DRAFT
Township Approaches Planning Controls and Guidelines Study MANSFIELD BACKGROUND SUMMARY REPORT SEPTEMBER 2017
Mansfield Shire Council 33 Highett Street, Mansfield Private Bag 1000, Mansfield VIC 3724 t (03) 5775 8555 e [email protected] w www.mansfield.vic.gov.au
Quality Assurance Report Card
Project Name 0317-0174 01 R001-1 Mansfield Township Approaches_DRAFT Rev 17
Document Number R001
Revision (See below) 02
Prepared By Danielle McCann
Reviewed By Michael Natoli
Approved By Michael Natoli
Date of Issue Thursday 14 September 2017
2 Contents
01 Introduction 4
1.1 Why prepare Planning Controls and Guidelines for the Mansfield Township? 4 1.2 The Project Team 4 1.3 Project Process 5 1.4 Purpose of this Report 5 1.5 The Study Area 6 02 Context Analysis 8
2.1 Physical Context 8 2.2 History 10 2.3 Key Influencing Documents 12 2.4 Planning Scheme Implementation Approach 23 03 Community Consultation 24
3.1 Community Consultation 24 04 Analysis / Issues and Opportunities 27
4.1 Maroondah Highway 27 4.2 Mount Buller Road 35 4.3 Midland Highway 44 4.4 Mansfield - Whitfield Road 51 4.5 Summary of Opportunities and Constraints 58 4.6 Other Ideas / Opportunities 60
Thursday 14 September 2017 3 Botanic Park along Mansfield - Whitfield Road
01 INTRODUCTION 1. Introduction
1.1 Why prepare Planning Controls and Guidelines for the Mansfield Township? The Township Approaches Study provides the The objectives of the Guidelines are: opportunity to develop built form and landscape ■■ To identify the preferred future character of the four guidelines to ensure appropriate design outcomes along township approaches. approaches into the Mansfield Township. ■■ To ensure future development makes a positive The project is focused on the four main approaches into impact on the amenity and environment along the Mansfield Township (refer Figure 2). Broadly the project township approaches. involves: ■■ To ensure future development along the four ■■ Review of the current planning controls relevant to township approaches have regard to their local the four township approaches; and context and reinforces the valued character of the ■■ Development of guidelines for built form and township. landscaping along the four approaches into the ■■ To clearly define township approaches through built Mansfield Township. form and landscaping treatments within the private The guidelines aim to ensure that the future design realm. of developments and subdivisions along the four ■■ To provide clear, logical and useful guidelines for all - approaches contribute to an attractive, inviting and including developers, residents, Council officers and memorable entry experience for residents, businesses Councillors. and visitors. The guidelines consider the look and function of adjacent 1.2 The Project Team land uses and how they should respond to the character This project is being undertaken by Mansfield Shire of the approaches, the local environment and the Council in conjunction with specialist consultants. surrounding context. The project team includes: 1. Mansfield Shire Council; 2. Tract Consultants - Lead Consultant / Urban Design / Landscape / Planning; and 3. The Mansfield community.
4 1.3 Project Process The Mansfield Township Approaches Planning Controls and Guideline Study is running throughout 2017, and is made up of the following stages;
Background Vision and Key Draft Planning Finalise Research / Objectives Controls and Planning 1 Issues and 2 3 Guideline 4 Controls and Opportunities Study Guideline Study
April - May 2017 May 2017 May - July 2017 August 2017
Analysis and Develop a vision Develop draft Finalising the investigations to and strategic planning control planning control understand the objectives for recommendations recommendations key issues and the guidelines. and guidelines. and guidelines. opportunities associated with the four identified entries into Mansfield.
Findings from Findings from Findings from Stage 1 will Stage 2 will Stage 3 will inform the inform the draft inform the final vision and key guideline study. guideline study. objectives.
Stage 2 Stage 1 Consultation Consultation Feedback on the Information draft guideline Gathering study.
Figure 1 Project process diagram
1.4 Purpose of this Report This Background Summary Report has been prepared to document the issues and opportunities along the four approaches into the Mansfield Township, focusing on the private realm. This report synthesises the background research, site analysis, and consultation undertaken by the project team. The preparation of this report will enable the project team to prepare design and development guidelines that have considered the existing context of the approaches, and takes into account the requirements and views of landowners and residents.
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MOUNT. BULLER
1.5 The Study Area The study area incorporates the four main approaches into the Mansfield township which include: SAWMILL SETTLEMENT 1. Maroondah Highway (west); 2. Mount Buller Road (east); MERRIJIG 3. Midland Highway (north); and 4. Mansfield Whitfield Road (north). These approaches are identified below.
MOUNT BULLER ROAD
MANSFIELD SHOWGROUNDS 2
MANSFIELD BOTANIC PARK MANSFIELD RACECOURSE MANSFIELD - WHITFIELD ROAD 4
VISITOR INFORMATION
MIDLAND HIGHWAY 3
MANSFIELD GOLF CLUB WITHERS LANE
1 MAROONDAH HIGHWAY MAROONDAH
Figure 2 Township Approaches
6
HOWQUA HILLS
BOOROLITE
DELATITE
PIRIES
POLLARD ROAD MANSFIELD - WOODS POINT ROAD
LOYOLA BUSHLAND RESERVE
HIGHTON LANE
KIDSTON PARADE
HOWES CREEK ROAD
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CONTEXT ANALYSIS 02 2. Context Analysis
2.1 Physical Context Mansfield is a thriving rural town situated approximately What implications does this have for the study? 180kms north east of Melbourne. The largest town within The relationship between the surrounding landscape, the Mansfield Shire, it provides a range of civic, business, hills and agricultural land and the approaches are an retail, education and community services for residents important aspect of their existing character. There is within the township and for nearby communities. the opportunity to strengthen this relationship through Tourism is a major contributor to the local economy. the retention and enhancement of key view lines and Mansfield’s unique location within Victoria’s High Country through the use of materials and plant species that and its close proximity to natural environmental features reflect the local landscape. attracts visitors to or through the town all year round. The four approaches also play an important role in the Mount Buller and Mount Stirling form part of the visitor experience of Mansfield. They provide the ‘first Victorian Alps. Mansfield provides a gateway for visitors impression’ of Mansfield as a place and a community and travelling to both and offers a range of accommodation encourage visitors to stop and explore. Given tourism is and commercial services to cater for their needs. The a major contributor to the local economy, it is important surrounding hills also afford Mansfield with spectacular that the approaches are attractive and reflect the local views, providing a distinct visual character highly valued character and charm of Mansfield. by the local community. As is often the case along key approaches, signage and Mansfield is the centre of a large primary production industrial and business uses also want to be located here area. As such, agricultural land forms a distinct part of the to capture the attention of passers by. It is important surrounding landscape. to ensure that these do not negatively impact the appearance of the four approaches. The four approaches in the township are also the major transport routes within Mansfield Shire. These provide connections to the Hume Freeway and Melbourne, as well as to Benalla and Wangaratta. While railway services once operated between Mansfield and Tallarook, the last passenger service ran in 1977. The former railway line reserve now provides the location for the Great Victorian Rail Trail. This provides walking and cycling connections into Mansfield and offers an alternative arrival experience. Other key features within Mansfield relevant to the four approaches include the Mansfield Botanic Park, Mansfield Golf Course, Mansfield Mullum Wetlands, Railway Station, The Visitor Information Centre, Mansfield Race Course, Fords Creek, existing River Red Gums and the distinct median along Highett and High Street.
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High Street / Maroondah Highway looking east towards Mount Buller
Mansfield Railway Station
Mansfield Botanic Park Fords Creek
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2.2 History Mansfield has a unique and colourful history influenced What implications does this have for the study? by the traditional owners of the land, the early settlers, Heritage is an important aspect of local character and farming, the gold rush, bushrangers, timber mills and identity of Mansfield. It is unique and authentic, provides more recently the ski resorts. a connection to the past and can enrich a community’s Before European settlement, the area, now known as appreciation and experience of a place. Mansfield, was inhabited by the Taungurung people. There are opportunities to celebrate the unique The surrounding natural features including rivers, heritage of Mansfield by ensuring adjacent uses respond creek, tributaries and floodplains provided access to an sensitively to heritage places and/ or through the use of abundance of resources including fish and wildlife. materials that reflect the historic qualities of Mansfield. The first European settlers came in search of good grazing land during the squatting boom of the late 1830’s. In 1851 the township was surveyed and four large pastoral runs were established including Mount Battery Run, Maindample Run, Banumum Run and Loyola Run. The runs were separated by two cross sections, High Street and Highett Street, which were laid out to allow the turning for horse and bullock wagons. Originally known as Mount Battery its name was changed to Mansfield in 1856, allegedly in reference to Mansfield near Sherwood Forest, Nottinghamshire, England, following a suggestion from the local stationmaster who had fond memories of his time there. The history of the mountain cattlemen is central to Mansfield’s identity. Generations of local farming families drove cattle into the Australian Alps during the summer months. Some of the cattlemen’s huts remain in the area today. Mansfield and its surrounds also feature strongly in the story of Australia’s most famous bushranger, Ned Kelly. The Kelly Tree at Stringybark Creek, near Tolmie is the site of the gun battle that occurred between the police and the Kelly Gang. The graves of the three slain policemen are located at Mansfield Cemetery, while a Memorial to Police commemorates this history and is located in the centre of the town’s roundabout. The settlement of Mansfield is also intrinsically linked to key historic industries such as gold, timber harvesting and farming. Evidence of these past activities can be seen in the landscape, in particular, the station precinct site located along the northern side of Maroondah Highway. In more recent times tourism has become a key source of business in the region. The first chalet was built on Mount Buller in 1929, with the development of a ski resort following over the subsequent 20 years. The ski resort continues to attract visitors to Mansfield and Mount Buller today.
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Views along High Street / Maroondah Highway looking west towards the Highett Street intersection, circa 1920-1954.
Median along High Street, circa 1920-1954.
View along High Street towards Tavistock House, circa 1914. Memorial to Police located at the intersection of High and Highett Street, circa 1899.
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2.3 Key Influencing Documents A number of planning policies, studies and projects currently exist for Mansfield relevant to the four township approaches. These include:
2.3.1 Local Planning Policy Framework Clause 21.05 Environmental and Natural Resource Clause 21.04 Heritage and Character Values This clause specifies that linear development along the This clause recognises that the alpine vistas to Mount major routes into and out of the Mansfield Township Buller and Mount Stirling are of state significance and should be sensitive to the role that the town plays as require protection from inappropriate development. an ‘Alpine Approach’. Specifically, development of land Further, the scenic value of the foothills, valleys and along the Maroondah Highway on the western entry cleared grazing country is a characteristic of the district into town should be designed in such a way that the and of intrinsic importance to the landscape. ‘gateway’ to the Alpine areas is promoted and themed so The clause aims to protect the environmental and it becomes obvious to locals and visitors that Mansfield landscape significance of the broader alpine approach Township has embraced its heritage and capitalised on areas. Specifically it aims to protect significant landscape its attractiveness. features, large old trees, visually significant ridges and Development along the Mount Buller Road on the view corridors of the Shire. eastern side of Mansfield Township should also retain these themes; however, it is acknowledged that the northern side of Mount Buller Road is the preferred linear corridor for business, commercial, mixed use and service industry development. The clause recognises that development along the approaches to Mount Buller and Mount Stirling should maintain high visual amenity. Relevant objectives to the township approaches include: ■■ To ensure development and advertising signs are sensitive to the role of the Alpine approaches as gateways to Mansfield Township and the Alps.
12 2.3.2 Planning Zones
The following zones are relevant to the four township approaches: Road Zone - Category 1 Road Zone Category 1 identifies significant roads and The zone requires a permit to display advertising signs apply to all four approaches including Maroondah over or within 600mm of the road formation. Highway, Mount Buller Road, Midland Highway and Mansfield - Whitfield Road. This zone indicates that these roads are also under the management of VicRoads. The zone includes conditions regarding the use of advertising signage within the road reserve but refers to adjacent land zoning for conditions regarding advertising signage within private land.
Figure 3 Planning Zones
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General Residential Zone (GRZ) - The GRZ has been Mixed Use Zone (MUZ) - The MUZ has been applied to applied to residential areas generally between Dead a small group of properties at the corner of Mount Buller Horse Lane to the north, Stoneleigh Road and Monkey Road and Greenvale Lane, along Cheney Street leading Gully Road to the south, Fords Creek to the east and into the town centre, north of Maroondah Highway and Kidston Parade and Stock Route to the west. other small pockets within the town centre. The MUZ seeks to provide for a range of residential, commercial, This purpose of the zone is to ensure development industrial and other uses which complement the mixed- respects and preserves neighbourhood character while use function of the locality. It also provides for housing at encouraging a diversity of housing types and housing higher densities. growth in well located areas. Non residential uses which serve local community needs are also permitted in Urban Floodway Zone (UFZ) - Applies to low lying appropriate locations. areas along Fords Creek. The purpose of this zone is to identify and protect waterways, major flood paths, Low Density Residential Zone (LDRZ) - The LDRZ drainage depressions and high hazard areas within urban applies to pockets the north-west, north-east and south- areas which have the greatest risk and frequency of being west of the township, along Mansfield - Whitfield Road, affected by flooding. closer to the town centre along Mansfield - Whitfield Road, to the south west along Maroondah Highway and Public Use Zone (PUZ) - Applies to various properties to the east of Stock Route. LDRZ provides for low-density throughout Mansfield including schools, the hospital, residential development on lots which, in the absence of the water treatment plant and the waste water treatment reticulated sewerage, can treat and retain all wastewater. plant. It recognises public land for use as public utility Lots in this zone are generally a minimum of 0.4ha. and community services and facilities. Only the waste water treatment plant has an interface to a township Farming Zone (FZ) - The FZ generally applies to areas approach. outside the township boundary, although there are areas of farming within the township to the north-west of the Public Park and Recreation Zone (PPRZ) - Applies to town, near Dead Horse Lane. scattered open space reserves throughout Mansfield. It generally identifies and protects public recreation and The purpose of the zone is to encourage the retention open space. It is applied to Mullum Wetlands, Mansfield of productive agricultural land and retention of Visitor Information Centre, part of the Great Vicotrian Rail employment and population to suppport rural Trail, the Showgrounds, Lords Reserve and Recreation communities, whilst ensuring non-agricultural uses such Reserve and Mansfield Race Course. as dwellings do not affect the use of land for agriculture. Much of this area is identified in the Mansfield Structure Commercial 1 Zone (C1Z) - The main C1Z area is located Plan as requiring further investigation for industrial based along Maroondah Highway and extends from the Golf uses. Course in the west and Botanic Park to the east. C1Z seeks to create vibrant mixed-use commercial centres Industrial 1 Zone (IN1Z) - Areas of IN1Z are dispersed for retail, office, business, entertainment and community throughout the township. Key pockets are located uses, with residential uses at complementary densities. along Dead Horse Lane between Midland Highway and Mansfield - Whitfield Road, south of Mount Buller Road Commercial 2 (C2Z) Zone - The C2Z has been applied towards the town entry, south of Lakins Road and along to land along Mount Buller Road which lies between Stock Route, to the south along Monkey Gully Road and Greenvale Lane and Reardon Lane. C2Z encourages to the west of the town centre. offices, appropriate manufacturing and industries, bulky goods and other retailing, with associated business and This zone provides for manufacturing industry, the commercial services. storage and distribution of goods and associated uses in a manner which does not affect the safety and amenity of local communities.
14 2.3.3 Planning Overlays
The following overlays are relevant to the four township approaches: Clause 42.03 Significant Landscape Overlay – Schedule 1 (Alpine Approach Significant Landscape Clause 42.01 Environmental Significance Overlay – Area) Schedule 1 (Lake Eildon Catchment) This clause aims to identify and protect the visual values This clause applies to the catchment for Lake Eildon of the state significant landscape on the approaches and aims to protect this area to ensure that it remains to the surrounding hills. In particular, it seeks to protect attractive to residents and visitors and that land use and the short and long distance views of Mount Buller development are not detrimental to the quality of water from Mount Buller Road approach roads and public on the catchment. This overlay applies to land to the viewpoints. The overlay requires that all proposed south of the Maroondah Highway approach. developments must be of muted tones and constructed in non-reflective materials, to the satisfaction of the Responsible Authority.
Figure 4 Planning Overlays - Landscape and Environment
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Clause 45.03 Environmental Audit Overlay Clause 43.04 Development Plan Overlay – Schedule 1-4 (General Residential Zone and Mixed Use Zone, This clause identifies potentially contaminated land and Low Density Residential Zone, Rural Living Zone, aims to ensure appropriate audits are undertaken before Southern Side of High Street) sensitive uses as residential, child care or school uses are placed on the site. An Environmental Audit applies to the This Clause identifies areas which require the form and Saw Mill site along the Maroondah Highway approach. conditions of the future use and development to be This area was associated with the past timber harvesting shown on a development plan before a permit can be activities in the area and has been identified as being granted to use or develop the land. potentially contaminated. Different schedules provide guidance for specific land use outcomes, which have to be generally in accordance with the Development Plan referred to in the Planning Scheme. The objectives and guidelines for each schedule are specific to the zone that applies to each area of land covered by the overlay.
Figure 5 Planning Overlays - Heritage and Built Form
16 Clause 43.01 Heritage Overlay Clause 44.03 Floodway Overlay This clause applies to heritage places of natural or cultural This Clause identifies waterways and major floodpaths significance. For Mansfield this includes: and high hazard areas which have the greatest risk and frequency of being affected by flooding. It also ■■ H030 - Former Police Stables and Lock-up - ensures that development maintains or improves river Victorian Heritage Register (VHR 1540) and wetland health, waterway protection and flood ■■ HO31 - Former Rail-way Station - Local plain health. It applies to areas along Mount Buller Significance Road, Mansfield - Whitfield Road and Midland Highway adjacent to and nearby to Fords Creek and its tributaries. ■■ HO32 - Police Memorial - Victorian Heritage Register (VHR 1538) Clause 44.03 Land Subject to Inundation Overlay ■■ HO33 - Court House - Victorian Heritage Register This Clause identifies land areas affected by the 1 in 100 (VHR 1474) year flood areas, and ensures that development maintains This clause aims to conserve and enhance these places the free passage and temporary storage of floodwaters. and ensure that development does not adversely impact It applies to areas along Mount Buller Road, Mansfield the significance of these places. - Whitfield Road and Midland Highway adjacent to and nearby to Fords Creek and its tributaries. Most of the site affected by a Heritage Overlay is located within the town centre and beyond the township approaches extent. That being said, there are opportunities to draw upon the aesthetics of these places and celebrate the heritage of Mansfield. Clause 43.02 Design and Development Overlay – Schedule 1 (DDO1 Alpine Approaches and Township Gateways) This overlay ensures that building design, form, height, appearance and scale, complement the adjacent gateway to and from Mansfield, as set out in a number of general and more prescriptive requirements. The requirements for new buildings within the DDO specify maximum building heights, roof design, and materials and also sets out guidelines for landscaping and advertising signage. Whilst the DDO applies to a number of properties along the Mount Buller Road and Maroondah Highway approach, many of its requirements, particularly relating to landscaping and signage, have not been addressed and / or enforced. There is the opportunity to provide clearer and measurable DDO requirements that are easy to understand and enforce.
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Clause 44.06 Bushfire Management Overlay Clause 42.02 Vegetation Protection Overlay This Clause ensures that the development of land A VPO does not apply to or adjacent to land along the prioritises the protection of human life and strengthens township approaches. This is important to note given community resilience to bushfire. It ensures that the presence of significant vegetation along all entrances development is only permitted where the risk to life and and in surrounding agricultural landscapes. This overlay is property from bushfire can be reduced to an acceptable included in the Mansfield Planning Scheme. level. It does not apply to or adjacent to land along the township approaches.
Figure 6 Planning Overlays - Land Management
18 2.3.5 Particular Provisions
The following particular provisions are relevant to the four township approaches: Clause 52.05 Advertising Signage Controls Clause 52.07 Loading and Unloading of Vehicles Signage Category 1 – Applies to the Commercial 1 and This clause requires land to be put aside land for loading Commercial 2 zone. These areas have the lowest level of and unloading commercial vehicles to prevent loss of limitations. The purpose of this category is: amenity and adverse effect on traffic flow and road safety. It provides requirements for the area of land to ■■ “To provide for identification and promotion signs and be set aside based on the floor area of commercial and signs that add vitality and colour to commercial areas”. industrial buildings, as well as dimensions for driveways Some signage is as of right, the remainder is permit and loading bays. required. No signage is prohibited. Clause 52.29 Land adjacent to a Road Zone, Signage Category 2 – Applies to the Industrial 1 zone. Category 1, or a Public Acquisition Overlay for a These areas have low limitation. The purpose of this Category 1 Road category is: This policy seeks to ensure appropriate access and ■■ “To provide for adequate identification signs and signs subdivision of land adjacent to a Road Zone, Category 1, that are appropriate to office and industrial areas”. or a Public Acquisition Overlay for a Category 1 Road. Some signage is as of right, the remainder is permit required. No signs are prohibited. Signage Category 3 - Applies to Rural Living, Low Density 2.3.4 Local Strategies and Plans Residential, General Residential and Mixed Use zones. These areas are considered high amenity areas and have some limitations. The purpose of this category is: Mansfield Township Structure Plan 2015 ■■ “To ensure that signs in high-amenity areas are orderly, of good design and do not detract from the appearance of the building on which a sign is displayed or the surrounding area”. A permit is not required for a bed and breakfast sign, home occupation sign or direction sign. A permit is required for the remainder of signs, otherwise they are prohibited. Signage Category 4 - Applies to Farming and Urban Floodway zones. These areas have the most restrictive limitations. The purpose of this category is: ■■ “To provide for unobtrusive signs in areas requiring strong amenity control”. Mansfield Shire Council A permit is not required for a bed and breakfast sign, home occupation sign or direction sign. A permit is Mansfield Township Structure Plan 2015, Mansfield required for business identification sign and floodlit sign. Shire Council All other signs are prohibited. The Mansfield Township Structure Plan 2015 is used Clause 52.06 Car Parking to guide future use and development in the town for the next 20 years. The Plan specifies that the primary These provisions provide requirements for the number of approaches to the town currently lack coordination car spaces, provision of a car parking plan, design of car from a landscape perspective and would benefit from a spaces and access ways and provisions for variation in the coordinated treatment of the streetscapes. number of spaces required. Another important aspect of the Structure Plan in relation Where a use is not specified in the table to the clause, to the guideline study is the location of future uses along an adequate number of car spaces must be provided the approaches. While most of the open space areas will to the satisfaction of the responsible authority. The remain, future industrial and residential areas are planned requirements do not apply if there is a parking which will have implications on the look and feel of the requirement for the particular use under another clause approaches. It will be important to ensure that future or in a parking overlay. development appropriately addresses and responds the approaches.
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13.0 Overall Plan
Development Guidelines to manage interface, Racecourse - explore including: setbacks, location of storage areas, future alternative uses vehicle access, landscaping and built form including possible active playing field location for Council. Discussion MANSFIELD TOWNSHIP LAKINS ROAD required with government. FRAMEWORK PLAN “Investigation Area’ Kareen Hills Estate * Industrial Fully serviced LDRZ MANSFIELD WASTE Zone Land “Investigation Area’ WATER 500m BUFFER TREATMENT PLANT Council ZONE Depot Investigate rezoning HIGHETT STREET (medium term) to LDRZ. DEAD HORSE LANE Creek Crossing Will require upgrade to Dead Horse Lane Currently RLZ industrial estate * Withers Lane and Dead NE Consider medium term
Currently LA rezoning to LDRZ Horse Lane and buffer zone * Farming Zone STOCK to sewerage plan Industrial zoning (medium long term) conflicts with adjoining residential Retain zones * Farming LDRZ General TOWNSHIP Zone AD Residential MAR OOND Development* Plan Connection D RO Zone GRZ *L AH H to Botanic GATEWAY E I I * GHW Garden AY F OVERALL PLAN T application for 73 lots I
H
WITHERS LANE
W Residential Township Urban Growth Boundary Wetlands * MUZ subdivision Heritage Site potential - Railway and MANSFIELD- Core Retail Visitors Centre Yencken Hills Hardware Community/ Civic Precinct INDZ BOTANIC * GARDENS BEOLITE HIG Explore rezoning H STREET VILLAGE * Residential development to MUZ or Residential * * MT BATTERY ROAD subject to environmental Tennis opportunities MANSFIELD Club Recreation * considerations Reserve GOLF CLUB Low Density Residential
VICTOR IA STRE SHOW ET MUZ GROUNDS Retain landscape median LORDS HUNT Development is restricted by OVAL ER STREET Development MALCO LM ST TREET REET S Potential EAO, requires contamination E
W
investigation. RO Gateway Views FUTURE HOSPITAL EXPANSION Intersection to be upgraded * Additional playing * COMMERCIAL Landscape treatment improvement elds ZONING Possible gateway MDH Site MANSFIELD MIXED USE SECONDARY SITES SCHOOL R GATEWAY Future footpath/ shared track FFE MOU U INDUSTRIAL NT BULLER ROAD
B
E HIGHETT STREET ZONING P Ultimate heavy vehicle bypass
A GRZ C
Poor configuration reduces ANDS L Education/health Precinct development opportunities M
O ANE DP to be prepared to resolve N L HIGHTON LANE K * Existing RLZ EY DEVELOPMENT Potential Mixed Use Sites G TON access constraints & allow further Long term residential U H LL PLAN AREA IG Y H Possible future development opportunites growth subject to further R O subdivision 300-400 A Retain Industrial- residential buffer/ investigation D lots subject to Council approval Interface issues RLZ Landscape buffer
Significant strategic sites HIGHTON * MANOR BED & BREAKFAST
Monkey Gully industrial estate Mansfield Township Structure Plan 33 Figure 7 Overall Plan, Mansfield Township Structure Plan, 2015
Footpath, Cycle and Bridleway Strategy, January 2017, Mansfield Shire Council The Footpath, Cycle and Bridleway Strategy identifies the key drivers for footpaths in the Shire, a basis for evaluating projects and details on key projects and initiatives to improve connectivity within the Mansfield Township. The strategy identified a number of future network connections along the approaches including the provision of a: ■■ Concrete path along the eastern side of Chenery Street between Ailsa Street and Hunter Street. ■■ Chert path along the northern side of Mount Buller Road between Timothy Lane and Chenery Street. Mansfield Urban Design Framework, June 2005, Urban Enterprise ■■ Chert path along the southern side of Maroondah Highway between Link Road and The Farmhouse. The Mansfield Urban Design Framework was developed to provide a plan of the Council’s and community’s vision ■■ Chert path along the eastern side of the Midland for the structure and appearance of Mansfield. Highway between Somerset Street and the Racecourse. In regards to streetscape design, the framework indicates that the Highway approaches leading into the central Additionally a recreational trail was proposed along Fords boulevards of the town lack character, with the key Creek between Greenvale Lane and Dead Horse Lane. gateways at the town perimeters not being adequately marked. Further, these approaches are now subject to development pressures. The framework aims to ensure that new development along the approaches to town does not dissipate the sense of arrival to Mansfield.
20 Mansfield Shire Road Strategy, January 2017, Mansfield Shire Council Mount Buller Road The Mansfield Shire Road Strategy 2017 provides details on the key priority upgrades proposed to provide The proposed improvements include: substantial improvements to the transport network ■■ Roundabout at Mount Buller Rd – Highton Lane within Mansfield Shire to satisfy expected demands over intersection. the next 25 years. ■■ Intersection widening including auxiliary lanes at The Strategy identifies a number of improvements for the Mount Buller Road – Greenvale Lane intersection. township entrances including: ■■ Flush median and bicycle lane on shoulders Maroondah Highway between Chenery St and Greenvale Lane. The proposed improvements include: ■■ Provide a walking path on the northern side of ■■ Roundabout at the Maroondah Highway – Kidston Mount Buller Road between Timothy Lane and Parade – Withers Lane intersection. Chenery Street. ■■ Flush median and bicycle lane on shoulders between Ultimo St and Kidston Parade.
■■ Drainage improvements by upgrading the open channel/swale on both sides of Maroondah Highway with drainage more suited to water sensitive urban design principles. ■■ Realign Stock Route to provide better alignment for future access to potential development north of Mansfield Heavy Vehicle
Maroondah Highway. Alternative Routes Planning Study
Midland Highway Final Report
November 2010 The proposed improvements include:
■■ Roundabout at the Midland Highway – Dead Horse Client:
Lane intersection. VicRoads
■■ Flush median and bicycle lane on shoulders between Dead Horse Lane and Fords Creek. ■■ Extend walking path from Somerset Crescent to Dead Horse Lane, and construct a pathway on the western side including a boardwalk under the Fords Mansfield Heavy Vehicle – Alternative Routes Creek Bridge. Planning Study – Final Report, November 2010, CPG Mansfield - Whitfield Road This study identifies the roads that could be designated as preferred routes for heavy vehicles to use to avoid The proposed improvements include: travel through the CBD of the Mansfield Township. The ■■ Roundabout at the Mansfield–Whitfield Road – Dead study identifies that Maroondah Highway, Midland Horse Lane intersection. Highway, Mount Buller Road and Mansfield-Whitfield Road make up the arterial road network. ■■ Flush median and bicycle lane on shoulders between Dead Horse Lane and Mount Battery Road. Works proposed for the arterial roads include: ■■ Provision of turn lanes in Maroondah Highway at Kidston Parade intersection. ■■ Seal widening (shoulder sealing) along Maroondah Highway and Midland Highway. ■■ Intersection improvements in Midland Highway at Dead Horse Lane. ■■ Intersection improvements at Dead Horse Lane and Mansfield-Whitfield Road. The Heavy Vehicle Bypass was identified as part of the Mansfield Township Structure Plan.
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Shire of Mansfield - Stage One Heritage Survey, 12 June 2014-draft The purpose of the heritage study was to identify, assess and document post-contact places of cultural significance within the townships of Mansfield and Jamieson and to make recommendations for their future conservation. This includes recommendations for statutory protection, e.g. application of the most appropriate planning control, or inclusion in the Victorian Heritage Register. The heritage places considered as part of this study, relevant to this study included: ■■ Alzburg Comfort Resort (Convent of Mercy and Sacred Heart College), 39 Malcolm Street ■■ Commercial Hotel, 83 High Street ■■ Davies Building, 47-55 High Street ■■ Farmers’ Bank (State Savings Bank), 149 High Street Urban Street Tree Policy, 21 July 2009, Mansfield ■■ Fire Station, 28 Highett Street Shire Council ■■ Herbert John Goodman Memorial, High Street The Urban Street Tree Policy provides a management Median Strip approach for the long and short term future of street ■■ Hotel Delatite, 95-97 High Street trees within the Mansfield Shire. ■■ Magnolia (Carinya, Amor’s Home), 190 Mt Buller A key recommendations of the policy includes the Road management of significant trees in particular the ■■ Mansfield Hotel, 86 High Street remedial care of the Avenue of Honour along Maroondah ■■ Masonic Hall, 26 Highett Street Highway. This recommendation notes the need for ■■ McKenzie’s Building, 50-52 High Street pruning and dead wooding, and or the planting of alternative species in its place. Since this policy was ■■ Mechanics’ Institute and Library, 66 Alisa Street adopted, Pin Oaks have been planted to replace the ■■ Memorial Trough, High Street Median Strip former poplars that formed the Avenue of Honour. ■■ National Australia Bank Building, 76 High Street The policy also recommended a number of tree species ■■ Post Office, 90 High Street for future planting including Pin Oaks, Golden Ash, ■■ RSL Hall, 30 Highett Street Cimmzan Ash, Callistemons and Crepe Myrtles. These ■■ Samuel Reynolds MD Memorial, High Street species may also be appropriate for future landscape Median Strip works to reinforce the character along the four approaches. ■■ Sartain Building, 101-111 High Street ■■ Saw Dust Kilns, Maroondah Highway Areas of Cultural Heritage Sensitivity ■■ Mansfield Men’s Club, 101 High Street Areas of Cultural Heritage Sensitivity aim to recognise, ■■ Cahn’s Shop, 91 High Street protect and conserve areas relating to aboriginal cultural heritage. In Mansfield these areas are predominately ■■ McmIllan’s Store, 23 Highett Street located within 100m of creek corridors such as Fords ■■ Tavistock House, 1/93 High Street, and Creek. A scar tree is also located at the visitor information ■■ War Memorial Gates, Highett Street. centre. These are culturally significant and provide a A planning scheme amendment has been sought for a connection to the original inhabitants of Mansfield. number of these heritages places as part of Amendment C39. This amendment is currently on exhibition.
22 2.4 Planning Scheme Implementation Approach
Stage 2 Design Development 11 July 2007 David Lancashire Design Melbourne The Township Approach guidelines will be a guide in the preparation and assessment of future planning applications for land forming part of each of the Mansfield Signage Strategy identified Township Approach areas. This will require the Stage 02 Signage Analysis guidelines to be implemented by appropriate references in the Mansfield Shire Planning Scheme. There are various options to implement the guidelines into the planning scheme to provide an assessment tool. Importantly, the most appropriate tool needs to be easy to use and understand by the local community, reflect the intent of the Township Approach guidelines and be considered a document with statutory weight for assessment in planning applications (and at VCAT). Mansfield Signage Strategy - Stage 02 Signage Township Approach controls that provide direction for Analysis, 11 July 2007 both Council and the community are commonly applied The purpose of the Mansfield Signage Strategy was throughout Victorian townships, particularly those that to put forward recommendations for new signage play a significant tourism role for the area. There are a standards, to assist in signage management and provide number of ways within the Victorian Planning Provisions guidelines for future signage implementation within that this direction can be provided, including new Mansfield Shire. zoning, application of overlays or introduction of new municipal strategic statements (MSS) or local policy. The document outlines a proposed signage system for Mansfield including a suite of signs to replace or combine On review of other similar townships which are aiming existing Council signs. to achieve similar outcomes for township approaches, the following combinations of controls are commonly The existing entry / farewell sign along Maroondah applied: Highway (and Midland Highway and Mount Buller Road), is generally consistent with the Signage Strategy and ■■ MSS + Design and Development Overlay + Reference incorporates rammed earth and timber elements. The Document Signage Strategy also recommended landscape rocks to ■■ MSS + Local Policy + Design and Development with edge of the sign to give it more presence but this Overlay + Reference Document has not been delivered at this stage. ■■ MSS + Local Policy ■■ MSS + Reference Document In other cases where there are significant environmental considerations to be accommodated, overlays such as ESO, SLO, VPO are utilised to protect vegetation or significant view lines and landscapes. We are not aware of any significant landscapes identified around the township approaches and as such, do not recommend these. 2.4.1 Recommended approach
A combination of controls is recommended in order to appropriately implement the findings of the Township Approaches study, provide ease of access for the community and Council, reflect the intent of the guidelines and provide the appropriate level of “weight” in assessment processes. This recommendation includes: ■■ MSS + Design and Development Overlay + Reference Document
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The Great Victorian Rail Trail located along Maroondah Highway 03 COMMUNITY CONSULTATION 3. Community Consultation
3.1 Community Consultation 3.1.1 Consultation Stage One Community and stakeholder consultation is an important Engagement Activities part of developing the planning controls and guidelines The first stage of engagement was held during May for the four township approaches. Consultation 2017. A number of opportunities were provided for the undertaken to date is outlined below. community to participate. These included: ■■ A key stakeholder workshop / open house held between 1:30pm - 3:30pm on the 16th May 2017. ■■ A broader workshop / open house held between 5:30pm - 7:30pm on the 16th May 2017. ■■ A stall at the Bush Market manned between 9:00am - 12:30pm on the 10th June 2017. ■■ A stall outside Marks IGA manned between 9:00am - 12:00pm on the 27th May 2017. Additionally material from the workshop / open house was made available at the front counter of Council’s Offices during May and June with responses being captured via a feedback form. Engagement Purpose The purpose of this stage of engagement was to: ■■ Provide an overview of the project. ■■ Identify the four township approaches which will be considered as part of this project. ■■ Seek initial feedback in order to understand the extent of the township approaches, the positive qualities and opportunities to enhance the four approaches into the Mansfield township. The feedback received during this first stage of engagement was used to guide the identification of issues and opportunities and will be used to develop initial ideas for the draft planning controls and guidelines.
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3.1.2 Key Findings Improvement Opportunities A number of opportunities for improving the Following the first stage of engagement, the following approaches were also noted including: key themes have emerged: ■■ Implement Council’s Streetscape Policy and provide Valued Elements additional street tree planting along the approaches. The following elements were identified as being valued It was noted that this needed to be complemented or appropriate by the community and key stakeholders: by ongoing maintenance of the trees once established. ■■ Landscape treatment of Visitors Information Centre. ■■ Provision of lower storey planting to complement ■■ The Pin Oaks located along the Maroondah Highway street tree planting and add colour and interest approach, as well as the Golf Course and Mullum within the streetscape. Wetlands. ■■ Avoid large architectural / built structures that ■■ Poplars and Plane Tree street tree planting. identify key gateways i.e. arches. ■■ Wide road reserves and sense of space. ■■ Screen unsightly uses including the electricity ■■ Vegetation flanking the approaches, including sub station, industrial uses and Beolite Village poplars and plane trees which are attractive, provide (i.e. colourbond fencing, small lots and limited a nature corridor for wildlife and cool the street. landscaping). ■■ Views to the surrounding hills are an important part ■■ Avoid large or bold signage and enhance signage of the entry experience and let people know they located along approaches alluding to events. are home. ■■ Encourage industrial and commercial uses to be ■■ The absence of chain fast food outlets and other located away from approaches. franchise businesses such as motor dealerships, ■■ Provide a round about at the intersection of Withers shopping centres, furniture chain stores, reflects the Lane and Maroondah Highway. preference for ‘local, small business’ style shops. ■■ Clean up uses on the corner Withers Lane. ■■ The Great Victorian Rail Trail as an important feature for cyclists and walkers either setting out on a ■■ Provision of a rest areas along Midland Highway. journey or arriving for a holiday in Mansfield. ■■ Improve the area around Fords Creek Bridge ■■ Natural uncluttered side verges along Midland (Midland Highway). Highway that creates a landscaped setting for Fords ■■ Provision of public art along approaches. Creek. ■■ Generally it was noted that future design along the ■■ Limited signage along the road side (less distractions four township approaches should be simple. for drivers). ■■ Potential for sale yards site to be used for community ■■ The service road that provides separation between purposes. commercial and industrial businesses along Mount Buller Road. ■■ Generous setbacks that provide separation between residential homes and the road. ■■ Landscaping of some businesses along Mount Buller Road, such as Stephen’s Fine Foods. ■■ The Race Course Precinct and the work done by the club.
Community Consultation, May 16, 2017
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■■ Low lying wetlands area along Mansfield - Whitfield Road, unsuitable for housing, could be developed into an open space area similar to Mullum Wetlands. ■■ Provide safe crossing for pedestrians near Highton Lane. ■■ Investigate the need for a roundabout at Greenvale Lane when truck bypass develops. ■■ Provide areas for visitors and appropriate events to come together or gather information ■■ Planting provided to shade pathways. ■■ Avoid the commercial, bright signage, flags, franchise Community Consultation, May 16, 2017 branding that marks neighbouring towns such as Shepparton and Wangaratta. ■■ Provision of parking and associated signage for ■■ Maintain and promote the history of Mansfield i.e. caravans and extended vehicles and trailers along interpretation, public art, visual links to the timber the approaches. industry. ■■ Ensure the Visitors Information Centre is vibrant, ■■ Consider tree and shrub species within streets to combining a variety of services for visitors and locals. ensure they are appropriate to the context. ■■ Screen and repaint the Yenckens building. Elements that reflect the character of Mansfield ■■ Avoid commercial strip’s which generates traffic Streetscape and historical elements that were considered congestion. to reflect the unique character of Mansfield included: ■■ Ensure large illuminated signage is avoided. ■■ Rough woods / timber / red gum, stone, gravel and rammed earth which were considered to celebrate ■■ Adopt signage guidelines to protect the approach. Mansfield’s connection with the high country and ■■ Provide additional landscaping around Fords Creek alpine region. with walking track, picnic areas. ■■ The median and wide road reserves. ■■ Widen Midland Highway bridge crossing over Fords Creek. ■■ A mix of native and exotic tree and plant species. Planting at the Information Centre and the Main ■■ Provide additional landscaping along Midland Street corners were identified as good examples of Highway. this. ■■ Subdivisions should be set back or serviced by a ■■ Historic buildings such as the Railway Station, service road close to town. Courthouse, Post Office, Monument etc. ■■ Ensure the intersection of Dead Horse Lane and ■■ Trees and setbacks flanking township approaches Mansfield - Whitfield Road is safe. rather than big signage, dealership flags and fast ■■ Widen Mansfield - Whitfield Road to respond to food franchises. increased traffic. ■■ Natural features such as Fords Creek, Mullum ■■ Provide separate bike and pedestrian paths along Wetlands, view to mountains in east and the Paps in Midland Highway and Mansfield - Whitfield Road. the west. ■■ Improve pedestrian and cyclist access along ■■ Low rise buildings. Mansfield - Whitfied Road to the Botanic Gardens. ■■ Improve the transition between densities and land uses. ■■ Provide a footpath for pedestrians and mobility carts along Mount Buller Road, as well as dedicated bike lane for safety. ■■ Improve the choice of materials along Mount Buller Road.
26 0317-0174 01 R001-1 Mansfield Township Approaches_DRAFT Rev 17 Views to the surrounding landscape along the Midland Highway approach
4. Analysis / Issues and Opportunities
4.1 Maroondah Highway Maroondah Highway is the western most entrance into the Mansfield township, offering vast views across the town and towards Mount Buller and the surrounding mountain range in the distance.
4.1.1 Overall Experience
Maroondah Highway is the key connection between Melbourne and Mansfield. The changing topography of the approach provides the first sign of the approaching town. A high point along this approach allows for a gentle descent into town, revealing spectacular views to MAROONDAH HIGHWAY the distant landscape beyond. This approach is flanked by an avenue of Pin Oaks and Poplars set within a wide road reserve. Figure 8 Topographic setting of Maroondah Highway The Mullum Wetlands are located at the low point of (view looking east) the approach. They provide an introduction to the township that is unique. Significant trees here provide visual interest and scale and are a key characteristics of the approach. Heritage elements are also located within the vicinity of the wetlands but are generally obscured by adjacent vegetation.
Pin Oaks located along side of highway
Views east along Maroondah Highway towards Mount Buller
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Figure 9 Maroondah Highway (west) Approach
The approach extends into town, where a median and commercial built form signifies arrival into the town centre. Predominately 1-2 storey built form, allows for views to the hills to the east and south, as well as agricultural landscapes to the north. Generous front and side setbacks afford the approach with a spacious character. Architectural styles are diverse and include an eclectic mix of styles including historic buildings (the Railway Station), older style homes and more Entry signage is located on the north side of the recent contemporary developments such as the entry and complements the formal Pin Oak planting Visitor Information Centre. There are also a number that lines the descent into town. While the signage is of commercial buildings with limited articulation and attractive, its modest scale does not provide the visual present poorly to the street. Roof forms are typically presence to compete with the dimensions of the wide pitched complementing the aesthetic and forms of the highway reserve. It also incorporates a number of club surrounding alpine landscape. and community association badges that make it look cluttered. Other signage provided along the approach is used for advertising and is typically large, utilises bright bold colours and is visually dominant within the streetscape.
Rammed earth entry signage
28 4.1.2 Typical Cross Section - Existing
The following is an existing cross section along the Maroondah Highway approach. It shows the typical width of the street and its interface with adjacent land uses.
A A’
Figure 10 Maroondah Highway - Typical Cross Section
4.1.3 Key Site Experiences
The following provides analysis of key sites / land uses along the Maroondah Highway approach to understand their contribution to the approaches character and arrival experience. PRECINCT MH - 1 PRECINCT MH - 2 NOT TO SCALE NOT TO SCALE
PRECINCT MH - 1
PRECINCT MH - 2
Farming Uses and Great Bear Log Homes Site Farmhouse Child Care Centre, Mansfield Aquatic Centre ■■ The Great Bear Log Homes site is a key site along the approach, signifying entry into the township. ■■ Located within the Rural Living Zone, the detached and low scale built form, as well as generous ■■ The site is scattered with a range of unsightly setbacks allows for views to the hills to the south. signage, container storage, sheds and large piles of old building materials. ■■ There is the opportunity to maintain these views through the continued use of low scale and ■■ Adjacent farming use and sparse vegetation provide generously spaced built form. little screening, exposing views to the site. While recent tree planting along the edge of road will ■■ Tree planting is typically used to define driveway over time provide some screening, it is still relatively entries and is provided around buildings and along immature. the street edge. Additional planting could be provided to screen other less desirable uses and ■■ Opportunity to provide landscaping and mounding buildings including car park areas and sheds. to screen unsightly uses along the approach. ■■ Opportunity to work with the landowner to clean up the site and locate unsightly uses where they are less visible along the approach.
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Mansfield Aquatic Centre and Child Care Centre are well Beolite Village fronts onto Kidston Parade set back from the street.
Beolite Retirement Village ■■ Currently under development, with several stages to be constructed. ■■ Along the approach, the relatively dense built form and limited tree planting appears suburban in form, particularly in contrast to the agricultural appearance of uses to the west. Additional tree and shrub planting could also be provided within the residential subdivisions to provide visual relief and break up the Beolite Village signage buffer located along approach dense built form. ■■ Buffer planting and mounding has been provided along the edge of the street, however this is still Power Station immature and lacks trees to provide sufficient ■■ Located at the corner of Kidston Street, this facility is screening at this point in time. Tree planting could cluttered with service infrastructure and surrounded be incorporated to enhance the impact of this by black cyclone fencing topped with razor wire. screening. ■■ While partially screened by tree and shrub planting ■■ Buffer planting has not been provided along the the facility is still visible where there are gaps in the western edge at this stage. It should however be planting. considered to screen development when travelling ■ There is the opportunity to provide additional into the township from the east. ■ screening along the edge of the power station, however this maybe limited by space and safety requirements. Streetscape planting could be provided to supplement this planting.
Power Station on the corner of Kidston Parade
30 PRECINCT MH - 3 PRECINCT MH - 4
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PRECINCT MH - 3
PRECINCT MH - 4
Mullum Wetlands Residential Estate ■■ Located at the low point of the approach, Mullum ■■ A small established residential estate located along Wetlands is an attractive linear open space reserve. the south side of the approach. ■■ The site includes a wetland, significant trees, saw ■■ Tree and shrub planting help to screen the high dust kilns (heritage items), trails / boardwalk and colourbond and timber side and rear fencing interpretative signage. facing the approach however where planting is not provided or where light fence colours are used, the ■■ The Great Victorian Rail Trail also meanders through the site, along the former railway line. This provides fencing appears dominant within the streetscape. the entry for cyclists and pedestrians entering from Additional tree and shrub planting could be the west. provided to ‘fill in the gaps’ and screen fences. Some of this may need to occur within the public realm. ■■ Views into the site from the approach are restricted by significant planting. ■■ While homes are typically obscured by fencing, roofs including solar panels, water tanks and service ■■ There is the opportunity to reinforce the presence of areas are visible from the road. These services should Mullum Wetlands through the retention of significant ideally be located away from key views along the trees and the use of native and indigenous planting approach. elsewhere along the approach. ■■ There is the opportunity to encourage greater utilisation of Mullum Wetlands by the community and visitors by improving connections and providing wayfinding signage from the Visitor Information Centre to the Great Victorian Rail Trail.
Residential side/rear fencing addressing the approach
Mullum Wetlands
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Golf Course Buller Sports ■■ The Golf Course has a small frontage along the ■■ Buller Sports is a large commercial complex with car approach, complementing Mullum Wetlands on the parking located towards the street. opposite side. ■■ Predominately active for the winter months only, the ■■ Shed and storage areas are located along the complex appears dormant / inactive during other approach at both ends of the site; however tree seasons. There is the opportunity to work with Buller and shrub planting partially screen and reduce their Sport to investigate alternative uses over the warmer visual impact. seasons to encourage greater activity and vibrancy of this site. ■■ The building is a detached single storey building with some taller elements including roof forms and lanterns. While articulation is used to break up the building mass, large areas of inactive edges present poorly to the street. ■■ Street tree planting and mounding partially screens the some of the inactive edges as well as sheds and car park areas, but there are opportunities to provide further screening to hide additional unsightly areas Views to the open grass areas of the Golf Course and / or edges. SES / Former Sales Yard Site ■■ Large, highly visible signage is located at both ■■ Formerly the site of the former Sales Yard site, the entrances to the car park areas and along all street Council owned property is currently used by the SES. facing facades. This signage was approved as part of a VCAT decision. Signage is visually dominant ■■ The site compromises a large double storey building and detracts from views to the Mullum Wetlands with large open area to the side and front, which opposite. provides for car parking and operational uses. ■■ The building is well setback from the street, but appears ‘shed like’ with limited articulation and a large blank wall that presents poorly to the street. ■■ While dense planting provides a soft backdrop to the building, the rest of the site is relatively devoid of vegetation. There is the opportunity to enhance front setback landscaping to soften the adjacent building and large open grass areas. ■■ Opportunity to redevelop SES / former Sales Yard site to allow for a new appropriate development that complements its high profile location.
Large, bold signage provided at Buller Sports
SES Mansfield Unit with limited planting within the front setback
32 PRECINCT MH - 5
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Visitor Information Centre backing onto the highway PRECINCT MH- 5 Commercial Uses / Yenckens ■■ A significant site signifying entry into the town centre. The Station Precinct ■■ The building is painted in blue, white and grey and ■■ The Station Precinct includes the former Railway addresses Kitchen Street. As such, it provides a bold Station, the Visitor Information Centre and access to but inactive edge to the approach streetscape. It will the Great Victorian Rail Trail. be important to ensure future development actively addresses the approaches and utilises colours ■■ Currently used by the Mansfield Historical Society that complement the approach character and its views to the Railway Station building are obscured by landscape setting. the generous setback (behind a gravel car park) and landscaping. ■■ Various forms of signage are incorporated including on building, A frames and flags. This signage is ■■ Landscaping provides an attractive setting for the large, utilises bold colours and dominates the front precinct and softens the car park areas. of the building. Signage should not dominate the ■■ The Visitor Information Centre is a high quality, streetscape or associated built form. contemporary building utilising local materials including rammed earth, colourbond, timber and stone. ■■ Unfortunately the rear of the building faces the approach and presents poorly to passers-by. There is the opportunity to improve the appearance of Visitor Information Centre building from the approach through screening of back of house uses and / or through a build form design response. ■■ It is understood that the use for a Visitor Information Centre has a limited life span and therefore an alternative use for this building may need to be considered. Inactive edges provided along approach
Visitor Information Centre car park area and signage
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PRECINCT MH - 6 NOT TO SCALE
PRECINCT MH- 6 Auto Electrician located in commercial area opposite the Visitor Information Centre Motel ■■ Set within an established garden, the Motel building Residential Uses and accompanying signage (located at either end of ■■ Residential homes here front a service road that runs the property) appears tired. parallel to the approach. ■■ There is the opportunity to work with the Motel land ■■ Typically homes have low / transparent front fences owner to improve the appearance of built form and and generous side setbacks that create separation signage. between buildings and allow space for landscaping. Commercial Uses Maintaining the sense of space will be important for future development along the approach. ■■ A more recent development within this precinct is the commercial uses located opposite the Visitor Information Centre. ■■ The ‘shed like’ building of the Auto Electrician has limited articulation. Landscaping located within the front setback lacks impact to compete with the bulky scale of the adjacent built form. ■■ While customer parking has been provided within the front setback, this does not appear to be sufficient, with adjacent vacant sites and nature strip areas being utilised for parking. Storage of cars within nature strips and adjacent properties creates an Residential homes fronting the street unsightly and cluttered streetscape. ■■ Goods, car storage areas and service areas are located to the side of the building and clearly visible from the streetscape. ■■ Other commercial sites here are yet to be developed but will require guidance to ensure appropriate design outcomes are provided.
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4.2 Mount Buller Road The eastern approach into Mansfield is along Mount Buller Road. The road provides a link between Mount Buller and the Mansfield township. It is characterised by a range of land uses including mixed use, industrial, commercial and rural residential, as well as established residential areas.
4.2.1 Overall Experience
Mount Buller Road forms part of the arrival experience Buildings along the approach are predominately 1-2 from Mount Buller and the alpine region. The experience storey in height, allowing for intermittent views to local commences at the corner of Greenvale Lane where the hills to the north and south. Long views towards Mount road curves and adjacent residential and commercial Buller are provided near the intersection of Greenvale uses intensify. Along the north side of the street Lane, where the road curves to reveal these views. commercial uses, steel clad commercial buildings and car Architectural styles along the approach are diverse and park and circulation areas are dominant features of the include older style residential homes and colourbond streetscape. Power lines, limited street tree planting and industrial and commercial premises. bold and intrusive signage also characterise this edge. Entry signage is located along the south side of the entry This is in contrast to the south side of the street which at the corner of Crosbys Lane and Greenvale Lane, with has a spacious and ‘leafy’ character facilitated by large the curvature of the road reinforcing views to the sign. front and side setbacks and established road side and The entry sign sits in front of a backdrop of industrial uses residential garden planting and large lots. and associated sheds which detract from its landscape setting.
MOUNT BULLER ROAD Rammed earth entry signage
Figure 11 Topographic setting of Mount Buller Road (view looking west)
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Figure 12 Mount Buller Road (east) Approach
4.2.2 Typical Cross Section - Existing
The following is an existing cross section along the Mount Buller Road approach. It shows the typical width of the street, key elements that contribute to the streets appearance and its interfaces with adjacent land uses.
B B’
Figure 13 Mount Buller Road - Typical Cross Section
36 4.2.3 Key Site Experiences
The following provides analysis of key sites / land uses along the Mount Buller Road approach to understand their contribution to the approaches character and arrival experience. PRECINCT MBR - 1
Ski Hire building, service uses and car parking areas visible from the approach Petrol Station ■■ Large commercial complex with extensive asphalt PRECINCT MBR-1 circulation areas and petrol bowsers and car parking areas located to the front and side of the building. ■■ Steep pitched roof and elevated canopy make the NOT TO SCALE building appear dominant within the streetscape.
Ski Hire ■■ Street tree and front landscaping could be provided to soften views to the bulky built form and expansive ■■ Significant site located at a key intersection along the asphalt car park and circulation areas along the approach. approach. ■■ Side addressing Mount Buller Road is largely inactive, ■■ Large, highly visible signage is also located at the with service entries and back of house uses offering front of the site and along the front façade of the limited opportunities for engagement. building. ■■ An expansive asphalt car park is provided along the edge of the approach with limited landscaping. ■■ The address to Mount Buller Road could be improved by screening unsightly uses or alternatively a built form response. ■■ Residential homes set within established gardens provide backdrop to the Ski Hire and contribute to the treed character of the site. These homes are zoned general residential and may be redeveloped for more intensive purposes. ■■ Future development of residential uses could provide space for tree planting to maintain the ‘treed’ backdrop, or alternatively additional planting could Bulky petrol built form and signage with little screening be provided on site. ■■ Signage on the front of the building generally complements that character of the built form. ■■ Signage on the side of the building however is bold and less successfully integrated with the built form design. It is important that signage considers the aesthetics and design of a building so that it does not appear intrusive in the streetscape. ■■ Freestanding signage is located towards the Highton Lane intersection and at the entry to the second car park. The sign utilises local rock and is an example of how signage can be designed to reflect the local qualities of the site.
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PRECINCT MBR - 2 Greenfield Residential Site ■■ A large site identified in the Structure Plan for future general residential development. ■■ Forming part of the Highton Lane Development Plan the site it is proposed to include medium density lots (350 – 450sq.m), open space and drainage reserves. ■■ While the open space and drainage reserve have the potential to provide an attractive edge to the approach, the interface between the approach and medium density lots will need to be carefully PRECINCT MBR-2 considered. Future side and rear fencing along the approach should be minimised. NOT TO SCALE ■■ A landscape buffer is proposed in the Development Plan along the interface of Mount Buller Road. The Existing Residential Lot form and character of this buffer is however not ■■ Located at a curve in the road, the site is visually articulated. prominent. ■■ The landscape buffer could include tree and shrub ■■ High, solid colourbond fence (in light green tone) planting where it is required to screen adjacent forms the boundary to the residential allotment medium density lots, fencing and /or provide a sense (approx. 85m along approach and adjacent the of privacy for residents. intersection) and addresses the approach. ■■ A shared path could also be provided along this ■■ Low scale planting screens the bottom half of the interface and provide connections along the south fence however the top of the fence is still visible and side of the street and to the linear open space dominant along approach. network proposed as part of the development. ■■ There is the opportunity to provide additional, more ■■ The site is currently characterised by modified areas substantial planting along this edge to soften the of woodland visible from Mount Buller Road. These appearance of the adjacent fencing. contribute to the treed character of the south side of ■■ Built form is single storey and largely obscured the street and where possible, could be retained. by tree and shrub planting provided in generous setbacks surrounding the building.
Significant trees and paddocks of proposed greenfield residential development site Side fencing located along approach with some planting provided
38 PRECINCT MBR - 3 Mansfield Garden Supplies ■■ The front setback is used to store various display items, for material stockpiling, vehicular circulation and car parking. ■■ Bulky built form appears ‘shed like’ with limited articulation in form and materials. ■■ The site boundary is defined by tall cyclone fencing topped with razor wire. This combined with limited planting exposes views to circulation, loading and PRECINCT MBR-3 stockpiling areas. ■■ There is the opportunity to provide tree and shrub NOT TO SCALE planting to screen views to this use along the approach. Mansfield Commercial Complex ■■ A proliferation of signage is provided on the ■■ Mansfield Commercial Complex is an attached boundary fence, as well as A-frame and flag signage single storey building (factoryette) that provides the along the road and signage on the front of the location for a range of industrial and commercial building. There is the opportunity to minimise businesses. signage here so that it does not visually clutter the ■■ While some articulation is provided in the building streetscape. through recessed elements and window and door openings, it does not effectively break up the bulk of the building or respond to the predominately detached character of the approach. Future development should respect and complement the detached character and built form grain of the approach. ■■ The car park and front setback is devoid of planting. There are opportunities to provide planting along the street edge to soften this car park area and adjacent built form. ■■ A proliferation of A-frame signage, flag signs and display items is provided along the edge of the Stock pile and storage areas at garden supplies site approach, as well as on building frontages. The number of signs make this edge appear cluttered, Chippys Timber with much of it being repetitive. Signage should be ■ Chippys Timber sides onto the approach, with a minimised to avoid visually cluttering the approach. ■ driveway providing direct access to the site and storage areas, customer parking and sheds to the side of the main building. Storage areas are partially screened by street tree planting. ■■ A simple ‘portable’ building, is partially screened by street tree planting. This minimises its appearance along the approach. ■■ A number of free standing signs are located along the front boundary. Typically using muted tones and timbers, these appear tired and are clustered to present as a dominant element in the streetscape. ■■ There is the opportunity to work with the landowner of Chippys Timber to improve the appearance of Mansfield Commercial Complex and views to storage built form and signage along the approach. areas along the side
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PRECINCT MBR - 4
PRECINCT MBR-4
NOT TO SCALE Chippys Timber site with trees screening sheds and storage areas Residential Uses ■■ Access to residential lots is provided via a shared Mob Fit United driveway with a single entry point onto Mount Buller ■■ Mob Fit United site is relatively devoid of vegetation Road. with a large expansive gravel car park located to the ■■ This shared driveway provides separation between side and open grass area to the front. the approach and residential lots and allows for large ■■ There is an opportunity to soften the car park area cypress tree planting along this edge. through tree and shrub planting along the approach ■■ Low level built form and generous spacing of built interface. form also allows for significant tree and shrub ■■ A large freestanding sign is located prominently planting enhancing the sense of separation and at the front of the property. The graphics are bold space along this edge. and highly visible and appear dominant in the ■■ Front boundaries typically defined by tree and shrub streetscape. planting, with limited fencing. ■■ Signage could be integrated with the built form so ■■ There is the opportunity to maintain this sense of that it sits more harmoniously within the streetscape. space through the provision of low level detached ■■ A high chain mesh fence covered with black garden built form with generous setbacks and space for mesh partially screens storage and operational uses landscaping. to the side and rear of the building.
Mob Fit United site with prominent sign and lack of planting Generous setbacks and open front boundaries of residential lots
40 PRECINCT MBR - 5 ■■ There is the opportunity to work with property owners to deliver the requirements of the DDO or PRECINCT MBR-5 enforce the DDO, where appropriate. ■■ One example where the DDO front setback planting requirement has been adopted is Stephen’s Fine Foods. Here the landscaping has matured well, helps define entry to the site, soften the built form and screens car park and storage area behind.
NOT TO SCALE
Vacant Commercial Site / Mansfield Caravan Park ■■ A large vacant land parcel that is currently used as a car park area for adjacent industrial and commercial uses. The site is devoid of vegetation, exposing views to Mansfield Caravan Park to the north. Here the side of the administration building and storage areas are Dense planting provided to screen car parking areas and visible from the approach. softening streetscape ■■ Future development should provide an engaging and attractive edge to Mount Buller Road. ■■ Generally built form along this section of the approach is bulky, with limited articulation in form and materials. ■■ Built form setbacks are varied with some setback behind car park areas and others providing car parking to the rear or side of the property.
Vacant Commercial site with Caravan Park reception visible in the background
Commercial / Industrial Uses ■■ While some tree planting is provided within the Articulated form of Hospitality Supplies building median, it is immature and lacks visual impact.
■■ There is the opportunity to provide additional, ■■ Generally car park areas on site use permeable more substantial landscaping within the median materials such as gravel which reduces stormwater and consider under grounding the power lines to runoff (as opposed to asphalt car parks). Other improve the appearance of this side of the street, measures to reduce water run off could also be however these would be part of public realm provided, particularly within car park areas. improvements. ■■ Driveways could be reduced to avoid creating ■■ A DDO applies to these uses and aims to ensure pedestrian and cyclist conflicts and to maximise that built form and landscaping recognises the opportunities for street tree planting. importance of this approach as a gateway to the nearby alpine region. ■■ Long driveways along the sides of the buildings / allotment could be appropriately landscaped to ■■ While the DDO requires front setback planting, this soften side fencing and meandered to appear less has not generally been adopted, exposing views to linear. the adjacent built form and car park areas.
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PRECINCT MBR - 6 ■■ Side fencing could be setback along from the front boundary so that it is less dominant when viewed along the street. ■■ A large significant tree has been retained as part of one property and provides interest and scale to the streetscape. Future development could consider opportunities such as this one, where remnant trees are incorporated as part of the site design. ■■ There is the opportunity to reduce the amount of signage within the street to avoid visual clutter and / PRECINCT MBR-6 or ensure signage is integrated with and responds to the building design and approach character. NOT TO SCALE ■■ The service road allows for separate and safe ingress and egress, particularly for trucks and service vehicles Industrial Uses entering the area, while limited landscaping allows for clear views into oncoming traffic. ■■ Significant site, particularly given the curvature of the road which facilitates views to the industrial uses located here. ■■ While industrial uses are well setback from the approach, the colourbond sheds, container storage areas and car bus parking areas are significant in scale and can be clearly seen siding onto the approach. ■■ Bulky built forms and large blank facades address the approach and present as a dominant element in the streetscape. Services including water tanks are located on facades that face the street. ■■ Post and wire fencing and limited landscaping, exposes views to unsightly industrial features and Bold and multiple signage clutter streetscape these bulky buildings. ■■ A number of signs appear along the boundary of the site including a for lease sign located prominently at the corner of Crosbys Lanes and the shell of a billboard sign further to the west. ■■ The prominence of this location means that it does provide a great opportunity capture the attention of passers-by however these signs compete with the entry sign located in the adjacent streetscape. ■■ There is the opportunity to enhance the setting of the entry sign and screen the unsightly uses adjacent through additional planting along this interface.
Large sheds, water tanks and signage of industrial uses
42 PRECINCT MBR - 7 PRECINCT MBR - 8
PRECINCT MH- 7
NOT TO SCALE NOT TO SCALE PRECINCT MBR-8
Mixed Use Site / Banjos Accommodation / Vet Mixed Use Site / Mansfield Hire ■■ A highly prominent site located along gateway to the ■■ A significant site at a key intersection into the alpine region. township. ■■ The front boundary is defined by low transparent ■■ Landscaping on site is limited, exposing views to fences including post and wire and post and rail unsightly storage areas, car park areas, the tired fences. This allows for views to the established built form, as well as operational areas and building gardens and contributes to the ‘treed’ character of services that side onto Mount Buller Road. the approach. ■■ Additional landscaping could help to screen these ■■ Signage is generally well considered in terms of its unsightly areas along the approach. placement on the site and is generously spaced so ■■ Large signs and banners located along the fence, not to appear overly dominant. with a large sign also located on top of the main ■■ Waste and storage areas at Banjos, while visible along building. The signs are repetitive and utilise bold the approach are located behind a timber screen, colours (yellow, white and black) and bold graphics. minimising the visual impact. ■■ There is the opportunity to consolidate and simplify ■■ This site provides the opportunity for tourism or signage to ensure it does not clutter the streetscape. short term accommodation uses that complement Mansfield’s role as a gateway to the alpine region and reinforce the prominence of this site. High quality built form would also reinforce the importance of this site.
Car parking, storage and signage located along Mixed Uses / Mansfield Hire site
Banjos accommodation signage and windmill
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4.3 Midland Highway The Midland Highway approach from the north is characterised by a significant amount of retained vegetation and distant views to the surrounding farmland. It provides a key link to Benalla, located north of Mansfield.
4.3.1 Overall Experience
North of Lakins Road the topography flattens and Separate vehicular and pedestrian bridges provide access streetscape and private realm planting increases. This across Fords Creek. These are simple and utilitarian in creates an enclosed experience along the approach. their appearance. While upgrades are planned for the Views to distant hills are also limited by the presence Fords Creek vehicular bridge, additional improvements of adjacent residential and industrial uses and the Race could also be made to the pedestrian bridge to enhance Course to the east and vegetation associated with the its appearance so that is compliments the aesthetic pastoral landscape and Fords Creek floodplain to the qualities of the creek. west. Buildings along the approach are predominately 1-2 Closer to town, residential uses to the east increase in storey in height. Architectural styles are diverse and intensity and formal and regular street tree planting include an eclectic mix of styles including older style emerges along both sides of the road. This again homes and more recent developments. Roof forms are encloses the streetscape and focuses views towards typically pitched complementing the aesthetic and forms Fords Creek, which signifies entry into the town centre. of the surrounding landscape. Fords Creek is an important asset within the town and an Generous front and side setbacks, as well as large mature important part of the character of this approach. There and native trees, particularly near Fords Creek, afford the is the opportunity to reinforce the presence of the Fords approach with a spacious and ‘leafy’ character. Creek through the retention of significant trees and the Entry signage is located on the north side of the entry use of native and indigenous planting that reflect the and adjacent industrial uses along the approach. environmental qualities of this asset. Future development The signage while attractive, its modest scale does should also maintain visual and physical connections not provide the visual presence to compete with the to this asset so that it can be enjoyed by the broader dimensions of the wide highway reserve.
community. MIDLANDHIGHWAY
Figure 14 Topographic setting of Midland Highway (view looking south) Fords Creek bridge crossing and environs
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NOT TO SCALE
Figure 15 Midland Highway (north) Approach
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4.3.2 Typical Cross Section - Existing
The following is an existing cross section along the Midland Highway approach. It shows the typical width of the street, key elements that contribute to the streets appearance and its interfaces with adjacent land uses.
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Figure 16 Midland Highway- Typical Cross Section
4.3.3 Key Site Experiences
The following provides analysis of key sites / land uses Industrial Uses / Investigation Area along the Midland Highway approach to understand ■■ The site is identified in the Structure Plan as an their contribution to the approaches character and arrival investigation area for the possible expansion of experience. industrial and commercial uses. PRECINCT MID - 1 ■■ Future use for industrial and commercial uses could significantly impact the character of the approach
PRECINCT MID - 1 NOT TO SCALE considering these uses would provide the first indication of the township when entering from the north. ■■ The interface of future development along the approach should be carefully considered. An active interface, with built form addressing the street is preferred, although siding may be appropriate provided a landscape buffer is provided to screen adjacent fencing and unsightly uses. ■■ With the prospect of future change, connections to Fords Creek (both physical and visual) could be provided for to ensure this feature continues to positively contribute to the character of the approach. ■■ Front boundaries are defined by low post and wire fences allowing for open views to the paddocks beyond. This contributes to a spacious character along this approach. ■■ There is the opportunity to maintain this sense of space through the provision of generous setbacks that allow space for landscaping. ■■ The overall appropriateness of industrial uses along township approaches could be reconsidered.
46 PRECINCT MID - 2 ■■ There is the opportunity to provide a consistent and attractive fence along the approach to improve its NOT TO SCALE PRECINCT MID - 2 address to the street. ■■ A number of wayfinding and advertising signs are provided along the front of the Race Course, with the majority located on the fence next to the main entrance. These makes the fence and entrance appear cluttered. ■■ Signage here could be consolidated and simplified to minimise its visual impact on the approach.
Mansfield Race Course entry with multiple signs along the fence.
Race Course ■■ The Race Course is a significant site and community asset that provides the first indication of the approaching township from the north. ■■ Built form does not reflect the role and importance of the site. There is the opportunity to enhance the quality of built form on site to reinforce the importance of this site and to provide a benchmark for development within Mansfield. Mansfield Race Course surrounded by significant trees ■■ The Race Course is surrounded by significant trees, a Elgas Site watch tower, scattered buildings and shed and waste ■■ The elevated topography towards Dead Horse Lane storage areas, a number of which back or side onto makes this site appear prominent. the approach. This site is also largely under utilised. ■■ Currently used for a gas cylinder business, the site ■■ Sheds and storage areas are often located along the is scattered with a range of buildings, sheds and edge of the approach and are visually unappealing. storage areas for gas tanks and gas cylinders. These areas could be located away from the approach or screened to reduce their impact and to ■■ Cyclone fencing with razor wire and limited planting enhance the appearance of the Race Course from exposes these unsightly features. the street. ■■ There is the opportunity to screen unsightly uses or ■■ The boundary of the site is defined by a variety of locate them behind the building so that they are not different fence treatments including open post and visible from the approach. wire fencing, white timber post and rail fences and high solid colourbond fences in brown/green/grey tones. While tree planting screens some sections of this fence, other sections are exposed and the inconsistent fencing can be clearly seen.
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PRECINCT MID - 3 PRECINCT MID - 4
NOT TO SCALE NOT TO SCALE
PRECINCT MID - 3 PRECINCT MID - 4
Future Greenfield Residential Mansfield Steel ■■ A large agricultural property identified in the ■■ Mansfield Steel is located on the southern corner Structure Plan for future residential development. of Dead Horse Lane. Uses and fencing here are screened by dense vegetation along the boundary. ■■ While a Development Plan Overlay applies to the site, there is no approved subdivision layout. Therefore ■■ A small sign is located at the corner of the site there is the opportunity to influence the layout providing subtle and appropriate and discreet of future residential development to ensure an indication of the existing business. attractive and engaging interface to the approach is Industrial Precinct provided. ■■ A court provides access to a small industrial precinct ■■ Currently the site includes a number of significant adjacent to Midland Highway. trees, rural homes, agricultural paddocks, sheds, and an olive grove. ■■ Generally built form appears ‘shed like’ with limited articulation in form and materials. Customer parking, ■■ Fords Creek and associated environs provide a goods and storage areas, loading, services and backdrop to the site. service areas are located along the approach and ■■ Future residential development should maintain and appear unsightly. reinforce the sense of space and ‘treed’ character of this site. This could be achieved through tree planting along internal streets and the approach, retention of existing trees and generous setbacks that allow space for tree planting and landscaping within individual properties.
Storage and car park areas located adjacent the approach
48 Drainage Reserve ■■ While screening is provided along the drainage ■■ The Drainage Reserve is managed by Council and reserve interface and partially along the north side provides a buffer between residential uses to the where a blank wall addresses the approach, there is south and industrial uses to the north. the opportunity to provide additional screening to ■■ Views to the wetland / water are restricted by the minimise the visual impact of unsightly uses. undulating topography of the road. ■■ Some signs are large or use bold colours that are ■■ A combination of open transparent and high to visually dominant within the streetscape. Such mid colourbond fencing is used to define the signage should be avoided to ensure the streetscape boundary of the reserve with residential uses. Where does not appear cluttered or minimised. colourbond fencing is provided, it appears dominant in the streetscape. Screening may soften this edge, while providing privacy to adjacent residents. ■■ Tree and shrub planting screen industrial uses, while fencing along the residential interface remains open allowing for views between residential properties and the drainage reserve. While this allows for passive surveillance, it does create privacy issues for adjacent residents and exposes views to fencing. ■■ There is the opportunity to enhance the presence of Court providing access to industrial uses the drainage reserve and provide an attractive open space along the approach through the retention of existing vegetation, additional planting and screening of unsightly residential fencing adjacent.
Drainage reserve with residential uses looking out towards the wetland.
Tree planting screening adjacent industrial uses
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Residential Uses ■■ High, solid colourbond and timber fences (in light green tones), as well as brick garages (built to boundary) form the boundary between the approach and adjacent residential uses. In one instance this solid edge is approx. 170m in length. ■■ Unappealing service infrastructure including solar panels, water tanks and service areas are also visible from the approach. ■■ While the wide road reserve / nature strip to the west provide some separation between passers by and the adjacent built form and fencing, tree and shrub Building and service infrastructure near Fords Creek planting provide limited screening. Fencing and service infrastructure therefore appears dominant within the streetscape. ■■ There is the opportunity to screen these existing unsightly edges along the approach through tree and shrub planting, however side and rear fencing in future developments could be minimised. ■■ A substation / kiosk services is located within the streetscape, adjacent Fords Creek, detracting from the natural aesthetics of this asset. ■■ Public service infrastructure in the future could be Side and rear fencing of residential uses addressing the more appropriately located, away from key views approach along approaches and away from key natural assets.
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4.4 Mansfield - Whitfield Road Mansfield - Whitfield Road provides a second entrance from the north into the Mansfield township. It provides access to Wangarratta and the King Valley and is characterised by rural residential housing, the Botanic Gardens, commercial and industrial uses and views to surrounding agricultural landscapes.
4.4.1 Overall Experience
Mansfield - Whitfield Road is defined by a mix of land Closer to the town centre an entry sign appears. The uses, setbacks and interface treatments provided along entry sign is inconsistent with signage located along the its extent. The agricultural paddocks adjoining the other approaches and instead of the rammed earth and approach provide a sense of openness, despite the timer sign used elsewhere, a simple board sign with the road reserve being relatively narrower than the other municipality logo and branding is provided. Finally the approaches into the township. road deviates west past Fords Creek and Botanic Park The entry experience along Mansfield - Whitfield Road which create a green / treed gateway and signify entry begins just north of Lakins Road as the road passes into the town centre. These are unique and distinctive through a small cutting on the crest of a hill. Emerging features along this approach that should be reinforced. from this, the approach descends towards the township, offering long views towards Fords Creek. Here the settlement pattern begins to change with increasing residential and industrial uses. Street tree planting is generally focused along the western side of the road, directing views to the east and the gently undulating topography and localised hills.
MANSFIELD - WHITFIELD ROAD Entry signage is inconsistent with signage provided along other approaches
Figure 17 Topographic setting of Mansfield - Whitfield Road (view looking south)
Buildings along the approach are predominately 1-2 storey in height, and generously spaced. Architectural styles are diverse and include an eclectic mix of styles including older style residential homes and more recent contemporary developments, as well as colourbond Fords Creek located at the end of the approach industrial and commercial sheds.
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NOT TO SCALE
Figure 18 Mansfield Whitfield Road (north) Approach
52 4.4.2 Typical Cross Section - Existing
The following is an existing cross section along the Mansfield - Whitfield approach. It shows the typical width of the street, key elements that contribute to the streets appearance and its interfaces with adjacent land uses.
D D’
Figure 19 Mansfield - Whitfield Road - Typical Cross Section
4.4.3 Key Site Experience
The following provides analysis of key sites / land uses along the Mansfield - Whitfield Road approach to understand their contribution to the approaches character and arrival experience.
PRECINCT MWR - 1 Rural Living Homes NOT TO SCALE ■■ Rural living properties currently contain a number of large significant trees and are set on gently sloping topography. PRECINCT MWR - 1 ■■ Post and wire fences defines the boundary between the properties and the approach and permits views across to the adjacent agricultural paddocks. This contributes to a spacious ‘treed’ character along the approach. ■■ There is the opportunity for future development to maintain this spacious ‘treed’ character through the provision of generous setbacks and retention of significant trees.
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The Mansfield Express ■■ Bulky built form appears ‘shed like’ with limited articulation in form and materials. ■■ A large blank wall also presents as a dominant element along the approach. ■■ Planting within the front setback helps to soften the built form and break up the visual bulk of this building. ■■ Large open areas are provided for car parking and operational uses at the front of the building and are devoid of landscaping. These areas could be Elevated Bridgestone Service Centre with proliferation of signage enhanced through landscape treatments. Building Product Recyclers ■■ A significant site located at the northern corner of Dead Horse Lane and Mansfield - Whitfield Road. ■■ Occupied by a building product recycling business, it includes a range of sheds and large piles of old building materials which appear unsightly. ■■ Post and wire fencing and limited planting along the approach expose views to unsightly features on the site. There is however the opportunity for landscaping and mounding to help screen these areas. Loading and operational area of Mansfield Express ■■ The overall appropriateness of industrial uses along Bridgestone Service Centre township approaches could be reconsidered. ■■ Located on an elevated section of the approach the site appears prominent. ■■ Goods and storage areas and service areas are generally located to the rear of the building and partially screened by the rising topography, minimising their visual impact. ■■ Landscaping on site is sparse and does little to screen the bulky shed building. ■■ Various forms of signage are incorporated on the site including on the building facade, as well as flags along the boundary and signs fixed to the front fence. The number of signs, their size and the bold colours make the site appear cluttered. Building product recyclers site scattered with trees and building materials
54 PRECINCT MWR - 2
NOT TO SCALE
PRECINCT MWR - 2
Kareen Hills Estate entry signage
Existing Rural Living Lots ■■ Low density residential homes located on a slightly elevated part of the approach. Their elevated position makes these homes appear prominent along the approach. ■■ A number of properties locate large colourbond sheds along this interface, as well as services including water tanks, storage areas and blank facades which present poorly to the street. ■■ Streetscape planting and post and wire fencing forms the boundary of the residential properties. While enhancing the open character is does expose some unsightly adjacent uses and reduces the Kareen Hills Estate / Greenfield Residential privacy of residential open space areas. Additional Development planting could be provided to screen these areas. ■■ Generally the interface along the approach has been ■■ The property on the corner of Dead Horse Lane constructed, with future stages planned further to and Mansfield - Whitfield Road contains significant the east. vegetation which contributes to the treed character ■■ Landscaping within the development is still along this section of the approach. immature and lacks the height to provide sufficient impact. That being said, scattered significant trees provide verticality and enhance the amenity of the development. ■■ The open character of the development is enhanced by the low post and wire fencing between residential properties. This maintains views to the surrounding hills however exposes inactive edges, private uses, facades, garages, large sheds, storage areas, services and amenities which are less desirable. These uses could ideally be sited away from public views along the approach. Sheds and storage areas located along the approach boundary ■■ An entry sign is provided at the entrance to the estate and uses materials that reflect the rural character of the site. It may provide a suitable precedence for future estate signage within Mansfield.
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PRECINCT MWR - 3 Residential Greenfield Development Site / Somerset NOT TO SCALE Rise ■■ High, solid fences (in muted green) forms the boundary between residential homes and the approach. The length, light colour and height of
PRECINCT MWR - 3 the fence make it a prominent element along the approach. ■■ Narrow side and rear setbacks additionally limit opportunities for tree and vegetation planting within residential properties, with built form, sheds and services appearing dominant. ■■ There is the opportunity to soften the visual impact of high solid fencing and adjacent built form, through landscaping and by minimising the length of side and rear fencing along approaches where possible. ■■ Residential lots also provide rear fencing to the edge of the future expansion of Botanic Park. This detracts from the open space experience, as well as views along this edge. ■■ In the future, opportunities to provide an active address to open space reserves such as Botanic Park, could be considered to enhance passive surveillance and provide a more attractive interface. Residential Low Density ■■ Limited and immature street tree plantings along ■■ Established landscaping screens residential homes. intersecting residential streets allow for long views ■■ An ornamental lake with tree planting is located to into the development and an open character. the front of one property and provides an attractive ■■ Significant trees retained within the development feature along the approach. There are opportunities provide verticality, visual interest and character to to retain this as part of future development. these areas. ■■ The open and detached character of this area is enhanced through the provision of generous front and side setbacks.
Significant tree integrated into residential lots within Somerset Estate
Attractive low density residential home with ornamental lake to front
Rear fencing of residential lots addressing the approach
56 PRECINCT MWR - 4 Botanic Park / Future Park Expansion NOT TO SCALE ■■ Botanic Park is located at the end of the Mansfield - Whitfield approach and is a key feature. Its spacious character is complemented by Fords Creek and an undeveloped property to the east. PRECINCT MWR - 4 ■■ The Structure Plan identifies the future expansion of Botanic Park to the north. ■■ The expansion of Botanic Park will provide additional frontage of this feature along the approach and an opportunity to reinforce the presence of Botanic Park and Fords Creek. This may be achieved through the provision of high quality landscape treatments, the retention of significant trees and the use of a mix of planting species. ■■ A residential dwelling is located near Botanic Park. The building is orientated away from the road, providing inactive uses along the street edge. ■■ Future built form developments should addresses the approach.
Greenfield Development Site ■■ A Development Plan exists for the site and identifies residential lots ranging from 500 – over 1000sq.m in size. ■■ It will be important that future residential lots allow space for tree planting to reflect the existing Residential dwelling with private open space addressing the street spacious character of the approach. ■■ A proposed reserve is identified at the corner of Mt Battery Road and Mansfield Whitfield Road. A second reserve is located along the drainage corridor, incorporating the dam and significant trees. ■■ These open spaces will connect to the future expansion of Botanic Park on the other side of the approach and provide an opportunity to reinforce a ’green gateway’ into the township. ■■ Rear and side setbacks are proposed for residential lots along the approach, with a landscape buffer provided along the boundary. It will be important Views to Botanic Park and areas of manicured lawns and that this landscape buffer sufficiently screens side tree planting and rear fencing and provides privacy for adjacent residents. ■■ Where development has not commenced the site includes a number of significant trees, a dam and drainage corridor and undulating topography that provide for short views to localised hills. There is the opportunity for future development to respond to the existing site features including topography; to avoid unnecessary cut / fill and retaining walls.
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4.5 Summary of Opportunities and Constraints Based on the previous analysis for the four township Building Siting and Design approaches and feedback from public consultation, a ■■ Maintain the predominately 1-2 storey built form number of key and recurring opportunities and issues character of the approach. have emerged. These include: ■■ Retain the open and detached character of the Site Responsive Design approaches through the provision of generous front ■■ Retain significant vegetation that contributes to the and side setbacks. character of the streetscape and provides visual ■■ Ensure built form located at prominent intersections impact and scale. and corners sites reflect the importance of their ■■ Maintain views to the surrounding hills through low location, through high quality architectural scale and generously spaced built form. treatments and active edges provided along facades visible from the approach. ■■ Future development should respond to the existing topography of the site to avoid unnecessary cut / fill ■■ Orientate built form towards the approach to avoid and retaining walls. providing inactive uses and blank facades along these edges. ■■ Encourage articulation of larger commercial complexes that respects the detached character and built form grain along approaches. ■■ Ensure height, setback and rhythm of future developments are consistent with that of adjacent buildings and allow space for landscaping. ■■ Encourage the use of lightweight materials and cladding including timber in earthy / natural tones and articulated roof forms, consistent with existing character of residential homes. Brick, stone and colourbond are also acceptable materials given their local and historic context however should not make up the majority of the building facade. Remnant tree retained and integrated into design of a residential development. ■■ Encourage services and infrastructure on residential and commercial buildings to be located away from Subdivision Interface Treatments the street so that they are not readily visible. ■■ Ensure future residential and industrial development ■■ Encourage the use of signage that responds to the appropriately address adjoining township natural landscape character of Mansfield through the approaches. Active interfaces, with built form use of natural materials and muted / natural tones. addressing the street is preferred, although siding may be provided if combined with a landscape buffer to screen adjacent fencing and unsightly uses. Access and Circulation ■■ Ensure future access points into development sites are carefully considered to avoid the removal of significant vegetation within the streetscape, to provide safe egress and ingress of vehicles and to minimise impacts on pedestrian and cycle networks. ■■ Ensure circulation areas and car parking does not adversely impact the streetscape character.
Avoid locating services along approach interfaces
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Landscape ■■ Signage should be carefully considered in the design ■■ Ensure tree and shrub planting is provided along of the development and should not dominate views intersecting residential streets to provide visual relief along the streetscape or the built form. Signage and break up the built form. should be limited to avoid visual clutter. ■■ Provide buffer planting and mounding provide ■■ Enforcement of existing permit conditions in regards visual interest and to screen side and rear residential to signage and landscaping. fencing, service and loading areas, unarticulated built form, car park areas and other less attractive uses. ■■ Enforcement of illegal signage where no permit Some screening may be provided through public exists. realm improvements also. ■■ Minimise the length of high and solid side and rear fencing visible along the approach. ■■ Encourage the use of permeable paving surfaces and Water Sensitive Urban Design within car park areas to reduce stormwater run off. Site Amenity ■■ Ensure containers, sheds, outbuildings, loading, goods and storage areas, waste storage and other unsightly uses are located away from public views along the approach. Where this is not possible, these uses should be screened through landscaping.
Provide screening that softens adjacent built form and car park areas.
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4.6 Other Ideas / Opportunities While the Guideline Study is primarily focused on the ■■ Prepare a master plan for Mullum Wetlands, the development of guidelines to inform appropriate built Station and the Visitor Information Centre precinct form and landscaping outcomes within the private realm, to encourage greater utilisation of this precinct analysis undertaken as part of this background summary by visitors and residents and to enhance role and report, has identified a number of other ideas. function of this precinct for tourism, community and recreational uses. The master plan should consider: These include ideas for public realm improvements, for further work / studies / advocacy and private ■■ Enhancing the appearance of this precinct along realm improvements that cannot be addressed by the the approach. guidelines. ■■ Improving access to Mansfield Town Centre. This section aims to capture and consolidate these ideas ■■ Improving connections within the precinct, so that they may be considered further, beyond the in particular between the Visitor Information scope of this project. Centre and Mullum Wetlands / the Great Victorian Rail Trail. Ideas for public realm improvements ■■ Providing consistent and appropriate wayfinding ■■ Provide consistent entry signage along all four and interpretive signage within the precinct. identified approaches into Mansfield i.e. along ■■ Identifying appropriate options for the future Mansfield – Whitfield Road. reuse of the Visitor Information Centre should it ■■ Investigate opportunities to embellish existing entry no longer be required for this function. Ideally signage along the approaches to provide a sense of this building should provide for community / scale that is able to hold up to the dimensions of the tourism uses that complement the role of the road reserves and to screen unsightly uses that may approach as a gateway to the alpine region. detract from its landscape setting. ■■ Improving the interface between the Visitor Information Centre building and the approach. ■■ Ensure roundabouts proposed as part of the This may be facilitated by screening the back Mansfield Shire Road Strategy balance the need of house uses or through a build form design to improve traffic movements, with opportunities response. to enhance the sense of arrival experience into the township and to establish clear branding for ■■ Retaining significant trees within the precinct. Mansfield’s entries. Opportunities may include ■■ Investigate opportunities to redevelop the SES / landscaping (on intersection corners and / or within former Sales Yard site so that it complements the the roundabout) and / or the provision of public role and function of the Mullum Wetlands, the art. Key intersections include Withers Lane and Station and the Visitor Information Centre precinct Maroondah Highway, Highton Lane and Mount Buller and the approach. Ideally this site should provide Road, Dead Horse Lane and Midland Highway and for tourism / commercial / community uses which Dead Horse Lane and Mansfield - Whitfield Road. allow for public interaction. One option to consider ■■ Ensure planned updates to Fords Creek bridge (along is a Control Centre / Information / Interpretative Hub. Midland Highway) enhance the sense of arrival This hub could provide a centralised location for experience into the township and compliment the emergency services and government agencies in aesthetic and environmental qualities of Fords Creek. the Shire. The Information / Interpretive Centre could Opportunities to upgrade the adjacent pedestrian allow for interpretation of the local environment and bridge should also be considered. /or information regarding state and local parks within the area. Its highly prominent and visual location should be reflected through the provision of a high quality, contemporary and environmental sensitive architectural design outcome. Possible relocation of the SES would require further investigation to determine an alternative site and funding source.
Fords Creek bridge crossing along Midland Highway.
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■■ Provide buffer planting within the streetscape to ■■ Ensure landscape buffers identified as part of screen existing side and rear residential fencing, the approved / committed / planned development plans power station and other less attractive uses. are delivered and consist of tree and shrub planting to screen adjacent residential homes, fences and to ■■ Ensure future public service infrastructure is provide a sense of privacy for adjacent residents. appropriately located away from key views along approaches. ■■ Undertake a landscape and visual assessment and analysis of existing significant trees along and ■■ Prepare a master plan for the future expansion adjacent to the approaches to inform a Vegetation of Botanic Park to ensure it integrates with the Protection Overlay for Mansfield. existing Park area and continues to provide a high quality recreational and open space asset for the Ideas for private realm improvements - outside the community. The master plan should consider: scope of the guidelines ■■ Strengthening the presence of this open space ■■ Work with Buller Sport to investigate alternative uses along the approach. for the business over the warmer seasons, in order to ■■ Improving access to Mansfield Town Centre and encourage greater activity and vibrancy in this area. nearby residential areas. ■■ Work with identified land owners to improve the ■■ Improving connections along Fords Creek. appearance of properties. ■■ Enhancing the environmental qualities and setting of Fords Creek. ■■ Retaining significant trees within the precinct. ■■ Strengthen landscaping along Fords Creek and other key open space areas to complement and enhance the treed character of Mansfield and the approach and encourage greater utilisation of the spaces by the community. This may be achieved through the retention of significant trees, additional native and indigenous planting that reinforce its aesthetic, environmental and recreational qualities and the provision of improved access to and within these spaces. ■■ Encourage the provision of tourism, short term accommodation and community uses along approaches, particularly on mixed use sites along Mount Buller Road, that complement Mansfield’s role as a gateway to the alpine region. ■■ Provide additional and more substantial landscaping along the Mount Buller Road median and consider under grounding the power lines to improve the appearance of the northern side of the street.
Mount Buller Road median with limited planting.
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