a sensitive use, meaning external noise sources such as roads, rail, and industry must be assessed. Existing dwellings are located nearby, with the nearest approximately 125m away, and 8641 dwellings sit within 2000m, which provides context for the urban interface.

Legislation: Environment Protection Regulations 2021 (Vic) noise provisions

• Identify external noise sources (road / rail / industry / aircraft) and assess against residential noise criteria
• Set dwelling setbacks, lot layout or acoustic treatments where criteria are exceeded

The terrain visibility for the site is rated as moderate. The site sits at an elevation of 32.0m within a mixed surrounding terrain, featuring 6 points lower, 13 points higher, and 5 points of similar elevation.

Legislation: Applicable planning scheme amenity and landscape provisions

• Visual impact assessment with photomontages from key viewpoints
• Landscape concept plan to limit visibility from sensitive receptors

The site features a very gentle topography with a mean slope of approximately 1.4% based on the SRTM 30m elevation model. Topography is considered an insignificant constraint for the development.

• Confirm levels and gradients with a feature and level survey

Geotechnical conditions are not desktop-assessable, making this a data-limited constraint. An intrusive, on-site geotechnical investigation is required to confirm the ground conditions and suitability for construction.

• Commission a geotechnical investigation (boreholes / test pits) at detailed design

Desktop findings indicate the presence of Sodosols, which are characterized as reactive or dispersive soils. This soil class represents a minor constraint that will need to be managed during engineering design and construction.

• Confirm soil conditions in the geotechnical investigation

A 66kV transmission line is located within 530m of the site, a water or sewer main is within 301m, and a gas transmission pipeline is located within 2533m. These existing utility services represent an insignificant constraint for the project.

Legislation: National Electricity Rules (connection); Gas pipeline access regulation

• Network connection study with the transmission operator
• Servicing strategy for water, sewer and telecommunications

This residential development will generate operational traffic from its own residents, with intersection and external road upgrades typically determined through the development application and contributions framework. Construction traffic will also occur during civil works, representing a minor, data-limited constraint.

Legislation: State road / planning authority traffic impact and OSOM permit requirements

• Traffic Impact Assessment scaled to the proposed lot yield

There are no EPA-listed contaminated sites located within 500m of the site. Contaminated land is considered an insignificant constraint for the proposed residential development.

Legislation: State contaminated land / environment protection legislation

• Phase 1 environmental site assessment if prior industrial use is suspected

As an englobo residential project, there are no operational combustion emissions associated with the development. Air quality impacts are a minor constraint and will be limited to temporary dust generation during the construction phase.

Legislation: State environment protection (air quality) policy; National Environment Protection (Ambient Air Quality) Measure

• Construction air quality management plan

The residential use carries no industrial on-site fire or explosion hazards. The primary hazard consideration is ensuring adequate separation from surrounding hazardous facilities, pipelines, and licensed dangerous-goods sites, which must be confirmed during the planning process.

Legislation: State planning provisions for residential development near hazardous facilities

• Identify licensed hazardous facilities and pipelines near the site and confirm the applicable separation / risk contours