FOUNTAIN GATE – NARRE WARREN CBD RETAIL CORE / PART URBAN HEART

DEVELOPMENT PLAN December 2007

Document control statement – The electronic reference copy of this Council policy document is maintained by Council’s Organisational Strategy Department at www.casey.vic.gov.au/policiesstrategies. Any printed copy may not be up to date and you are advised to check the electronic copy at www.casey.vic.gov.au/policiesstrategies to ensure that you have the current version. Alternatively, you may contact Customer Service on 9705 5200.

Responsible Department – Strategic Development

This version incorporates all amendments to 18 December 2007

Electronic Reference Library Version 1.1 Document Authorisation

Revision Date Details Name/Position Signatures

18 December 2007 Development Plan ‘Retail Manager Strategic Core / Part Urban Heart’ – Development Adopted by Council on 18 December 2007 under clause 43.04 of the Casey Planning Scheme.

Preamble

In accordance with a resolution of Council on 21 June 2005 to include definitions of Council, Councillors and Council officers in all Council policy documents, the following definitions are provided:

Council – means Casey City Council, being a body corporate constituted as a municipal Council under the Local Government Act 1989

Councillors – means the individuals holding the office of a member of Casey City Council

Council officers – means the Chief Executive Officer and staff of Council appointed by the Chief Executive Officer. CONTENTS

01.0 INTRODUCTION 4

02.0 BACKGROUND 5

03.0 STUDY AREA 6

04.0 THE PHYSICAL FRAMEWORK PLAN 7

04.1 ACTIVITIES 8 04.2 PEDESTRIAN MOVEMENT & PUBLIC SPACES 9 04.3 ACTIVE FRONTAGES 10 04.4 ROAD NETWORK & CAR PARKING 11 04.5 LANDSCAPE CONCEPT 12 04.6 PUBLIC TRANSPORT INFRASTRUCTURE 13 04.7 BUILT FORM & MASSING 14 04.8 EXTERNAL CONNECTIONS 15

05.0 STAGING PLAN 16

06.0 LEASABLE FLOORSPACE CALCULATIONS 17

07.0 PLANNING ASSESSMENT 18

07.1 PRECINCT GUIDELINES 19 07.2 ACTIVITY GUIDELINES 21 07.3 TRANSPORT GUIDELINES 22 07.4 OPEN SPACE & PEDESTRIAN NETWORK 24 07.5 STREETSCAPE GUIDELINES 25 07.6 URBAN DESIGN GUIDELINES 26

08.0 CONCLUSION 28

 01 INTRODUCTION

This Development Plan has been prepared for Westfield As required by the provisions of the PDZ, the The project team comprises: Management Limited and pursuant to the provisions Development Plan comprises: NHArchitecture - Project Architects of the Priority Development Zone (PDZ) that applies to • A Study Area Plan identifying the extent of the Contour Consultants Australia - Town Planners the land within the Fountain Gate-Narre Warren CBD Fountain Gate-Narre Warren CBD included covered Principal Activity Centre. by the Development Plan. Cardno Grogan Richards -Traffic Engineers More specifically, the provisions of the PDZ require the • Eight (8) plans comprising the Physical Framework Land Design Partnership - Landscape Architects preparation and approval of a Development Plan for all Plan including: or part of one or more of the Precincts before a permit 1. An Activities Diagram Plan. can be issued for use, subdivision or development. 2. A Pedestrian Movement & Public Spaces Plan. To this end it is noted that the Development Plan 3. An Active Frontages Plan. has been prepared for the majority of the Retail Core 4. A Road Network & Car Parking Plan. Precinct and part of the Urban Heart Precinct. 5. A Landscape Concept Plan. 6. A Public Transport Infrastructure Plan. 7. A Built Form & Massing Plan. 8. An External Connections Plan. • A Staging Plan which identifies future areas of development / re-development potential. • A ‘Summary’ of the existing and proposed floor space. • A ‘Statement’ demonstrating that the Development Plan is generally in accordance with the Fountain Gate-Narre Warren CBD proposed Incorporated Plan (October 2006) specifically in relation to: > Precinct Guidelines; > Activity Guidelines; > Transport Guidelines; > Open Space and Pedestrian Network; > Streetscape Guidelines; and > Urban Design Guidelines.

 02 BACKGROUND

Notice of approval of Amendment C68 to the Casey Planning Scheme was gazetted on 23 August 2007.

The Amendment rezoned various land parcels within the Fountain Gate-Narre Warren CBD to implement the objectives of the Fountain Gate-Narre Warren CBD Structure Plan.

Pursuant to the approved planning controls, the Fountain Gate-Narre Warren CBD is the subject of the Priority Development Zone.

Schedule 1 to the Priority Development Zone refers to the ‘Fountain Gate-Narre Warren CBD Incorporated Plan’ and it is applicable to the area bound by the Monash Freeway (north), Narre Warren North Road (east), Princes Highway (south), Max Pawsey Reserve (south-west) and a residential area to the north-west.

Within the PDZ1 area, three Precincts are nominated: • Precinct 1 – Retail Core. • Precinct 2 – Urban Heart. • Precinct 3 – Town Centre.

 03 STUDY AREA

As illustrated by the Study Area Plan, the area covered by the Development Plan comprises the majority of the Retail Core Precinct and that part of the Urban Heart Precinct located between the Retail Core and the existing alignment of Overland Drive. Effectively it covers the retail area associated with the Westfield Fountain Gate Shopping Centre. In a regional sense, the Fountain Gate-Narre Warren CBD is located approximately 40 kms south-east of central Melbourne. It comprises a diverse mix of retail, commercial, civic, community and residential uses, and is anchored by the Westfield Fountain Gate Shopping Centre.

RETAIL CORE 3

URBAN HEART

FIGURE 01 STUDY AREA PLAN

4

FIGURE 02 LOCALITY PLAN FIGURE 03 SUBJECT SITE: REGIONAL CONTEXT FIGURE 04 SUBJECT SITE: LOCAL CONTEXT

 04 THE PHYSICAL FRAMEWORK PLAN

As previously noted, eight (8) plans comprise the Physical Framework Plan, and these plans are:

1. An Activities Diagram Plan. 2. A Pedestrian Movement & Public Spaces Plan. 3. An Active Frontages Plan. 4. A Road Network & Car Parking Plan. 5. A Landscape Concept Plan. 6. A Public Transport Infrastructure Plan. 7. A Built Form & Massing Plan. 8. An External Connections Plan.

 04 THE PHYSICAL FRAMEWORK PLAN

04.1 ACTIVITIES

The Activities Diagram Plan identifies the relationship between the land use activities including the location of major tenants, mini-majors and speciality stores. The Plan shows the breakdown of retail uses within the centre and it distinguishes between the existing retail offer, the current 2007 expansion plan and the longer term potential development opportunities. To this end, the 2007 expansion plan will deliver the first department store in the activity centre, which is a key objective of the retail land use objectives within the Incorporated Plan. It is also noted that an interim stage of development (i.e. between the 2007 expansion plan and the longer term proposal) will seek to replan the existing retail configuration and reconfigure the southern carpark to deliver a more active edge along this interface.

FIGURE 05 ACTIVITIES DIAGRAM PLAN

 04 THE PHYSICAL FRAMEWORK PLAN

04.2 PEDESTRIAN MOVEMENT & PUBLIC SPACES

The Pedestrian Movement & Public Spaces Plan depicts the location of the internal and external pedestrian system and public spaces, including the purpose of each area and its setting / physical attributes.

The Plan shows: • Internal pedestrian routes within the existing shopping centre. • Existing and proposed pedestrian access opportunities from car parking areas and the immediate external pedestrian/bike paths abutting the shopping centre, including a pedestrian link along the south elevation of the shopping centre. • A hierarchy of pedestrian access routes within the Retail Core including: • Crossing points designating preferred routes of pedestrian travel within internal accessways and carparks; • Short distance footpaths along internal accessways and within car parks; and • Opportunities for sealed ‘city street footpaths’, particularly for improved pedestrian activity along the southern interface of the building through a covered colonnade space. • Opportunities for paved areas and provision of seating within the shopping centre entry areas, usable as gathering places or meetings areas of open space.

FIGURE 06 PEDESTRIAN MOVEMENT & PUBLIC SPACES PLAN The plan also complements the External Connections Plan.

 04 THE PHYSICAL FRAMEWORK PLAN

04.3 ACTIVE FRONTAGES

The Active Frontages Plan identifies the location of and opportunities for active street frontages within the Retail Core and the part of the Urban Heart Precinct.

The Plan shows: • Key existing and proposed active frontages within the Retail Core. • Opportunities for improvements to active frontages within the Retail Core. • Schematic diagrams of future options available to achieve desired outcomes for improved active frontages, particularly to the southern interface of the shopping centre. It is acknowledged that the Incorporated Plan states that for proposals over 2,000m2 delivery of significant FIGURE 09 improved external interface outcomes in the general area of the development must be achieved. The Active Frontages Plan demonstrates these opportunities for improvements, however the detail will be articulated in the planning permit applications.

FIGURE 07 ACTIVE FRONTAGES PLAN

WESTFIELD CHERMSIDE - Example of activated frontage opening on to civic space

WESTFIELD PLENTY VALLEY - FIGURE 08 Example of activated “Streetscape” treatment of carpark The examples above are how the design principles for the precinct could be applied. 10 FIGURE 09 04 THE PHYSICAL FRAMEWORK PLAN

04.4 ROAD NETWORK & CAR PARKING

The Road Network & Car Parking Plan provides detail of parking locations within the Retail Core and the part of the Urban Heart associated with the Westfield Shopping Centre. The Plan also provides a cross section of all roads within the Retail Core including the link road to the Town Centre.

The Plan shows: • Existing and proposed car parking for the shopping centre. • Potential opportunities for upgrading and re- configuration of the southern car parking area. • Cross Sections of existing and proposed roadways.

It is acknowledged that the Incorporated Plan provides Car Parking Principles, and some of this detail is provided in the Pedestrian Movement & Open Space Plan i.e. pedestrian links to the centre and opportunities through car parking areas.

FIGURE 10 ROAD NETWORK & CAR PARKING PLAN

11 04 THE PHYSICAL FRAMEWORK PLAN

04.5 LANDSCAPE CONCEPT

The Landscape Concept Plan illustrates new landscape opportunities for the public realm, and the Plan shows:

• Conceptual landscaping themes consistent with the Fountain Gate - Narre Warren Incorporated Plan; and • Opportunities for vegetation planting along existing and proposed building frontages and roadways.

FIGURE 11 LANDSCAPE CONCEPT PLAN

12 04 THE PHYSICAL FRAMEWORK PLAN

04.6 PUBLIC TRANSPORT INFRASTRUCTURE

The Public Transport Infrastructure Plan identifies the location of the public transport infrastructure within the Development Plan area (namely the Bus Interchange) and provides a vision for future options to improve the existing service and amenity levels.

The Plan shows: • The route of existing buses servicing the Retail Core of the Fountain Gate Narre-Warren CBD. • Future bus routes anticipated by the Department of Infrastructure. • Schematic re-design opportunities for the bus interchange to improve amenity, pedestrian accessibility, bus circulation and number of bus services able to be accommodated.

FIGURE 12 PUBLIC TRANSPORT PLAN

FIGURE 13 PUBLIC TRANSPORT EXISTING FIGURE 14 PUBLIC TRANSPORT STAGE 2 FIGURE 15 FUTURE EXPANSION 13 04 THE PHYSICAL FRAMEWORK PLAN

04.7 BUILT FORM & MASSING

The Built Form & Massing Plan identifies the concepts and themes relevant to the proposed built form outcomes.

The Plan shows: • Perspectives of the likely form and scale of future development. • The interaction of the built form with the Freeway interface and the opportunity for principles of Freeway Architecture to be adopted in the design of any retail expansion. • Potential architectural themes typical of the modern

design idiom. FIGURE 16 VIEW FROM NORTH FIGURE 17 VIEW FROM SOUTH • Opportunities for improved active frontages and generally improving the external appearance of the centre.

FIGURE 18 VIEW FROM EAST FIGURE 19 VIEW FROM WEST

STAGE 2 - VIEW FROM FREEWAY STAGE 2 - VIEW FROM EAST STAGE 2 - VIEW FROM NORTH STAGE 2 - VIEW FROM SOUTH STAGE 2 - VIEW FROM WEST

14 04 THE PHYSICAL FRAMEWORK PLAN

04.8 EXTERNAL CONNECTIONS

The External Connections Plan identifies how the Development Plan Area including the retailing activities, pedestrian network, transport opportunities, open space network and urban design elements relate to adjacent areas.

The Plan shows: • Direct pedestrian links from the existing shared pedestrian/bike path along the Freeway to existing and proposed future entry points within the Westfield Fountain Gate Shopping Centre. • Existing pedestrian links and opportunities for improved connections from the residential area, to the north and west into the shopping centre. • Opportunities to provide external pedestrian connections to the Town Centre Precinct. • Pedestrian connection opportunities from the Retail Core to the Urban Heart and Restricted Retail Precincts.

FIGURE 20 EXTERNAL CONNECTIONS PLAN

15 05 STAGING PLAN

The Staging Plan identifies future areas of development/ re-development potential within the Retail Core and a possible staging program.

The Plan shows: • The existing Westfield Shopping Centre as Stage 1. • The proposed 2007 retail expansion anchored by the first Department store as Stage 2. • Future opportunities to improve the southern interface of the existing shopping centre including the southern car parking area as Stage 3. • The opportunity for a re-modelled bus facility as longer term improvements.

FIGURE 21 STAGING PLAN For longer term improvements to the bus interchange refer to section 4.6

16 06 LEASABLE FLOORSPACE CALCULATIONS

The following table provides a summary of the existing and proposed leasable floor space within the Retail Core, including specifically identifying the leasable floor area allocated to shop uses (major tenants, mini-major tenancies and speciality shops).

USE EXISTING (m2) STAGE 2 (m2) FUTURE STAGES (m2) Major Tenants 4 3 , 346 12,500 Mini-Major Tenancies 9,936 6,280 Speciality Shops 26,638 9,529 Subtotal 79,920 28,309

TOTAL 79,920 108,229 135,000

FIGURE 22 AREA SCHEDULE

17 07 PLANNING ASSESSMENT

This section consists of the Statement which identifies how the series of plans within the Development Plan demonstrate that the future stages of development are generally in accordance with the Fountain Gate- Narre Warren CBD Incorporated Plan (October 2006).

As required by the provisions of the PDZ1 the statement addresses:

• Precinct Guidelines; • Activity Guidelines; • Transport Guidelines; • Open Space and Pedestrian Network; • Streetscape Guidelines; and • Urban Design Guidelines

18 07 PLANNING ASSESSMENT

07.1 PRECINCT GUIDELINES

The Incorporated Plan identifies that the retention • Create active edges generally along existing • Improve perimeter ring road access to desired of a robust retail floorspace hierarchy across the southern edge and major entrance areas; and parking zones. municipality is an important strategic planning outcome • Enhance design of non-active edges • Retain / improve convenient access from parking and it includes retail activity objectives for the Fountain zones into building, especially for the food zone. Gate-Narre Warren CBD to achieve this outcome The Active Frontages Plan clearly identifies the key including: active edges within the Development Plan area, and in • Zone and sign parking into ordered framework particular the plan illustrates an improved relationship for better legibility. • Retain the retail core precinct as the core retail area of built form to the public realm along the southern of the CBD. The Road Network & Car Parking Plan together with edge of the centre. Having said that, it is noted that the the Pedestrian Movement & Public Spaces Plan • Utilise retail activity to facilitate the evolution of the Incorporated Plan explicitly states that improved edge illustrate improved vehicle and pedestrian car parking town centre precinct into a mixed use area and its conditions are required to be delivered only in the area opportunities within the Development Plan Area. integration with the retail core precinct. of that particular development. • Utilise retail development in the ‘urban heart’ • Plan for future linkages from core retail into: precinct to facilitate the creation of ‘active streets’. • Improve pedestrian links within and through car • Continue to allow for the development of retail parks, including links to networks beyond the • Urban Heart. activities around the station. precinct. • Leisure Street / Town Centre precinct. • Allow the development of a small retail focus to The Pedestrian Movement & Public Spaces Plan • Restricted retail precinct. serve the business park. and the External Connections Plan identifies the • Open space areas. how the Development Plan is able to achieve these principles. Improved pedestrian links are proposed to The External Connections Plan identifies the ability The Precinct Guidelines Goal provides for the Retail the north, east and south of the centre as part of future for the Development Plan Area to improve linkages to Core to be the ‘Primary retail heart of CBD’ within development opportunities within the site. other Precincts within the CBD. which appropriate activities and elements comprise all forms of retail, entertainment, office, and leisure. To achieve this, the Precinct Guidelines set out Design • Facilitate future integration of department Principles and Outcomes for the Retail Core. The store(s). following provides statements to demonstrate how this The Staging Plan demonstrates the ability for the site to Development Plan responds to these principles and accommodate a department store within Stage 2 of the outcomes. expansion of the Retail Core Precinct.

19 07 PLANNING ASSESSMENT

07.1 PRECINCT GUIDELINES contd

• Retain / enhance integration between the town • Increase car parking provisions in southern • Develop Overland Drive entry as a major ‘entry’ centre precincts leisure street and ‘The Street’ food zone – possibly as part of linking statement into the precinct. element of the retail core, by maintaining development mentioned above. Any upgrade to the Retail Core and its relationship pedestrian links and visual connections. The Road Network & Car Parking Plan shows a with Overland Drive can be reviewed in Stage 3 of • Promote a ‘linking’ development between Core possible re-configuration of the southern car park that development. Opportunities for active frontage Retail zone and External Retail peripheral sales will deliver a net increase in parking. improvements to the southern edge of the Shopping zone. Connection to be via a pedestrian focused Centre, as shown on the Active Frontages Plan will street edge with car access. assist to improve interactions between the Retail Core • Provide visual ‘order’ to retail zone signage, and Overland Drive. The External Connections Plan and Pedestrian parking, access, building forms, pedestrian Movement & Public Spaces Plan identify the access, public transport. etc. proposed pedestrian links from the Development Plan These are matters that can be addressed through • Loading and service areas to be minimised from area to the external peripheral sales/ restricted retail view sales areas. A further opportunity that is articulated permit conditions. is the creation of a street type edge to the existing Opportunities exist for this outcome to be achieved southern façade of the centre, which as illustrated on within each stage, as the Development Plan area is • Surface car parking areas defined by the Active Frontages Plan, will assist with external developed. landscaping with circulation paths / pergolas / linkages. covered walkways. As part of each development project, improvements • Encourage development of a department store • Isolated ‘pad sites’ will not be supported in the will be made to existing surface car parking conditions, Opportunities for a department store are provided precinct. and the potential re-configuration of the southern car within Stage 2 of the development of the Retail Core As shown on the Study Area Plan and Staging park is an example of how this can be achieved. as outlined on the Staging Plan. Plan, new pad sites are not proposed within the Development Plan area. • Ensure any central transit system links all the key entrance points around the retail core; and • Ensure the central bus interchange is integrated into the retail core. The Public Transport Infrastructure Plan, Pedestrian Movement & Public Space Plan and Active Frontages Plan identify the opportunities for improvements to the actual facility and better linkages from the existing bus interchange to the Retail Core.

20 It is acknowledged that the Incorporated Plan specifies that: Any proposal over 2,000m2 must deliver significant improved external interface outcomes in the general area of the proposal. That is, the creation of active frontages. Any proposal that creates a second department store must deliver significantly improved interface outcomes between the retail core and both the town centre precinct and the urban heart precinct. Again, that is, the creation of active frontages. As is identified­on the Active Frontages Plan, Activities Diagram Plan and the External Connections Plan opportunities exist to improve the external interfaces of the Retail Core. The particular details of these outcomes would be explored in greater detail during the relevant planning permit applications.

07 PLANNING ASSESSMENT

07.2 ACTIVITY GUIDELINES

The Key Activity Objectives for retailing within the The key spatial outcome for the Retail Core as It is acknowledged that the Incorporated Plan specifies Fountain Gate-Narre Warren CBD as relevant to the identified in the Incorporated Plan is to ‘Strengthen the that: Development Plan area (which is effectively the majority Westfield Shopping Centre as the focus of the retail Any proposal over 2,000m2 must deliver significant of the Retail Core Precinct) are identified as: core of the CBD.’ improved external interface outcomes in the general • Facilitate the evolution of the centre from a The Staging Plan clearly demonstrates that area of the proposal. That is, the creation of active suburban retail centre to a diverse urban CBD. redevelopment will continue to enable the Westfield frontages. • Facilitate the growth of the CBD to a super regional Shopping Centre to be the focus of the Retail Core in Any proposal that creates a second department store retail activity centre, with the Westfield Shopping the CBD. must deliver significantly improved interface outcomes Centre as the retail core of this role. between the retail core and both the town centre The Key Integration Outcomes for retail related activity • Facilitate/promote the attraction of a department precinct and the urban heart precinct. Again, that is, within the Incorporated Plan comprise: store(s) to the retail core. the creation of active frontages. • Link the retail core to the town centre precinct. The • Facilitate the development of active edges to the As is identified­on the Active Frontages Plan, integration between these two precincts could have retail core. Activities Diagram Plan and the External a number of different forms including active, Connections Plan opportunities exist to improve the The series of plans comprising the Physical frontages, pedestrian malls, low traffic volume active external interfaces of the Retail Core. The particular Framework Plan clearly demonstrate the ability of streets and physical built form linkages. details of these outcomes would be explored in greater the Retail Core to be the key driver in the evolution • Link the retail core to the urban heart precinct. detail during the relevant planning permit applications. of the centre to create a diverse urban CBD allowing for increased retail opportunities, creating active edges • Ensure linkages directly connect to the internal malls to the Retail Core and linking the Retail Core with the of the retail core. Town Centre and Urban Heart Precincts. • Ensure entrances to the retail core provide positive connections to the external environment. • An extension of the retail core onto the town centre precinct would require the new development to be fully integrated with the existing retail core. As is identified on the External Connections Plan, pedestrian linkages from the Retail Core to the Town Centre and Urban Heart Precincts are envisaged and opportunities exist for improvement to other linkages within the CBD.

21 07 PLANNING ASSESSMENT

07.3 TRANSPORT GUIDELINES

The Key Transport Challenges for the Fountain Gate- The key elements of the Public Transport Plan include The Incorporated Plan identifies that the Main Road Narre Warren CBD to be addressed, as identified by • Interchanges Network for the CBD provides ‘the foundational the Incorporated Plan, are: structure for access into and out of the CBD’. • Feeder Bus Networks • Set in place design outcomes that will allow for the Key components of the Main Road Network affecting progressive expansion of public transport services. • Central Area Transit System the Development Plan area is the circumference • Improve the walkability of the centre. • Rail Network road network distributing vehicles around the CBD, including the Monash Freeway, Princes Highway and Of particular relevance to the Development Plan area • Minimising the impact of vehicular traffic on the Magid Drive and the north-south main road distribution is the Central Bus Interchange. The Incorporated Plan pedestrian amenity of the centre, in part by the of Narre Warren North Road. strategic location of car parks. identifies that as the Retail Core develops opportunity to relocate the bus interchange should be explored Features of the Main Road Network which affect the • Provide effective and efficient vehicular access to with Council objectives to: Development Plan area are identified on the Road and within the centre. Network & Car Parking Plan. • Allow for expansion of services; • Create active streets. • Maximise structured surveillance; • Provide weather protection (including weather Within the Incorporated Plan the transport guidelines protected pedestrian links to the centre), lighting, are addressed under the headings: seating, access to public toilet and, information on • Public Transport Plan. route services • Main Road Network. • Achieve Disability Discrimination Act (DDA) • Internal Road Network Outcomes. compliance. • Road Network: Cross-Section. • Be located to allow for a high level of bus accessibility to the surrounding arterial network. • Car Parking Principles. The Public Transport Infrastructure Plan within the Physical Framework Plan identifies all existing and known proposed bus routes servicing the Development Plan Area and accessing the existing bus interchange. This plan provides schematic details of improvements to the functioning of this bus interchange. As outlined on the Staging Plan, improvements to this area are acknowledged and initial changes are proposed as part of Stage 2. The Public Transport Infrastructure Plan and the Pedestrian Movement & Public Spaces Plan provide schematic concepts for potential outcomes for improvements to this area of the Retail Core.

22 07 PLANNING ASSESSMENT

07.3 TRANSPORT GUIDELINES contd

Key outcomes for the Internal Road Network of the The Incorporated Plan provides key design principles • Designing large carparks and aggregated uses to CBD west of Narre Warren North Road identified by the for Car Parking Principles including: provide pedestrian links through the site and to key Incorporated Plan include: • Provision of appropriate on-site carparking facilities destinations within the site. • Recognition that due to topography the road with any new use or development. • Designing large carparks, with public access, network is on two levels. • Encouraging multi level / underground car parking to based on Parking Management Plans to maximise • To utilise the levels across the area to create parking maximise land availability for activity. the efficiency, ease of use and legibility of the parking supply and availability of customer parking. resources below activity areas, through the use of • Encouraging active frontages on the street network through roads under buildings as already exist under within the centre. • Designing at grade car parking to provide the Westfield Shopping Centre. landscaping and lighting, with structured carparks • Designing local streets to cater for on street parking. • To provide a network of distributor roads that: addressing the Urban Design Guidelines within the • Discouraging on street parking on the arterial road Incorporated Plan. o Deliver a circumferential link that provides direct network, on major traffic routes within the centre access to the major car parking resources. Whilst broad information is provided on the Road (such as Magid Drive) and in the vicinity of major Network & Car Parking Plan and the Pedestrian o Allows access throughout the urban heart area. intersections. Movement & Public Spaces Plan, these are matters o Deliver a finer grained centre • Any on-street parking provided designed to serve an that will be addressed in greater detail during the relevant planning permit applications. o Allows car parking on all the road frontages. over flow/peak demand with an emphasis on provision for short-term visitor parking. The Road Network & Car Parking Plan identifies where road linkages and car parking areas exist. • Designing shared carparks to consider pedestrian Future development can continue to utilise the movements through the carpark to the respective topography of the site to provide appropriate vehicle entries as well as the effects/advantages of the manoeuvring and parking outcomes. parking profiles associated with the uses.

Cross-Sections of the existing and proposed Road Network as they affect the Development Plan Area are displayed on the Road Network & Car Parking Plan. Where possible and practical future road networks within the Development Plan area will be designed with regard to the cross-sections outlined in the Incorporated Plan.

23 07 PLANNING ASSESSMENT

07.4 OPEN SPACE & PEDESTRIAN NETWORK

The intention of developing a hierarchy of open space The Incorporated Plan envisages a hierarchy of as outlined in the Incorporated Plan includes some pathways forming the Pedestrian Network within and of the features potentially able to be accommodated external to the Fountain Gate-Narre Warren CBD. within future stages of development or re-development of the Development Plan area including: The Pedestrian Movement &Public Spaces Plan, • Forecourt / meeting points. Active Frontages Plan and External Connections • Visual amenity spaces. Plan identify the opportunities within the Development • Social gathering areas (eg café). Plan area to achieve many of the outcomes including: Opportunities to provide these open spaces and their • Improved pedestrian accessibility of Shopping functions are provided on the Active Frontages Plan Centre entry points through identified paths of travel and the Pedestrian Movement & Public Spaces Plan within and external to car parking areas. particularly along the enhanced southern edge of the • Active frontages along the southern building shopping centre. It is acknowledged that the extent of interface including space for street trees and built form within the Development Plan area does not potentially cafes or similar fronting out into this area. provide significant opportunities for external areas of • Convenient pedestrian and bicycle linkages to the public space. adjoining residential land. • Landscaped pedestrian linkages from the Retail The broader Open Space Network envisaged seeks to Core Precinct to other precincts including the Urban achieve outcomes in three key corridors, namely: Heart and Town Centre. • Troups Creek East Branch north to the Narre Warren • Convenient access from the existing shared bicycle North Township. pedestrian footpath to the Development Plan area • Narre Warren Creek and the main entries of the Westfield Fountain Gate Shopping Centre. • East/West Corridor. These corridors do not directly impact on the Development Plan area.

24 07 PLANNING ASSESSMENT

07.5 STREETSCAPE GUIDELINES

The Incorporated Plan seeks to encourage consistency The design intent of consistency in street tree planting in the design of street furniture and local signage as an is to: outcome for the CBD. It is acknowledged that a suite • Promote a unique and identifiable marriage between of conceptual designs have been prepared for a range the various hard landscape urban/street characters of street furniture elements envisaged to be utilised and the soft landscape planting. within all public places and streets within the CBD. • As an aesthetic tool, enhance a uniform and identifiable image, specific to the CBD. Whilst this is acknowledged, the series of plans within • Create a hierarchy of suitable planting for the the Physical Framework Plan do not provide the relevant site. This encompasses the varying built level of detail as this would be managed through any forms, limited physical spaces, soil volume ratios planning permit application process. and scale to the human size and movement across the different street cross sections. Similarly, the Incorporated Plan seeks consistency in • Create and aid in the controlling of the street level Street Tree Planting as a key design outcome for the micro climates, in particular the use of deciduous CBD. The Street Tree Plan within the Incorporated Plan trees in the city street footpaths will be most outlines the proposed species for the different roads suitable, allowing maximum light and heat during within the CBD. the colder months and yet providing shelter from the light and heat in the warmer months. The Landscape Concept Plan refers to the planting themes and species identified within the Incorporated Plan for the relevant roadways and interfaces.

25 07 PLANNING ASSESSMENT

07.6 URBAN DESIGN GUIDELINES

Urban Design outcomes to achieve preferred future Built Form objectives include: Objectives regarding the Streetscape include: built form and function of the CBD are provided in the • To structure a new urban pattern of streets and • Re-focus the CBD onto its streets to reinforce the Incorporated Plan specific to the topics: blocks, and reinforce the existing system of streets primary and public connections throughout the • Built Form. and blocks where these elements complement the Centre. • Streetscape. overall pattern of development. • Enhance the CBD’s two grand boulevards (Princes Highway & Narre Warren North Road) and create a • Land Use. • To spatially define the street spaces by building form and massing. string of new boulevard entrances (fingers) to • Ecologically Sustainable Development. the CBD. • To modulate building massing in order to provide • Social and Civic Space (Life). at street level a ‘human’ scale to the public spaces • Require that the scale, design and siting of new to which the building relates. development to be sensitive to pedestrian activity. • To promote personal safety and security. • Strike a balance between pedestrian and vehicular movement in favour of pedestrian amenity while still • To minimise the negative impact of rain, wind, sun retaining reasonable levels of convenience for and noise on the users of the buildings and public vehicular users. space. • Make streets, parks and squares safe and user- • To reinforce pedestrian activity and circulation along friendly environments. the street, create as many external street-oriented entries as possible to ground floor pedestrian activity • Provide a unified and coordinated urban design uses. quality in the public realm. • To establish a transition in scale to neighbouring The Built Form & Massing Plan, the Pedestrian low rise residential areas or adjacent land uses, eg., Movement & Public Spaces Plan and the Active the residential precinct west of the CBD, Frontages Plan identify how the Development Plan the residential precinct south of Princes Highway. area can achieve these objectives. The plans show design and scale sensitive to pedestrian activity. The Built Form & Massing Plan, the Pedestrian Improved active frontages as depicted will create safer Movement & Public Space Plan and the Active pedestrian environments and encourage the Shopping Frontages Plan identify how the Development Plan Centre to focus outward and not only on internal Area can achieve these built form outcomes. The plans pedestrians. provide concepts for building massing which show the human scale of development at the edges of the centre, with the higher built form addressing the site’s Freeway interface. The plans show pedestrian activity opportunities within and around the Development Plan area and options for improvements to active frontages to protect pedestrians from weather elements.

26 07 PLANNING ASSESSMENT

07.6 URBAN DESIGN GUIDELINES contd

Urban Design Land Use objectives comprise: Ecologically Sustainable Development objectives of Urban Design Social and Civic / Public Space (Life) • Land uses within the key sites of the CBD should Urban Design within the Incorporated Plan include: objectives comprise: animate the public domain to ensure strong • Require new developments to consider and • Balance the retail and commercial functions of the movement along and through public spaces. maximise renewable energy resources to minimise CBD with civic/cultural, community and recreational • Uses from private space that create natural environmental demand; the order of consideration needs of the catchment area. surveillance onto public spaces. include – sun, rainwater and wind. • Promote a safe, comfortable and user-friendly • Preserve the interface between the adjoining • New development to maximise energy efficiency environment for all users. residential areas and the edges of the CBD. through the orientation / siting of buildings, layout of • Provide equity of access for all users throughout the rooms and location of openings to achieve high CBD. • Encourage land uses that allow for day and night levels of natural light penetration within the tight activities. urban form. • Foster health and community well-being with appropriate and flexible public spaces that cater to • Promote civic uses and spaces as the focal point of • New development to be linked to the recycling of the CBD. and celebrate large community festivals and ‘grey water’ (run-off from roofs and other hard activities. The Activities Diagram Plan, the Pedestrian surfaces) for the irrigation of trees and ground cover. Movement & Public Space Plan, the Landscape • Create public spaces which are accessible to, and • Promote the use of photovoltaic modules and solar relate to key pedestrian routes. Concept Plan and the Active Frontages Plan identify panels for street lighting and heating respectively. how the Development Plan area can achieve these land • Incorporate micro climate design principles to use objectives. These plans identify the variety of land • Preservation and wherever possible the ensure public spaces are usable all year round. uses in the Shopping Centre, promote the link to the improvement of winter solar access to users of buildings and public space. The Activities Diagram Plan, the Pedestrian Town Centre as a civic space, and provide schematic Movement & Public Space Plan, the Landscape concepts for new active building frontages, particularly • Promote building materials derived from non- Concept Plan and the Active Frontages Plan identify along the southern edge of the shopping centre, which polluting, renewable and recyclable resources. how the Development Plan area can achieve these will promote natural surveillance of public areas from • Provide for more efficient thermal performance. land use objectives. The plans show some public the private realm. These objectives are acknowledged, however specifics places within the Development Plan area and means of of the Ecologically Sustainable Development principles pedestrian access to these areas. The retail activities and outcomes achievable within the Development Plan within an enclosed building provide for year round area will be demonstrated through planning permit use and the active frontages, including potential applications. future weather protection elements, promote a safe pedestrian environment.

27 08 CONCLUSION

The information outlined in this Development Plan and depicted on the series of plans comprising the Physical Framework Plan clearly identifies how the future planning for Westfield Fountain Gate Shopping Centre is consistent with the Fountain Gate Narre- Warren CBD Incorporated Plan, and the land use, infrastructure and urban design outcomes sought by the Incorporated Plan.

28 G:\Organisational Strategy Projects\Policy Documents\Fountain Gate - Narre Warren CBD Retail Core - Part Urban Heart DP (Version 1.1).doc