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Amendment C99: Permanent Site Specific Heritage Controls for the Former Nugget Factory, Williamstown AMENDMENT C99: PERMANENT SITE SPECIFIC HERITAGE CONTROLS FOR THE FORMER NUGGET FACTORY, WILLIAMSTOWN 1 Amendment C99: Permanent Site Specific Heritage Controls for the Former Nugget Factory, Williamstown EXECUTIVE SUMMARY The Former Nugget Factory (Nugget Factory) is located at 16 to 20 Kanowna Street; Williamstown; land at lot 3 on Title Plan 852861D (the Site). The Site is currently zoned Mixed Use Zone and Heritage Overlay – Schedule 8: Government Survey Heritage Precinct (HO8). The heritage significance of the Nugget Factory has been an ongoing matter for consideration. Since Amendment C75 (which proposed the rezoning of the Port Phillip Woollen Mills Site), three reports have been prepared which consider the heritage significance of the Nugget Factory. These are: a. Appraisal Report: Former Williamstown Steam Laundry, Kanowna Street, Williamstown prepared by Lovell Chen, December 2010; b. Heritage Report: Former Nugget Factory at 16 to 20 Kanowna Street, Williamstown prepared by Lesley Alves and Associates, August 2012; and c. Nugget Factory Kanowna Street Williamstown Heritage Assessment Report prepared by Biosis, 21st October 2013 (Biosis report). While the Site and the Nugget Factory are identified by the Hobson Bay Industrial Land Management Strategy, 2008 (ILMS) as part of the Strategic Redevelopment Area (SRA) portion of Precinct 20; at the time of drafting the ILMS, the heritage significance of the Nugget Factory was not known. The existing HO8 identifies the Nugget Factory as non contributory, whereas recent heritage reports have found that the Nugget Factory has heritage significance. The most recent Biosis report suggesting a site specific heritage overlay to ensure that the heritage controls affecting the Nugget Factory appropriately reflect the importance of the Nugget Factory which they currently do not do. Given the above, Amendment C99 proposes to: a. Amend the schedule to Clause 43.01: Heritage Overlay to include Heritage Overlay – Schedule 317: the Former Nugget Factory (HO317); and b. Amends Planning Scheme Map 19HO to apply HO317 to the Site. c. Amend Clauses 21.06, 21.10 and 22.01 to remove reference to the Hobsons Bay Heritage Study Amended 2010 and replace it with Hobsons Bay Heritage Study Amended 2014. Consequently, it is recommended that the Council: a. Supports the preparation and exhibition of Amendment C99 to the Hobsons Bay Planning Scheme; and 2 Amendment C99: Permanent Site Specific Heritage Controls for the Former Nugget Factory, Williamstown b. Request authorisation from the Minister for Planning under Section 8A of the Planning and Environment Act 1987 (VIC) to prepare and exhibit Amendment C99 to the Hobsons Bay Planning Scheme to introduce a site specific heritage overlay to the Former Nugget Factory being land at 16 to 20 Kanowna Street, Williamstown. 3 Amendment C99: Permanent Site Specific Heritage Controls for the Former Nugget Factory, Williamstown CONTENTS SECTION PAGE NUMBER Part One Purpose 5 Overview 5 Part Two The Site 6 The Immediate Surrounds 7 The Broader Surrounds 12 Background 13 Heritage Significance 16 The Amendment 19 Part Three Strategic Assessment of the Amendment 21 Relevant Policies 25 Other key matters that require consideration 27 Part Four Summary 30 Conclusion 30 Maps One: Boundaries of the Site 6 Two: Boundaries of Precinct 20 (orange and grey) 7 Three: Boundaries of 16 to 20 Kanowna Street, 7 Williamstown Four: Boundaries of the Former Port Phillip Woollen 8 Mills Site Five: Site Surrounds 9 Six: Surrounding Zoning 10 Seven: The Environmental Audit Overlay 10 Eight: Design and Development Overlay Controls 11 Nine: Heritage Overlay Controls 12 Ten: Major Hazard Facility Outer Advisory Area 28 Acronyms 31 References 33 Appendices One: Heritage Reports 34 Two: Amendment Documents including Citation 35 4 Amendment C99: Permanent Site Specific Heritage Controls for the Former Nugget Factory, Williamstown PART ONE PURPOSE 1. The purpose of this report is to consider whether there is merit to Amendment C99 (the Amendment) to the Hobsons Bay Planning Scheme (HBPS) and to justify the Council seeking authorisation to prepare and exhibit the Amendment. OVERVIEW 2. This report is divided into the following sections: a. Part One provides a purpose and a brief overview of this report. b. Part Two provides details of the Site, its immediate surroundings, background to the Amendment and details of Amendment C99. c. Part Three assesses the Amendment against the Strategic Assessment Guidelines, relevant policies and other matters that require consideration. d. Part Four provides a summary and conclusion. 5 Amendment C99: Permanent Site Specific Heritage Controls for the Former Nugget Factory, Williamstown PART TWO THE SITE 3. The Amendment affects the Former Nugget Factory (Nugget Factory) located at 16 to 20 Kanowna Street, Williamstown which is lot 3 on Title Plan 852861D (the Site). Map One illustrates the boundaries of the Site. Map One: Boundaries of the Site. 4. As noted above, the Nugget Factory currently occupies the Site. 5. The Site is currently zoned Mixed Use Zone (MUZ) and is affected by: a. Heritage Overlay – Schedule 8: Former Government Heritage Survey (HO8); b. Design and Development Overlay – Schedule 11: Precinct 20: Former Port Phillip Woollen Mills (DDO11); and c. An Environmental Audit Overlay (EAO). 6. The Site is also part of Precinct 20: Land at Ann Street, Nelson Place, Kanowna Street, Aitken Street, south of Nelson Place and Battery Road, Williamstown (Precinct 20) as defined by the Hobsons Bay Industrial Land Management Strategy, 2008 (ILMS). This is discussed further at the ‘Background’ and ‘Relevant Policies’ sections of this report. Map Two of page five illustrates the boundaries of Precinct 20. 6 Amendment C99: Permanent Site Specific Heritage Controls for the Former Nugget Factory, Williamstown Map Two: Boundaries of Precinct 20 (area in orange and grey). THE IMMEDIATE SURROUNDS 7. The Site is situated within a larger parcel of land that has the address of 16 to 20 Kanowna Street, Williamstown which, in addition to the Nugget Factory, is also occupied by a number of warehouses. Map Three illustrates the boundaries of this larger site. Map Three: Boundaries of 16 to 20 Kanowna Street, Williamstown. 7 Amendment C99: Permanent Site Specific Heritage Controls for the Former Nugget Factory, Williamstown 8. This larger parcel of land is part of the Former Port Phillip Woollen Mills (FPPWM) Site which is part of Precinct 20 as defined by the ILMS. Map Four illustrates the boundaries of the FPPWM Site. Map Four: Boundaries of the Former Port Phillip Woollen Mills Site. 9. Land to the north of the Site is currently being cleared to facilitate the redevelopment of the FPPWM Site. Further north of this is BAE systems, a ship building site. To the east of the Site and across Kanowna Street is the BAE car park and further south of that, the Point Gellibrand Coastal Park. To the south of the Site are vacant allotments that also form part of the FPPWM and residential dwellings. To the west of the Site is also land that forms part of the FPPWM Site and residential dwellings. Map Five on page eight illustrates the Site surrounds. 8 Amendment C99: Permanent Site Specific Heritage Controls for the Former Nugget Factory, Williamstown Map Five: Site Surrounds. 10. Generally, land immediately surrounding the Site is zoned Residential 1 Zone (R1Z), Residential 2 Zone (R2Z) or MUZ. The exceptions to this are the BAE systems site which is zoned Special Use Zone – Schedule 5: Marine Engineering Area (SUZ5) and Point Gellibrand Coastal Park which is zoned Public Park and Recreation Zone (PPRZ). Map Six on page nine illustrates the zoning of surrounding land. 9 Amendment C99: Permanent Site Specific Heritage Controls for the Former Nugget Factory, Williamstown Map Six: Surrounding Zoning. 11. Land that surrounds the Site is affected by a number of overlays including the EAO, DDO11, Design and Development Overlay – Schedule 4: and 8: Foreshore Height Controls (DDO4 and DDO8) and various heritage overlays. Maps Seven to Nine below and on the following pages illustrate the overlays that affect the Site and Site surrounds. Map Seven: The Environmental Audit Overlay. 10 Amendment C99: Permanent Site Specific Heritage Controls for the Former Nugget Factory, Williamstown Map Eight: Design and Development Overlay Controls. 11 Amendment C99: Permanent Site Specific Heritage Controls for the Former Nugget Factory, Williamstown Map Nine: Heritage Overlay Controls. THE BROADER SURROUNDS 12. The broader surrounding area includes existing and well established residential development that is affected by heritage overlay controls. The site is in proximity to the following: a. Williamstown train station is 375 metres from the Site (as the bird flies); b. Business 1 Zone (B1Z) land at Nelson place is 470 metres from the Site (as the bird flies); c. Robertson Reserve is 695 metres from the Site (as the bird flies); and d. Mobil’s Point Gellibrand Tanks are 335 metres from the Site (as the bird flies). 12 Amendment C99: Permanent Site Specific Heritage Controls for the Former Nugget Factory, Williamstown BACKGROUND 13. This section provides a brief overview of the background to the Nugget Factory and the Site. The Hobsons Bay Industrial Land Management Strategy, 2008 14. In response to the release of Melbourne 2030 (M2030), the Council commissioned a review of the 1997 Hobsons Bay Industrial Land Management Strategy and prepared Amendment C33 to the HBPS. The ILMS provides clear strategic direction in relation to the future use and development of industrial land in Hobsons Bay for the next 15 years and sets the foundation for continued development beyond this point. 15. The ILMS divides identified precincts into three categories, core industrial, secondary industrial and Strategic Redevelopment Areas (SRAs). The ILMS identified nine SRAs, 10 core industrial areas and eight secondary industrial areas. 16. The three categories are explained below: a.
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