Planning and Environment Act 1987 Panel Report Warrnambool Planning Scheme Amendment C103warr Warrnambool Eastern Activity Centre Structure Plan 14 January 2020 Planning and Environment Act 1987 Panel Report pursuant to section 25 of the Act Warrnambool Planning Scheme Amendment C103warr Warrnambool Eastern Activity Centre Structure Plan 14 January 2020 Tim Hellsten, Chair Warrnambool Planning Scheme Amendment C103warr Panel Report 14 January 2020 Contents Page 1 Introduction ..............................................................................................................1 1.1 The Amendment ...................................................................................................... 1 1.2 Background .............................................................................................................. 5 1.3 East of Aberline Precinct Structure plan ................................................................. 8 1.4 Authorisation ........................................................................................................... 9 1.5 Summary of issues raised in submissions ............................................................... 9 1.6 Kaufland Australia submission .............................................................................. 10 1.7 Post-exhibition changes ........................................................................................ 10 1.8 The Panel’s approach ............................................................................................ 10 1.9 Terms used in this Report ..................................................................................... 11 2 Planning context ..................................................................................................... 12 2.1 Planning policy framework .................................................................................... 12 2.2 Other relevant planning strategies and policies ................................................... 14 2.3 Planning scheme provisions .................................................................................. 15 3 The Warrnambool Eastern Activity Centre Structure Plan ........................................ 18 3.1 Strategic basis for the Structure Plan .................................................................... 18 3.2 Mixed Use Urban Core and Office/Employment precincts ................................... 25 4 Clause 21.11-2 (Eastern Activity Centre) .................................................................. 29 4.1 Eastern Activity Centre Framework Plan .............................................................. 29 4.2 Further work – application of zones ..................................................................... 33 4.3 Mapping and language consistency ...................................................................... 35 5 Design and Development Overlay 18 ....................................................................... 38 5.1 Movement network connections .......................................................................... 38 5.2 Building height ....................................................................................................... 39 5.3 Bulky goods built form .......................................................................................... 42 5.4 Residential interfaces ............................................................................................ 43 5.5 Signage .................................................................................................................. 44 6 Development Plan Overlay 14 ................................................................................. 45 7 Other issues ............................................................................................................ 47 7.1 Kaufland submission .............................................................................................. 47 7.2 Shared Infrastructure Plan .................................................................................... 47 7.3 Gateway Precinct planning .................................................................................... 49 7.4 Contamination and interface management .......................................................... 49 7.5 Integrated Water Management ............................................................................ 50 8 Form and content of the Amendment ..................................................................... 52 8.1 Clause 21.02-1 Plan 1b Eastern Activity Precinct: Major Activity Centre ............. 52 8.2 Other post-exhibition changes .............................................................................. 54 Warrnambool Planning Scheme Amendment C103warr Panel Report 14 January 2020 8.3 Warrnambool Eastern Activity Centre Structure Plan .......................................... 54 Appendix A Document list Appendix B Panel preferred versions of Amendment documents List of Tables Page Table 1 Zone purpose and commercial land use provisions .............................................. 15 Table 2 Structure Plan Character Precincts ....................................................................... 21 List of Figures Page Figure 1 Subject land ............................................................................................................. 2 Figure 2 Key land use activities in the Eastern Activity Centre ............................................. 4 Figure 3 Zoning of subject land and surrounds ..................................................................... 4 Figure 4 Eastern Activity Centre Framework Plan ................................................................ 6 Figure 5 Section of endorsed plans forming part of Planning Permit P2008- 311 ........................................................................................................................... 8 Figure 6 Section of Concept plan for the East of Aberline Precinct Structure Plan .......................................................................................................................... 9 Figure 7 Structure Plan Character Precincts ....................................................................... 19 Figure 8 Eastern Activity Centre Framework Plan .............................................................. 20 Figure 9 Submitter proposed changes for Gateway Plaza site ........................................... 30 Figure 10 Plan 1b: Eastern Activity Precinct: Major Activity Centre ..................................... 52 Warrnambool Planning Scheme Amendment C103warr Panel Report 14 January 2020 Glossary and abbreviations Act Planning and Environment Act 1987 C1Z Commercial 1 Zone C2Z Commercial 2 Zone Council Warrnambool City Council DDO18 Design and Development Overlay Schedule 18 – Eastern Activity Centre Commercial and Office Built Form DELWP Department of Environment, Land, Water and Planning DPO14 Development Plan Overlay Schedule 14 – Eastern Activity Centre Residential South Character Precinct EAPSP Eastern Activity Precinct Structure Plan (2004) EPA Environment Protection Authority GRZ1 General Residential Zone Schedule 1 IWM Integrated Water Management LPPF Local Planning Policy Framework MSS Municipal Strategic Statement MUZ Mixed Use Zone Retail Strategy Warrnambool Retail Strategy 2007 SIP Warrnambool Eastern Activity Centre Shared Infrastructure Plan Structure Plan Warrnambool Eastern Activity Centre Structure Plan, August 2016 the Amendment Warrnambool Planning Scheme Amendment C103warr Warrnambool Planning Scheme Amendment C103warr Panel Report 14 January 2020 Overview Amendment summary The Amendment Warrnambool Planning Scheme Amendment C103warr Common name Warrnambool Eastern Activity Centre Structure Plan Brief description Implements the Warrnambool Eastern Activity Centre Structure Plan by including it as a background and reference document, amending policies within the Municipal Strategic Statement, introducing Design and Development Overly Schedule 18 and replacing Development Plan Overlay Schedule 1 with Development Plan Overlay Schedule 14 over the Residential South Precinct Subject land Land within the Warrnambool Eastern Activity Centre (as shown in Figure 1) Planning Authority Warrnambool City Council Authorisation 21 May 2019 Exhibition 11 July - 16 August 2019 Submissions Submissions were received from: 1. Wannon Water 2. Environment Protection Authority Victoria 3. Moelis Australia 4. Department of Transport 5. Norwey Pty Ltd 6. Department of Environment, Land, Water and Planning 7. Kaufland Australia Pty Ltd Panel process The Panel Tim Hellsten Directions Hearing Harbour Pavilion, Warrnambool, 7 November 2019 Panel Hearing Harbour Pavilion, Warrnambool, 11 and 12 December Site inspections Unaccompanied, 7 November and 12 December 2019 Appearances - Warrnambool City Council represented by Briana Eastaugh of Maddocks, supported by Julie Glass and Andrew Neild of Council and who called expert planning evidence from Chris De Silva of Mesh Planning and urban design evidence from Brodie Blades of SJB - Wannon Water represented by Ian Barnes - Regional Roads Victoria represented by Greg Hayes and Peter Gstrien - Moelis Australia represented by Sean McArdle of Counsel and who Warrnambool Planning Scheme Amendment C103warr Panel Report 14 January 2020 called expert planning evidence from Bernard McNamara of BMDA - Norwey Pty Ltd and Kaufland Australia Pty Ltd represented by Rob McKendrick of Planning and Property Partners