Hume Retail Centre Development Plan – Default Spatial Distribution of Centres

Hume City Retail Strategy

Figure 64: Hume Retail Centre Development Plan – Default Spatial Distribution of Centres

Note: This Plan is indicative. The ultimate distribution of retail space and centres may change based on various demand and supply side issues. Detailed planning is required to confirm the future retail planning framework.

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9.4.3 Retail Development Decision Criteria

The recommended decision criteria for assessing retail / activity centre development proposals are as follows.

1. Consistency with the Hume City Retail Vision and Policy Directions and Hume Retail Centre Development Plan in terms of indicative location, indicative size, anchor tenant and broader tenant and land use mix profile. Method: evaluated by Council.

2. Retail capacity of the catchment to support the proposed retail space without comprising the ability of other existing or planned centres in the Hume Retail Centre Development Plan to operate viably. Refer to section 9.4.4 for further guidance. Method: evaluated by Council based on the proponent‟s retail economic capacity and impact assessment. The assessment should be peer reviewed. The peer review should be paid for by the proponent but commissioned and managed by Council.

3. Capacity of the centre / site to provide a suitable mix of non retail uses including housing, offices and community services and facilities. This is not applicable to regional bulky goods clusters. Method: evaluated by Council.

4. Capacity of the centre to be serviced by public transport including bus services in addition to quality road access for private vehicles. Method: evaluated by Council based on transport plans submitted by proponent.

5. Provision of dedicated off-road walking and cycling facilities into centres and into their catchment areas. This is not applicable to regional bulky goods clusters and may not be applicable to established areas. Method: evaluated by Council based on plans submitted by proponent.

6. Capacity of the centre to be provided in multiple (approximately three separate) land ownerships. This is desirable but not mandatory. Method: evaluated by Council.

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Hume City Retail Strategy

9.4.4 General Guidance for Retail Capacity and Impact Assessment

Three primary questions should be considered when assessing the retail economic implications of a retail centre / development proposal as follows. A retail development within a centre can be interpreted as being part of a centre and an expansion of it.

Q1. What is the primary catchment of the proposed retail centre / development and does this appear reasonable given the location of existing and planned future retail centre / development provision?  This is generally defined as the mid-point (in travel time terms) between the subject and the nearest competing centres (in all directions) within the same level of the retail hierarchy.

Q2. Does the primary catchment have sufficient population (residents / workers) to support the retail centre / development?  This can be generally guided by the catchment thresholds shown in this report, that is, at full development (in round terms): o Supermarket centre 5,000 sqm ~ 11,000 people o Supermarket centre 10,000 sqm ~ 22,000 people o Sub-Regional centre 25,000 sqm ~ 45,000 people o Regional centre 70,000 sqm ~ 115,000 people o Bulky goods precinct ~ 0.6 sqm per person o Employment precinct ~ 300 sqm ~ 1,000 workers  The above thresholds refer to primary catchments only. Some centres, especially larger ones, will have secondary and perhaps tertiary catchments that overlap with the catchments of other centres.  Note that it is not necessary for catchments to reach full development before approving a retail centre / development. It is possible and often desirable to provide retail space in advance of full catchment development to enable early provision of services.  For larger centres, it is appropriate to enable staged development generally in accordance with the thresholds and early provision objectives.  An early provision policy can be based on impact analysis – see point below. If the early provision does not have a significant adverse impact on existing centres, a centre / development may be appropriate.

Q3. Will the retail centre / development result in the closure of other existing retail centres / developments or preclude the future development of desired future retail centres / developments?  This is generally defined by impact analysis, whereby existing retail turnover levels per centre are estimated and the provision of proposed retail space is included in the retail system. An estimate of the likely redistribution of turnover is then made. Where impacts of over -15% are observed, the proposed centre could be deemed to place such impacted centres at risk. This is however case specific.

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Hume City Retail Strategy

9.5 Further Actions

Realisation of the vision will be achieved by implementation of the following actions.

Action 1: Adopt the Hume Retail Strategy – incorporating Vision, Policy Directions and Management Directions (as noted above) - in relevant corporate policy and planning frameworks. Implement the Retail Strategy in the Planning Scheme, utilising appropriate zoning and other frameworks.

Action 2: Develop an Activity Centres Strategy using this Retail Strategy as the base. The Activity Centres Strategy should consider broader land use mix, transport and accessibility issues. For existing centres, the Activity Centres Strategy should address issues identified in the centre profiles in Appendix 2 of this report.

Action 3: Develop an urban design framework template for the delivery of new retail and activity centres in Hume. This template should provide a forward guide to the anticipated structure and design of selected retail / activity centres so as to lead and guide the retail market and provide retail businesses and land developers with greater direction and certainty regarding acceptable design solutions.

Action 4: Explore options to appoint place managers to co-ordinate the delivery of projects and development within activity centres. Hume City Council could access assistance via the State‟s Creating Better Places Program to assist with place manager funding, strategic planning and delivery of capital works.

Action 5: Establish a register of major retail operators and investors and develop a communications system to promote information sharing and a shared retail and activity centre vision for Hume.

Action 6: Develop an investment attraction strategy to attract major retail operators to centres within Hume, focusing on a department store and retail warehouse operators.

Action 7: Monitor planning and transport frameworks on an annual basis and modify details of this retail strategy as required. Monitor in particular the resolution of the Urban Growth Boundary and more detailed urban planning and transport conditions within the urban area in relation to the assumptions of this report. It is possible and likely that conditions will change in the future as more detailed planning is undertaken and land use and transport directions are resolved for the growth areas. It will be necessary to monitor and modify the base data and review and refine the retail planning recommendations of this report over time.

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Hume City Retail Strategy

Appendix 2 – Retail Centre Profiles

This Appendix provides profiles of:  Retail centres within Hume;  Selected major centres located outside of Hume; and  Bulky goods retail provision in the region.

Centres in Hume

This Appendix provides a brief profile of retail centres in Hume. Details of tenancies and vacancies have been informed by site visits. A SWOT analysis has been developed based on site visits, in addition to information provided by the Guide to Shopping Centres (Property Council of Australia, 2008) and the Hume Activity Centre Hierarchy Study (2004).

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Hume City Retail Strategy

Roxburgh Park Shopping Centre (Colonial First State Property Trust) Somerton Road, Roxburgh Park

Roxburgh Park Shopping Centre is a modern retail offer located in a new residential estate. Roxburgh Park is a Major Activity Centre in Hume.

The Property Council of Australia (2008) describes it as a Sub-Regional Shopping Centre.

The retail offer centres on food, but also includes household goods and some business and health services.

Major Tenants:  Safeway and The Warehouse Other Tenants:  25 speciality stores including Supercheap Auto, Subway and Blockbuster Video. Floorspace:  9,147m² (Property Council of Australia, 2008) Vacancies:  0% as of March 2009) Zones and Overlays:  Business 1 Zoning covers the entire site.  Development Plan Overlay Schedule 7 applies to the Centre providing for an urban development area. Public Transport Accessibility:  Rail/bus Strengths:  Modern retail centre with a strong daily and weekly convenience offer.  Adjacent to Roxburgh Park Railway Station.  Vacant land in the vicinity to provide for new development.  Located near bulky goods format centre. Weaknesses:  Poor pedestrian integration with residential areas.  Located adjacent to an industrial area which provides half a residential catchment.  Low / inefficient land utilisation rate.  Poor interfaces and blank walls in some parts. Opportunities:  Increasing population in wider catchment.  Future expansion into vacant land.  Establishment of new bulky goods centre adjacent to Centre may encourage multi-purpose trips. Threats:  Industrial uses to the east which may have amenity impacts on the Centre.

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HUME CITY COUNCIL HUME CORRIDOR INTEGRATED GROWTH AREA PLAN (HIGAP) SPATIAL STRATEGY #$"$,!$1Ð www.hume.vic.gov.au

1079 Pascoe Vale Road Broadmeadows PO Box 119 Dallas 3047

www.hume.vic.gov.au

Tel: 9205 2200

Contents 4.10. Kalkallo & Lockerbie ...... 90 4.11. Melbourne Airport ...... 96 1. INTRODUCTION ...... 3 5. MONITORING AND REVIEW ...... 98 2. VISION ...... 5 3. THE FUTURE HUME CORRIDOR ...... 6 3.1. Areas of Change ...... 7 3.2. Employment ...... 13 3.3. Activity Centres ...... 18 3.4. Transport ...... 22 3.5. Housing ...... 28 3.6. State and Local Community Facilities and Services ...... 32 3.7. Hume’s Natural Heritage ...... 38 3.8. Climate Change & Resource Scarcity ...... 42 4. THE HUME CORRIDOR – IN DETAIL ...... 44 4.1. Broadmeadows and Surrounds ...... 45 4.2. Mickleham Road South ...... 49 4.3. Roxburgh Park and Meadow Heights ...... 55 4.4. Hume Highway South ...... 59 4.5. Mickleham Road North ...... 64 4.6. Craigieburn ...... 69 4.7. Hume Highway North ...... 74 4.8. Inter Urban Break ...... 80 4.9. Mickleham ...... 83

4.3. Roxburgh Park and Meadow Heights Map 4.3 – Roxburgh Park and Meadow Heights 2015 2026 2040

37,700 39,260 39,200

10,850 11,970 12,800 The Roxburgh Park and Meadow Heights precinct includes the suburbs of Roxburgh Park and Meadow Heights. It also includes the developing Greenvale Lakes East estate to the north east of Greenvale Reservoir. The area is predominantly residential but includes the existing Meadow Heights Centre and the developing Roxburgh Park Shopping Centre. The areas also benefit from a good range of community facilities in smaller centres. Large Scale Areas of Change Greenvale Lakes The Greenvale Lakes Area comprises the completed Greenvale Rise development and an area to the north and east of the Greenvale Reservoir that is planned primarily for residential development. To support and service these areas a neighbourhood activity centre is proposed on the future Aitken Boulevard and James Mirams Drive along with a significant new active recreation reserve and an extension to the

Bluebird Way Community Facility. 55

These developments are located partly or fully within the local catchment bus connections, particularly to Roxburgh Park Station, Epping and the of the Greenvale Reservoir and are therefore subject to planning Northern Hospital. controls8 to prevent surface run off from contaminating the reservoir. Improvements to pedestrian and cycle crossings will also be needed at Bridgewater Road Activity Centre intersections to limit the potential of Somerton Road to further divide The Bridgewater Road Centre is the name proposed for a new communities in this area. neighbourhood activity centre along Donald Cameron Drive in Roxburgh New bus services need to be added and frequencies improved as Park. The centre will include 5,000 square metres of retail floorspace development occurs in the Greenvale Lakes Area in this precinct and the including a supermarket and supporting specialty shops. The balance of Highlands southern area in the Craigieburn Precinct. Hume City Council the 9ha site will be developed for residential development to meet the will advocate to PTV to facilitate these as early as practical. demand for smaller housing in the area and provide an increased vibrancy and density of people around the centre. Managing Changing Needs Managing Travel Demand Housing This precinct is anticipated to see a significant increase in older people in Aitken Boulevard will provide an important additional north-south the coming 30 years making the provision of a broader range of housing connection through this area, minimising increases in traffic on existing necessary. roads and improving bus connectivity to Broadmeadows, the Craigieburn Town Centre and the Mickleham (Merrifield) Town Centre in the longer In the short term to medium term (10 years), land within the Bridgewater term. Its ultimate construction to the Western Ring Road is critical to Centre and around the Meadow Heights centre offer the most suitable managing through traffic in this precinct and congestion on Pascoe Vale locations for townhouse developments and other smaller housing Road. products. In the longer term, when development reaches a natural age for redevelopment, land around the Roxburgh Park Train station, Somerton Road will need to be duplicated in the immediate term (0-5 Roxburgh Park Activity Centre and along the public transport corridors of years) to meet demand utilising Aitken Boulevard. This duplication should Aitken Boulevard and Somerton Road would be suitable locations for include extensions to the existing bicycle facilities. Ultimately, it will need smaller housing product to meet the growing demand for such housing. to be widened to 6 lanes through this precinct to support the increase in car and freight traffic with bus priority at intersections to enable efficient Roxburgh Park Activity Centre The Roxburgh Park Centre is located immediately adjacent to the train station but has a strong focus on people arriving by car and only limited 8 See Environment Significance Overlay Schedule 9 (ESO9), Greenvale Reservoir integration with the train station and surrounding residential areas. The Catchment Protection of the Hume Planning Scheme shopping centre component was recently expanded and now provides a 56

good level of local retail provision in the area. Land immediately south of • Work with the developer of the Greenvale Lakes Activity Centre to this centre on the opposite side of Somerton Road will continue to be achieve a high quality and attractive public realm that ensures its developed for a mix of complimentary restricted retail and commercial long term popularity and viability. uses fronting Somerton Road and Pascoe Vale Road with industrial • Work with Melbourne Water and the developer(s) in the Greenvale development and office development to the rear. Lakes area to deliver a high quality trail network around the Greenvale Reservoir. The planning for the future development on both sides of Somerton Road • Work with the developers to deliver a well staged and managed should seek to improve the integration of these uses and the train station development to enable the delivery of the proposed sports through improved pedestrian connectivity and improvements to the reserves and community facilities in accordance with the interface with major roads. timeframes outlined in the Infrastructure and Delivery Strategy. Community Infrastructure • Seek grant funding from State and Federal Government to assist in The ageing of the population in this precinct makes it important that the improving the quality of new infrastructure or enabling its early range of facilities and services available in this area is reviewed regularly delivery. and spaces are provided for the anticipated older people to meet, • Work with the developer of the Bridgewater Road Activity Centre undertake activities, and receive specialist health and support services. to prepare a Development Plan that delivers a choice of retail and housing options with a high quality and attractive public realm that There will be a need for further upgrades of community and recreation ensures the centre’s long term popularity and viability. facilities to improve their service function and meet continued changing need and standards. To manage the impacts of growth in the Hume Corridor and new development within this precinct on the transport network in this Strategies precinct: To deliver high quality large scale urban development in this precinct: • Advocate for: • Implement and revise as required the Greenvale Lakes o the upgrade to Somerton Road with bus priority measures at Development Plan and Greenvale North Precinct Structure Plan. intersections • Maintain and ensure compliance of new development within the o the upgrade to Aitken Boulevard north of Somerton Road to 4 catchment of Greenvale Reservoir with approved controls in the lanes with dedicated bus lanes for high quality bus services ESO9, the Greenvale Lakes Development Plan and Greenvale North in accordance with the timeframes outlined in the Infrastructure Precinct Structure Plan. and Delivery Strategy.

• Plan and advocate to State Government for the delivery of Aitken Somerton Road, Roxburgh Park Train Station and the industrial Boulevard south of Somerton Road in accordance with the areas to the east of the railway line, through requirements for: timeframes outlined in the Infrastructure and Delivery Strategy. o the development of strong ‘gateway’ elements and design • Require that the developers of the Bridgewater Road Activity features Centre and Greenvale Lakes development area deliver timely o the creation and use of architectural and landscape themes upgrades to roads and intersections that minimise the need for o improved pedestrian and cycling connections and vehicle future upgrades. circulation that enables direct and safe pedestrian and cycle • Plan and deliver the local bicycle network paths shown in Map 4.3. movements. To manage the continued development of the Roxburgh Park Centre To meet the changing needs of residents in the Roxburgh Park and and land immediately adjoining it: Meadow Heights Precinct: • Plan and require new development to achieve a more integrated • Support development proposals for the vacant land that adds and pedestrian friendly centre and improved connections between further convenience retailing, community or housing targeted at uses on either side of Somerton Road. the growing ageing population. • Continue to focus conventional retailing and community services • Utilise planning zones and controls to facilitate the delivery of a within and adjoining the Roxburgh Park Shopping Centre, and greater number of one and two bedroom dwellings. retain land on the south side of Somerton Road for: • Support subdivision and site consolidation that enables the o restricted retailing, other forms of ‘highway retailing’ and development of a greater number of smaller dwellings. offices along Somerton Road to the west of the rail line • Support proposals for higher density townhouse and apartment o services such as a hotel, motel, restaurants, conference development, particularly around the Roxburgh Park Town Centre meeting and reception facilities, medical consultancies, offices in the longer term (15+ years). and associated uses along Pascoe Vale Road and eastward • Continue the programme of upgrading existing community and o well-presented industrial buildings and/or warehouses to the leisure infrastructure to meet the changing needs of the community southeast. and new standards for provision. • Support development of the Roxburgh Park Shopping Centre that • Continue to invest in the upgrading of roads and provision of integrates each of the centres components, enhances public space, footpaths through the Roxburgh Park area. contributes to the activation of the centre, and contributes to the centres ‘sense of place’. • Plan for improved connections and interfaces between the Roxburgh Park Shopping Centre, the commercial area south of 58

Planning and Environment Act 1987

HUME PLANNING SCHEME

1550 PASCOE VALE ROAD, COOLAROO

WOOLWORTHS ADVISORY COMMITTEE REFERENCE NO. 01

Appendix 2 to the report of the Advisory Committee

Pursuant to Section 151 of the Act

Chris McNeil – Chair, Woolworths Coolaroo

Brett Davis – Member

Kathryn Mitchell – Chair Woolworths Advisory Committee

25 June 2010

Hume Planning Scheme: Coolaroo Appendix 2: Woolworths Advisory Committee 25 June 2010

1. BACKGROUND

The Minister for Planning has appointed an Advisory Committee to review matters relating to the proposed location by Woolworths of 11 new hardware concept stores in metropolitan Melbourne and regional Victoria. These are colloquially known and referred to as the Oxygen concept stores. For each proposal, the Advisory Committee must provide:  An assessment of the suitability of the sites for development (including a strategic review of the appropriateness of any rezoning/proposed use in light of the relevant State and Local Planning Policy Frameworks);  An assessment of relevant planning issues relating to the proposed developments;  An assessment of whether the planning scheme amendments should be adopted and the permit applications granted in relation to each of the proposals, and if necessary, recommendations as to any changes to the proposed amendments and permits; and  A report in relation to the submissions lodged on each of the proposals, including referral agency requirements.

Woolworths is seeking to develop land at 1550 Pascoe Vale Road, Coolaroo for the purposes of a Woolworths Home Improvement Store including associated car parking, signage and landscaping.

To facilitate the development of the proposed uses, the proponent seeks to:  Rezone part of the subject site from the Business 3 Zone to a Business 4 Zone; and  Remove a restriction on floor space of 15,000 square metres which is contained in the Business 4 Zone.

The following planning permit approvals are required:  Construct a building or carry out works under the Business 4 Zone (Clause 34.04‐4);  To use land for landscape gardening supplies under the Business 4 Zone (Clause 34.04‐4);  Reduce the number of car parking spaces required (Clause 52.06);  Modify access to a Road Category 1 (Clause 52.29);  Reduce/vary the end of trip bike facilities (shower and change room) required (Clause 52.34‐3); and  To remove, destroy or lop vegetation if it is native vegetation (Clause 42.01).

Page 2 Hume Planning Scheme: Coolaroo Appendix 2: Woolworths Advisory Committee 25 June 2010

The proposal must have regard to the following Ministerial Directions:  Ministerial Direction No 9: Metropolitan Strategy  Ministerial Direction No 11: Strategic Assessment of Amendments

The key elements of the proposal are outlined in Table 1. Table 1 Key Elements

Land Use Mix Restricted Retail / Trade Supplies (inc. café): 7,822m2 Office Mezzanine: 341m2 Trade section: 2,276m2 Landscape Gardening supplies: 2,198m2 Back of house: 853m2 Total floor area: 13,490m2 Associated car parking, vehicle access and landscaping. Operating Hours 6.00am – 9.00pm (Monday to Friday) 6.00am to 6.00pm (Saturday and Sunday) Built Form A large building with an overall height of 10.5 metres to the top of the roof line. Construction materials include concrete panels, glazing, aluminium louvers and alucabond panels. The setback of the building from Pascoe Vale Road varies from 15 to 50 metres. Car Parking Provision At grade car park accommodating 416 spaces. Hours of delivery/ loading 6.00am – 10.00pm (seven days a week) Loading bay, located at the rear of the site, is a flat dock that will concurrently accommodate two 19 metre semi‐ trailers. Bicycle Parking Provision 54 on‐site bicycle spaces including 30 customer spaces in front of the building, and 24 within the staff parking area. Vegetation Removal Proposal involves the removal of native vegetation. Access Primary access at the centre of the site by way of signalised intersection to Pascoe Vale Road. Secondary access (left in, left out to Pascoe Vale Road) north of site. Other issues Initial survey identified the land as a possible Golden Sun Moth (GSM) habitat.

The members who considered this matter include Chris McNeill (Chair), and Brett Davis. The Advisory Committee was assisted in its report by Jessica Cutting, Senior Project Officer with Planning Panels Victoria.

Page 3 Hume Planning Scheme: Coolaroo Appendix 2: Woolworths Advisory Committee 25 June 2010

2. SUBJECT SITE AND SURROUNDS

The subject site is located at 1550 Pascoe Vale Road, south of Reservoir Road, Coolaroo. Table 2 Site Characteristics

Site Characteristics Vacant site. Site Area Triangular in shape with a total site area of 9.6 hectares. Frontage and abuttals 575 metres to Pascoe Vale Road 373 metres depth along the northern boundary. Vegetation Flora and fauna studies did not identify any scattered remnant trees. Native grasses present are opportunistic and not representative of the pre‐European flora cohort. One area of indigenous grassland located in the north east but in poor condition. As such, Woolworths is not required to undertake “Habitat Hectare” assessment or provide an offset. Crossovers No crossovers currently exist. The Pascoe Vale Road frontage contains roll over curb and channel. Slope The site has a significant slope from north to south and is prone to limited inundation along the eastern boundary.

The site is located within the City of Hume, amongst a range of uses including industrial, bulky goods, showroom and auto services. Table 3 Surrounding Land Characteristics

North Roxburgh Park Lifestyle Centre which includes a gymnasium, fitness centre, car wash, hotel, shops, restaurants and vacant land. East Craigieburn railway line, with predominately business and industrial uses to the east of the railway line. South Pascoe Vale Road and residential dwellings which turn their back on Pascoe Vale Road. West Pascoe Vale Road and residential which turn their back on Pascoe Vale Road.

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3. METHODOLOGY AND CONSULTATION

Five submissions were received in response to the targeted consultation and notification, and a list of all submittors is provided in Attachment 1.

A Directions Hearing was held in relation to this matter on 17 May 2010.

The Advisory Committee held a hearing and met with the following parties on 31 May and 1 June 2010 to consider the proposal: Table 4 Schedule of Hearings Submittor Represented By Woolworths Ltd (Proponent)  Adrian Finanzio and Andrew Walker, instructed by Allens Arthur Robinson, who tabled evidence and/or called the following witnesses: ‐ Jamie Govenlock, Urbis, Planning ‐ Rhys Quick, Urbis, Economics ‐ Valentine Gnanakone, Cardno Grogan Richards, Traffic ‐ Aaron Organ, Ecology Partners, Flora and Fauna Hume City Council  Stacey Gardiner, Co‐ordinator Strategic Planning Department of Transport  Lachlan Lee‐Archer, Planning Referrals Co‐ordinator VicRoads  Simon Lanza, Team Leader Planning North Central Bunnings Group Limited  Stuart Morris QC, instructed by Norton Rose Australia

Page 5 Hume Planning Scheme: Coolaroo Appendix 2: Woolworths Advisory Committee 25 June 2010

4. STRATEGIC CONTEXT

The development proposal is considered in the context of the Hume Planning Scheme (Table 5). Table 5 Planning Context

Current Zone Part Business 3 Zone, part Business 4 Zone Current Overlay Special Building Overlay to a small area at the southern end of the site. Relevant SPPF Clause 11 – Introduction, Goal and Principles Clause 12 – Metropolitan Development (12.01 and 12.05) Clause 14 – Settlement Clause 15 – Environment Clause 17 – Economic Development (17.01) Clause 18 – Infrastructure (18.01 and 18.02) Clause 19 – Particular Uses and Development (19.03) Relevant LPPF Clause 21.02 – Hume Strategic Framework Plan Clause 21.03 – Economy Clause 21.04 – Infrastructure Clause 21.06 – Local Areas Clause 21.07 – Activity Centres Clause 22.01 – Industrial Local Policy Clause 22.12 – Roxburgh Park Activity Centre Relevant Particular Provisions Clause 52.05 – Advertising Signs Clause 52.06 – Car Parking Clause 52.07 – Loading and Unloading of Vehicles Clause 52.17 – Native vegetation Clause 52.29 – Land Adjacent to a Road Zone Clause 52.34 – Bicycle Facilities

Based on the written and oral submissions made to the Committee by the Proponent and Hume City Council, the Committee agrees there is a high level of compliance with the State and Local Planning Policy Framework and that the proposal is consistent with the key State‐wide planning policy in relation to the development of Activity Centres. The proposal is located within the Roxburgh Park Activity Centre boundary and in that sense the proposed development is regarded as ‘in centre’. The Committee considers the proposal meets the Municipal Strategic Statement (MSS) and the recently adopted Hume Retail Strategy.

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5. KEY ISSUES

The Committee has identified four key issues for review arising from this proposal, these are: (i) Strategic justification (ii) Traffic, Access and Parking (iii) Built Form (iv) Flora and Fauna

Bunnings made a generic submission about the proposal and advised that it accepted that competition “is an essential element of retailing”; it did not oppose the proposed Oxygen concept store, and it did not “seek to use the planning process to stymie the proposed Oxygen stores”. Bunnings key contention is that it is important that when it comes to planning provisions affecting competitors, there should be a level playing field. The issues relating to the Bunnings submission have been dealt with in the Oakleigh South report and are not repeated here.

Page 7 Hume Planning Scheme: Coolaroo Appendix 2: Woolworths Advisory Committee 25 June 2010

6. STRATEGIC JUSTIFICATION

(i) What is the Issue?

The key strategic issue is whether the proposed rezoning from Business 3 to Business 4 at 1550 Pascoe Vale Road to enable the site to be developed for a Home Improvements and Homemaker Store is strategically justified having regard to the existing and proposed provisions of the Hume Planning Scheme.

(ii) Submissions and Evidence

Mr Finanzio referred the Committee to what he believed formed the scope of its consideration, “to consider whether the proposed concept should be allowed on this particular parcel of land. In other words, the real question for this Committee is whether the proposed location is appropriate for the proposed use.”

Woolworths submitted that they sought an Amendment to the Hume Planning Scheme to:  Rezone part of the Land which currently falls within the Business 3 Zone to Business 4 Zone and;  Remove the floor space restriction of 15,000 square metres which is contained in the Business 4 Zone.

Mr Finanzio outlined that the land is ideally located for its proposed use, and importantly “is identified in the Council’s Retail Strategy (March 2010) as forming part of a bulky goods precinct”. While the proposed use of the land could be considered under the zonings that presently apply, it was submitted that: The amendment to the planning scheme that is sought as part of this process is to regularise the zoning of the Land so that a use which is a comfortable fit in the physical and strategic context of the Land can enjoy a consistently applied zone across the whole of the Land.

The planning evidence of Mr Govenlock reinforced this view noting that “it is preferable from a planning perspective that a consistent zone is provided across the whole site”. Mr Govenlock added that the “Business 4 zone is appropriate as it is consistent with the zoning of land uses to the north, aligns with the Hume Retail Strategy (adopted by Council in March 2010 with a Planning Scheme Amendment currently being prepared) identifies Roxburgh Park Major Activity Centre as an existing bulky goods node and allows for the further establishment of bulky goods floorspace in a location encouraged by policy to expand its function”.

Page 8 Hume Planning Scheme: Coolaroo Appendix 2: Woolworths Advisory Committee 25 June 2010

In the Hume Planning Scheme, the Business 4 Zone currently includes a schedule that limits the floor space of restricted retail development to 15,000 square metres. To exceed this area a planning permit is required. While Mr Govenlock did not consider a change to the schedule as being necessary, Council submitted that it now supported the deletion of the floorspace limits that currently apply to the site.

Ms Gardner submitted that the cap was introduced as a part of an earlier amendment, C91, but that “after review of previous Council files, there does not appear to be direct evidence as to the purpose of the chosen cap in floor area for restricted retailing and trade supplies for the subject land”.

Council concluded its discussion regarding the cap by advising that “in the context of the current under supply of bulky goods retailing within the Hume Growth Corridor…..Council considers that the current floorspace restrictions are no longer relevant or required”. The Proponent readily agreed.

(iii) Advisory Committee Discussion

The planning policy context is addressed in section 4 of this report. The Committee is satisfied that the site demonstrates an appropriate fit on strategic grounds and receives a high level of policy support from Council.

(iv) Economic considerations

All parties to the Hearing accepted the economic evidence of Mr Quick. Consequently, his evidence was taken as read.

Mr Quick’s evidence concluded that high population growth projected to occur in the defined trade area will result in a significant increase in the requirement for both trade supplies and restricted retail floorspace. Mr Quick calculated that no material adverse impact would be experienced by another retail centre in the City of Hume. Finally, he noted that as the Roxburgh Park Major Activity Centre is specifically identified in the Hume City Retail Strategy as a bulky goods precinct, the proposed site represents one of the most appropriate sites within the broader region for a development such as that proposed.

(v) Advisory Committee Findings

The rezoning of the land for a proposed Home Improvement Store is strategically sound on economic and planning grounds. In particular, it accords with the principles set out in the Hume City Retail Strategy which supports such stores locating within the Roxburgh Park Major Activity Centre. Council stated that the Hume Growth Corridor is undersupplied

Page 9 Hume Planning Scheme: Coolaroo Appendix 2: Woolworths Advisory Committee 25 June 2010 with bulky goods retailing and the Committee is comfortable that the proposed use is a good strategic ‘fit’.

In relation to the removal of the floor space cap, the Committee is comfortable that there is no need for this to remain given future demand in the area and the purpose of the zoning. As such it recommends that the floor space cap be removed as a part of any rezoning decision.

Page 10 Hume Planning Scheme: Coolaroo Appendix 2: Woolworths Advisory Committee 25 June 2010

7. TRAFFIC, ACCESS AND PARKING

(i) What is the Issue?

The issues are whether capacity to add a bus lane at the primary intersection should be provided for in the design of the intersection, and whether staff parking arrangements near the northern egress to the site should be reorganised to prevent the egress becoming a de‐facto entry point.

(ii) Submissions and Evidence

Pascoe Vale Road is a declared main road. It has also been identified by the Department of Transport as part of the extension of the Bus Route 901 ‘Yellow’ Orbital Smart Bus Route.

The proposed arrangements provide for a signalised intersection at the southern end of the proposed development (which is roughly central to the ‘greater’ site) and a northern ‘left out only’ access point, designed primarily to accommodate truck movements exiting the site.

In general terms, the traffic and proposed parking arrangements were agreed by all parties.

VicRoads raised no objection to the proposed signalised intersection though its support is conditional upon the signalised intersection servicing the whole of the site (including the balance of the site not subject to the current proposal). The proponent noted that any additional access to the balance of the site would be more appropriately assessed as part of any permit application for the southern portion of the site.

The Department of Transport’s original written submission to the Committee agreed with the proposed arrangements in principle subject to:  The provision of bus stops near to the proposed signalised intersection to a design compliant with Department of Transport requirements; and  The construction of the signalised intersection with bus priority lanes on Pascoe Vale Road.

In his evidence to the Committee, Mr Gnanakone agreed with the need to provide bus stops. On the issue of the provision of bus priority lanes through the signalised intersection, Mr Gnanakone noted that in his projections of future traffic volumes at the proposed signalised intersection, the delay to

Page 11 Hume Planning Scheme: Coolaroo Appendix 2: Woolworths Advisory Committee 25 June 2010 buses would be minimal. In his view, the provision of bus lanes is not required.

At the hearing, the Department of Transport accepted Mr Gnanakone’s projected traffic volumes for the area and agreed that the provision of bus priority lanes at the proposed signalised intersection are not required as a result of the development.

The Department of Transport did however request that the intersection arrangements be redesigned to provide for the future installation of bus lanes “in the interests of good planning”. The Committee understands that this can be done by increasing the size of traffic islands at the intersection, which in the future can be ‘cut back’ to provide for a bus priority lane should it be required.

A second traffic matter relates to the proposed egress from the northern part of the site. VicRoads did not object to the proposed egress but stated that “a staff parking area is proposed adjacent to this egress only service vehicle access. This car park is not supported as there is a risk of vehicles attempting entry at this location”.

Mr Gnanakone disagreed with the position taken by VicRoads noting that “the left out access has been designed with appropriate radii to deter vehicles from seeking to utilise the left out only as an entry point to access the parking area at the northern boundary of the site. Staff education can be implemented in addition to regulatory signage to encourage staff to not attempt to undertake this manoeuvre”.

The development proposes the provision of 416 car spaces, a rate of 3.08 spaces per 100 square metres which Mr Gnanakone stated “will more than adequately accommodate the projected demand for 337 spaces. It is understood that Council accepts the proposed car parking ratio. “

(iii) Advisory Committee Discussion

With regard to the proposed redesign of the signalised intersection to accommodate the future provision of bus lanes, the Committee is mindful of the key role Pascoe Vale Road is intended to play in the proposed SmartBus network and the importance of this network in future public transport planning for greater Melbourne. In that light, the Committee does not believe it is unreasonable to ensure that works undertaken in the present provide for the future efficiency of that network. In this instance, Mr Finanzio, while opposing the need a redesign of the intersection, conceded that it was a relatively minor matter and likely to cost in the order of $80,000.

Page 12 Hume Planning Scheme: Coolaroo Appendix 2: Woolworths Advisory Committee 25 June 2010

The Committee agrees with the Department of Transport that the intersection should be redesigned to provide for the future bus priority through the intersection.

On the issue of the proximity of a staff car park to the northern egress from the site, the Committee notes the submission of VicRoads and agrees that any vehicles attempting to enter the site through the left out only point are a risk to themselves and to others. However, the Committee also agrees with the sentiments of Mr Finanzio that any vehicle attempting to do so breaking the law and it is impossible to counter such a practice. Even if the staff car park was relocated to another part of the site there is still no certainty that some vehicles will not attempt to enter the site at this access point.

The Committee therefore agrees with Mr Gnanakone that staff education and regulatory signage should discourage staff, or any other person, from attempting to gain access at the northern egress point. The Committee believes however, that any additional design features that would discourage persons entering the site at this point should be incorporated into the design of the northern egress from the site. Consequently the Committee does not believe the staff car park should be relocated.

With regard to car parking numbers, the Committee accepts Mr Gnanakone’s evidence in relation to a reduction in parking for the site. It is considered that a reduced rate equating to 3.08 spaces per 100 square metres is an accepted norm and provides more than adequate parking for the centre given 416 spaces are being provided.

(iv) Advisory Committee Findings

Based on the submission and evidence the Committee:  Supports the request of the Department of Transport that the proposed signalised intersection to Pascoe Vale Road be redesigned to provide for future bus priority if required;  Supports the provision of bus stops near to the proposed signalised intersection to a design compliant with Department of Transport requirements;  Accepts that the staff car park proximate to the northern egress only point should remain in its current location but that any additional design features to discourage vehicles using the egress only point as an entrance to the site should be pursued; and  Accepts the proposed car parking provision of 416 car parking spaces will be sufficient to accommodate all staff and customer parking demands generated by the proposal.

Page 13 Hume Planning Scheme: Coolaroo Appendix 2: Woolworths Advisory Committee 25 June 2010

8. BUILT FORM

(i) What is the Issue?

The key issue to consider is whether the proposed development adequately responds to the site and its surroundings.

(ii) Submissions and Evidence

There were no objections to the design or proposed layout of the home improvements and homemaker store and Mr Govenlock was of the view that “the proposal responds positively to urban design principles as well as the more specific built form objectives contained within the Hume Planning Scheme”.

The site provides a varying setback from the Pascoe Vale Road frontage of between 15 and 40 metres, according with Clause 22.12 which seeks a minimum setback from Pascoe Vale Road where practicable. It includes a significant landscape strip along this frontage of between 5 and 35 metres, and the locating of the staff car park within this setback is considered appropriate.

Mr Finanzio submitted that “the fact it (the site) is wedged between a railway line, a main road and more land zoned for the same purpose means that there are no offsite amenity impacts with which the Committee should be concerned”. A site inspection confirmed this evidence.

(iii) Advisory Committee Discussion and Findings

The Committee regards the design and siting as appropriate given the context and its surrounds. It therefore accepts that the proposed built form and layout responds to the site in a positive manner.

Page 14 Hume Planning Scheme: Coolaroo Appendix 2: Woolworths Advisory Committee 25 June 2010

9. FLORA AND FAUNA

(i) What is the Issue?

The original planning permit and rezoning application made no reference to issues of native vegetation or habitat.

(ii) Submissions and Evidence

Mr Finanzio submitted that “extensive flora and fauna studies have been undertaken on the land”. Expert evidence was prepared, but not called, by Mr Organ of Ecology Partners on behalf of the Proponent. Mr Organ’s evidence records that “a planning permit from Hume City Council is required to clear/remove any native vegetation from the study area”.

Summarising Mr Organ’s evidence, Mr Finanzio noted that “the flora study reveals that the Land is dominated by introduced weeds and grasses. Applying the 2007 DSE Guidelines – Native Vegetation Guide for Assessment of Referred Planning Applications: the surveys revealed that the entire land is considered Degraded Treeless Vegetation, and Woolworths is not required to undertake a “Habitat Hectare” assessment or provide an offset”.

In addition, initial surveys and Council’s original submission highlighted that the land was identified as a possible habitat for the Golden Sun Moth (GSM). The GSM is a species protected under the Environmental Protection and Biodiversity Conservation Act 1999 (Cth) (EBPC Act).

Ms Gardiner from Hume City Council stated that since its original submission and based on submissions given during the hearing, “Council is now satisfied that sufficient information has been provided to identify potential flora and fauna on the site”. Council did however seek guidance regarding “who would be responsible for the approval of the Conservation Management Plan (CMP) and the Offset Management Strategy (OMS) for the GSM”.

In response to Council’s query, Mr Finanzio advised that “Woolworths have sought approval from the Commonwealth Department of Environment, Heritage, Water and the Arts (DEWHA) under the EPBC Act on the basis that Woolworths will develop a GSM, CMP and OMS to minimise potential impacts on the GSM”.

The Department of Sustainability and Environment, after reviewing Mr Organ’s evidence advised the Committee in writing that “the Department is satisfied with the Ecology Partners (November 2009) assessment of the native vegetation on the site. Furthermore it accepts the Ecology Partners (2009) findings

Page 15 Hume Planning Scheme: Coolaroo Appendix 2: Woolworths Advisory Committee 25 June 2010 that the occurrence of any national or state listed flora species is considered unlikely due to the modified nature of the vegetation on the site”.

During the hearing Mr Finanzio tabled the Notification of Referral Decision from DEWHA that noted the “Proposed Action is a controlled action and the project will be assessed through preliminary documentation”.

(iii) Advisory Committee Discussion

The issue has been thoroughly researched in the time between the lodgement of the original application and the Committee hearing. As the Committee understands, it is expected that the approval under the EPBC Act will be granted in these circumstances. Apart from the GSM, it was clear that no national, state or regionally significant species were found on site. While Council raised concern as to the administration of responsibility for the preparation of the relevant management plans to cater for the GSM, the Committee understands that such approvals operate in separate frameworks. Mr Finanzio reassured Council and the Committee that “this had to be approved before anything can occur”, likening the process to waiting for a liquor licence to be granted to actually operate a bar.

(iv) Advisory Committee Findings

The Committee is satisfied that the issue of approval under the EPBC Act will be dealt with separately and appropriately and does not impinge upon the Committee’s evaluation of the merits of the site for the proposed use.

Page 16 Hume Planning Scheme: Coolaroo Appendix 2: Woolworths Advisory Committee 25 June 2010

10. CONCLUSIONS AND RECOMMENDATIONS

In conclusion, the Advisory Committee considers that the Coolaroo site is an appropriate location for an Oxygen Home Improvement Store and, as such, the development should be supported.

As noted in the Task (Part 4) of the Advisory Committee in the Terms of Reference, it must provide:  An assessment of the suitability of the sites for development …  An assessment of relevant planning issues …  An assessment of whether the planning scheme amendments should be adopted and the permit applications granted in relation to each of the proposals, …  A report in relation to the submissions lodged …

In the light of consideration of these tasks, and for the reasons expressed in the preceding sections of this report, the Advisory Committee advises and recommends to the Minister for Planning that: (i) It supports the rezoning of the site from the Business 3 Zone to the Business 4 Zone; (ii) It supports the removal of the floorspace cap currently applying to the site; (iii) It supports the granting of a permit to allow the development of an Oxygen Home Improvement Store on the subject site along with associated car parking, landscaping and access subject to: a. The provision of bus stops in accordance with the requirements of the Department of Transport; b. The redesign of the signalised access point at Pascoe Vale Road to provide for the future provision of bus lanes at the intersection if required. c. Further consultation on the final form of the conditions with Council and relevant authorities.

Page 17 Hume Planning Scheme: Coolaroo Appendix 2: Woolworths Advisory Committee 25 June 2010

ATTACHMENT 1 LIST OF SUBMITTORS

List of Submittors

Name Organisation 1 Sherry Babcock Melbourne Water

2 Sally Macindoe Norton Rose for Bunning Group Limited 3 David Keenan Hume City Council 4 Lachlan Lee‐Archer Department of Transport 5 Simon Lanza VicRoads

33.03 INDUSTRIAL 3 ZONE 31/07/2018 VC148 Shown on the planning scheme map as IN3Z.

Purpose To implement the Municipal Planning Strategy and the Planning Policy Framework. To provide for industries and associated uses in specific areas where special consideration ofthe nature and impacts of industrial uses is required or to avoid inter-industry conflict. To provide a buffer between the Industrial 1 Zone or Industrial 2 Zone and local communities, which allows for industries and associated uses compatible with the nearby community. To allow limited retail opportunities including convenience shops, small scale supermarkets and associated shops in appropriate locations. To ensure that uses do not affect the safety and amenity of adjacent, more sensitive land uses.

33.03-1 Table of uses 21/09/2018 VC150 Section 1 - Permit not required

Use Condition

Convenience shop

Crop raising

Grazing animal production

Home based business

Informal outdoor recreation

Mail centre

Railway

Service industry Must not be a purpose shown with a Note 1 or Note 2 in the table to Clause 53.10.

The land must be at least the following distances from land (not a road) which is in a residential zone, Capital City Zone or Docklands Zone, land used for a hospital or an education centre or land in a Public Acquisition Overlay to be acquired for a hospital or an education centre:

The threshold distance, for a purpose listed in the table to Clause 53.10.

30 metres, for a purpose not listed in the table to Clause 53.10.

Service station The land must be at least 30 metres from land (not a road) which is in a residential zone, Capital City Zone or Docklands Zone, land used for a hospital or an education centre or land in a Public Acquisition Overlay to be acquired for a hospital or an education centre.

Shop (other than Adult sex Must adjoin, or be on the same lot as, a supermarket when the use product shop, Convenience commences. shop, Restricted retail The combined leasable floor area for all shops adjoining or on the same premises and Supermarket) lot as the supermarket must not exceed 500 square metres.

The site must adjoin, or be within 30 metres of, a road in a Road Zone.

Supermarket The leasable floor area must not exceed 1800 square metres.

Page 1 of 7 Use Condition

The site must adjoin, or be within 30 metres of, a road in a Road Zone.

Must be on land within an urban growth boundary and in metropolitan Melbourne.

Take away food premises

Tramway

Warehouse (other than Fuel Must not be a purpose shown with a Note 1 or Note 2 in the table to depot, Mail centre or Shipping Clause 53.10. container storage) The land must be at least the following distances from land (not a road) which is in a residential zone, Capital City Zone or Docklands Zone, land used for a hospital or an education centre or land in a Public Acquisition Overlay to be acquired for a hospital or an education centre:

The threshold distance, for a purpose listed in the table to Clause 53.10.

30 metres, for a purpose not listed in the table to Clause 53.10. Must not adversely affect the amenity of the neighbourhood, including through the:

Transport of materials, goods or commodities to or from the land.

Appearance of any stored goods or materials.

Emission of noise, artificial light, vibration, odour, fumes, smoke, vapour, steam, soot, ash, dust, waste water, waste products, grit or oil

Any use listed in Clause 62.01 Must meet the requirements of Clause 62.01.

Section 2 - Permit required

Use Condition

Adult sex product shop Must be at least 200 metres (measured by the shortest route reasonably accessible on foot) from a residential zone or land used for a hospital, primary school or secondary school or land in a Public Acquisition Overlay to be acquired for a hospital, primary school or secondary school.

Agriculture (other than Apiculture, Crop raising, Grazing animal production, Intensive animal production, Pig farm and Poultry farm)

Caretaker's house

Education centre Must not be a primary or secondary school.

Industry (other than Service industry)

Leisure and recreation (other than Informal outdoor recreation, Major sports and recreation facility, and Motor racing track)

Page 2 of 7 Use Condition

Office The leasable floor area must not exceed the amount specified in the schedule to this zone.

Place of Assembly (other than Carnival and Circus)

Restricted retail premises

Retail premises (other than Shop and Take away food premises)

Utility installation (other than Minor utility installation and Telecommunications facility)

Any other use not in Section 1 or 3

Section 3 - Prohibited

Use

Accommodation (other than Caretaker's house)

Cinema based entertainment facility

Hospital

Intensive animal production

Major sports and recreation facility

Motor racing track

Pig farm

Poultry farm

Shop (other than Adult sex product shop, Convenience shop, Restricted retail premises and Supermarket) – if the Section 1 conditions are not met

Supermarket – if the section 1 conditions are not met

33.03-2 Use of land 31/07/2018 VC148 Amenity of the neighbourhood A use must not adversely affect the amenity of the neighbourhood, including through the: Transport of materials, goods or commodities to or from the land. Appearance of any stored goods or materials. Emission of noise, artificial light, vibration, odour, fumes, smoke, vapour, steam, soot, ash, dust, waste water, waste products, grit or oil.

Application requirements An application to use land for an industry or warehouse must be accompanied by the following information, as appropriate: The purpose of the use and the types of processes to be utilised. The type and quantity of goods to be stored, processed or produced. How land not required for immediate use is to be maintained.

Page 3 of 7 Whether a Works Approval or Waste Discharge Licence is required from the Environment Protection Authority. Whether a notification under the Occupational Health and Safety Regulations 2017 is required, a licence under the Dangerous Goods Act 1985 is required, or a fire protection quantity under the Dangerous Goods (Storage and Handling) Regulations 2012 is exceeded. The likely effects, if any, on the neighbourhood, including:

– Noise levels.

– Air-borne emissions.

– Emissions to land or water.

– Traffic, including the hours of delivery and despatch.

– Light spill or glare.

Decision guidelines Before deciding on an application, in addition to the decision guidelines in Clause 65, the responsible authority must consider, as appropriate: The Municipal Planning Strategy and the Planning Policy Framework. The effect that the use may have on nearby existing or proposed residential areas or other uses which are sensitive to industrial off-site effects, having regard to any comments or directions of the referral authorities. The effect that nearby industries may have on the proposed use. The drainage of the land. The availability of and connection to services. The effect of traffic to be generated on roads. The interim use of those parts of the land not required for the proposed use. The effect on nearby industries.

33.03-3 Subdivision 31/07/2018 VC148 Permit requirement A permit is required to subdivide land.

VicSmart applications Subject to Clause 71.06, an application under this clause for a development specified in Column 1 is a class of VicSmart application and must be assessed against the provision specified in Column 2.

Class of application Information requirements and decision guidelines

Subdivide land to realign the common boundary between 2 lots where: Clause 59.01

The area of either lot is reduced by less than 15 percent.

The general direction of the common boundary does not change.

Subdivide land into lots each containing an existing building or car parking space Clause 59.02 where:

Page 4 of 7 Class of application Information requirements and decision guidelines

The buildings or car parking spaces have been constructed in accordance with the provisions of this scheme or a permit issued under this scheme.

An occupancy permit or a certificate of final inspection has been issued under the Building Regulations in relation to the buildings within 5 years prior to the application for a permit for subdivision.

Subdivide land into 2 lots if: Clause 59.02

The construction of a building or the construction or carrying out of works on the land:

– Has been approved under this scheme or by a permit issued under this scheme and the permit has not expired.

– Has started lawfully.

The subdivision does not create a vacant lot.

Exemption from notice and review An application is exempt from the notice requirements of section 52(1)(a), (b) and (d), the decision requirements of section 64(1), (2) and (3) and the review rights of section 82(1) of the Act. This exemption does not apply to land within 30 metres from land (not a road) which is in a residential zone or land used for a hospital or an education centre or land in a Public Acquisition Overlay to be acquired for a hospital or an education centre.

Decision guidelines Before deciding on an application, in addition to the decision guidelines in Clause 65, the responsible authority must consider, as appropriate: The Municipal Planning Strategy and the Planning Policy Framework. Any natural or cultural values on or near the land. Streetscape character. Landscape treatment. Interface with non-industrial areas.

33.03-4 Buildings and works 21/09/2018 VC150 Permit requirement A permit is required to construct a building or construct or carry out works. This does not apply to: A building or works which rearrange, alter or renew plant if the area or height of the plant is not increased. A building or works which are used for crop raising or informal outdoor recreation. A rainwater tank with a capacity of more than 10,000 litres if the following requirements are met:

– The rainwater tank is not located within the building’s setback from a street (other than a lane).

Page 5 of 7 – The rainwater tank is no higher than the existing building on the site.

– The rainwater tank is not located in an area that is provided for car parking, loading, unloading or accessway.

A building or works which are used for grazing animal production, except for permanent or fixed feeding infrastructure for seasonal or supplementary feeding constructed within 100 metres of:

– A waterway, wetland or designated flood plain.

– A dwelling not in the same ownership.

– A residential or urban growth zone.

Class of application Information requirements and decision guidelines

Construct a building or construct or carry out works with an estimated Clause 59.04 cost of up to $1,000,000 where the land is not:

Within 30 metres of land (not a road) which is in a residential zone.

Used for a purpose listed in the table to Clause 53.10.

Used for a Brothel or Adult sex product shop.

Application requirements An application to construct a building or construct or carry out works must be accompanied by the following information, as appropriate: A plan drawn to scale which shows:

– The boundaries and dimensions of the site.

– Adjoining roads.

– Relevant ground levels.

– The layout of existing and proposed buildings and works.

– Driveways and vehicle parking and loading areas.

– Proposed landscape areas.

– External storage and waste treatment areas.

– Mechanisms to mitigate noise, odour and other adverse amenity impacts of, and on, nearby industries.

Elevation drawings to scale which show the colour and materials of all buildings and works. Construction details of all drainage works, driveways and vehicle parking and loading areas. A landscape layout which includes the description of vegetation to be planted, the surfaces to be constructed, a site works specification and the method of preparing, draining, watering and maintaining the landscape area.

Page 6 of 7 Decision guidelines Before deciding on an application, in addition to the decision guidelines in Clause 65, the responsible authority must consider, as appropriate: The Municipal Planning Strategy and the Planning Policy Framework. Any natural or cultural values on or near the land. Streetscape character. Built form. Landscape treatment. Interface with non-industrial areas. Parking and site access. Loading and service areas. Outdoor storage. Lighting. Stormwater discharge. The effect on nearby industries. The effect of nearby industries.

Maintenance All buildings and works must be maintained in good order and appearance to the satisfaction of the responsible authority.

33.03-5 Signs 31/07/2018 VC148 Sign requirements are at Clause 52.05. This zone is in Category 2.

Page 7 of 7 MORNINGTON PENINSULA PLANNING SCHEME

15/07/2013 VC100 SCHEDULE TO CLAUSE 33.03 INDUSTRIAL 3 ZONE

Land Maximum leasable floor area (m2) for office None specified

INDUSTRIAL 3 ZONE - SCHEDULE PAGE 1 OF 1 43.04 DEVELOPMENT PLAN OVERLAY 31/07/2018 VC148 Shown on the planning scheme map as DPO with a number.

Purpose To implement the Municipal Planning Strategy and the Planning Policy Framework. To identify areas which require the form and conditions of future use and development to be shown on a development plan before a permit can be granted to use or develop the land. To exempt an application from notice and review if a development plan has been prepared to the satisfaction of the responsible authority.

43.04-1 Objectives 31/07/2018 VC148 A schedule to this overlay may specify objectives to be achieved for the area affected by the overlay.

43.04-2 Requirement before a permit is granted 31/07/2018 VC148 A permit must not be granted to use or subdivide land, construct a building or construct or carry out works until a development plan has been prepared to the satisfaction of the responsible authority. This does not apply if a schedule to this overlay specifically states that a permit may be granted before a development plan has been prepared to the satisfaction of the responsible authority. A permit granted must: Be generally in accordance with the development plan. Include any conditions or requirements specified in a schedule to this overlay.

43.04-3 Exemption from notice and review 31/07/2018 VC148 If a development plan has been prepared to the satisfaction of the responsible authority, an application under any provision of this planning scheme is exempt from the notice requirements of section 52(1)(a), (b) and (d), the decision requirements of section 64(1), (2) and (3) and the review rights of section 82(1) of the Act.

43.04-4 Preparation of the development plan 31/07/2018 VC148 The development plan may consist of plans or other documents and may, with the agreement of the responsible authority, be prepared and implemented in stages. A development plan that provides for residential subdivision in the Neighbourhood Residential Zone, General Residential Zone, Residential Growth Zone, Mixed Use Zone, Township Zone, Comprehensive Development Zone and Priority Development Zone must meet the requirements of Clause 56 as specified in the zone. The development plan must describe: The land to which the plan applies. The proposed use and development of each part of the land. Any other requirements specified for the plan in a schedule to this overlay. The development plan may be amended to the satisfaction of the responsible authority.

Page 1 of 1 MORNINGTON PENINSULA PLANNING SCHEME

19/01/2006 VC37 SCHEDULE 2 TO THE DEVELOPMENT PLAN OVERLAY

Shown on the planning scheme map as DPO2

MORNINGTON PARKLAND INDUSTRIAL AREA

This schedule applies to the Parkland Industrial area located on the Nepean Highway, between Oakbank Road and Bungower Road, Mornington. A development plan is required to ensure an appropriate standard of development for this prominent area, including a consistent building setback from the Nepean Highway frontage.

1.0 Requirement before a permit is granted 19/01/2006 VC37 A permit may be granted for a change of use within an existing building, the construction of a caretaker’s dwelling or the display of advertising signs before a development plan has been prepared.

2.0 Requirements for development plan 19/01/2006 VC37 The development plan must describe: A minimum building setback of 90 metres from the Nepean Highway frontage and 58 metres from any Bungower Road frontage. A minimum setback from side and rear boundaries of 15 metres. A maximum plot ratio of 0. 35. A minimum of 50 percent of any site set aside for landscaping. The responsible authority may vary these requirements.

DEVELOPMENT PLAN OVERLAY - SCHEDULE 2 PAGE 1 OF 1

MORNINGTON PENINSULA PLANNING SCHEME

21.03 MORNINGTON PENINSULA - REGIONAL ROLE AND LOCAL VISION 19/01/2006 VC37 This section of the Municipal Strategic Statement is intended to highlight the policy context of the Peninsula, from both a regional and local perspective. In effect, this provides a statement of community values. This enables an evaluation of the challenges and opportunities that face the Peninsula and provides the basis for setting strategic objectives.

21.03-1 The regional role of the Mornington Peninsula 19/01/2006 VC37 Introduction

The unique resources of the Mornington Peninsula and its proximity to metropolitan Melbourne have shaped the Peninsula’s regional role over a long period. Planning policies since the 1970’s have emphasised the need to strike a balance between local interests and those of the wider Victorian community. In this context, regional planning has focused on managing and preserving the State significance of the Mornington Peninsula for conservation, recreation and port development purposes. This has been expressed in both Statements of Planning Policy 1 (Western Port) and 2 (the Southern Mornington Peninsula), as well through the preparation, by the former Western Port Regional Planning Authority, of the Conservation Plan for the Southern Mornington Peninsula and the Hastings Port Industrial Area Planning Scheme. These priorities continue to be expressed in the State Planning Policy Framework, confirming that the role of the Peninsula, in a regional context, is very different from that of the metropolitan growth areas. The key policies, which outline the strategic values of the Mornington Peninsula from a regional perspective, may be summarised as follows:

Settlement pattern and population growth

The State Planning Policy Framework requires that outward metropolitan growth must be confined to designated growth areas in accordance with the Minister’s Directions under the Planning and Environment Act 1987. The consolidation of residential and employment activities within existing urban areas and designated growth areas is also encouraged. Planning for Melbourne’s future growth is therefore predicated on specifying areas for urban development and avoiding dispersed development and sprawl outside these areas. The Mornington Peninsula is not a designated growth area and a different set of priorities must guide planning decisions. The commitment by successive State governments to preventing the expansion of metropolitan Melbourne onto the Peninsula has had a critical bearing on planning in the area. This commitment was reaffirmed in 1994 when the entire Peninsula was brought under one local government authority, the Mornington Peninsula Shire Council, with boundaries which explicitly separated the new municipality from the established urban areas of Frankston and the urban growth areas of Casey. Living Suburbs, Melbourne Metropolitan Policy, and 1995 notes that Melbourne has an abundant supply of undeveloped but easily serviceable urban land, that there is no need to earmark extra land for urban purposes in the foreseeable future. The policy states that Melbourne’s highly regarded tourism and conservation areas, including the Mornington Peninsula and Westernport, will continue to be protected. Despite this, the Peninsula’s proximity to Melbourne, and the Melbourne land market, continues to generate pressures for urban expansion and the fragmentation of rural land. These pressures are felt to varying degrees throughout the municipality, but they are strongest around the edges of existing townships.

MUNICIPAL STRATEGIC STATEMENT – CLAUSE 21.03 PAGE 1 OF 7 MORNINGTON PENINSULA PLANNING SCHEME

The Urban Fringe Advisory Committee Report, 1997 noted that these pressures tend to create a “zone of impermanence”, where expectations regarding future residential conversion, fuelled by ad hoc planning decisions, tend to destabilise existing land use patterns and compound the pressure for change. In this context the Advisory Committee recommended the development of a strong strategic framework and the creation of “hard edge” boundaries between urban and non-urban areas. In this context, there is a strong commitment to maintaining the established growth boundaries of townships on the Peninsula, including those that define the edge of the Mt Eliza and Baxter townships and which create the “green break” between the Peninsula and metropolitan Melbourne.

Environmental values

The Mornington Peninsula contains many environmentally significant areas, including conservation reserves of international, national and state significance. It also accounts for a substantial section of the catchment and coastline of both Western Port and Port Phillip Bay. It is State Planning Policy that environmentally sensitive areas which play an important recreational role, including Western Port and the Mornington Peninsula, Western Port and Port Phillip Bays and their foreshores should be protected from development which would diminish their environmental, conservation or recreational value.

Recreation and tourism

Living Suburbs, Melbourne Metropolitan Policy, 1995 specifies that Melburnians should continue to have ready access to green spaces and non-urban land offering recreational and related opportunities. Similarly, State Planning Policy also requires that planning decisions should assist the creation of linked parklands and open space systems and the protection of important open landscapes. These policies focus attention on the current and future value of the Peninsula. The Peninsula is already the major destination for informal recreation in Melbourne. Proximity to Frankston, Dandenong and the South Eastern Growth Area (SEGA) increases the value of Peninsula as a recreation area. The population of the SEGA is anticipated to increase by approximately 240,000 people over the next twenty years, requiring careful management of the Peninsula’s recreational resources. The Bays and Peninsulas Regional Tourism Development Plan, 1997 states that local government must be aware of the importance of the semi rural experience to the overall tourism development and sustainability. The Plan emphasises the need to maintain both an actual and perceived green break between suburban Melbourne and the regions attractions and destinations and suggests that this will only be achieved by resisting urban sprawl and the perceptions this brings with it. The Peninsula’s coastal and foreshore areas are also of special recreational significance and the Victorian Coastal Strategy sets a number of key directions. These include the designation of Mornington, Rosebud, Sorrento and Hastings as activity nodes, with Rosebud identified as a location for larger tourism facilities.

Agriculture

The State government is committed to protecting high quality agricultural areas from unplanned changes of land use. Living Suburbs, Melbourne Metropolitan Policy, 1995 notes that the value per hectare of agricultural production in the Port Phillip and Western Port Region (which incorporates the Mornington Peninsula) is the highest in State and that it is essential that these areas retain their value to the State’s economy as a source of clean and green produce. Living Suburbs also comments that valuable agricultural assets in and around Melbourne include the vineyards of the Mornington Peninsula, and that the value of

MUNICIPAL STRATEGIC STATEMENT – CLAUSE 21.03 PAGE 2 OF 7 MORNINGTON PENINSULA PLANNING SCHEME

agricultural areas lies not only in their capacity to generate produce, but also in their attraction to tourists.

Port activity

Western Port boasts major deep-water port facilities, including Victoria’s largest bulk liquid cargo port. The State Planning Policy Framework directs that: Land resources adjacent to ports should be protected to preserve their value for uses which are dependent upon or gain substantial economic advantage from proximity to the port’s particular shipping operations. Planning for the use of land should aim to achieve and maintain a high standard of environmental quality, be integrated with policies for the protection of the environment generally and of marine environments in particular and take into account planning for adjacent areas and the relevant catchment. Port and industrial development should be physically separated from sensitive urban development by the establishment of appropriate buffers, which reduce the impact of vibration, intrusive lighting, noise and air emissions from port activities. State policy requires that planning for the Hastings port area should have regard to the Statement of Planning Policy No 1 - Western Port and is to be undertaken in accordance with the Hastings Port Industrial Area Land Use Structure Plan.

Economic development

The Western Port Regional Economic Development Strategy emphasises the comparative economic advantages of the region, including agriculture and tourism, and the potential that exists to develop Western Port as a gateway to the economic activity in the South Eastern Growth Area.

Transport

The upgraded South Eastern Arterial and the new Melbourne City Link, together with the possible construction of the Eastern Ring Road and Scoresby Transport Corridor, will provide more effective arterial road links between the Peninsula and Melbourne. This will include improved access to Melbourne Airport for tourism and airfreight. Improved access will tend to reinforce the Peninsula’s regional recreation role but may also increase development pressures on the fringe.

21.03-2 A shared vision— Council’s Corporate Plan 19/01/2006 VC37 The previous sections have highlighted that the Peninsula is an area of great diversity. However, the variety of interests and opportunities that focus on the Peninsula also produces competing demands and pressures. One of the key roles of Council as planning authority is to develop a shared community vision that reflects a wide range of views and values, while also having a clear direction. Following an extensive process of consultation, Council has included the following community vision in its corporate plan: The Mornington Peninsula’s unique characteristics and community lifestyles will be maintained and enhanced by continuing to be: A place where diverse communities can enjoy a quality lifestyle. A place where environmental sustainability is applied as a guiding principle.

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A place where social needs, ecological care and economic development are balanced and integrated. A place where high landscape quality is promoted and enhanced. In support of this vision, the corporate plan identifies a number of key commitments, including: Servicing and developing communities - Council is totally committed to its community and will encourage citizen participation and promote equity of access to a broad range of quality services and programs that foster physical, social and cultural wellbeing. Enhancing our environment - Council will work in partnership with the community in responsibly managing the distinctive natural and built environment. Facilitating a robust economy - Council will actively support economic development in the agricultural, rural and commercial sectors which encourages employment opportunities and which are compatible with the special character of the Peninsula.

21.03-3 Summary of strategic challenges and opportunities 19/01/2006 VC37 The combined consideration of current trends and characteristics (outlined in the municipal profile), regional role and local vision provides a basis on which to identify the challenges and opportunities facing the Peninsula. The development of this statement, and the Mornington Peninsula Planning Scheme as a whole, has been guided by Council’s understanding of these challenges and opportunities. A brief summary is outlined below, while the objectives and strategies that follow in subsequent sections respond in more detail.

The need for a strategic framework

The very diversity of values and interests that focus on the Peninsula, and the potential for incompatibility and unsustainable use of the Peninsula’s resources, emphasises the need for long term strategies and stewardship. This combines with Council’s commitment to environmental sustainability as a guiding principle applicable to all forms of land use. The Strategic Framework plan, which follows in section 21.04, therefore provides a considered response, a vision for a sustainable future land use pattern on the Peninsula. This plan seeks to build on the Peninsula’s strengths while addressing potential threats. Alternative patterns, such as broadscale rural residential development, may result in more immediate benefits for some landowners, but the proposed framework, and the equitable use of planning controls, is seen to achieve the best long term outcomes. A key element of the Strategic Framework Plan is to reinforce the Peninsula’s boundary, and the “green break” between the Peninsula and metropolitan Melbourne. It is also important to establish clear boundaries for all townships and settlements on the Peninsula – directing future growth to selected centres, while containing other townships and villages in order to maintain their environmental values and community life styles. Decisions regarding the distribution and level of future population on the Peninsula are seen as central to achieving Council’s vision. In this context, the existing hierarchy of towns and villages, each with a distinctive character and capable of meeting the needs of residents and visitors is considered to be one of the Peninsula’s main strengths. The framework plan also reflects Council’s economic objectives, encouraging development and employment through the Peninsula’s comparative advantages. Further population growth could widen the job gap unless it is accompanied by effective economic development measures. On present population growth trends, the number of jobs available to Peninsula residents (both within and outside the Shire) will have to increase by 1.3 per cent a year to maintain current employment levels. The framework plan recognises the Peninsula’s comparative advantages in agriculture, including viticulture, horticulture,

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floriculture, orcharding and rural industry, value-added tourism and port-related development.

Future township growth

The Peninsula continues to experience strong residential growth and increasing population. There are substantial areas set aside for new development, as well as the pool of vacant lots and holiday houses, that may be developed and redeveloped for permanent occupancy. The increasing population builds the economic base to support town centres and other economic activity, but also brings with it demands for services, facilities and infrastructure. Increasing development also increases pressures on local environments and green spaces. There is a need for coordinated planning in the development of new growth areas, and in the improvement of established areas. This may be achieved through integrated local area planning, which encompasses social, economic and environmental dimensions, and aims to create new communities rather than residential estates.

Local area character

The need to facilitate greater housing diversity in response to changing housing needs has raised key questions in the Peninsula community. This is particularly the case where new housing proposals impact on the existing residential fabric. These questions relate to: Identifying and evaluating the factors which contribute to the character of different residential areas within the Shire. The ability to establish an equitable planning framework that can address the cumulative impact of development decisions on local areas (the concept of shared amenity), as well assessment of individual sites. Ensuring adequate recognition of infrastructure limits and environmental capacity. The conservation of heritage sites and precincts within the Shire are also a particular focus of concern. A strategic approach to manage and provide direction on these issues is required as a priority.

Strengthening commercial activity centres

The Shire’s town centres are more than a collection of shops; they are community centres that substantially contribute to the quality of life for the Peninsula’s residents and visitors. It is important to strengthen the existing centres: Economically - by providing commercial land to accommodate sustainable levels of commercial floor space, seeking to address gaps in the range of retail services, and coordinating public and private investment in the town centres. Functionally - through traffic management and parking provision and the integration of pedestrian ways and linkages, including the promotion of continuous retail streetscapes. Environmentally - through development design that recognises the importance of these areas to the community and that supports a distinct township identity; and through the provision of appropriate infrastructure to service town centres.

Township industrial areas

The township industrial areas provide an important employment base as well as services to the local population. The ability to attract more regionally based industry and employment depends on maintaining appropriate land resources, insulated from residential areas and with the necessary supporting infrastructure. Industrial areas are often located at the “gateway” to townships and adjacent to main roads, and strongly influence the presentation

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of the townships. Design in these areas needs to respond to both the opportunities and responsibilities associated with this level of public exposure. These areas often attract bulky goods retailing and provision may be made in these areas for restricted retailing, provided the retail function of the town centres is not compromised.

Foreshores and coastal areas

Coastal management is a core issue for the Peninsula and the relatively narrow coastal strip is the focus of multiple land use pressures. Sustainable use of the Peninsula’s foreshores, offers major social, environmental and economic benefits but requires careful planning and coordination.

Conservation values

The Peninsula’s environmental values have been well recognised; however, many of the environmental systems, which support these values, are under some degree of pressure. The Peninsula’s ecosystems are under pressure. The removal of vegetation, drainage modifications, coastal works and weed and pest animal invasion have all impacted on habitat viability, species diversity and regeneration, stream and ground water quality, soil stability and salinity, and the condition of wetlands, intertidal areas and the Bays. However, these ecosystems have the potential for restoration, albeit in a modified form. Strategies which protect and build on existing sites of high significance and core areas of public land can aim to restore environmental diversity and resilience. The Peninsula also has a rich history, with buildings, places and sites of heritage significance. Significance, in terms of the Burra charter, refers to places that help us to understand the past, that enrich our life now and that we expect to be of value to future generation. The challenge is to make good decisions about the care of these important places. The areas and sites of outstanding conservation value, special character, or unusual historical or scientific interest, which include national, State and regional parks; flora and fauna reserves; and other areas of natural bushland are seen as one of the Peninsula’s key strengths.

Landscapes, recreation and tourism

Outstanding natural landforms, rural landscapes, seascapes, coastlines and beaches are considered one of the Peninsula’s key strengths. These areas are suitable for a wide range of recreational activities, particularly unstructured outdoor pursuits. They are supported by a well-developed scenic road network that caters for through traffic, sightseeing, local access, walking and riding. The rural and coastal landscapes of the Peninsula reflect diverse landforms, environmental systems and land use histories. They provide the basis for recreational experiences and a “sense of place”, that have a strong cultural significance. Much of the Peninsula’s attraction for recreation is connected to this “cultural capital” and a key challenge is to ensure that land use and development does not lead to incremental change that devalues the Peninsula as a recreational area. In this sense, sustainable development is seen as that which supports the inherent values of the Peninsula and provides opportunities for access, understanding and enjoyment rather than introducing elements that are disruptive, intrusive or out of character.

Agriculture

Agriculture has a number of aspects on the Peninsula. It is a valuable land use in its own right, based in the productive capacity of the Peninsula’s soils and climate and the

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locational advantages of proximity to Melbourne markets. However, in the context of the Peninsula’s other planning priorities, agriculture is seen as a use which can foster sustainable land management practices and can be conducted without detriment to the natural and modified landscapes of the Peninsula. In this context, diverse rural activities, including vineyards and wineries, are considered one of the Peninsula’s main strengths. Supporting agricultural use is also consistent with maintaining areas with a low population density and providing a separation between incompatible uses, such as townships and port development areas. The existing pattern of subdivision in the Shire’s rural areas already presents a challenge to continued agricultural land use. Further fragmentation of rural land and increasing population in rural areas, would tend to undermine viable farming practices, and destabilise the land market. This in turn would reduce confidence of investment in land management and further fuel pressures for the conversion of rural land to hobby farms and rural residential subdivisions. Individual proposals for excision or subdivision may appear to have marginal effect on the achievement of the Peninsula’s planning objectives. However, the expectations of rural landowners and the cumulative effects of individual decisions are critical elements in long-term land management. For this reason a sustainable and consistent rural subdivision policy is of vital importance.

Port development

Western Port is an area of high environmental value and sensitivity; however, the potential for further port and port related development is seen as key strength. Realising this potential presents a number of challenges. These include: Ensuring adequate protection of the Bay, its catchment and environmental systems. Proper management of the port land resource and the establishment of the infrastructure necessary to support port related uses. Avoiding land use conflicts by maintaining separation between port development and sensitive township areas. These factors must be properly managed to ensure that port development gains the support of both industry and the community.

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21.04 MORNINGTON PENINSULA STRATEGIC FRAMEWORK PLAN 04/02/2016 VC127 Making the most of Mornington Peninsula’s assets involves critical and often complex land- use planning decisions, particularly when competing values and strategic objectives have to be reconciled. To assist this process Council has prepared a Strategic Framework Plan. This plan provides a framework for balanced development and sustainable land use on the Peninsula. It aims to maintain the long-term economic, social and environmental values that have been identified in previous sections of this statement. Achieving balance does not mean trying to accommodate all land uses in all locations; it means making the most of each area’s particular strengths and respecting limits. The Strategic Framework Plan identifies locations where specific land use outcomes will be supported and promoted as well as areas where some forms of use and development will be excluded. The aim is to define a positive role for each area of the Peninsula having regard to the particular characteristics of each area and the full range of the community’s needs and values. The plan indicates a basic land-use structure, consisting of . Townships. . Coastlines and foreshores. . Rural areas. . Port development areas. Planning for each of these areas requires consideration of social, economic and environmental dimensions. The major strategic directions identified in the Strategic Framework Plan include: . Establishing a clear definition of the Peninsula’s boundary and the “green break” between the Peninsula and metropolitan Melbourne. . Supporting and strengthening the hierarchy of towns and villages on the Peninsula, having regard to their individual character and functions, their relationships to each other and to adjacent rural, coastal and port development areas. . Defining township growth boundaries as a method of focusing future development in the major towns. This strategy of distributing future population growth also depends on containing other townships and villages within existing established boundaries. . Recognising the coastal activity nodes and tourism priority areas identified in the Victorian Coastal Strategy 2014. . Directing rural residential development to defined locations, in accordance with Ministerial Direction 6 – Rural Residential Development. . Recognising and protecting strategic landscape areas between and around townships, due to their strong influence on the Peninsula’s sense of place. . Maintaining rural areas for their environmental, landscape/recreational and agricultural values. The Framework Plan utilises the Arthurs Seat escarpment / Red Hill area as a point of orientation, emphasising the diversity of landscape types on the Peninsula. . Identifying major components of the regional open space network, including the Point Nepean National Parks, Greens Bush and Arthurs Seat State Park. These areas form a “green spine” on the Peninsula and support major recreational and environmental goals. . Distinguishing between the Port Phillip foreshore as an area capable, in selected locations, of sustaining recreational opportunities for large numbers of people and

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Western Port and Bass Strait/Wild coast, which are more fragile environments, with greater sensitivity to modification. . Supporting the maintenance and development of the arterial road network as a key economic and recreational resource. . Identifying areas available for port development, recognising that this area is a unique resource of state significance. . Maintaining separation between port development areas and township areas.

Mornington Peninsula Strategic Framework Plan

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21.06 STRATEGIC FRAMEWORK AND THE PENINSULA’S SETTLEMENT PATTERN 05/12/2013 C135(Part 2) Overview

The Mornington Peninsula presents a wide range of opportunities, but also faces substantial pressures and challenges. This combination emphasises the need for long-term strategic planning and stewardship of the Peninsula’s resources. A strategic framework plan, which seeks to reconcile competing land use interests and achieve the best long term outcome in terms of the Peninsula’s key values, has been outlined in section 21.04. It is critical that the Framework Plan is effectively implemented through this planning scheme, providing clear and positive directions for future land use and development in different parts of the Peninsula. The distinctive settlement pattern of the Mornington Peninsula, based on a hierarchy of townships and villages, contributes to the diversity of residential, commercial, recreational and employment opportunities available not only to Peninsula residents, but to the wider Melbourne community. In addition, the directions of the State Planning Policy Framework emphasise that the planning priorities for the Peninsula are different from but complementary to those that apply to in other areas, particularly the designated urban growth corridors. Accordingly, continuing demand for housing on the Peninsula needs to be managed and integrated with the achievement other major planning objectives, including conservation, recreation, agriculture, and port development. In this context, a major element of the Framework Plan is the definition of the Peninsula’s future settlement pattern, including the “green break” between the Peninsula and metropolitan Melbourne. Pressures for further urban expansion are particularly evident on the metropolitan fringe and the need to define clear and coherent boundaries is important to: . Avoid the expansion and coalescence of the townships into a defacto growth corridor (or corridors). . Stabilise expectations regarding future residential or rural residential development of rural land and promote sustainable rural land use. . Protect areas of environmental, landscape, agricultural or recreational significance. . Maintain a separation between townships and areas designated for port related development. In some areas there are limits on development imposed by infrastructure constraints, such as a lack of reticulated sewerage. These also need to be clearly recognised. The major towns of the Peninsula, including Mornington, Somerville, Hastings, Dromana and Rosebud provide access to services, employment and recreational opportunities for the majority of the Shire’s residents and visitors. It is important to strengthen these major centres by consolidating future population growth within their defined growth boundaries. This will provide increased population to support a wider range of services and facilities and provide a focus for economic activity, both in the short term through construction activity and in the longer term, based on the development of community services, commercial activity, retailing and service industry. Adequate land has been provided within defined growth areas of these major townships to accommodate more than 20 years demand at current rates of housing growth, without consideration of the potential for higher density infill development or the conversion of existing holiday homes to permanent occupancy. Rural residential development has also been a significant factor in planning for the Peninsula. While many people are attracted by the rural residential lifestyle, extensive

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rural residential development is incompatible with other values outlined in this statement and definite areas need to be designated for this form of development.

Key issues

. It is critical to recognise the importance of the Peninsula to Melbourne’s metropolitan growth and consolidation strategies, and Victoria’s environmental, recreational and economic goals. . Recognising the key values of the Peninsula and managing pressures associated with proximity to metropolitan Melbourne, particularly pressures for urban expansion and rural residential development, depends on establishing a strong strategic planning framework. A major element of a strategic framework is the identification of a settlement pattern compatible with the Peninsula’s planning priorities. . It is necessary to distribute future population growth in support of major township development, rather than allowing ad hoc expansion or dispersed population growth throughout the Peninsula’s rural area. This requires clear definition of growth areas and township boundaries, including the “green break” between the Peninsula and metropolitan Melbourne. . An effective strategy must make provision for rural residential living, without the need for continuous expansion of the urban fringe. In some areas the restructure of old and inappropriate subdivision may contribute to the provision of low density lots.

Objectives - what we want to achieve

Objective 1:

To establish an integrated land use pattern that recognises the regional role and character of the Peninsula, and ensures that urban development does not prejudice the environmental, recreational and agricultural values of the Peninsula nor the potential for appropriate port related development

Strategies

Strategies to achieve this objective include: . Establish a strategic framework plan, that recognises the key strengths and values of the Peninsula, including :

· A hierarchy of towns and villages, capable of meeting the needs of residents and visitors.

· Areas and sites of outstanding conservation and cultural value.

· Outstanding natural landforms, rural landscapes, seascapes, coastlines and beaches, that are suitable for a wide range of recreational activities, particularly unstructured outdoor pursuits.

· Areas capable of supporting diverse rural activities.

· Access to deep-water channels in Western Port, with large areas of land separated from existing settlements and able to support port related development. . Define clear and stable township boundaries which:

· Maintain a clear separation or “green break” between metropolitan Melbourne and the Peninsula.

· Reinforce the clear separation between Mt Eliza and Mornington.

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· Maintain the established boundaries of the Baxter township.

· Recognise the character and ‘sense of place’ of individual towns, including the relationship between towns, coastal areas and the rural hinterland.

· Ensure that the rural and natural landscapes which separate the Western Port coastal settlements are retained and conserved.

· Provide for planned expansion of major towns, including Mornington, Hastings, Somerville, Dromana and Rosebud.

· Avoid the extension of urban development into areas of high agricultural and landscape value.

· Protect areas of conservation, environmental and recreational value.

· Recognise the constraints on development in areas that have limited infrastructure, that are remote from services and facilities or may be subject to environmental threats (such as flooding or bush fire risk). . Maintain the existing transition area of lower density residential development in Mt Eliza and the inter-urban break with Mornington, having regard to its particular environmental, landscape, township character and heritage values. . Give particular attention to the unique character and functions of the small coastal townships and rural villages, and to maintaining their compact form and amenity. . Ensure that the elements that support the natural systems and cultural significance of the Peninsula are identified and given appropriate recognition in land use planning provisions. These include areas of remnant native vegetation, groundwater recharge areas, streamlines, swamp and wetland areas, areas subject to erosion, ridgelines, heritage sites, significant tree lines and landscapes that have been classified by the National Trust. . Ensure that the intensity of subdivision and development in the Peninsula’s rural areas is compatible with environmental values and land capability, the capacity of different landscapes to absorb further development without adverse impact and the maintenance of productive agricultural land use. . Support the establishment of major open space networks and maintain the values of major open space and conservation reserves, including the Point Nepean National Park and Arthurs Seat State Park. . Provide appropriate buffers / separation between residential areas and incompatible land uses, including extractive industries, airfields and land designated for port and port related development. . Retain the existing pool of rural residential properties, particularly where they assist to define township boundaries, to meet the demand for this type of housing without the need for continuous expansion of the rural residential fringe. . Maintain a range of different low density lot sizes, having regard to land capability and landscape values.

Implementation

These strategies will be implemented by:

Zones and overlays

. Utilising land use zoning to clearly reflect the intended strategic framework for the Peninsula. . Applying the Low Density Residential Zone to appropriate areas to provide a permanent pool of low density and rural residential lots, supplemented by Design and

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Development Overlays to recognise landscape, environmental and infrastructure factors. . Applying Environmental Significance, Vegetation Protection and Landscape Significance Overlays to identify areas of particular environmental and landscape value and to encourage land capability and landscape impact assessment as part of development proposals. . Applying Design and Development Overlays to recognise areas where environmental, landscape and infrastructure factors require more detailed consideration, including areas appropriate for lower density residential development and rural residential development, and to put in place a framework for equitable development while maintaining local area character. . Applying restructure overlays to areas of old and inappropriate subdivision, including the Wildcoast/ St Andrews area at Rye, Crib Point – Bittern, Arthurs Seat and Merricks, to reduce the environmental impacts of dwellings and other development. . Applying Special Use Zones to:

· Areas identified for Port Related Development.

· Land adjacent to the Tyabb Airfield.

· Site specific recreational developments that combine housing with the retention of large areas of recreational land.

· To a small number of private recreational and institutional sites (including golf courses and the Mornington Racecourse) where no clear alternative zoning can be identified.

· Planned open space areas and throughways that are privately owned within the Ranelagh Estate. . Utilising the Public Conservation and Resource Zone to indicate coastal areas and other public land with high environmental value and limited capacity to absorb development. . Utilising the Public Park and Recreation Zone for the more intensively utilised areas of public land, including sections of the Port Phillip Bay foreshore. . Applying the Public Use Zone to sites containing public facilities and infrastructure to ensure that land use is consistent with the intended public purpose and to protect public investment in major infrastructure. . Including main roads within a Road Zone to provide control over new access arrangements and to protect public investment in major infrastructure. . Ensuring the route of the proposed Mornington Peninsula Freeway extension and other major road works, including proposed Access and Service Corridors to serve future port related development, are designated by Public Acquisition Overlays to facilitate future provision of major infrastructure.

Policy and the exercise of discretion

. Ensuring that planning decisions take into account long term environmental, social and economic impacts and achieve best practice environmental management by requiring impact assessment reports and management plans as part of development proposals where appropriate. . Maintaining the township growth boundaries that are defined through the zoning provisions of this planning scheme and considering variations only as part of a comprehensive strategic review of the planning scheme that addresses both State and Local Planning Policy Frameworks.

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. Containing rural residential development within existing designated areas and retaining the existing pool of rural residential lots, by preventing re-subdivision of established areas. . Ensuring that linear development along major roads does not undermine township development strategies and landscape protection/ recreation objectives. (Clause 22.06- Development on highways, main roads and tourist routes). . Ensuring that the development of dwellings in rural areas, rural excisions and realignments are limited in accordance with a sustainable policy in relation to the intensity of housing and subdivision in rural areas. (Clause 22.03- Dwelling density, excisions and realignments in rural areas). . Requiring proposals for recreational development in rural and/or coastal areas to demonstrate that they will primarily provide tourist accommodation and recreation facilities, and will not take the form of new residential settlements. (Clause 22.08- Integrated recreational development in rural areas).

Further strategic work

. Developing complementary strategies and policies to maintain and support rural areas between and around townships and to:

· Provide for their proper use and development.

· Manage the potential land use conflicts between rural and residential areas.

· Manage township- rural boundary, including land at the edge of Baxter, Merricks/Balnarring Beaches, Somerville and Mt Eliza. . Coordinating planning for the interface areas (including the townships of Mount Eliza and Baxter) with the relevant adjoining municipalities. . Considering the role of major areas of public open space in maintaining stable township growth boundaries when developing management plans. . Preparing a comprehensive conservation strategy for the Peninsula, including a review of existing Local Conservation Strategies, the Western Port Bay Strategy, the Regional Catchment and Land Protection Strategy, and the Mornington Peninsula Drainage and Stream Condition Due Diligence Report. . Promoting catchment based land management, including the management of groundwater catchments and the integration of planning for the use and development of land with policies for the protection of the adjacent bays and marine environment. . Progressively reviewing existing subdivision patterns in terms of compatibility with the environmental values and conditions of the land. This may include the restructuring of old and inappropriate subdivisions where necessary. . Preparing a comprehensive recreation and tourism development policy that integrates elements of the Metropolitan Open Space Strategy, Council’s Recreation, Culture and Open Space Strategy and the Bays and Peninsulas Regional Tourism Development Plan. . Completing the preparation of an economic development strategy for the Shire that identifies, facilitates and promotes appropriate economic development opportunities. . Developing a Main Roads Strategy to provide for the maintenance of existing road infrastructure and the identification of road network priorities

Other actions

. Coordinating the capital works program and liaising with other service and infrastructure providers to reinforce the settlement pattern strategy.

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. Investigating rating strategies that reinforce the Peninsula’s planning priorities. . Commencing the preparation and introduction of appropriate environmental management standards for all works and services carried out by and on behalf of Council. . Promoting public investment in major infrastructure, including reticulated sewerage, regional drainage, regional waste disposal and main road maintenance and upgrading which is consistent with the strategic framework plan, the Peninsula’s regional role and the other provisions of this planning scheme.

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Other actions

. Establishing more effective means of community consultation in relation to housing issues. . Developing management plans for local areas of public open space to recognise environmental and cultural features, and to increase recreational value. . Liaising with servicing authorities to coordinate programs for the installation of new infrastructure and to promote the use of techniques which create least disruption to the residential environment, including the use of underground cables, joint trenching and co-location of structures. . Investigating the use of traffic calming and local area traffic management plans in areas in proximity to town centres to avoid intrusive traffic movements through residential areas and to reduce the impact of peak visitor traffic and parking demand.

21.07-3 Activity centres

24/05/2018 C200 Hierarchy of activity centres The Mornington Peninsula Strategic Framework Plan forming part of Clause 21.04 highlights the settlement pattern of the Mornington Peninsula. The hierarchy of activity centres on the Mornington Peninsula plays an important role in reinforcing this settlement pattern. Whilst each centre has its own individual character and its role in servicing the community; collectively, the array of centres contributes to the sense of place of the Peninsula as a whole. Activity centres are focal points for community life that reflect local character and identity. They offer a wide range of services to residents and visitors. They provide the majority of business and employment opportunities, contribute to the variety of housing choices and support public transport links. Melbourne 2030 – Planning for Sustainable Growth recognises the role and function of Mornington, Rosebud and Hastings as Major Activity Centres, as referred to in Clause 12.01-2. Within the level of Neighbourhood Activity Centres specified in Clause 12.01-2 the following sub-levels have been identified for the Peninsula. . Large Township activity centres These are generally the focus of a larger settlement (with a population typically in excess of 10,000 people) and serve that community in a way that complements major centres. They have a leasable floor area (LFA) in the order of 10,000 square metres to 25,000 square metres. The commercial land uses typically include a major supermarket (with a LFA in excess of 2,000 square metres), office-based services (usually with a LFA of in total in excess of 1,000 square metres) and some restricted retail premises (usually with a LFA of in total less than 1,500 square metres). . Small Township activity centres These are generally the focus of a medium size settlement (with a population typically in the range of 5,000 to 10,000 people) and serve that community in a way that complements larger centres. They have a leasable floor area (LFA) in the order of 3,000 square metres to 10,000 square metres. The commercial land uses typically include a medium-size supermarket (with a LFA in the range of 1,000 - 2,000 square metres), few office-based services and no restricted retail premises. . Local Activity Centres These are generally the focus of a smaller settlement (with a population typically less than 5,000 people) and serve that community in a way that complements larger centres. They generally have a LFA in the order of 1,000 square metres to 3,000 square metres. The commercial land uses typically include a small supermarket (usually with a LFA less than 1,000 square metres), few office-based services and no restricted retail premises.

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. Convenience Centres These generally serve neighbourhoods within settlements. They generally have a LFA that is less than 1,000 square metres. The commercial land uses typically include a convenience shop/general store, with some other retail premises and no office-based services or restricted retail premises. The hierarchy of activity centres on the Peninsula is specified in Table 1 to this clause and on the map to this clause. The classification of activity centres in Table 1 reflects a ‘best fit’ assessment of activity centres against a range of criteria that include the population catchment, the total Leasable Floor Area and the mix of retail, office-based and other activity. Table 1 does not express as policy that activity centres should meet all criteria for centres in their category.

Table 1 to Clause 21.07-3: Hierarchy of activity centres

Major Township Township Local Convenience Large Small Statistical Local Area: Mornington Peninsula Shire (West) Humphries Road, Mt Eliza Mountain View Road, Mt Eliza Mt Eliza Beleura Hill Road, Mornington Mornington Robertson Drive, Mornington Bentons Wilsons Road, Mornington Square Mt Martha Dava Drive, Mornington Walara Drive, Mt Martha Statistical Local Area: Mornington Peninsula Shire (South) Martha Boundary Road, Dromana Cove Dromana McCrae McCrae (cnr. Beverley Street) (cnr. Lonsdale Street) Rosebud Rosebud Old Cape Schanck Road, West Rosebud Rye Blairgowrie Illaroo Street, Rosebud West Sorrento Carmichael Street, Tootgarook Portsea Dundas Street, Rye Statistical Local Area: Mornington Peninsula Shire (East) Somerville Baxter Tyabb Hastings Bittern Balnarring Crib Point Disney Street, Crib Point Red Hill South Flinders

Note 1: The boundaries ofthe StatisticalLocalAreas are shown on the map to thisclause.

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Note 2: Activity centres are generally identified by the extent of the Commercial 1 and 2 Zones in the specified localities.

Map to Clause 21.07-3 - Hierarchy of activity centres on the Mornington Peninsula

The activity centres in Table 1 to this clause and on the map to this clause are complemented by a range of local convenience shops/general stores. These play a valuable complementary role in local convenience shopping, but are not considered activity centres. Only the activity centres specified in Table 1 to this Clause are considered activity centres in terms of Clause 12.01.2, in terms of this clause or in terms of any other clause of this Planning Scheme. Directions for commercial growth The State Planning Policy Framework favours a compact development pattern for the metropolitan area. It encourages new commercial development to focus on activity centres that are best able to cope with change. The Strategic Framework Plan forming part of Clause 21.04 seeks a compact development pattern for the Mornington Peninsula. Population growth is to be contained within the Peninsula’s main townships. To support this compact development pattern, commercial growth should be directed in a way that strengthens the hierarchy of activity centres on the Peninsula. Additional retail and office development should be directed primarily to Major Activity Centres and to a lesser extent to Large Township Activity Centres, in a way that is commensurate with population growth in their catchments. Additional retail and office development in Small Township Activity Centres and Local Activity Centres should be of a limited extent only. No material extension of Convenience Centres should take place.

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There is no need for any new major, township or local activity centre on the Peninsula in addition to the activity centres shown in Table 1 to this clause and on the map to this clause. Directing additional commercial development to Major and Large Township Activity Centres will not only support a compact development pattern on the Peninsula. It will also facilitate a high level of service to the community. It will enhance the role of activity centres as the focus for community life. Concentrating a broad range of activities in Major and Large Township Activity Centres generates multiplier effects and contributes to the ‘critical-mass’ for business and employment opportunities. It provides certainty needed for investment decisions for commercial development. It will also protect the smaller centres from inappropriate levels of commercial development. Fragmentation of commercial activity is not in the long term interests of the community. Strengthening the existing hierarchy of activity centres is sustainable, equitable and achieves net community benefit. Out-of-centre retail, service station and office developments detract from compact urban patterns. This is detrimental to the established hierarchy of centres and should be avoided. Bulky goods retailing (restricted retail premises and trade supplies) has experienced strong growth in recent years. This type of retailing is best provided in clusters developed for that purpose, as opposed to being located inefficiently in dispersed locations on industrial land along main roads or in other out-of-centre locations. The land area and vehicular access requirements of these clusters make them unsuitable for a location in the heart of activity centres. These clusters should be directed to the edge of the three townships with major activity centres on the Peninsula. There they contribute to the overall position of the activity centres of these townships in the hierarchy. Design and development of activity centres The State Planning Policy Framework aims to build up activity centres as a focus for high quality development, activity and living for the whole community. The character of activity centres plays an important role in the sense of place and identity of individual townships and communities. New development should contribute to the character of centres and be attractive and functional. It should enhance the urban design of centres, which is a key factor in improving the attractiveness of activity centres for residents and visitors. This is vital for the economic performance of these centres. Structure plans are a good tool to manage growth in activity centres. They outline where growth can be accommodated. They also show how to broaden the mix of uses, improve the quality of urban design and integrate transport options, in a way that suits individual activity centres. Key issues . The vital role of the hierarchy of activity centres in achieving a distinct and compact settlement pattern on the Mornington Peninsula. . The impact of the location of additional retail, service station, restricted retail and office development on the role and function of activity centres within the hierarchy. . The impact of new commercial development on the character, scale, sense of place, transport and parking issues and infrastructure of existing centres. . The impact of locating retail and office development as well as service stations outside activity centres, whether along main roads or in other out-of-centre locations, on the efficiency of the overall hierarchy of centres and on the role, function and viability of existing individual centres. . The potential for the growth in bulky goods retailing to undermine the hierarchy of activity centres if provided in dispersed out-of-centre locations.

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Objectives - what we want to achieve

Objective 1 To strengthen the hierarchy of activity centres on the Mornington Peninsula shown on the map to this clause and in Table 1 to this clause. Strategies Strategies to achieve these objectives include: . Encourage additional retail premises (not including restricted retail premises), service stations and office developments to locate in Major Activity Centres and Large Township Activity Centres. Ensure the extent of additional commercial floor area for individual activity centres is commensurate with their role and function within the hierarchy. . Encourage restricted retail premises to locate in clusters on the edge of townships with Major Activity Centres. . Strongly discourage retail, restricted retail, service station and office developments from locating in out-of-centre residential, industrial and non- urban locations.

Implementation

These strategies will be implemented by:

Zones and overlays

. Applying the Commericial 1 Zone to identify retail areas in activity centres. The extent of the zoning reflects the role and function of individual activity centres within the hierarchy. . Applying the Commercial 2 Zone to primarily provide for clusters of restricted retail premises on the edge of townships with Major Activity Centres. . Applying the Commercial 1 Zone to areas, generally adjacent to the main retail precincts in activity centres, where non-retail commercial development is appropriate. . Applying the Commericial 1 and 2 Zone to enable Major and Large Township Activity Centres to expand to meet the needs of the growing population.

Policies and the exercise of discretion

. Applying a local policy to discourage inappropriate commercial land use and development in industrial areas (Clause 22.01 - Industrial Areas). . Applying a local policy to encourage commercial land use and development that strengthens the hierarchy of activity centres and that responds to the forecasted need for additional commercial floor space (Clause 22.02 - Activity Centres). . Applying a local policy to discourage inappropriate commercial land use and development along highways, main roads and tourist routes in rural areas (Clause 22.06 - Development on Highways, Main Roads and Tourist Routes). . Applying a local policy to discourage inappropriate commercial land use and development in rural areas (Clause 22.07 – Commercial and Industrial Uses in Rural Areas). . Applying a local policy to encourage appropriate non-residential uses to locate in and around activity centres (Clause 22.12 - Non-Residential Uses in Residential Zones).

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Further strategic work

. Develop more detailed policies and guidelines in relation to clustering restricted retail premises, including the appropriate location of a cluster in Rosebud.

Other actions

. Monitor the growth in retail, restricted retail and office floor space across the Mornington Peninsula and use this as a basis to review the Mornington Peninsula Activity Centres Strategy – September 2005 every five years. Objective 2 To facilitate well-designed activity centres that: . Make a vital contribution to the identity and sense-of-place of the localities they serve. . Provide a high level of service to the communities in their catchments. . Promote business and employment opportunities. Strategies Strategies to achieve these objectives include: . Ensure that structure plans guide the use and development of land in activity centres. These structure plans set the strategic framework for the layout of land uses, the urban design and the integrated transport in and around activity centres. . Ensure that structure plans are combined with Coastal Management Plans in activity centres with foreshore areas. . Encourage activity centres to provide a broad range of retail, commercial, community, recreational and tourism facilities, as well as a variety of housing opportunities, commensurate with their role and function in the hierarchy. . Ensure that new development in activity centres contributes to the existing character and scale of activity centres and that it respects heritage values. Encourage excellence in the quality of urban design for all types of development. . Ensure that activity centres provide good access and parking for all modes of transport and promote activity centres as the focal points for extended public transport services. . Facilitate a variety of infrastructure funding arrangements, including contributions made by new developments.

Implementation

These strategies will be implemented by:

Zones and overlays

. Applying the Commercial 1 Zone, the Development Plan Overlay and the Design and Development Overlay to give effect to land use, urban design and integrated transport outcomes envisaged in structure plans for activity centres.

Policies and the exercise of discretion

. Applying a local policy to guide commercial development in activity centres. (Clause 22.02 - Activity Centres). . Applying a local policy to provide guidelines for advertising signs (Clause 22.10 - Advertising signs). . Applying local policies to give effect to structure plans for individual activity centres (Clause 22.18 - Mornington Activity Centre Policy).

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. Applying a local policy to guide decisions about the use of land for the purpose of gaming and the installation and use of gaming machines (Clause 22.22).

Further strategic work

. Progressively preparing and reviewing activity centre structure plans to provide greater direction for land use and development in activity centres. . Investigating equitable funding mechanisms for infrastructure improvements in activity centres.

Other actions

. Review Council’s capital works program and liaise with other service and infrastructure providers to coordinate the implementation of activity centre structure plans. . Implement special rates schemes where this is required for the implementation of structure plans.

21.07-4 Industrial areas

24/05/2018 C200 Manufacturing is a significant employer in the Shire; involving local service industry and manufacturing based in the townships as well as the major concentration of employment at the Western Port Industrial complex in Hastings. If the Peninsula is to expand its manufacturing employment base, it must compete with the major growth areas to the north. In this aim the Peninsula offers a number of advantages including: . The residential attraction of the Peninsula for business owners. . The availability of serviced sites. . Particular advantages in relation to marine based industry and processing of agricultural products. It is also necessary to monitor the rate of development to ensure that there is adequate land supply. Providing too little land for industry could constrain development and reduce local employment opportunities, while zoning too much would tie up serviced land within township areas that could be used for other purposes. Care must be taken to identify areas for industry that can develop without intruding on residential areas—for example, land on the edge of towns or sites which are separated from residential areas by buffers, such as railway lines, drainage reserves or main roads. As far as possible, industrial development should be located to avoid the need for trucks and other industrial traffic to pass through residential areas. Industrial development should only be located where adequate infrastructure is available or can be provided at the time of development and where the potential for conflict between industrial zones and nearby sensitive land uses is avoided or minimised. While Mornington Peninsula currently has a substantial supply of light industrial land, there is a relative shortage of lots larger than 2,000 square metres. It is necessary to prevent the premature subdivision of remaining industrial land to maintain a supply of larger development sites.

Key issues

. Manufacturing and service industry remain a significant component of the Shire’s employment base. . The retention of a supply of land for further industrial development, in locations which facilitate industrial activity and trade is important to local economic development. . Industrial areas are often in prominent locations at the entry to townships and adjoining main roads. It is therefore important that the standard of design applied to industrial buildings and sites contributes to the presentation of these

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areas and that they respect the community’s aspirations for a built environment which is orderly, safe and attractive. . The interface between industrial areas and residential areas, and the use of main roads which extend through residential areas, requires careful management to avoid loss of residential amenity or constraints on industrial use

Objectives - what we want to achieve

Objective 1 To facilitate the expansion of existing industries and to attract new industries that provide services to the Peninsula community, contribute to the local employment base and that are compatible with the Peninsula’s character and environment. Strategies Strategies to achieve these objectives include: . Ensure that adequate areas are available in appropriate locations for a range of industrial development. . Provide areas for industrial development on the basis of current and anticipated demand, where possible in locations that provide separation from major residential and commercial areas and do not generate industrial through traffic on residential roads. The area of industrial land should be in proportion to the anticipated population growth of the township, unless other factors are identified. . Retain larger areas of industrial land as a resource to provide opportunities for a wider range of manufacturing activities. . Encourage the redevelopment of older and under utilised industrial sites in a way which makes effective use of available infrastructure and improves the amenity of adjoining areas. . Protect industrial areas from encroachment by incompatible uses that may limit future opportunities. . Support retail or office activity in industrial areas only if:  It is ancillary to an industrial use on the same site (such as manufacturing sales).  It is intended primarily to provide services to the industrial area (such as food premises or industry supplies).  It consists of restricted retail premises, which require large display and storage areas, and where it is shown that the use cannot be reasonably located in existing commercial activity centres.

Implementation

These strategies will be implemented by:

Zones and overlays

. Applying the Industrial 3 Zones to areas suitable for industrial use and development, subject to additional assessment of the potential impact of proposed industrial uses on adjacent residential areas, including the generation of industrial traffic through residential areas.

Policies and the exercise of discretion

. Protecting industrial land from inappropriate rezoning which would reduce the supply of industrial sites and the range of lot sizes available for development.

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. Ensuring that subdivision and development of large industrial areas is preceded by the preparation and approval of a development plan for such areas. . Ensuring that suitable buffer areas are provided and maintained in the approval of new industrial land uses. . Promoting the use of access routes which minimise the likelihood of intrusion of industrial traffic into residential areas wherever possible. . Applying a local policy to guide decisions about the use of land for the purpose of gaming and the installation and use of gaming machines (Clause 22.22).

Further strategic work

. Establishing an inventory of industrial land available in the Shire for new industrial development. . Preparing a development plan for the East Mornington Industrial Area and adjoining Mornington racecourse precinct.

Other actions

. Establishing a trial business incubator at Hastings to encourage new business development. . Encourage the establishment of industry and services which reinforce the Peninsula’s comparative advantages in agriculture and marine based activity. Objective 2 To ensure appropriate development of industrial areas which: . Meets best practice environmental management guidelines. . Contributes to the efficient function of industrial area, in terms of traffic movement, car parking, and loading. . Ensures development design and built form which complements and contributes to the township environment. . Maintains the safety and efficiency of main roads. . Provides and maintains appropriate buffers between residential areas and other land uses which are incompatible with industrial activity. Strategies Strategies to achieve these objectives include: . Require all development to be designed to ensure the protection of the air environment, land, waterways and groundwater resources from polluting discharges and activities in accordance with State environment protection policies and relevant best practice environmental management guidelines. . Ensure industrial development is adequately serviced to avoid adverse environmental impacts or loss of amenity to adjoining areas. . Require the preparation of a development plan prior to the development of large areas of industrial land. The development plan should:  Provide for coordinated servicing of the land.  Make provision for the control of access to main roads.  Establish appropriate site and building design guidelines.  Provide for the protection of remnant areas of vegetation, streamlines, wetlands and other environmentally sensitive features. . Prevent the development of unsightly industrial uses in exposed locations.

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Implementation

These strategies will be implemented by:

Zones and overlays

. Using the Development Plan Overlay to require the approval of a development plan for the Mornington Industrial Area adjacent to the Nepean Highway. . Using the Restructure Overlay at Crib Point to provide for the consolidation of old and inappropriate subdivisions into appropriate lot sizes for new service industry.

Policies and the exercise of discretion

. Using a local policy to guide the subdivision, siting and design of industrial development. (Clause 22.01 - Industrial subdivision and design). . Using a local policy to provide guidelines for advertising signs. (Clause 22.10 - Advertising signs). . Applying State Environment Protection Policies to industrial uses in consultation with the EPA and requiring best practice environmental management plans where appropriate. . Encouraging the recycling and reduction of industrial wastes. . Requiring that applications for subdivision of industrially zoned land into lots of less than 2000 square metres include:  A development plan for the site, demonstrating the ability of proposed lots to meet appropriate development standards.  An assessment of supply and demand for industrial lots of various sizes in the locality. . Supporting industrial use and development only in the industrial zones. . Avoiding the establishment of junkyards and other premises that are difficult to visually integrate with other forms of development on main roads or other highly exposed locations.

Further strategic work

. Developing more detailed guidelines for industrial development particularly for township “gateway” areas. . Investigating equitable funding mechanisms for physical works improvements in industrial areas where required to enhance their function and appearance.

Other actions

. Coordinating Council’s capital works program and liaise with other service and infrastructure providers to reinforce industrial area strategies. This should include works to reduce the environmental and amenity impact of industrial uses, including traffic and parking management, waste water disposal and litter control. . Working in partnership with land owners and other key agencies to improve the presentation, landscaping building design, site layout, parking and access in the Shire’s older industrial areas, particularly where these adjoin main roads, is necessary to maintain a development density and land use pattern that is compatible with protecting environmental systems.

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22.01 INDUSTRIAL AREAS

28/03/2018 VC145 This policy applies to land in the Industrial 3 Zone.

22.01-1 Policy basis 08/10/2009 C84 The economic role of industrial areas within the Shire’s townships is recognised in the Municipal Strategic Statement. Many of the Shire’s townships have historically developed with industrial areas on one or more of the major access roads. Although more recent planning has sought to concentrate factory and industrial activity rather than continuing linear strips, many areas still retain very high exposure. Accordingly, in seeking to encourage the further development of manufacturing employment, it is also appropriate to set guidelines for the development of industrial land. In addition, the range of opportunities for future development depends in part on the range of lot sizes that are available. Land that is suitably located for industrial use is a scarce resource, having regard to the separation of industrial and residential areas, including the separation of industrial and residential traffic, the costs of providing infrastructure and the environmental and landscape protection policies for the Peninsula. Land which has been identified for industrial development should therefore be retained for its long term strategic value, particularly in townships, such as Mornington, Rosebud, Hastings and Somerville which still have substantial residential growth potential, creating greater demand for service industries. The Municipal Strategic Statement also aims to strengthen the hierarchy of activity centres. It seeks to promote the growth of major and township activity centres and avoid inappropriate out-of-centre commercial development that may undermine the activity centres policy. This is particularly the case for out-of-centre bulky goods retailing along main roads. Commercial development also has the potential to restrict the availability of land needed to facilitate industrial business and employment opportunities, as well as a range of service industries. Many of the existing industrial areas consist of relatively small lots and small factory developments. Although this is consistent with the needs of smaller industries and may provide suitable “incubator” conditions, it is important that the remaining areas of land that are situated in areas appropriate for industrial development are not committed in advance to a limited range of use by premature subdivision.

22.01-2 Objectives

08/10/2009 C84 . To ensure the subdivision of industrial land provides lots that are capable of accommodating a range of industrial uses and associated industrial storage and access requirements. . To achieve orderly design and development in industrial areas by maintaining consistent standards for buildings in relation to siting, height and building materials. . To prevent out-of-centre commercial developments in the industrial zones that undermine the activity centres policy at Clause 22.02, particularly along main roads. . To provide for the establishment of landscaping, using native vegetation of local provenance where appropriate, which contributes to the appearance of industrial development and provides screening where necessary. . To protect the amenity of residential and commercial areas in proximity to industrial land and the amenity, safety and efficiency of main roads.

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22.01-3 Policy

08/10/2009 C84 Industrial development

It is policy that: . The design of new industrial development positively contributes to local urban character and enhances the public realm while minimising detrimental impact on neighbouring properties. . Development proposals include a site analysis and design response statement. . Recommended design standards to achieve the objectives of this policy are listed in the table to this policy. Alternative design approaches may be considered provided it is demonstrated that an equal or better design outcome in terms of the objectives of this policy is achieved, to the satisfaction of the responsible authority. . Proposals for industrial development must also have regard to any adopted design guidelines for specific industrial areas.

Commercial development

It is policy that: . Proposals for out-of-centre commercial developments that undermine the activity centres policy at Clause 22.02 will not be supported.

Subdivision

It is policy that: A development plan be required prior to the subdivision or development of large areas of industrial land. A development plan must ensure that proper design is not limited by inappropriate lot sizes or subdivisional layout. A development plan should provide for: . Coordinated servicing of the land and the connection of all lots to reticulated sewerage, drainage, under ground electricity supply and other infrastructure services. . Control of access to main roads and the provision of any necessary road improvements. . Protection of remnant areas of vegetation, streamlines, wetlands and other environmentally sensitive features. . Creation of larger sites to accommodate greater building setbacks and landscaping adjoining main roads. Subdivision of industrially zoned land should provide for a minimum lot size of 2000 square metres, unless it is demonstrated that there is a market demand for smaller lots. The market analysis should have regard to the impact on the available supply of lots capable of accommodating larger industrial developments. Where it is proposed to create lots with an area of less than 2000 square metres, a site development plan may be required to indicate the proposed siting of buildings, carparking areas, accessways, landscaping and other design elements and to incorporate appropriate siting and building design guidelines.

Interface with other uses

It is policy that: . Material recycling yards, including motor wrecking yards and demolition yards, and uses involving plant and equipment that are likely to be visually obtrusive, such as concrete batching plants, not be located on main roads or in proximity to residential or commercial areas.

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. The design of new industrial areas incorporates buildings that front, rather than back onto, adjoining roads and other public areas. . Building design demonstrates an orientation towards the adjoining roads and public spaces by:  Avoiding blank building facades and incorporating windows and other design elements.  Locating office components at the front of the building.  Incorporating facades that address both streets on corner buildings.  Industrial use and development not have a detrimental effect on the safety, efficiency or visual amenity of adjoining roads. All vehicles be able to enter or leave an industrial site in a forward direction.  Land that is developed as a landscaped median strip or as a nature strip separating car parking or display areas from main road reserves, be retained for landscaping and not be used for the display of advertising signs or other forms of use and development.

Other design features

It is policy that proposals for industrial development incorporate: . Provision of screening for external storage areas. . Provision of screening for all structures above the building roofline. . Provision for waste material storage bins in locations that enable effective screening and the convenient collection or emptying of such bins. . Provision for safe pedestrian movement between buildings and parking areas and provision for emergency access. . The siting of security fencing behind landscaping to reduce visual impact.

22.01-4 Decision guidelines

08/10/2009 C84 Before deciding on an application the responsible authority will consider: . The extent to which the application meets the objectives and directions of this policy. . The extent to which the application responds to the provisions of Clause 19.03- Design and built form. . The extent to which any commercial development would be better located in an existing activity centre. . Whether it is reasonable and practical to meet the provisions of this policy, having regard to the objectives of this policy, the area of the site, the established pattern of development in the area and the proposed use of the building. . The extent to which proposed industrial development meets the objectives of State Environment Protection Policies, best practice environmental management guidelines, provision of infrastructure (such as sewerage) and the preservation of air and noise buffers between incompatible uses.

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Table 1 to Clause 22.01-3 – Industrial subdivision and design

Design element Recommended standard Building setback from a road Buildings should be setback in accordance with the frontage established building line for the road on which they are to be located. Where adjoining land is vacant a minimum setback of at least 15 metres, should be provided with the first 9 metres set aside for landscaping. The building setback may be reduced to 9 metres if the land does not adjoin a Road Zone and the maximum building height does not exceed 4.5 metres within 15 metres of the frontage. Building setback from a side road At least 5 metres, with the setback area set aside for landscaping. Building setback from a residential At least 20 metres. zone boundary Minimum landscapedarea At least 20% of thesite area,including thefrontage setback landscape area and excluding any areas that have a dimension of less than 3 metres. A landscaped area with a minimum dimension of at least 10 metres should be provided adjacent to a residential zone boundary or any site occupied by a school or institutional use. Maximumbuildingheight 10metres. Minimum lot size and frontage At least 2000 square metres, with a minimum road frontage of at least 30 metres. Building materials and elevations The external walls of all buildings and pitched roofing to be constructed of concrete masonry, brick, colour treated steel cladding or other similar construction materials of a non reflective nature.

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22.02 ACTIVITY CENTRES 08/10/2009 C84 This policy applies to all land within the Business 1, 4 and 5 Zones.

22.02-1 Policy basis 08/10/2009 C84 This policy builds on the State Planning Policy Framework, in particular: . Clause 12.01 - Metropolitan Development – A more compact city . Clause 14 - Settlement . Clause 17.02 - Economic Development - Business . Clause 19.03 - Design and Built Form This policy further builds on Clause 21.07-3 of the Municipal Strategic Statement and on the Mornington Peninsula Activity Centres Strategy – September 2005. The map to Clause 21.07-3 shows the hierarchy of activity centres on the Mornington Peninsula. It also shows the boundaries of the Statistical Local Areas.

22.02-2 Objectives 08/10/2009 C84 Directions for commercial growth . To ensure that the provision of additional commercial development strengthens the hierarchy of activity centres on the Mornington Peninsula shown on the map to Clause 21.07-3 and in Table 1 to Clause 21.07-3. . To ensure any activity centre achieves the highest level of commercial and non- commercial services to the community in its catchment and to visitors and tourists, commensurate with the role and function of that activity centre in the activity centres hierarchy on the Mornington Peninsula. . To facilitate the provision of additional retail (excluding restricted retail) and office floor space in major and township activity centres. . To facilitate the provision of additional restricted retail floor space in bulky goods clusters on the edge of townships that have major activity centres. . To optimise commercial business (including tourism) and employment opportunities in activity centres on the Mornington Peninsula. Design and development of activity centres . To ensure commercial development in activity centres achieves excellence in urban design and contributes to the identity and the sense-of-place of the localities served by these centres. . To ensure commercial development achieves a balance between the need for additional commercial facilities and the valued character of activity centres. . To ensure activity centres provide a broad range of uses, including retail and commercial services, leisure and hospitality/entertainment services, community facilities, residential development, open space and public infrastructure. . To achieve orderly design and development in activity centres by maintaining consistent standards for commercial development in relation to siting, height and landscaping.

22.02-3 Policy 08/10/2009 C84 Where a permit is required it is policy to: Directions for commercial growth

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. Encourage retail premises (excluding restricted retail premises) in a Business 1 Zone in Major and Large Township Activity Centres that facilitate achieving the additional retail floor area envisaged by 2021. . Encourage offices in a Business 1 Zone or a Business 5 Zone in Major and Large Township Activity Centres that facilitate achieving the additional office floor area envisaged by 2021. . Encourage restricted retail premises in a Business 4 Zone on the edge of townships with a Major Activity Centre that facilitate achieving the additional restricted retail floor area envisaged by 2021. . Oppose retail, restricted retail or office developments that would cause a change to the classification of any activity centre within the hierarchy of activity centres as shown on the map and in Table 1 to Clause 21.07-3. . Strongly discourage retail, restricted retail or office developments that would cause the additional floor area envisaged by 2021 for identified centres or types of centres to be significantly exceeded. Design and development of activity centres . Encourage applications to give effect to any structure plan, urban design framework or streetscape guidelines for individual activity centres that are included as a Reference Document in Clause 21.12. . Encourage applications to provide activity centres with a broad range of retail, commercial, community, recreational and tourism facilities, as well as a variety of housing opportunities, commensurate with the role and function of activity centres in the hierarchy of activity centres as shown on the map to Clause 21.07-3 and in Table 1 to Clause 21.07-3. . Ensure that the use and development of land in activity centres contribute to the character, scale and urban design quality of those centres, enhances the public realm and respects heritage values. . Ensure that development proposals accord with the recommended design standards listed in the table to this policy. Alternative design approaches may be considered provided it is demonstrated that an equal or better design outcome in terms of the objectives of this policy is achieved, to the satisfaction of the responsible authority. . Encourage the use and development of land in activity centres with a foreshore reserve to contribute to the visual, recreational and environmental qualities of that reserve. . Encourage commercial development to contribute to pedestrian amenity and safety by maintaining a continuous retail frontage and by providing continuous weather protection to streets in activity centres. Developments with crossovers or blank walls that detract from pedestrian routes should be avoided in the core of retail areas. Residential uses should not occupy ground floor street frontages in retail core areas, to prevent disruption to commercial activity. . Support the provision of residential accommodation above commercial premises in activity centres. . Facilitate good access to and parking in activity centres for all modes of transport. Encourage centres to be focal points for extended public transport services. . Ensure that the design of community facilities and public infrastructure contributes to the character of each centre. . Require a submission to be provided with any application for retail, restricted retail or office developments with (either individually or combined) a Leasable Floor Area in excess of 1,000 square metres that assesses the impact of such application on the basis of a range of criteria. These criteria must include: the strategic context of the

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location of the subject land, equitable access to a range of transport modes, public amenity, the character of the locality and economic, environmental, social and cultural sustainability. . Require a development plan to be provided with an application for retail, restricted retail or office developments with (either individually or combined) a Leasable Floor Area in excess of 1,000 square metres or with an application for the subdivision of vacant commercial land. A development plan should provide for: . The envisaged built form concept for the proposed development. The plans should be accompanied by sections and 3-dimensional drawings to effectively illustrate the scope, scale and massing of the proposed development. These should demonstrate the extent to which the proposed development is consistent with any structure plan for the affected activity centre. . Landscape and urban design concept plans that protect remnant areas of vegetation, streamlines, wetlands and other environmentally sensitive features. . The protection of vistas to historic or significant buildings forming part of the streetscape. . The provision of safe and sheltered pedestrian routes through commercial centres, including access through buildings, arcades and plaza areas, pedestrian links to car parks, sheltered rest areas and the lighting of public areas and car parks. . Control of access to main roads and the provision of any necessary road improvements. . The integration of proposed car parking areas with existing and proposed car parking areas on other land, access roads, driveways and landscaped areas. . The provision of convenient and safe access for people with disabilities. . Intended access to or facilities for public transport services. . Coordinated servicing of the land and the connection of all lots to reticulated sewerage, drainage, under ground electricity supply and other infrastructure services. A subdivision development plan may be required to indicate the proposed siting of all buildings, car parking areas, access-ways, landscaping and other design elements and to incorporate appropriate siting and building design guidelines.

Table to Clause 22.02-3: Recommended design standards

This table does not apply to land within the Business 1 or 5 Zones that are located within the Mornington Activity Centre area as specified in Clause 22.18.

DESIGN RECOMMENDED STANDARD ELEMENT Area provided as At least 15% of the site area. landscaped open space An additional landscaped area with a minimum dimension of at least 3 or pedestrian precinct metres should be provided adjacent to a residential zone boundary (not being area within the a road). The width of the landscaped buffer strip should be increased to 5 Business 1 or Business metres where land is to be developed for factory purposes. 4 Zones Area provided as At least 25% of the site area, including land within 10 metres of the frontage landscaped open space and excluding areas with a dimension of less than 3 metres. or pedestrian precinct area within the An additional landscaped area with a minimum dimension of at least 3 metres should be provided adjacent to a residential zone boundary (not being

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Business 5 Zone a road). Maximum building 8 metres or as specified in an adopted local centre plan. height Building setbacks Buildings should be setback from the property frontage in accordance with the existing building line, having regard to the provision of frontage car parking, landscaping and pedestrian areas. In the development of isolated sites, car parking should generally be located at the frontage of the property. A minimum setback of 15 metres is generally required on lots within the Business 4 Zone where land adjoins a Road Zone. A setback of 5 metres is generally required from a residential zone boundary.

22.02-4 Decision guidelines 08/10/2009 C84 It is policy that the responsible authority considers as appropriate: . The extent to which the application meets the objectives and directions of this policy. . The extent to which the application responds to the provisions of Clause 19.03 - Design and built form. . The extent to which proposed commercial development meets the objectives of State Environment Protection Policies, best practice environmental management guidelines, provision of infrastructure (such as sewerage) and the preservation of air and noise buffers between incompatible uses.

22.02-5 Policy references 08/10/2009 C84 Mornington Peninsula Activity Centres Strategy – September 2005, Mornington Peninsula Shire. Sorrento Townscape Study (Centre for Environmental Studies - University of Melbourne/ Shire of Flinders August, 1979) Sorrento Streetscape Guidelines (Jacobs Lewis Vines, 1981)

LOCAL PLANNING POLICIES - CLAUSE 22.02 PAGE 4 OF 4 MORNINGTON PENINSULA PLANNING SCHEME

22.18 MORNINGTON ACTIVITY CENTRE POLICY 24/09/2009 C95 This policy applies to all land in the Mornington Activity Centre Policy Areas shown on Map 1 forming part of this clause.

22.18-1 Policy basis 24/09/2009 C95 This policy builds on the State Planning Policy Framework, in particular: . Clause 12 - Metropolitan development . Clause 14 - Settlement . Clause 17.02 - Business . Clause 19.03 - Design and built form

This policy further builds on Clause 21.07-3 of the Municipal Strategic Statement and on the Mornington Activity Centre Structure Plan – A plan for a coastal town (MPSC July 2007).

The vision for the Mornington Activity Centre is that by 2030 it will be: . The heart of the district. A place that retains its distinct village ambience and seaside atmosphere. . A centre that people in the district identify with. It gives them a sense of place and belonging. It is their favourite destination to meet, shop, be entertained, work and do business. . An exciting place to live that is integrated with surrounding residential areas. . A reflection of ongoing community consultation and sustainability principles.

22.18-2 Objectives 24/09/2009 C95 . To pursue the vision for the Mornington Activity Centre outlined in Clause 22.18-1 and to facilitate achievement of the objectives and the implementation of the policy directions of the Mornington Activity Centre Structure Plan – A plan for a coastal town (MPSC July 2007). . To strengthen Mornington’s role as a major activity centre and facilitate additional retail and commercial developments, as well as a range of other activities that support this role. . To broaden the diversity of land uses in the centre and facilitate additional residential development that contributes to housing diversity. . To enhance the iconic sense of place of the centre, its low-scale village ambience and seaside atmosphere, its heritage values and its focus on Main Street. . To improve the pedestrian and open space networks of the centre. . To facilitate a range of transport options to access the centre and an increase in the use of transport options other than private vehicles.

22.18-3 Policy 24/09/2009 C95 Retail Core Policy Area Exercising discretion If a permit is required for the use or development of land in the policy area shown on Map 1, it is policy to: . Ensure that the use and development of land is consistent with the Key Design Elements shown on Map 2 forming part of this policy.

LOCAL PLANNING POLICIES - CLAUSE 22.18 PAGE 1 OF 6 MORNINGTON PENINSULA PLANNING SCHEME

. Ensure that the use and development of land is consistent with the Policies for Precincts shown in Table 1 forming part of this policy. . Support uses that contribute to the role of the activity centre, that extend the range of services it offers and that enhance the focus on Main Street as the central spine for activity. . Encourage in the area within the ring road, mixed-use buildings that include retail/commercial uses at ground level, commercial/residential uses at the second storey and residential uses for upper storeys. . Ensure the use and development of land enhances the extent, connectivity, amenity and safety of the pedestrian and open space networks in the centre, including the provision of additional publicly accessible space, active frontages, passive surveillance opportunities, weather protection and access for people with disabilities. . Ensure the use and development of land includes or makes an adequate contribution to the provision of transport infrastructure and public transport facilities in the policy area. Professional Services Policy Area Exercising discretion If a permit is required for the use or development of land in the policy area shown on Map 1, it is policy to: . Support uses that extend the range of professional and other services this policy area offers. . Discourage uses that do not contribute to the professional services land use character of this policy area.

22.18-4 Reference 24/09/2009 C95 . Mornington Activity Centre Structure Plan – A plan for a coastal town (MPSC July 2007).

LOCAL PLANNING POLICIES - CLAUSE 22.18 PAGE 2 OF 6 MORNINGTON PENINSULA PLANNING SCHEME

MAP 1: Retail Core Policy Area and Professional Services Policy Area

LOCAL PLANNING POLICIES - CLAUSE 22.18 PAGE 3 OF 6 MORNINGTON PENINSULA PLANNING SCHEME

MAP 2: Precincts and Key Design Elements within the Retail Core Policy Area

LOCAL PLANNING POLICIES - CLAUSE 22.18 PAGE 4 OF 6 MORNINGTON PENINSULA PLANNING SCHEME

TABLE 1

PRECINCTS SHOWN POLICIES FOR PRECINCTS WITHIN THE RETAIL CORE POLICY ON MAP 2 FORMING AREA PART OF THIS POLICY 1 Main Street  Increase the space, priority, safety and amenity for pedestrians and cyclists, particularly between Barkly Street and Queen Street.  Reduce the level of through traffic, whilst maintaining a local traffic function.  Enhance Main Street as the central destination within the pedestrian network.  Maintain some short term parking. 2 Octavia Street  Establish a landscaped street between Albert Street and Barkly Street, with car parking on both sides.  Encourage active frontages to the rear of properties in Main Street. 3 Main Street Central  Enhance Main Street as the central activities spine of the activity centre, on which all other activity and development is focused.  Support the use and development of land that achieves additional retail, commercial and residential facilities.  Ensure uses along key pedestrian links have active retail and commercial frontages at ground level and passive frontages, such as offices and dwellings, at upper levels.  Support residential development, including shop-top housing, that contributes to housing diversity in the centre and that is compatible with retail, commercial and entertainment uses, having regard to location, design and on-going management issues. 4 West Central  Facilitate predominantly apartment style residential development with basement parking, designed around new public squares, on land currently used for at-grade car parking.  Facilitate retail activity at ground level around a public square in Empire Street to extend and reinforce Empire Mall as part of an east-west pedestrian link.  Reinforce the east-west pedestrian link at Albert Street between Main Street and Waterloo Place, together with a public square surrounded by residential development.  Achieve a north-south pedestrian link, connecting Empire Street to the Esplanade via Tasma Lane.  Provide a gateway park.  Facilitate additional and replacement car parking in a multi-deck facility that is integrated in the overall design of a mixed-use development.

LOCAL PLANNING POLICIES - CLAUSE 22.18 PAGE 5 OF 6 MORNINGTON PENINSULA PLANNING SCHEME

PRECINCTS SHOWN POLICIES FOR PRECINCTS WITHIN THE RETAIL CORE POLICY ON MAP 2 FORMING AREA PART OF THIS POLICY 5 South West  Facilitate a major extension to the retail floor space in the centre, including a major retail store, on land currently used for at-grade car parking.  Facilitate a layout for the precinct that comprises major retail attractors and smaller retailers, set around a ‘market square’.  Encourage the ‘market square’ to accommodate a wide range of retail, commercial and public activities.  Ensure a pedestrian link between the ‘market square’ and Main Street.  Facilitate additional and replacement car parking east of ring road in a multi-deck facility that is integrated in the overall design of a mixed-use development. 6 East Central  Facilitate some retail development whilst making use of additional residential development opportunities, on land currently used for at- grade car parking.  Encourage a pedestrian connection between Mornington Centro and Main Street, with retail uses and active frontages on both sides.  Encourage a public square at Blake Street, surrounded by active retail frontages.  Support retail and commercial development in and facing Barkly Street.  Facilitate additional and replacement car parking in a multi-deck facility that is integrated in the overall design of a mixed-use development. 7 East  Facilitate predominantly apartment style residential development with basement parking.  Provide a gateway park.  Provide pedestrian linkages to Main Street.  Ensure development has appropriate interfaces with adjacent residential land and the Mornington Primary School.  Ensure development includes a north-south shared pathway (Bay Trail). 8 South East  Facilitate predominantly apartment style residential development with basement parking, on land currently used for at-grade car parking.  Encourage residential development to face the ring road and provide a landscaped interface with Blamey Place.  Support retail and commercial development in and facing Barkly Street.  Provide pedestrian linkages to Main Street.  Facilitate additional and replacement car parking in a multi-deck facility that is integrated in the overall design of a mixed-use development.

LOCAL PLANNING POLICIES - CLAUSE 22.18 PAGE 6 OF 6

MINUTES

PLANNING SERVICES COMMITTEE MEETING

MONDAY, 18 FEBRUARY 2019

7.00PM

MUNICIPAL OFFICES BESGROVE STREET, ROSEBUD

Planning Services Committee 18 February 2019 Minutes

4.2 Development Plan (Bata Site) 1158 Nepean Highway, Mornington

Prepared By Cherie Wanat, Principal Planner Authorised By Chief Operating Officer Document ID A8571951 Attachment(s) 1. Development Plan - 1158 Nepean Highway, Mornington Application No. GE18/0377 Proposal Development Plan (Bata Site) Melway Reference 105 A10 Zoning Industrial 3 Zone Applicant F.R. Perry & Associates Date of Application 10/04/2018

PURPOSE

The purpose of this report is to provide an assessment of the Development Plan application received for the proposed development of the subject land at 1158 Nepean Highway, Mornington.

In assessing the application, a detailed review of the Mornington Peninsula Planning Scheme has been undertaken, having regard to the purpose and objectives of the Development Plan Overlay schedule 2 (DPO2).

It is recommended that the plan not be supported.

Proposal Development Plan (Bata Site)

Zoning and Industrial 3 Zone (IN3Z) and DDPO2 Overlays

Permit Triggers Pursuant to clause 43.04-1 a permit must not be granted to construct a building or construct or carry out works until a Development Plan has been prepared to the satisfaction of the responsible authority.

Advertising Not required

Submissions Nil

Consultation None

Key Issues Appropriateness of land use, setbacks, built form footprint and landscaping

Recommendation Non-support

Mornington Peninsula Shire Council 29

Planning Services Committee 18 February 2019 Minutes 4.2 (Cont.) BACKGROUND

The plan submitted in March 2018 was the original submission and referred to relevant Authorities and internal departments for comment. The revised plans dated August 2018 and December 2018 have not been referred. The December 2018 plan is the latest plan and the one forming the basis of this consideration.

In addition, German supermarket operator Kaufland is planning to enter the Australian supermarket sector, with an initial proposal to open six large format ‘hypermarkets’ in metropolitan Melbourne. One of these sites is located in the southern portion of the subject site. An Advisory Committee has been appointed by the Minister for Planning to provide advice back to the Minister on all relevant planning matters associated with the proposal. The proposal is currently on exhibition finishing 1 February. A Directions Hearing is programmed for 8 February with a public hearing scheduled for the week of 25 February. Subject to the public meeting the Advisory Committee has 20 days to prepare their report for the Minister.

Previous Permits

Application P08/2963 was submitted to Council on 24 November 2008. The application was for a five-lot subdivision and Development Plan. The applicant applied for a declaration at the Victorian Civil and Administrative Tribunal (VCAT) and the VCAT order in relation to matter P967/2009 specified a Development Plan was to be certified and that there is no planning permit to be issued. The plan was certified on 10 September 2009, but it is recognised that the Development Plan that applied to the site has expired.

Existing Conditions

The subject land is located on the south-eastern corner of the Nepean Highway and Oakbank Road intersection and forms part of the ‘Mornington Industrial Park’. The subject site is an industrial allotment that is irregular in shape with an overall site area of approximately 60,521 square metres. The Bata shoe factory exists on site (which is to remain). Trees are scattered across the site, with a high concentration within the north-east corner and along eastern and southern boundaries. The front western portion of the site is used as landscaping, whilst an access point for the subject site exists off Oakbank Road, as shown in the aerial photograph below.

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Planning Services Committee 18 February 2019 Minutes 4.2 (Cont.) The Bata site with its direct connection to Nepean Highway is an important gateway to the Mornington Activity Centre.

Surrounding Land

The subject site is located opposite vacant rural land to the north-east, adjacent to existing residential properties to the east (along Hillpark Drive) and adjacent to an existing dwelling (within industrial zoned land) to the south. Mornington Secondary College is located to the east, on the opposite side of Nepean Highway.

The ‘Mornington Industrial Park’ extends down to the south of the subject site. This precinct comprises a mix of commercial land uses which terminates at Bungower Road and the site occupied by ‘Bunnings warehouse’.

PROPOSAL

This Development Plan provides an outline of the way the property at 1158 Nepean Highway Mornington (the Bata site) is intended to be developed.

Provision is made in the plan for future expansion of the Bata factory and offices while foreshadowing the introduction of a child minding centre in the northern section of the site adjacent to Oakbank Road. Adjacent to the Oakbank Road frontage is the main carpark for the Bata company.

To the south of the Bata building is provision for a new building set back 90 metres from the Nepean Highway frontage. A landscaped setback of 70 metres from the Nepean Highway frontage is also proposed. In this location the building envelope is shown to have a minimum setback from side and rear boundaries of 15 metres. There is a continuous landscape strip along the southern and eastern boundaries of the site, providing for separation of buildings and service areas from the interfaces with adjoining properties. Parking for the new building within the southern portion of the site is located a minimum of 70 metres from Nepean Highway.

Four access points are proposed to the site, the main two being from Oakbank Road and Nepean Highway towards the southern edge of the site. The internal road system connects all sections of the site. Service vehicles are proposed to enter and exit the site predominantly via Oakbank Road with access provided to service areas at the rear of the main buildings. Further, provision is made for pedestrian movement along the site’s frontages and throughout the site.

Large portions of the site are set aside for landscaped open space with the largest section facing the junction of Oakbank Road and Nepean Highway. Subsidiary spaces are located towards the northern, southern and eastern edges of the site.

More specifically, the Development Plan proposes building footprints, road layouts and the locations of open space, commercial and other land uses and facilities for the future planned development of the site in the following form:

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Planning Services Committee 18 February 2019 Minutes 4.2 (Cont.)

NOTIFICATION AND CONSULTATION

Not required.

Notification

Nil.

Submissions

Nil.

Consultation

Nil.

REFERRALS

An earlier revision of the plan (dated March 2018) was referred to relevant external authorities and Council departments for comment as follows. It is noted that the revised plan submitted on 13 December 2018 was not re-referred as the changes were deemed to be generally inconsequential to the comments provided.

External Referrals

VicRoads

VicRoads has considered the Development Plan and would like to extend in-principle support for the access proposal, however a Traffic Impact Assessment Report will be required at the Development Application stage with appropriate mitigating works likely as discussed in drawing CLP100B dated 16 September 2016:

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Planning Services Committee 18 February 2019 Minutes 4.2 (Cont.)  3.5 metres wide and 95 metres long left turn deceleration lane on Nepean Highway, with a 10-metre long splitter island of high entry angle geometry with the 2-metre bicycle lane maintained (with no internal street within 40 metres of the access);

 Left turn slip lane southbound from Nepean Highway to Oakbank Road (and other rationalisations as appropriate);

 Right and left turn deceleration lanes on Oakbank Road;

 Relocation of footpaths, power poles, services etc. as appropriate; and

 Vesting of land as needed.

Internal Referrals

Transport

The information provided is general in nature and not sufficient to provide detailed traffic engineering comment on. A Traffic Report must address:

 Access arrangements:

o VicRoads have made preliminary comments regarding changes to the Oakbank Road intersection and access to the site from Nepean Highway requiring a left turn deceleration lane; and

o Access from Oakbank Road should provide turning lane facilities to separate through and turning traffic. All access for the childminding centre should be from the internal access roads.

 Parking provision should be detailed for the various components of the site (Bata factory and carpark, childminding centre and showrooms.

 Pedestrian/bicycle access route should also be designated and detailed.

Development Engineering

At this stage it is premature to provide detailed comments and conditions. The following broader comments to be included in the Development Plan, if approved.

Prior to the endorsement of the Development Plan it should include notes that for any use or stage provide for: a Waste Management Plan; a Traffic Impact Assessment Report; Functional plans showing the extent of construction in Oakbank Road; a Stormwater Drainage Management Strategy; a Construction Management Plan; and a Traffic Management Plan and Engineering plans.

Urban Design

 The 5-metre landscape buffer along the Nepean Highway frontage should be increased to at least 15 metres. Ideally the entire front setback area to Nepean Highway should be vegetated and retained as open space, however I understand from previous approvals along Nepean Highway (such as Bunnings), that this may not be achievable.

 An acoustic report should be prepared demonstrating how the development mitigates noise to adjoining residential properties to the east. The primary delivery/loading area of the showrooms are to be located along this boundary. Acoustic fencing may be required (as per the recently development of ALDI to the south).

Mornington Peninsula Shire Council 33

Planning Services Committee 18 February 2019 Minutes 4.2 (Cont.)  I would question the number of vehicle access points provided to the site. There should be no more than two. Depending on feedback from the traffic engineers, it may be preferable to direct all traffic through the Oakbank Road frontage, as there is a set of traffic lights there that can effectively and safely control vehicle movements.

PLANNING SCHEME PROVISIONS

Clause 33.03 – Industrial 3 Zone

Purposes of the zone include (selected):

 To allow limited retail opportunities including convenience shops, small scale supermarkets and associated shops in appropriate locations.

 To ensure that uses do not affect the safety and amenity of adjacent, more sensitive land uses.

 To provide for industries and associated uses in specific areas where special consideration of the nature and impacts of industrial uses is required or to avoid inter- industry conflict.

Clause 43.04 – Development Plan Overlay

The purposes of this overlay are:

 To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies.

 To identify areas which require the form and conditions of future use and development to be shown on a Development Plan before a permit can be granted to use or develop the land.

 To exempt an application from notice and review if it is generally in accordance with a Development Plan.

Clause 43.04-4 (Preparation of the Development Plan) specifies:

The Development Plan must describe:

 The land to which the plan applies.

 The proposed use and development of each part of the land.

 Any other requirements specified for the plan in a schedule to this overlay.

The Development Plan may be amended to the satisfaction of the responsible authority.

Schedule 2 – Mornington Parkland Industrial Area

This schedule applies to land at 1158 Nepean Highway, Mornington.

Schedule 2 applies to the Parkland Industrial area located on the Nepean Highway, between Oakbank Road and Bungower Road, Mornington. A Development Plan is required to ensure an appropriate standard of development for this prominent area, including a consistent building setback from the Nepean Highway frontage.

Section 2.0 Requirements for Development Plan stipulates:

Mornington Peninsula Shire Council 34

Planning Services Committee 18 February 2019 Minutes 4.2 (Cont.) The Development Plan must describe:

 A minimum building setback of 90 metres from the Nepean Highway frontage and 58 metres from any Bungower Road frontage.

 A minimum setback from side and rear boundaries of 15 metres.

 A maximum plot ratio of 0.35.

 A minimum of 50% of any site set aside for landscaping.

The responsible authority may vary these requirements.

Permit Triggers

Pursuant to clause 43.04-1 a permit must not be granted to construct a building or construct or carry out works until a Development Plan has been prepared to the satisfaction of the responsible authority.

State Planning Policy Framework

Clause 11.02-1S – Supply of Urban Land

Clause 15 – Built Environment and Heritage

Clause 15.01-1S – Urban Design

Clause 17 – Economic Development

Clause 17.03-1S – Industrial Land Supply

Clause 17.03-2S – Industrial Development Siting

Local Planning Policy Framework

Clause 21.07-3 – Activity Centres

Clause 21.07-4 – Industrial Areas (Guiding Future Township Development)

Clause 22.01 – Industrial Areas

Other

Clause 65.01 – Approval of an Application or Plan

Clause 71.02 – Operation of the Planning Policy Framework

CONSIDERATION

Assessment Against Development Plan Schedule 2 Requirements

The applicant has submitted the following Development Plan to be approved in accordance with the requirements of DPO2, which includes details of compliance as follows:

A minimum building setback of 90 metres from the Nepean Highway frontage and 58 metres from any Bungower Road frontage

Mornington Peninsula Shire Council 35

Planning Services Committee 18 February 2019 Minutes 4.2 (Cont.) Achieved. Setback is 90 metres to the showroom within the southern portion of the site.

A minimum setback from side and rear boundaries of 15 metres

It is noted that there is a proposed 7 metres setback to the carpark area associated with the childcare centre to the north of the site, however all other boundaries associated with the land comply with a minim setback of 15 metres being supplied.

A maximum plot ratio of 0.35

The overall plot ratio is calculated as 35% site coverage ratio (within Section 6 of the plan) and is therefore achieved.

A minimum of 50% of any site set aside for landscaping

Notes on the plan state that 50% of the land is set aside for landscaping.

The site is considered a gateway location and its presentation on the northern approach from Nepean Highway is important in providing a sense of arrival into Mornington and the township centre further to the south. The Development Plan provides for orderly development of the site and protection of the gateway and landscape characteristics of the site and its location. In this regard, the Development Plan provides for integration of existing and proposed buildings and works in an appropriately landscaped context, with adequate building setbacks from adjoining roads and properties. Road and pedestrian linkages through the site provide for ease of movement and link the different land use elements.

Appropriateness of Use and Location against Zone, Overlay and Policy context

Notwithstanding the above, any application under the Planning Scheme must show compliance with the Planning Policy Framework.

The plan seeks permission to use the southern portion of the site for ‘commercial’ purposes and the north-east section for the purposes of a childcare centre. The subject site is located within the IN3Z whereby these type of uses are discretionary uses. As such, any proposal is required to demonstrate a level of appropriateness within the zone and policy context.

Established planning principles direct that discretionary uses should not detract from the amenity, character and function of existing area and consequently clause 71.02-1 (Purpose of the Planning Policy Framework seeks to ensure that the objectives of planning in Victoria are fostered through appropriate land use and development planning policies and practices that integrate relevant environmental, social and economic factors in the interests of net community benefit and sustainable development. In addition, clause 71.02-2 (Operation) states that a responsible authority must take into account and give effect to the Planning Policy Framework when it makes a decision under this planning scheme and clause 71.02-3 (Integrated decision making) states that Planning and responsible authorities should endeavour to integrate the range of planning policies relevant to the issues to be determined and balance conflicting objectives in favour of net community benefit and sustainable development for the benefit of present and future generations. This clause also highlights that Planning authorities should identify the potential for regional impacts in their decision making and coordinate strategic planning with their neighbours and other public bodies to achieve sustainable development and effective and efficient use of resources.

It is noted that clause 43.04-4 (Preparation of the Development Plan) specifies that the Development Plan must describe; the proposed use and development of each part of the land and clause 65.01 (Approval of an Application or Plan) states that:

Mornington Peninsula Shire Council 36

Planning Services Committee 18 February 2019 Minutes 4.2 (Cont.) Before deciding on an application or approval of a plan, the responsible authority must consider, as appropriate (selected):

 The purpose of the zone, overlay or other provision.

 Any matter required to be considered in the zone, overlay or other provision.

 The orderly planning of the area.

 The effect on the amenity of the area.

 The adequacy of loading and unloading facilities and any associated amenity, traffic flow and road safety impacts.

Use

Clause 11.02-1S (Supply of urban land) has the objective to ensure a sufficient supply of land is available for residential, commercial, retail, industrial, recreational, institutional and other community uses. Strategies include that planning for urban growth should consider; opportunities for the consolidation, redevelopment and intensification of existing urban areas; neighbourhood character and landscape considerations; and monitor development trends and land supply and demand for housing and industry.

A purpose of the IN3Z is to allow limited retail opportunities including convenience shops, small scale supermarkets and associated shops in appropriate locations. Further, clause 17.03-1S (Industrial land supply) has the objective: to ensure availability of land for industry and strategy avoid approving non-industrial land uses that will prejudice the availability of land in identified industrial areas for future industrial use. In this regard, it is considered that the ’showroom’ within the southern portion of the site is too intense and of scale that is inconsistent with the above purpose.

Additionally, a strategy of clause 17.03-2S (Industrial development siting) is to protect industrial activity in industrial zones from the encroachment of commercial, residential and other sensitive uses that would adversely affect industry viability.

This is further supported by local policy at clause 22.01-2 (Objectives) which specifies to prevent out-of-centre commercial developments in the industrial zones that undermine the activity centres policy at clause 22.02, particularly along main roads and to ensure the subdivision of industrial land provides lots that are capable of accommodating a range of industrial uses and associated industrial storage and access requirements. In addition to this clause 22.01-3 (Policy) specifically states: it is policy that proposals for out-of-centre commercial developments that undermine the activity centres policy at clause 22.02 will not be supported.

Clause 22.02-3 (Policy) states where a permit is required it is policy to: Directions for commercial growth – encourage retail premises (excluding restricted retail premises) in a Business 1 Zone in Major and Large Township Activity Centres that facilitate achieving the additional retail floor area envisaged by 2021. Clause 22.01-4 (Decision guidelines) states that before deciding on an application the responsible authority will consider: the extent to which any commercial development would be better located in an existing activity centre.

Clause 21.07-3 (Activity Centres) states additional retail and office development should be directed primarily to Major Activity Centres and to a lesser extent to Large Township Activity Centres, in a way that is commensurate with population growth in their catchments; and:

Directing additional commercial development to Major and Large Township Activity Centres will not only support a compact development pattern on the Peninsula. It will also facilitate a

Mornington Peninsula Shire Council 37

Planning Services Committee 18 February 2019 Minutes 4.2 (Cont.) high level of service to the community. It will enhance the role of activity centres as the focus for community life. Concentrating a broad range of activities in Major and Large Township Activity Centres generates multiplier effects and contributes to the ‘critical-mass’ for business and employment opportunities. It provides certainty needed for investment decisions for commercial development. It will also protect the smaller centres from inappropriate levels of commercial development. Fragmentation of commercial activity is not in the long term interests of the community. Strengthening the existing hierarchy of activity centres is sustainable, equitable and achieves net community benefit. Out-of-centre retail, service station and office developments detract from compact urban patterns. This is detrimental to the established hierarchy of centres and should be avoided. Bulky goods retailing (restricted retail premises and trade supplies) has experienced strong growth in recent years. This type of retailing is best provided in clusters developed for that purpose, as opposed to being located inefficiently in dispersed locations on industrial land along main roads or in other out- of-centre locations. The land area and vehicular access requirements of these clusters make them unsuitable for a location in the heart of activity centres. These clusters should be directed to the edge of the three townships with major activity centres on the Peninsula. There they contribute to the overall position of the activity centres of these townships in the hierarchy.

Evidently there is clear policy direction discouraging out-of-centre commercial uses. The proposed uses within the Development Plan are inconsistent with this direction. Further, clause 17 (Economic Development) states planning is to provide for a strong and innovative economy, where all sectors are critical to economic prosperity. Planning is to contribute to the economic wellbeing of the state and foster economic growth by providing land, facilitating decisions and resolving land use conflicts, so that each region may build on its strengths and achieve its economic potential.

Clause 15 (Built Environment and Heritage) states that planning should ensure all land use and development appropriately responds to its surrounding landscape and character, valued built form and cultural context and planning must support the establishment and maintenance of communities by delivering functional, accessible, safe and diverse physical and social environments, through the appropriate location of use and development and through high quality buildings and urban design. This site is not considered an appropriate area for the proposed ‘showroom’ land use and does not accord with strategies which state that planning should promote excellence in the built environment and create places that contribute positively to local character and sense of place; reflect the particular characteristics and cultural identity of the community; and enhance the function, amenity and safety of the public realm.

Overall, it is considered that the proposed use of the land does not accord with state and local planning policies, relevant zone, overlay and provision considerations and consequently would result in a negative effect on the amenity of the area and would not result in orderly planning of the area.

OFFICER DIRECT OR INDIRECT INTEREST

No person involved in the preparation of this report has a direct or indirect interest requiring disclosure.

CONCLUSION

The Development Plan as submitted has been assessed against the requirements of the DPO2 and as it is substantially in accordance with the requirements, however, as highlighted above, overall it is considered that the proposed use of the land does not accord with relevant requirements of the Planning Scheme, and established planning principles and the orderly planning of the area in general. As such, the Development Plan as submitted is recommended for a position of non-support.

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Planning Services Committee 18 February 2019 Minutes 4.2 (Cont.) RECOMMENDATION

That the Committee does not approve the Development Plan for 1158 Nepean Highway, Mornington (Attachment 1) as submitted.

COMMITTEE DECISION

Moved: Cr Colomb Seconded: Cr Martin

That the recommendation be adopted. Carried Unanimously

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