TBA Planners Pty Ltd
36 Wattle St
Bendigo Vic 3554
8 December 1996

South East Non Urban Study

The Langwarrin Bush and Parklands Group (Inc) recently obtained a copy of the "South East Non Urban Study Overview and Options" report prepared for the Cities of Frankston, Kingston, Greater Dandenong and Casey, and the Department of Infrastructure, and hereby makes a submission on the report and the study in general.

Many aspects of the report indicate that the study has in the main been well considered, and the consultants and the Steering Committee are to be congratulated on that. The Group does, however, have a number of issues with the report. These are outlined briefly below:

1. Need For A Far-Sighted Vision

Our primary concern with the report is that it is based on a vision which is not sufficiently far-sighted. This is disappointing given that Melbourne has a fairly good history of visionary planning, including the initiatives of the 1960's which "enshrined the non-urban areas as green wedges." Your report rightly notes that these wedges have become an important component of Melbourne's character.

The report focuses on short-term pressures (over the next 10 to 15 years) for extending the boundaries of urban development into the study area, but does not consider this question in its broader sense. The reservation of areas to accommodate future urban growth must be considered in a wider context.

This should include a serious look at regional and statewide decentralisation options, which can boost the economy by progressing suburbia in "jumps" rather than "over-building" existing areas. It is short-sighted to assume that demand for urban expansion should be met in the geographic areas closest to existing built up communities.

2. Recognising The Value Of Our Natural Environment

The short time made available for commenting on this report does not allow us to list all aspects of environmental / botanical significance in the study area. Its natural assets have been well documented elsewhere, however. Apart from the wetlands, which have been briefly referred to in the report, there are many areas containing significant remnant native vegetation.

A number of areas also contain sufficient native vegetation to provide local and regional opportunities for creating or consolidating wildlife corridors. Many of these are in the Langwarrin district. For example, in the past year this Group has made submissions on the need to retain native vegetation of regional and statewide significance at several sites. These have typically included pockets of wetlands, with several varieties of fern and native orchids, and with attractive native understorey - overstorey combinations which are becoming rarer by the day. This Group advocates that proposals which threaten such areas are against the long term interest of the community.

Studies of a more regional nature are also being conducted into the establishment of wildlife corridors. One example is the land between the Cranbourne Botanic Gardens, the Potts Road area, the back of Lloyd Park and Studio Park, the Pines Flora and Fauna Reserve, and the Langwarrin Flora and Fauna Reserve. This area has been recognised by many experts as a valuable natural asset which urgently needs to be protected against possible future inappropriate development.

Such experts include Melbourne Parks and Waterways, which has developed proposals for green links which do not appear to have been taken into account in this report. Reference should be made to this Authority's "Guides to Priorities for Melbourne's Open Space Network".

One example of valuable remnant native vegetation in the area can be found at Potts Road, Langwarrin. A flora and fauna assessment of a proposed sand quarry here was prepared by Ecology Australia in November 1995. Although based on fairly limited surveys, this report clearly illustrates the value of the indigenous remnant vegetation on this property. This is also the case for many other sites in the region, which would be demonstrated beyond doubt if the appropriate studies were undertaken.

The fact that the report makes no attempt to adequately document the natural assets in the area is a major concern. The report does not convey any appreciation of the value of the natural environment, often referring to "natural systems", "natural resources", "environmental capability", etc, in a vague manner, and sometimes categorising environmental values under "recreation". The physiography of the area is also described using terms such as "waterlogged" and "swamp", suggesting that "waterlogging .. is a major limitation to further development in the absence of engineering solutions".

In short, the report does not recognise the intrinsic value of natural biological systems, including our native flora and fauna. The value of having intact and regenerated native bushland within ready access of our existing urban areas needs to be more clearly recognised.

3. Value Of Open Space In Defining The Character Of The Region

The report acknowledges that the green wedges are valued by many, and that they are an important part of Melbourne's character. Many people settled in the urban areas adjoining the South East Green Wedge largely because of the relatively quieter lifestyle and proximity to open spaces.

The green wedge has been "enshrined" in the planning instruments for some 25 years, and residents have settled in the area on the basis of that buffer remaining intact. Many willingly put up with the inconvenience of living so far from the major employment centres in return for living in an attractive area. The open spaces surrounding the urban areas are a very important element of this attraction. This natural amenity deserves to be safeguarded.

The value of green wedges is well established, and is reflected in current local government documents. The Cranbourne Conservation Strategy (draft, June 1994) included the aim of "planning for green belts around communities, residential areas and towns, so as to give the area an identity". Frankston City Council's Corporate Plan includes as a priority/strategy to "protect rural and semi-rural areas of Carrum Downs and Langwarrin from over-development and maintain clear distinctions between long-term urban and rural areas". This is also reflected in the vision for Frankston, which aims for a "community living in a secure environment sympathetic to our natural assets and foreshore".

4. Inappropriate Precedent For Urban Conversion

The recent Sandhurst proposal is cited as an existing "characteristic" which provides for a major urban conversion of part of the central portion of the study area. This Group was one of many which made a submission opposing this conversion of green wedge open space to urban subdivision, and we were advised that it would not be used as a precedent for further such development. Even if such a misleading assertion had not been made, the existence of one aberration should not be used as a precedent which is allowed to influence the outcome of further possible urban development proposals.

5. Limited "Environmental" Residential Development

This option, presented in section 5.2.5 of the report, appears good in theory and has no doubt been developed with the intention of protecting the environment (in particular the wetlands) and the open character of the region. However, any form of "environmentally friendly" residential development should only be contemplated if it is based on firm controls preventing the subsequent further subdivision of land, eg, after another State Government and/or Municipal Council comes to power.

6. Aboriginal And Other Heritage Sites

The report rightly points out that a comprehensive survey of sites of significance is needed. We believe that this should be done before any further land rezoning or development proposals in the study area are considered by any municipality or the State Government.

7. Scoresby Corridor

The report notes that the (possible) building of the Scoresby Freeway would be a major influence for change, and it has been suggested that this could lead to industrial development along the freeway where it cuts across the South East Green Wedge. This scenario would bisect the green wedge and localise the open space areas in the north and central sections of the study area, thus destroying much of the value discussed above. This Group would oppose such development in the "Scoresby corridor".

8. Public Consultation

We believe that the issues covered in this study are very significant, and need to be considered in a balanced and thorough manner. The public consultation which has occurred to date has been abysmal. For example, this Group has not been contacted at any stage, and only became involved after sighting advertisements for the two public meetings held recently at Springvale and Cranbourne. The ultimate recommendations resulting from this study will only be able to be effectively implemented if the consultation process is rejuvenated, and adequate time is given to ensure that all issues are considered.

Summary

In summary, the Langwarrin Bush and Parklands Group submits that the consideration of options as part of this study needs to take greater account of environmental issues. The Group is prepared to contribute to any discussions which may lead to finding solutions which are just as acceptable to our future generations as they are to the current landowners and members of the general community.

It would be appreciated if this Group could in future be kept informed of any developments in connection with this study.

Yours sincerely,

Frank Kennedy,
Secretary, Langwarrin Bush and Parklands Group

The Chief Executive Officer
City of Frankston
PO Box 490,
Frankston Vic 3199
31 March 1997

South East Non Urban Study

Thankyou for supplying this Group with a copy of the final report on the South-East Non-Urban Study, dated February 1997. The Langwarrin Bush and Parklands Group supports many recommendations in the report, particularly those relating to the Heatherton, Dingley Village, and Westernport Catchment areas. We also reservedly support most of the recommendations affecting the Wetlands/Keysborough area and the Buffer Areas, subject to the protection of environmental values additional to the wetlands, eg, remnant and other indigenous vegetation.

However, this Group remains firmly opposed to any suggestion of extending urban zoning into existing native bushland areas, or other land which could beneficially be used for strategic wildlife linkages, in Langwarrin and nearby areas within the South-Central Policy Area.

Section 7.6 of the report ("South-Central Policy Area") indicates under "Preferred Option" that: "Urban conversion of small areas around Langwarrin are appropriate for sites adjacent to existing urban areas and which are not constrained by proximity to extractive industry and land fill sites". This raises a number of concerns:

a) The statement appears to be too general in its scope, and needs to be qualified so as to exclude from development land which is or could potentially be valuable in environmental terms, such as land containing indigenous vegetation, and other land which could be used to maintain wildlife linkages and/or networks of linear parks and reserves.

b) Issues concerning the long term public amenity which will arise from the conservation of open space and environmental values are not fully considered. The value of open space as a community asset is high in Langwarrin, where many residents choose to commute long distances in return for the chance to live in a relatively open environment on affordable land.

It is noteworthy that Frankston City Council's Conservation and Environment Advisory Panel put a motion to Council in December 1995, seeking the preparation of a comprehensive master plan of open space requirements for the municipality, including "green corridors" to retain and manage native flora and fauna and to provide active and passive recreation opportunities, with an initial urgent study focussing on the Langwarrin area. It also sought that progress findings of any study associated with the preparation of the master plan be taken into account when deciding on any proposal for rezoning or development which could have a significant impact on existing bushland or open space.

This Group wholeheartedly supported the stance put forward in that motion, and continues to advocate such an approach. In respect of the South-East Non-Urban Study, it is suggested that a strategic open space plan needs to be prepared for the South-Central Policy Area, similar to the master plan suggested above for the Frankston municipality.

Such a strategic open space plan is needed urgently, especially in view of the continuing ad-hoc approaches being made by prospective property developers in the region. This plan should be developed before any rezoning is allowed in the Langwarrin area, and should be drafted as part of the current process to develop a new Frankston Planning Scheme.

The development of a strategic open space plan would need to be accompanied by an audit of privately owned bushland in the region, resulting in the identification of areas which are deemed to be of high environmental value, and which thus should be excluded from any urban rezoning or subdivision.

It would be appreciated if this Group could in future be kept informed of any developments in connection with this study or the subsequent planning processes which affect Langwarrin.

Yours sincerely,

Frank Kennedy,
Secretary, Langwarrin Bush and Parklands Group