Background Planning Report

Black Forest Road North Precinct Structure Plan

Background Planning Report
Metropolitan Planning Authority, June 2015

Contents

2.INTRODUCTION 4

2.1.History 4

1.1.Land ownership pattern 4

2.2.Surrounding Neighbourhoods 4

2.3.Post-contact cultural heritage 6

2.4.Topography & Landform 6

2.5.Catchments & Drainage 7

2.6.Biodiversity 8

2.7.Environmental site assessments 9

2.8.Transport & Movement 11

2.8.1.Road Network 11

2.8.2.Existing Pedestrian & Cycle Network 12

2.8.3.Public Transport & Regional Rail Link 13

2.9.Retail and commercial provision 14

2.9.1.Black Forest town centre retailing 14

2.9.2.Other employment and retailing 14

2.10.Open Space 14

2.11.Community Facilities and Education 15

2.12.Services 15

2.13.Integrated Water Management 17

2.14.Housing 18

2.15.Infrastructure Funding 18

3.SUPPORTING INFORMATION 19

3.1.PSP 42.1 Black Forest Road North 19

1.

2.INTRODUCTION

This report aims to briefly outline the data and conditions that have informed the creation of the future urban structure shown in the Black Forest North Precinct Structure Plan (MPA, June 2015).

The report takes an overview of the western growth corridor and the Wyndham West urban growth front as its starting point.

Following this each of the informing factors leading the precinct structure plan are described with reference to relevant specialist reports and advice.

2.1.History

The traditional indigenous owners of land within the precinct were the Wathaurong people. Since European settlement of the Wyndham West area, the land has been predominantly used for farming and agricultural purposes with a long history of pastoral activities, including the plan area forming part of the extensive Chirnside family holdings. Wyndham West has retained its semi- rural character, despite its transformation from the 1970’s when housing development increased as Wyndham became a metropolitan growth area.

1. Land ownership pattern

There are three landowners in the precinct. The Victorian Minister for Transport owns the railway reserve at the eastern end of precinct, while Phileo Australia Ltd controls approximately two thirds of the precinct and Black Forest Pastoral Pty Ltd the remainder.

Individual lots in these ownerships comprise a variety of rural style lots between 18 and 88ha.

2.2.Surrounding Neighbourhoods

The Dennis Family Corporation control or manage all of the land opposite the precinct across Greens Road to the north. Black Forest Pastoral Pty Ltd and Peet own land opposite the precinct across Black Forest Road to the south. Approved strategic plans apply to all land immediately north of Greens Road in the form of the Manor Lakes Precinct Structure Plan to the west of the Ison Road alignment and a development plan to the east of the Ison Road alignment. South of Black Forest Road the Black Forest Road South Precinct Structure Plan applied opposite the southeast boundary of the precinct. All of these plans impact on the PSP by setting north-south adjoining road alignments including Ison Road, a connector street opposite the northwest of the precinct and a connector street opposite the southeast of the precinct.

The existing Werribee West and Wyndham Vale residential communities are commonly defined by the Werribee River to the east. Urban development of the area has occurred gradually since the 1960s and now comprises an existing community of approximately 35,000 persons. The Manor Lakes Activity Centre is nominated as the future Major Activity Centre for the area and will ultimately afford a transport orientated development and provide higher order shopping and services for the area. The Werribee Racecourse, Presidents Park and the Werribee Sports and Fitness Centre are the key recreational assets underpinning the existing community and serve a broader role across Wyndham. The Lollypop Creek provides a passive linear corridor that serves a key role in linking the community.

To the west of the OMR will be the future Western Grassland Reserve that will provide in excess of 15,000 hectares of conservation land. To the south of the Melbourne-Geelong Railway line is open farmland and the Wyndham Refuse Disposal Facility. This land has recently been included within the Urban Growth Boundary (UGB). To the north of the Werribee River, land has been released for urban development and will ultimately be planned as part of the Wyndham North PSPs.

To the south west and within the UGB is the Holcim Manor Quarry site that has an existing licence to extract basalt stone resource.

<sub>Black Forest Road

North precinct</sub>
Aboriginal Cultural Heritage

The Wyndham West area lies within the traditional land of the Wathaurong, who belonged to the inter-marriage and language group known as the Kulin, which inhabited areas around Melbourne.

Three approved CHMPs apply to different parts of the precinct as described in the plan below.

CHMP status in Black Forest Road North Precinct as at March 2015 (by Aboriginal Affair Victoria)

Approved CHMP 11513 recommends retention/reburial of artefacts discovered on the site within a public open space on the site as described in the CHMP. No specific recommendations of CHMP 12344 impact on the layout of the proposed development.

2.3.Post-contact cultural heritage

Early European settlement for the Wyndham West area began after 1850 with a small number of prominent pastoralists including the Chirnside family. Pastoral leases eventually gave way to small freehold farms with the region sustaining a wide range of agricultural pursuits including market gardens and livestock grazing.

There are no sites within the Wyndham West area that are currently listed on the Victoria Heritage Register, Victorian Heritage Inventory or have a Wyndham Planning Scheme Heritage Overlay.

Throughout the Wyndham West area there are a number of dry stone walls that pre-date 1940. Where practicable dry stone walls of cultural significance should be retained in-situ and within the public realm.

2.4.Topography & Landform

The Wyndham West precinct area is located on the Western Basalt Plains and as such is on a relatively flat grassy plain characterised by elasticity of soils, rocky outcrops and sub-surface rocks. The Werribee River forms the northern boundary of the precinct area, and as an incised area has a significantly different landscape from the majority of the precinct.

To the east the Wyndham West area is surrounded by existing and emerging residential development. To the west the precinct area is surrounded by the rural properties that will in the future form the Western Grassland Reserve.

The Black Forest Road North precinct is relatively flat with a small depression running east-west in the north and a further depression in the south carrying flood waters from time to time. Views are available to the You Yangs to the west, while the new bridges over the Regional Rail Link tracks are a notable part of the views to the east.

2.5.Catchments & Drainage

The Greens Road Drainage Strategy area occupies the northwest of the precinct while part of the Black Forest Road Drainage Services Scheme occupies the southeast of the precinct as shown in the plans below. The boundary between these areas is the boundary of the two catchments in which the precinct is located.

Land in the Greens Road DS area drains to approximately the mid-point of the bend in Greens Road at the northeast of the precinct via an ephemeral waterway entering the west of the precinct and traversing the precinct to Greens Road.

Land in the Black Forest Road DSS area drains to a point at Black Forest Road in the eastern third of precinct area.

Current boundaries of the Greens Road Drainage Strategy and the Black Forest Road Drainage Services Scheme with the precinct. *These plans are to illustrate the catchment boundaries only. Any detail shown within the plans is not current.

2.6.Biodiversity

There is little if any remaining biodiversity of significance on the ground in this precinct. However, the precinct is within the area subject to the Melbourne Strategic Assessment, program report and approvals to take action under Part 10 of the Environmental Protection and Biodiversity Conservation Act 1999 (Cth). As such standard contributions to conservation outcomes in and around Melbourne’s growth corridors are payable by those developing the precinct.

The precinct is adjacent to the southern portion of the 15,000ha Western Grasslands Reserve. This reserve is being progressively developed by the Victorian government using contributions from developers in Melbourne’s western and northern growth corridors.

Map of deemed habitat areas in the precinct for the purposes of Melbourne Growth Corridor EPBC approval (from online Biodiversity Interactive Mapper 3.2, http://mapshare2.dse.vic.gov.au/MapShare2EXT/imf.jsp?site=bim, 23 June 2015)

2.7.Environmental site assessments

The risk level of potential soil and ground water contaminants on the Phileo Australia Limited land were assessed as low by Golder Associates The risk level of potential soil and ground water contaminants on the Black Forest Pastoral land were assessed as low by SKM. Potential contamination sources are mostly related to various past agricultural practices such as the use of pesticides and fertilisers, machinery maintenance and associated rubbish. A conventional detailed survey and remediation clean-up is recommended as part of the condition on relevant permits.

2.8.Transport & Movement

2.8.1.Road Network

The existing arterial road network includes the following key elements:

• 
  Ballan Road, a two-lane road with managed access aligned in the north-west/ south-east direction that is the central radial route of West Wyndham (declared main road under VicRoads control);
  
• 
  Geelong Road, a two lane arterial road with managed access aligned in a south-west/ north-east direction (declared main road under VicRoads control);
  
• 
  Bolton Road/ Heaths Road, a two-lane/ four lane road with managed access aligned in an east- west direction (declared main road under VicRoads control);
  
• 
  McGrath Road, a two lane road aligned in a north-south direction connecting Bulban Road and the Princes Freeway via Alfred & Geelong Roads, in the south with Ballan Road and Heaths Road in the north;
  
• 
  Greens Road, a two lane road aligned east-west connecting from Ballan Road in the east to the western foot of the recently completed Regional Rail line.
  
• 
  Bulban Road, a two-lane road with managed access aligned with the Melbourne-Geelong Railway line in a south-west/ north-east direction (managed as a Council arterial).
  

The Wyndham West area is currently accessed directly from the Princes Freeway at Geelong Road. Ballan Road provides connection to the Werribee Town Centre from the north-west. Boltons Road / Heaths Road provides connection across the Werribee River in an easterly direction. Bulban Road provides access to Little River to the west. Ballan Road continues west and provides access to Bacchus Marsh that is 31kms to the north-west.

The Wyndham West area will duly provide improvements to the arterial road network by augmenting the existing road infrastructure – see the Wyndham West Development Contributions Plan, June 2014.

Ison Road

Ison Road will ultimately provide the major regional north-south road through the area and will be a six lane arterial road managed by VicRoads. This road will connect from Princes Freeway in the south crossing the Melbourne-Geelong railway, the RRL and the Werribee River to terminate at Dohertys Road in Tarneit. The Ison Road crossing of the Melbourne-Geelong Railway line, the crossing of RRL and the crossing of the Werribee River are important pieces of state infrastructure that will enable the growth and development of the precincts and communities of Wyndham West.

Ison Road will initially be constructed as a two lane Council arterial before being declared by VicRoads with the potential to expand to six lanes.

Other Key Roads

Armstrong Road will provide a secondary north-south connection, starting at Ison Road in the south and travelling north through the PSPs before crossing the Werribee River to Wyndham North. Armstrong Road will be a two lane Council arterial.

Greens Road will be extended from the western foot of the RRL to the OMR, initially to be constructed as a two lane Council arterial with the potential to expand to four lanes.

Black Forest Road will also provide another east-west link from McGrath Road to the OMR, it will be constructed as a two lane Council arterial.

A network of connector streets based on a grid layout will support the sub-arterial network and provide connectivity for all forms of transport including rail, buses and bicycles.

Key Roads Delivery and Development Staging

Traffic management is currently an issue for Wyndham, with traffic from the west of the municipality travelling through existing suburbs creating congestion at Cottrell Street and elsewhere during peak travel times. The development of the Wyndham West growth area will generate additional traffic demand but will also provide the development contribution funding to expand and augment the arterial road network to service this demand. It is important to plan for a road system that can be delivered in a timely manner to minimise further traffic congestion problems.

To address this issue, the early delivery of Armstrong Road from Manor Lakes to the Princess Freeway, inclusive of a major bridge over the Geelong Rail to provide a connection into and out of the area, is proposed.

Investigation and consultation regarding the provision of these works is currently underway with a proposed scenario as follows:

• 
  The new arterial road network would be delivered by a combination of funding from developers (through Development Contributions Plans, provision of land and works in kind), Council funding (utilising funds collected from developers) and State funding (utilising GAIC funds where possible).
  
• 
  In addition, mechanisms are proposed within PSPs to cap the first stages of development (limit the number of lots occupied) so that major road infrastructure will be progressively constructed to coincide with the rate of land development.
  
• 
  No lots could be occupied beyond the approved first stages (utilising existing capacity) until Armstrong Road is constructed from Manor Lakes to the Princess Highway (including the bridge over the Melbourne-Geelong Rail) providing a traffic route that relieves the Cottrell Street intersection.
  

The first stage of this project is now complete with Armstrong Road open to traffic between Ballan Road and Greens Road.

2.8.2.Existing Pedestrian & Cycle Network

Walking and cycling trails currently exist along parts of both the Werribee River and Lollypop Creek corridors.

When development is complete, the Wyndham West area will feature an extensive trail and road based cycle and pedestrian network linking neighbourhoods and popular destinations such as schools, local town centres and public transport facilities.

Throughout the Wyndham West area there will be numerous on road cycle lanes as well as off road shared trails that are adjacent to roads, along waterways and open space corridors, on the east side of the OMR and on both sides of the Regional Rail Link.

This combination of on and off road routes will allow for commuter cycle trips as well as recreational cycling and walking.

2.8.3.Public Transport & Regional Rail Link

Bus Services

Currently, there are three bus routes that run limited services to Manor Lakes Shopping Centre, two of those run through Wyndham Vale to the south of Ballan Road with the other travelling through Wyndham Vale to the north of Ballan Road before travelling along Ballan Road to Manor Lakes Shopping Centre. All three bus services provide a connection to the Werribee train station.

Ballan Road and the future northern section of Armstrong Road, north of Ballan Road, has been identified as part of the Principal Public Transport Network (PPTN). As part of the PPTN, Ballan Road will have both regional and local bus routes along it which will connect to Werribee Town Centre and the Wyndham North area via the future Armstrong Road crossing of the Werribee River.

Ison Road has also been identified as a high frequency bus route that will be capable of delivering ‘SmartBus’ type services to the Wyndham West community.

In addition, the Wyndham West area will have a bus capable connector road network offering local bus services to future residents and ensuring that the majority of residents are within 400m of a bus route.

Current bus routes in Wyndham

Source: Public Transport Victoria website, 22 June 2015, http://www.metlinkmelbourne.com.au/assets/Maps/Localities/PDFs/52_Wyndham_LAM.pdf

Rail Services

The Werribee train station is located between 3-5kms to the eastern edge of the Wyndham West area and provides access to the metropolitan rail network.

VLine services to and from Geelong travel on the Regional Rail Link (RRL) stopping at Wyndham Vale Rail Station and Tarneit Rail Station. A further two stations at Black Forest Road, Wyndham Vale and Sayers Road, Tarneit. Land is set aside for metropolitan stabling facility will also be delivered at the western boundary of PSP 40 Ballan Road and at the eastern boundary of PSP 42.1 Black Forest Road North.

A Design and Development Overlay (DDO) applies via the Wyndham Planning Scheme to sensitive uses in proximity to the rail line and requires development for such uses to protect occupants from rail noise emissions.

2.9.Retail and commercial provision

2.9.1.Black Forest town centre retailing

Assessment of the potential capacity for retailing within the precinct has taken account of the sites central location with regard to the southern half of the Wyndham West development front and its location adjacent a future rail station. When considered in the context of existing and proposed retail provision in the Wyndham West area a centre allowing for in the order of 18,000 – 24,000 square metres of gross leasable retail floor space.

2.9.2.Other employment and retailing

Provision for local scale alternative employment provisions is encouraged along the Regional Rail Link interface. The Westbrook Precinct Structure Plan has provided a consolidated local employment area. Such arrangements can complement an adjacent local town centre allowing for the establishment and growth of business-to-business companies in the area.

2.10.Open Space

Existing sporting reserves proximate to the Wyndham West include:

• 
  Gary Davidson Reserve adjacent to PSP 42 South on McGrath Road
  
• 
  President’s Park, a major sports reserve located along the Werribee River north of Ballan Road
  
• 
  Wyndham Vale Reserve on Black Forest Road
  

A proposed sporting reserve is to be provided within the Riverwalk Estate and a further two reserves are proposed within the Manor Lakes PSP area. A network of sports reserves will be provided across the Wyndham West area.

Each PSP will also contain local sports reserves in various configurations to cater for high participation sports such as Australian Rules Football, soccer, cricket and tennis.

The precinct will have unique and easy access to the regional open space network via the Lollypop Creek and Werribee River Corridors. In addition to these natural assets, the precinct will also have access to the open space network via the future shared trails along both sides of the Regional Rail Link.

Major open space areas within the Wyndham West area will be focussed around Black Swamp and Gary Davidson and Gordon O’Keeffe Reserves in Black Forest Road South PSP area. A large Parks metropolitan park is planned between President’s Park and the Werribee River.

Each PSP will also deliver a range of small, medium and occasional larger local parks within walkable distance of most residents, and integrated with the broader open space network.

2.11.Community Facilities and Education

There are some existing community facilities located nearby the Wyndham west precinct area. These include kindergarten facilities at Iramoo, Vista Way and Manor Lakes. Manor lakes also includes a community centre and library as well as a number of government and non-government schools.

The Wyndham West PSP areas have sufficient population and are sufficiently distant from existing urban communities to warrant a significant quantity and diversity of community infrastructure.

Most of this infrastructure will be located within six main community infrastructure hubs based around proposed town centres or co-located with schools.

Similarly, the anticipated population will drive the need for approximately 9 government primary schools, 3 government secondary schools and at least 5 non-government primary schools and 2 non-government secondary schools.

Government and Non-Government schools, community centres, passive and active open space, indoor recreation facilities, arts and cultural facilities, justice and emergency services, and residential aged care services may all be required.

2.12.Services

In September 2014 Cardno on behalf Phileo carried out a survey of the requirements and plans of the relevant service authorities with regard to available and planned services for the precinct.

Sewerage

City West Water is responsible for reticulated sewer in the precinct. An urban sewer systems is in place immediately east of the RRL. Within the precinct main sewer branches are planned within the respective northwest and southeast catchments to make best use of gravity with the sewer system.

In the southeast a 300mm diameter pipe extension across the RRL from the east close to Black Forest Road is planned in the 2015-16 year, further branch extensions of this pipe into the central area of the precinct and along Black Forest Road is planned progressively between 2016 and 2026.

In the northwest a 450mm diameter pipe is proposed to extend sound to the precinct in 2016-17, under the Greens Road bridge over RRL from an existing end of pipe north of Greens Road adjacent the western side of the RRL. Further branch extensions into the precinct are to be progressively constructed into the precinct between 2017 and 2023.

A developer may pay up front, and later be reimbursed by the water authority, for sewer branch extensions if they are necessary earlier than planned.

Water Supply

City West Water is responsible for potable water and reticulated sewer in the precinct. The precincts is in a mandated recycled Class A water supply area and as such a dual pipe system must be installed. Both potable water and recycled water pipes will follow the same alignments.

300mm diameter pipe extensions from east of the RRL along Greens Road and Black Forest Road are planned in 2015 and 2020 respectively. Further branches are to be progressively constructed across the precinct up until 2034 to create an interconnected water supply network.

A developer may pay up front, and later be reimbursed by the water authority, for sewer branch extensions if they are necessary earlier than planned.

Electricity Supply

Powercor is the power supply authority for this area. High voltage power lines can be extended into the precinct along Greens Road and Black Forest Road from existing urban development to the east. In the longer term augmentation of the network by installing additional capacity on existing lines in the urban area emanating from three existing ‘feeders’ in Wyndham Vale knows as WBE14, WBE 23 and WBE 31 in Wyndham Vale. Provision has been made in the northeast corner of the Black Forest North precinct for a potential zone substation of around 1ha in area following earlier consultation with Powercor.

Gas Supply

SP Ausnet is the gas distributor. The existing 150mm gas main in Greens Road and 100mm gas main in Black Forest Road can be extended across RRL from their respectively termini at Armstrong Road to supply the precinct. Existing capacity in the gas supply network is capable of supplying the whole of the precinct.

Telecommunications

The planning scheme requires mandatory conditions to be put on every subdivision permit to ensure delivery of telecommunications services in line with national standards.

Note regarding services crossing Regional Rail Link

Note that a number of easements have been created over the Regional Rail Link land since its recent completion and any service pipes, lines, conduits etc. should be bundled and located at right angles to the RRL tracks where they are proposed to cross the track to minimise disruption to rail infrastructure.

2.13.Integrated Water Management

The Victorian Government, through the “Living Melbourne, Living Victoria Ministerial Advisory Council’ supports the vision and objectives for water management as follows:

Vision

“A smart resilient water system for a liveable, sustainable and productive Melbourne”.

Objectives to achieve the vision:

• 
  Support liveable and sustainable communities.
  
• 
  Protect the environmental health of urban waterways and bays.
  
• 
  Provide secure water supplies efficiently.
  
• 
  Protect public health.
  
• 
  Deliver affordable essential water services.
  

Further, and more specifically, integrated water management within an urban development context has the potential (amongst other things) to enable:

• 
  Reduced use of reticulated potable water use
  
• 
  Increased re-use of treated sewerage and reduce treated effluent discharge to receiving waterways.
  
• 
  Increased re-use of stormwater, either treated or untreated or both.
  
• 
  Improve Stormwater quality and runoff frequency volumes.
  
• 
  Increased ability to deliver greener suburbs, with improved health and vigour of trees and other plantings.
  
• 
  Cooler microclimates at the height of summer.
  

In recognition of the above, a project to assess options for integrated water management servicing options across the Wyndham West growth front is currently being undertaken by City West Water and Melbourne Water. Initiatives under consideration include, but are not necessarily limited to:

• 
  Precinct scale stormwater harvesting
  
• 
  Lot scale harvesting and treatment
  
• 
  Precinct scale water quality treatment systems
  
• 
  Whole of growth front stormwater harvesting and re-use.
  

At the time of this report, no definitive outcomes of this study are available, however in the absence of this, City West Water currently plan to supply the western growth front PSP’s with Class A recycled (treated sewerage) water. This would supply alternative water for at least irrigation and toilet augmentation, with potential for augmentation of laundry or other uses, depending on future treatment standards. In addition, the size and location of treatment plant/s to service the Wyndham west precincts is yet to be determined by City West water.

Installation of a 3^rd pipe for recycled (treated sewerage) water will potentially enable non-potable supply to be adjusted in future to include treated stormwater. There is also opportunity for more localised stormwater harvesting and / or treatment to enable irrigation of sports fields.

At the subdivision level within all precincts there is scope for incorporation of water sensitive design initiatives and / or water quality treatment within streets and open spaces in accordance with Planning Scheme Clause 56. This would further assist with achieving integrated water management objectives and outcomes.

2.14.Housing

By the time of full development in the Wyndham West area it is expected that the residential areas within the Precinct will supply significant housing diversity in terms of lot sizes, dwelling types and price points.

The Wyndham West area will provide a range of lot sizes, from smaller lots (through the small lot housing code) which are suitable to construct cottages, terraces, townhouses and integrated housing units to larger lifestyle lots suitable for large family homes with private open space.

Housing diversity in the Wyndham West area is also linked to a requirement for a range of dwelling types. In the City of Wyndham in 2006 only 9% of dwellings had two bedrooms or less, compared to 26% across metropolitan Melbourne (Australian Bureau of Statistics, 2006 Census), suggesting a shortfall in dwelling types more suited to smaller households. In order to meet part of this shortfall, it is encouraged for there to be a greater provision of one and two bedroom dwellings in the Wyndham West area.

Providing dwellings that are situated on different lots sizes and demonstrate a variety of built forms will provide dwellings for members of the future Wyndham West community from a range of life cycle stages and age groups.

2.15.Infrastructure Funding

The development of the Wyndham West area will require the construction of a suite of new infrastructure including roads, rail, active and passive recreation, schools and community centres.

The Wyndham West Development Contributions Plan has been approved to provide a significant contribution towards the construction of the identified infrastructure items in the area.

Other funding sources that will contribute towards funding the necessary infrastructure items are developer works, Council rate base and various State Government agencies. A Precinct Infrastructure Plan is contained within the PSP, which also outlines responsibility for delivery of key infrastructure.

3.SUPPORTING INFORMATION

3.1.PSP 42.1 Black Forest Road North

Background information on the Black Forest Road North PSP area has been drawn from the following reports, which have informed the preparation of the PSP:

• 
  ‘Biodiversity Assessment Report (Native Vegetation)PSP 40: Wyndham Vale July 2010’, AECOM Australia, July 2010
  
• 
  ‘Phase I Environmental Site Assessment’, submitted to Phileo Australia Limited, Golder Associates, 28 February 2011
  
• 
  ‘Services Infrastructure Report: Daleston Development Area’, prepared for Phileo Australia Pty Ltd, Cardno, 11 September 2014
  
• 
  ‘Cultural Heritage Management Plan number: 12344: Residential Subdivision – Black Forest Road, Mambourin’, Sponsor: Phileo Australia Limited, Cultural Heritage Advisor: Emma Rae
  
• 
  ‘Cultural Heritage Management Plan 11513, Sponsor: Daleston Pty Ltd, Cultural Heritage Advisor: Rick Bullers
  
• 
  Wyndham West Precinct Structure Plan Transport Assessment Client GAA, GTA, May 2012
  
• 
  ‘Stage 1 and 2 Desktop Hydrogeological and Geotechnical Assessment: Report on PSP Area 42 – Black Forest Road’, by SKM version 2, 23 July 2010; and follow up letter to Tony Stella by SKM 3 July 2013
  
• 
  ‘Black Forest Town Centre: Site composition Assessment’, Urbis, July 2012
  
• 
  ‘Arboricultural Assessment: Precinct Structure Plan-42 North East, Black Forest Road, Mambourin’, Treelogic, September 2011