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Revision 2 TOWN PLANNING ASSESSMENT TOWN PLANNING ASSESSMENT KAUFLAND SUPERMARKET NETWORK – VICTORIAN ENTRY PROPOSAL PART SEVEN – 1158 NEPEAN HIGHWAY, MORNINGTON Revision 2 Table of Contents PART SEVEN – 1158 NEPEAN HIGHWAY, MORNINGTON .................................................. 3 1 Local strategic context .................................................................................................... 3 2 Site context ........................................................................................................................ 5 2.1 The subject Site ........................................................................................................................... 5 2.2 Site interfaces .............................................................................................................................. 6 2.3 Key contextual cues .................................................................................................................... 7 3 Proposal .............................................................................................................................. 8 3.1 Proposed changes to the Mornington Planning Scheme ...................................................... 8 3.2 Proposed use and development ............................................................................................... 8 3.3 Layout and built form .................................................................................................................. 9 3.4 Signage ....................................................................................................................................... 10 4 Planning policy context ................................................................................................. 11 4.1 Plan Melbourne & State Planning Policy Framework .......................................................... 11 4.2 Local Planning Policy Framework ........................................................................................... 11 4.3 Current planning controls ......................................................................................................... 15 5 Planning merits ............................................................................................................... 17 5.1 Key planning considerations .................................................................................................... 17 5.2 Strategic assessment guidelines assessment ...................................................................... 17 5.3 Is the proposal supported by strategic policy directives? .................................................... 21 5.4 Consistency with zone, overlay controls and other provisions ........................................... 22 5.5 Are acceptable built form, urban design, & streetscape outcomes achieved? ................ 24 5.6 Will the development be adequately serviced and accessible? ......................................... 27 6 Conclusion ....................................................................................................................... 29 6.1 Net community benefit .............................................................................................................. 29 6.2 State level planning objectives ................................................................................................ 29 6.3 Proposed planning framework & approval mechanism ....................................................... 29 6.4 Proposed use and built form .................................................................................................... 30 PART SEVEN – 1158 NEPEAN HIGHWAY, MORNINGTON 1 Local strategic context The Site is located on the south-east corner of the Nepean Highway and Oakbank Road intersection within the northern edge of Urban Growth Boundary (UGB) as it applies to the Mornington Township, and located approximately 2km north-east of the Mornington Major Activity Centre (MAC). Subject Site Site Context Source: www.street-directory.com.au The vision for the Mornington MAC is for it to be the heart of the district, recognising it as a destination in its own right which people can identify and to be an exciting place to live. The Site is located within 1 of the 10 industrial precincts as identified in the Mornington Peninsula Industrial Areas Strategy (April 2018), that contains a range of large format retail stores. This strategy recognises this is not a ‘core’ or typical industrial area, and suggests a future action of applying the Commercial 2 Zone to this area. For consistency purposes, this industrial precinct is referred to as the ‘Mornington Parkland Industrial Estate’ throughout this report to reflect its title within the Development Plan Overlay – Schedule (DPO2), which applies to the precinct. The Mornington Peninsula Strategic Framework Plan identifies the site on the northern boundary of the township area of Mornington, with the Mornington MAC recognised as an Activity Node. The corner location of the site provides a ‘gateway’ entrance into the Mornington township. The site has excellent transport linkages to major arterial roads including Nepean and Moorooduc Highways which are zoned Road Zone Category 1 (RDZ1) and controlled and operated by VicRoads. The nearby Bungower Road forming the southern boundary of the Mornington Parkland Industrial Estate is zoned Road Zone Category 2 (RDZ2). Existing vehicle access into the site is acquired via the sites northern Oakbank Road frontage. Currently there is no vehicular access to the site from Nepean Highway. There is a range of public transport options, that operate along the sites Nepean Highway frontage being: ▪ Bus Route 781 – Frankston – Mount Martha, via Mt Eliza, Mornington. ▪ Bus Route 784 - Frankston – Osborne, via Mt Eliza, Mornington. ▪ Bus Route 785 - Frankston – Mornington East, via Mt Eliza, Mornington. ▪ Bus Route 788 – Frankston – Portsea via Dromana, Rosebud, Sorrento. ▪ Bus Route 887 (limited service) – Rosebud – Monash University, via Dromana, Safety Beach, Mt Martha, Mornington, Mt Eliza, Frankston. ▪ Night Bus Routes 970 – Carrum – Frankston – Mornington – Rosebud. Subject Site Extract of Local Area Map, Mornington Source: Public Transport Victoria 2 Site context 2.1 The subject Site The subject Site is formally known as Lot 1 on PS630840P (Volume 08727 Folio 330). The Site contains a western frontage to Nepean Highway and a northern boundary to Oakbank Road. The Site is irregular in shape due to its unique, splayed corner location, identified as a road on the Site’s title information and an easement for way. The Site has a total land size area of 6.042 hectares and also contains a drainage easement in its south-east corner. The Site currently contains an existing warehouse/factory building setback from its two street frontages and positioned near-to the Site’s centre. This existing structure on-site is of a single storey scale and currently used for the purposes of the Bata Shoe Company of Australia Pty Ltd. Surrounding this existing building, the site contains extensive landscaping to its Nepean Highway frontage with scattered trees found in this location. Along the sites eastern and southern boundaries are existing trees and vegetation, with a cluster of mature and smaller trees found in the Site’s north-east corner. Two separate vehicle access points are provided for visitors and staff/deliverables to the existing use. Visitor car parking access is provided via the central accessway to a dedicated at-grade visitor car park area, with informal car parking spaces provided. Vehicle access for staff and deliveries/collectors is via the westernmost access point to Oakbank Road, named Bata Court, which provides connection to the front of the building as it presents to Nepean Highway and its rear for loading trucks and back-of-house operations. In the north-east corner of the Site is an informal accessway which contains wooden bollards that restrict vehicle access to/from the site in this location, but offers connection through-to the waste/services area of the existing operation positioned along the eastern boundary of the site. The Nepean Highway and Oakbank Road is a signalised and unique intersection that assists in distinguishing the various land uses that form its immediate corners. This intersection forms as the transition point for Oakbank Road before it is renamed Eagle Street which is the western road of this intersection. Currently there is no vehicle access to/from the Site via Nepean Highway. The planning unit for this proposal is located along the southern boundary of the site, south of the existing Bata Shoe Company of Australia Pty Ltd building. The future lot of the planning unit is to be generally rectangular in shape, maintaining a western frontage to Nepean Highway for approximately 91.29 metres; a northern boundary to the Bata Shoe Company of Australia Pty Ltd; a southern boundary of approximately 212.74 metres; and an eastern boundary. Overall, the proposed planning unit contains a land size area of approximately 19,368 square metres. Site Balance Planning Unit Image showing indicative location of the planning unit in context of the subject site 2.2 Site interfaces The Site is unique forming part of the northern edge of the Mornington township area, with various planning zoning controls, land uses and built form defining the immediate intersection and the Mornington UGB. 2.2.1 North Oakbank Road forms the separation point of the UGB, with land on its northern side located within the Green
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